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Home My WebLink About02-04-19 City Commission Packet Materials - A3. Nelson Meadows Subdivision Preliminary ApplicationPage 1 of 45 18458, City Commission Staff Report for the Nelson Meadows Subdivision Public Hearing Date: Planning Board, January 15, 2019 at 7:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana. City Commission, February 4, 2019 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana. Project Description: A Preliminary Plat application for a proposed 27 lot industrial subdivision with two (2) stormwater tracts, open space, one lift station lot, and rights-of-way on two existing parcels consisting of 69.26 acres. Project Location: The subject property is zoned M-1, light industrial district. The property is legally described as Tract 1C of COS 1372B and Tract of COS of 1372, located in Section 27, Township One South (T1S), Range Five East (R5E), Gallatin County, Montana, and the Northeast Quarter of the Northeast Quarter (NE¼NE¼) and the East Half of the East Half of the West Half of the Northeast Quarter (E½E½W½NE¼) of Section 22, Township One (T1S) South, Range Five (R5E) East, P.M.M., City of Bozeman, Gallatin County, Montana. Recommendation: Approval with conditions and code requirements Planning Board 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 18458 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. City Commission Recommended Motion: Having reviewed and considered the application materials, public comment, Planning Board recommendation, and all the information presented, I hereby adopt the findings presented in the staff report for application 18458 and move to approve the Nelson Meadows subdivision with conditions and subject to all applicable code provisions. Report Date: January 24, 2019 Staff Contact: Tom Rogers, Senior Planner Griffin Nielsen, Engineer Agenda Item Type: Action (Quasi-judicial) 119 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 2 of 45 EXECUTIVE SUMMARY Unresolved Issues 1) None Project Summary The applicant, NorBarTimCo Properties, LLC is proposing to subdivide 69.26 acres to create 27 lot industrial subdivision with two (2) stormwater tracts, open space, one lift station lot, and rights-of-way for industrial use. The proposed subdivision requires installation of on and off-site infrastructure including roads, intersection improvements, water distribution, and wastewater collection systems. Water and wastewater systems require off-site improvements to connect to the existing City systems. Water and wastewater systems are currently provided on the southeast corner of the MDT site east of Nelson Road. This subdivision will construct a connection under Nelson Road for water and sewer lines running approximately 765 feet to connect to the City system, see Water & Wastewater system map in section 2 below. In addition, stubs for the future connection to the Davis Lane Lift Station and the I-90 water main extension is are required. The applicant will pursue any infrastructure cost share or payback mechanisms for improvements exceeding the minimum required to serve this development. Determination of exact scope or amount is not part of this subdivision review. The subject properties were recently annexed, see Resolution No. 4905, and zoned M-1 (Light Industrial District) under the name of the Park Place Annexation. Application for the Nelson Meadows subdivision, renamed due to name conflict, was submitted on October 3, 2018. The subdivision is proposed to be constructed in one phase with all infrastructure installed or financially guaranteed as allowed by City code. The application was brought before the Development Review Committee (DRC), Parks and Recreation Advisory Committee (Pre-app only), and the Bozeman Area Pedestrian and Traffic Safety Committee for review and recommendation, as appropriate. The project was deemed inadequate for review and review halted until revised materials were provided. Revised materials were submitted on October 26, 2018 and November 28, 2018. On November 28, 2018 the DRC determined the application contained adequate information for continued review. 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 February 25, 2019. The City Commission is scheduled to review the preliminary plat and make a decision at their February 4, 2019 public hearing. The Pedestrian Traffic and Safety Committee (PTSC) met on Tuesday, November 13, 2018 to discuss and comment on the proposed Nelson Meadows subdivision. A recommendation to connect the asphalt trail on the north side of Frontage Road to the intersection of Valley Center Spur to support the intersection improvement by the Montana Department of Transportation (MDT) was proposed. The Committee is supportive of the project and 120 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 3 of 45 furthering the multimodal connection along Frontage Road. A summary letter prepared by the Committee chair is attached to this report. Planning Board Recommendation The Bozeman Planning Board conducted a public hearing to consider the application on Tuesday, January 15, 2019. After staff and applicant presentations the Board chair opened the hearing for public comment, no public comment was provided on the application. In Board discussion three primary points of discussion emerged. First, the evolution of the subdivision design and in particular the storm water ponds on the north side of property will be moved to eliminate the overlap between the road easement and the stormwater easements. Secondly, the Board noted the M-1 District is somewhat exclusive and does not permit retail service establishment that may be desired by future users and owners of the development, i.e. coffee and/or a sandwich shop. The absence of retail requires more vehicular trips to other areas of the city. Finally, the efficacy of private property owners association managing the long term maintenance of force main, watercourse maintenance, open space areas, and other related functions. In conclusion the Board voted unanimously to recommend the City Commission approve the application (6:0). Alternatives 1. Recommend approval of the application with the recommended conditions; 2. Recommend approval the application with modifications to the recommended conditions; 3. Recommend denial of the application based on the Board’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. 121 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 4 of 45 TABLE OF CONTENTS EXECUTIVE SUMMARY ................................................................................................................. 2 Unresolved Issues ............................................................................................................. 2 Project Summary ............................................................................................................... 2 Planning Board Recommendation ................................................................................... 3 Alternatives ........................................................................................................................ 3 SECTION 1 - MAP SERIES.............................................................................................................. 5 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ................................................... 11 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ................................ 15 SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS ................................................... 21 SECTION 5 - STAFF ANALYSIS AND FINDINGS ........................................................................ 22 Applicable Subdivision Review Criteria, Section 38.240.130, BMC. ........................... 22 Primary Subdivision Review Criteria, Section 76-3-608 ............................................. 24 Preliminary Plat Supplements ....................................................................................... 32 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ............................................... 39 APPENDIX B – NOTICING AND PUBLIC COMMENT ................................................................. 44 APPENDIX C - OWNER INFORMATION ..................................................................................... 44 FISCAL EFFECTS .......................................................................................................................... 45 ATTACHMENTS ........................................................................................................................... 45 122 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 5 of 45 SECTION 1 - MAP SERIES Current zoning map 123 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 6 of 45 Future land use map 124 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 7 of 45 Current land use map 125 Page 8 of 45 Context map Un-zoned property MDT Site Subject property AS zoning Un-zoned property AS zoning Valley Center Road Cemetery Bozeman WRF 126 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 9 of 45 Water & wastewater system map Connection point Nelson Road Legend Forcemain Water supply Nelson Meadows Subdivision 127 Page 10 of 45 128 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 11 of 45 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The final plat and all associated improvements must be completed consistent with the application as submitted except where required to be changed by the City of Bozeman. 3. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on the final plat in their true and correct location. Any rear or side yard utility easements not provided will require written confirmation from all utility companies providing service indicating that rear or side yard easements are not needed. 4. Prior to final plat approval, written verification of a signed and executed encroachment agreement between Yellowstone Pipeline Company and BarTimCO Properties, LLC. is required. 5. The encroachment agreement between Yellowstone Pipeline Company and BarTimCO Properties, LLC. may require the City of Bozeman to be a party of said agreement. Prior to final plat approval written verification stating whether or not the City must be a party of said agreement must be provided. 6. 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. 7. With concurrent filing of the final plat with the Clerk & Recorder, the County Road easement shown on the plat and described in Sheet No. 4 and 5, Road No. 42, Field Book 162, Page 41 must be properly abandoned. 8. The location of mailboxes must be coordinated with the City Engineering Department prior to their installation. 9. Trees may not be located within 10 feet of sewer and water services. Sewer and water services must be shown on the landscaping plan of the park and open space plan, and approved by the Water/Sewer Superintendent. 10. Due to the proximity of the Yellowstone Pipeline a plat note must be included on the note sheet of the final plat stating: “Pursuant to section 1.7 of the General Encroachment Guidelines for Design and Construction near Phillips 66 Pipeline Company LLC and Facilities, Exhibit B of the encroachment agreement between BarTimCo and Philipps 66 Pipeline Company, no tree or deep-rooted plants are permitted within the ROW.” 129 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 12 of 45 11. All Irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates which shall be provided to the City with the final plat submittal. Ownership of any well and associated water right within common open space owned by the property owner’s association shall be transferred to the property owner’s association in conjunction with the final plat. All wells shall include a meter or other device to determine consumption. 12. The final plat shall contain the following notation on the conditions of approval sheet: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall include, in addition to the common open space and trails, 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 public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat of the subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within Nelson Meadows subdivision. 13. Property owner’s association documents must include a statement binding all current property owners and successors of real property to the YPC encroachment agreement. 14. Property owner’s association documents must include a statement requiring that the POA must reclaim any city right-of-way or infrastructure caused by maintenance or reconstruction of the Yellowstone Pipeline. 15. Property owner’s association documents must address the requirements for street trees, a City of Bozeman planting permit for street trees and obtaining utility locates before any excavation begins in the City of Bozeman right-of-way. The covenants must include a planting note stating that the planting hole must 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 should be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. 16. Covenants, Conditions, and Restrictions a) Nelson Meadows Development Design Standards and Guidelines. Part 1.1 states DLUP must be issued in accordance with the “PUD”. Staff was unable to find a definition for the acronym. Because the plat states certain public improvements are to be financially guaranteed there is confusion to whether or not the intent to subdivide the property pursuant to a Plan Unit Development (PUD). Please revise this section or submit a complete PUD application for review. See also part 3.1, 3.2, 3.3, 130 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 13 of 45 b) Advisory note: Nelson Meadows Development Design Standards and Guidelines Part 1.3.c.B. (page 8). Minor clerical error. “BU” should say “BY”. c) Advisory note: Part Nelson Meadows Development Design Standards and Guidelines B: Landscape Design (page 26-28) –standards. Reference is made to the UDO, please consider changing to Chapter 38, Unified Development Code, Bozeman Municipal Code the first time with acronym of “UDC.” See also Building Design and other subsections. 17. Prior to acceptance of publically owned infrastructure, the contractor shall 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 shall be named as dual oblige on the bond. 18. Subdivision lighting SILD information shall be submitted to the Clerk of Commission after Preliminary Plat approval in hard copy and digital form. The final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. The initial adoption of the special improvement lighting district shall include the entire area of the preliminary plat for the Nelson Meadows Subdivision. 19. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 20. The developer shall 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. 21. All required hammerheads must be designed and constructed to 2012 IFC Appendix D Fire Apparatus Access Road standards and include a public access easement acceptable to the City. 22. Fire hydrants must be installed at least every 400 feet. 23. COS 1372B shows a 30 foot access and utility easement to Tract 1D. Prior to final plat approval the easement must be properly vacated. Written verification must be provided. 24. The applicant must add a note to the Conditions of Approval sheet of the plat to the effect that maintenance of stormwater infrastructure is the responsibility of the property owner’s association. 25. The applicant must add a note to the Conditions sheet of the plat to the effect 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 a 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 on upon the lot. 26. The final plat shall contain the following notation on the conditions of approval sheet: 131 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 14 of 45 “Ownership of the private lift station, and responsibility of maintenance thereof shall be that of the property owners’ association. Maintenance responsibility shall include, the lift station and all associated appurtenances for full functionality. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of the lift station.” 27. Property owner’s association documents must include a lift station maintenance plan, acceptable to the City and consistent with the manufacture’s recommendations for the specified pumps and appurtenances. 28. In conjunction with recordation of the final plat, the applicant must file with the with the Clerk and Recorder a notice to future property owners stating fire flow rates may not support the most intensive use or construction until City constructed capital improvements for water distribution are complete and accepted by the City. 29. An emergency contact sign must be installed providing 24 hour emergency contact information to Yellowstone Pipeline Company for all lots with YPC pipeline within or adjacent to its lot lines prior to final plat approval. Engineering 30. If not already filed, 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 Nelson Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Frontage Road including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to East Valley Spur including paving, curb/gutter, sidewalk, and storm drainage d. Intersection improvements to Nelson Road and Frontage Road. e. Intersection improvements to East Valley Spur and Frontage Road. f. Intersection improvements to Prince Lane and Frontage 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 plan approval. 31. The applicant must construct the northeastern leg of the intersection of the East Valley Spur and Frontage Road and connection to the local street (Prince Lane) prior to final plat approval or demonstrate formal denial from the Railroad and/or the Montana Department of Transportation for the connection. If connection is denied Prince Lane shall be constructed to the property line. 132 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 15 of 45 32. The proposed development falls within a known area of high groundwater as identified in the Groundwater Report. No crawl spaces or basements may be constructed. This note must be added to the plat. 33. The overlap of the public right-of-way and the Yellowstone Pipeline Company right- of-way easement must be minimized. The proposed street and utility mains paralleling the pipeline must be acceptable to Yellowstone Pipeline Company based upon an executed encroachment agreement; determined by the City Attorney not to be an encroachment upon municipal street; or the pipeline be relocated. 34. The overlap of the public right-of-way and the Montana Power Company Gas Line Right-of-way easement must be minimized. 35. The applicant must dedicate right-of-way along Nelson Road for area currently encompassed with the Public Street and Utility easement. 36. The applicant must dedicate right-of-way along northern property boundary for area current encompassed with the Public Street and Utility Easement. 37. A noted should be added to the plat that the existing 60 foot wide county road easement will be vacated with this plat. 38. A 1 foot “No Access” strip shall be placed for on Nelson Road Frontage of Block 1 and 2 where a shared access is not specifically indicated. 39. A 1 foot “No Access” strip shall be placed on the Nelson Road Frontage of Block 3 north 150 feet from the intersection of Prince Lane and 150 feet south of the proposed Public Street and Utility Easement. 40. Due to the high groundwater and pour subgrade conditions noted in the Geologic Report the public utility mains must be laid with geotextile fabric below adequate pipe bedding. 41. Due to the high groundwater and increased rate of corrosion with in the clay soils all water mains must be zinc coated. This condition may be met if the applicant can demonstrate to the engineering department that the additional catholic protection is not required or other material or material provides suitable protection approved by the engineering department. 42. The applicant must provide a cash-in-lieu of infrastructure payment for their proportional share of the water main (either the cost of the crossing using the City’s minimum water main size or the cost an acceptable alternative secondary water system connection as determined by the City’s Engineering Department). SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat. 1. Lot 1, Block 6 shows what appears to be a lot line in the northwest corner. Please remove this line prior to submitting the final plat application. 2. Stormwater facility No.1 and 2 appear to be constructed within the access and utility easement. Revise to remove the stormwater retention/detention pond from being constructed within the easement. 133 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 16 of 45 3. Section 38.410.060.C. Public utility easements. An easement for the stormwater system must be provided. The stormwater inlet pipe is located outside of an easement. Please relocate the stormwater pipe or provide an easement for access and maintenance of the system. 4. Section 38.410.080.D. Grading and drainage. The plan shall include sufficient site grading and elevation information (particularly for the basin sites, drainage ways and lot finished grades), typical stormwater retention/detention basin and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. The applicant must include the stormwater maintenance plan approved for the property owner's association (POA) documents. Staff was unable to find the maintenance plan. Engineering Provisions 1) Bozeman Unified Development Code Section 38.400.050.A.1 states: All streets and roads providing access to, and within, the proposed development shall meet the following standards: 1. Right-of-way width and construction standards contained in this chapter, the most recently adopted long range transportation plan, the City of Bozeman Design Standards and Specifications Policy, and the City of Bozeman Modifications to Montana Public Works Standard Specifications shall apply. a) The applicant is responsible for their share of the local street which aligns with Stonegate Drive from Nelson Road to the western property boundary, per UDC Section 38.400.010.A.1. b) The intersection of the Nelson Road and Frontage Road does not meet the minimum intersection angle requirement of 60 degrees, per UDC Section 38.400.030.A.1. The intersection must be realigned so Nelson Road and Frontage Road intersect at 90 degrees and meets the City’s minimum street design standards prior to final plat. The changes to the intersection will also require approval from the Montana Department of Transportation and BNSF Railroad, as the property owner.. c) Nelson Road must be constructed to the City collector street standard per the City’s complete streets policy from the intersection of Frontage Road to the northern property boundary prior to final plat approval. 2) Bozeman Unified Development Code Section 38.400.060.B.4 states: 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 134 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 17 of 45 LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. a) The traffic impact study provided indicates that the intersection of the Nelson Road and Frontage Road will operate below a level of service C will operate at a LOS E during Weekday AM conditions and LOS D during PM Weekday conditions for the south bound left turning movements. The intersection must operate at minimum LOS of “C” at the design (15 years beyond the review year) for final plat approval. The applicant is responsible for constructing the necessary improvements (signalization and turning bays) at the intersection of Nelson Road and Frontage Road as well as meeting the requirements of the UDC Section 38.400.030.A.1. Changes to the intersection will also require approval from the Montana Department of Transportation. 3) Bozeman Unified Development Code 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 Yellowstone Company Pipeline Right-of-Way Easement encroachment agreement must be executed and approved to the City of Bozeman Legal Department and the pipeline company, UDC Section 38.410.060.B.1.c. b) The Montana Power Company Gas Line Right-of-Way Easement may not encumber public right-of-way without the approval from the City of Bozeman Legal Department and the pipeline company, UDC Section 38.410.060.B.1.c. c) Public right-of-way must be provided for the intersection improvements to Nelson Road and Frontage Road. The applicant must dedicate the right-of-way with the plat. d) The shared access between Lots 21 and 22 of Block 1 is unclear. The plat must be altered to clearly identify the size and extent of the shared access. The access must align with the existing south access to MDT’s facility. e) The lift station tract may not be placed within the public street easement. f) Sheet 2 of the plat includes the “Utility Easement” note indicating the location of the Public Utility Easements. The note does not specify that 10 foot utility easements will be provided along public street easement as required by UDC Section 38.410.060.B.2.a. The following location must be addressed: i) A minimum of a 10 foot public utility easement must be provided along the south side of the 30 feet Public Street and Utility easement. ii) A minimum of a 10 foot public utility easement must be provided along the west side of the Public Street and Utility easement provided for Nelson Road. 4) Bozeman Unified Development Code Section 38.410.060.D States: Easements for agricultural water user facilities. 1. Except as noted in subsection D.2 of this section, the developer shall establish appropriate irrigation facility easements that: a. Are in locations of appropriate topographic characteristics and sufficient width to allow the physical placement and unobstructed maintenance of active open ditches or below ground pipelines. The easement shall facilitate the delivery of 135 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 18 of 45 water for irrigation to persons and lands legally entitled to the water under an appropriated water right or permit of an irrigation district or other private or public entity formed to provide for the use of the water right; (1) The easements shall ensure the conveyance of irrigation water through the land to be developed to lands adjacent to or beyond the development's boundaries in quantities and in a manner that are consistent with historic and legal rights; and (2) A minimum easement width of ten feet is required on each side of irrigation canals and ditches. b. Are a sufficient distance from the centerline of the irrigation facility to allow for construction, repair, maintenance and inspection of the ditch or pipeline; and c. Prohibit the placement of structures or the planting of vegetation other than grass within the irrigation facility easement without the written permission of the facility owner. a) The applicant must provide easement for the agricultural user facilities (Cattail Creek) passing through the subdivision property prior to preliminary plat approval. The plat identifies that Cattail Creek will be located within a Common Open Space but does not designate that the agricultural user has legal access. 5) Bozeman Unified Development Code Section 38.570.030. Street lighting consists of street lighting and pathway intersection lighting, and must comply with the City of Bozeman Design Standards and Specifications Policy. a) The applicant must construct street lights per the DSSP and setup a special improvement lighting district (SILD) for maintenance of the lights with the City Finance Department prior to final plat approval. 6) Bozeman Unified Development Code Section 38.410.070.A.1 states: The developer must install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems must be installed in accordance with the requirements of the state department of environmental quality and the city, and must conform to 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 the UDC. The developer must submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. a) Water mains must be constructed to the property consistent with the City’s Water Facility Plan as per UDC Section 38.410.070.A.1. i) The subdivision is the first property to be located within the HGL 4725 Northwest 3 pressure zone for water distribution. Each new pressure zone requires at least two water feeds working in a looped system to function. ii) The applicant must construct two pressure reducing valves with the water distribution system in order for the subdivision to be served. 136 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 19 of 45 iii) The Water Facility Plan calls for a water main connection from Davis Lane north under Interstate-90 to daylight adjacent to the proposed future Davis Lane wastewater lift station to provide the required looped water distribution. The proposed subdivision must connect to this future water main connection. The Developer recognizes the City plans to construct the water main with CIP Project No. WIF25. As such, the applicant must provide a cash-in-lieu of infrastructure payment for their proportional share of the water main (either the cost of the crossing using the City’s minimum water main size or the cost an acceptable alternative secondary water system connection as determined by the City’s Engineering Department) as per UDC Section 38.270.070. In addition, the connection point must be included in the design to the subdivision’s distribution system. iv) Should the City’s project not be completed prior to occupancy of a building on the subdivision, to meet minimum fire requirements for a particular development, the developer may seek the City Fire Marshall’s authority to construct and maintain an alternative means to meet minimum water supply needs for fire suppression. These alternatives include but are not limited to: (i) alternative secondary water system connection as determined by the City’s Engineering Department; or (ii) the construction of temporary on-site fire suppressions systems approved by the Fire Marshall and Chief Building Official. b) Future development on the property will rely on the proposed Davis Lane waste water lift station as defined in the City Wastewater Collection Facilities Plan. The private lift station and force main must connect to the Davis Lane lift station at the time of the Davis Lane lift station’s completion. The private lift station, force main and, connection must be reviewed and approved by the City’s engineering department. The City Engineer may approve a temporary connection to the City’s system if the Davis Lane lift station will not be completed at the time of final plat. c) The applicant must provide the design report and plans and specification for the private lift station with the subdivision infrastructure review. d) A 12 foot all-weather access road, designed to accommodate service vehicles must be installed from the public street along the utility easement to the manholes in Block 1 and 2 located outside of the public street. e) A maintenance plan, including snow removal, for the 12 foot all weather access to all manholes outside of a public street must be approved by the City and incorporated into the property owner’s association (POA) documents and demonstrate inclusion in the documents prior to final plat approval. 7) Bozeman Unified Development Code Section 38.410.080.A. 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. 137 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 20 of 45 a) The stormwater lots may not be located within the public street and utility easement, the lots must be relocated prior to preliminary plat approval. b) The stormwater system must be designed to accept drainage from the full subdivision and the future street to the north. The proposed stormwater ponds are significantly undersized to serve the proposed subdivision. The stormwater system has only been designed to accept drainage from the public right of way, the system must include drainage from the pre-developed lots of the subdivision as per the City of Bozeman Design Standards and Specification Policy. c) A 12 foot all-weather access road designed to accommodate service vehicles must be installed from the public street to the proposed ponds. d) The subdivision is responsible for maintaining the stormwater system. The stormwater maintenance plan must be incorporated into the property owner’s association (POA)/ home owner’s association (HOA) documents and demonstrate inclusion in the documents prior to final plat approval. 8) Bozeman Unified Development Code Section 38.410.130 states: Prior to a final approval of all development reviewed as a site plan, conditional use permit, planned unit development, or subdivision and prior to an annexation of any land, one of the following must occur: Payment must be made to the city of a payment-in-lieu of water rights, calculated based on the annual demand for volume of water the development will require multiplied by the most current annual unit price. a) The applicant must pay CIL of water rights prior to final plat approval. 9) BMC Section 38.540.020.M states: Snow removal storage areas shall be provided sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. a) Adequate snow storage must designated for all public and/or common space. The applicant must identify the snow storage location for the temporary turn around along Royal Wolf Way, the lift station, and for all weather access roads. If the snow storage is located outside of a public right-of-way or easement addition snow storage easements must be provided prior to preliminary plat approval. 10) BMC Section 38.600.130.C states: The city floodplain administrator is appointed with the authority to review floodplain development permit applications, proposed uses and construction to determine compliance with these regulations. The city floodplain administrator is required to ensure all necessary permits have been received from those governmental agencies from which approval is required by federal and state law and local codes, including section 404 of the Federal Water Pollution Control Act of 1972, 33 USC 1334, and under the provisions of the Natural Streambed and Land Preservation Act. a) A floodplain permit is required for any development occurring in the floodplain. City cannot issue floodplain permit approval until all other necessary permits have been issued by agencies having jurisdiction. The 138 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 21 of 45 applicant must submit all necessary permits and receive approval from the City prior to preliminary final approval. The Flood Hazard Evaluation provide has not been approved. City’s Floodplain Coordinator has provided the following comments: i) The report finds that floodwater could reach elevations in proposed lots based on existing topography. To mitigate the flood hazard due to existing topography, the report recommends fill be placed to keep the floodwater contained within the confines of the 50’ wetland setback. The locations of fill are not specified in the flood hazard report, nor is there any consideration given to flood hazard fill in prelim drainage plan. The flood hazard report needs to be amended to show the proposed fill locations and the resultant proposed floodplain area. Also, the recommended finish floor elevations tabulated on Page 2 of the flood report need to be noted on the final plat for the respective lots. ii) Neither the flood hazard report nor the drainage report provide any information for sizing the stream crossings for the internal subdivision roads (Prince Land and Royal Wolf Way). These reports need to be updated to size the internal road culvert crossings. The hydraulics of the internal crossings feeds back to the flood report in that fill locations (including roads) and crossing capacities needs to be accounted for in producing the proposed floodplain area. It is recommended that the crossings be sized to pass the flood discharge without overtopping the roadway. Advisory Comments 1. 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. 2. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post- construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC determined that the application is adequate for continued review and recommended approval with conditions and code corrections on November 28, 2018. 139 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 22 of 45 The Planning Board held a public hearing on January 15, 2019 to review the preliminary plat. The public hearing date for the City Commission is February 4, 2019. 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 Montana. 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 shall 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. Sections 2 and 3 of this report identify conditions and code corrections necessary to meet all regulatory standards. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The City of Bozeman Department of Community Development received a preliminary plat application on October 3, 2018, requesting a major subdivision. The project was deemed inadequate for review and review halted until revised materials were provided. Revised materials were submitted on October 26, 2018 and November 28, 2018. On November 28, 2018 the DRC determined the application contained adequate information for continued 140 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 23 of 45 review. Public hearings were scheduled on December 19, 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 February 25, 2019. The City Commission is scheduled to review the preliminary plat and make a decision at their February 4, 2019 public hearing. The application was brought before the Development Review Committee (DRC), Parks and Recreation Advisory Committee (Pre-app only) as there is no park dedication required for a non-residential subdivision, and the Bozeman Area Pedestrian and Traffic Safety Committee for review and recommendation, as appropriate. The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. Based on the recommendation of the DRC and other applicable review agencies, as well as any public testimony received on the matter, the Planning Board forwards a favorable recommendation to the City Commission who will make the final decision on the applicant’s request. 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 February 25, 2019, 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 January 10, 2019, the staff report for this major subdivision was completed and forwarded along with application materials with a recommendation of conditional approval for consideration by the City Planning Board. 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review of the DRC and the Department of Community Development all applicable regulations appear to be met if all code requirements are satisfied. Pertinent code provisions and site specific requirements are included in this report for consideration in Sections 2 & 3. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities 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 ways. Conditions of approval require performance of these obligations. 141 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 24 of 45 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 proposed public streets required to be constructed to City standards per 38.400 and associated design standards. 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. Lot 9 and 10, Block 2 will have a shared access point onto Nelson Road to insure safe ingress and egress on to Nelson Road which is a designated Collector street. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is designated an industrial area according to the City of Bozeman Community Plan. As noted above, the subject property was recently annexed into the City and through that process modified the future land use map from Present Rural to Industrial and established initial zoning of M-1 or Light Industrial. According to the documentation found in section 18 of the applicant submittal, the property has historically been, “used for agriculture and is currently managed under separate farm leases. A review of historic aerial imagery obtained from Google Earth revealed that the subject property has been managed for agriculture from at least as far back as 1995. A review of the Montana Natural Heritage Program’s statewide land cover data indicates the land use on the subject property as cultivated “Cultivated Crops””. A noxious weed inventory was completed in May 2018, and a weed and revegetation plan was developed and submitted to the Gallatin County Weed Board. Noxious weeds on the subject properties included Canada thistle, common tansy, and hounds tongue. The area is zoned for industrial use and has been annexed but is vacant. The size of the parcels may be conducive to a viable farm unit, however, the properties are bounded by a storage facility to the north, a cemetery to the west, a Montana Department of Transportation facility and agricultural lands on the east, and Frontage Road to the south. According to the Montana Department of Revenue the vacant lands adjacent and near the subject property are classified as “non-qualified agricultural lands”. Non-qualified agricultural lands are parcels of contiguous land between 20 and 160 acres that do not meet the requirements for agricultural lands. To qualify as agricultural land according to the Department of Revenue they must be under one ownership, be used for agricultural use (defined by 15-1-101, MCA), used to produce: 142 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 25 of 45  Food, feed, and fiber commodities  Livestock, poultry, bees, and biological control insects  Fruits and vegetables  Sod  Ornamental, nursery, or horticultural crops that are raised, grown, or produced for commercial purposes Are used to raise domestic animals and wildlife in domestication or a captive environment, and must be a parcel of contiguous land with one owner of over 160 acres or under 160 acres and able to earn over $1,500 yearly from agricultural use. Therefore, due to the proximity to I-90, Frontage Road, rail connections, a designated Collector street, other incompatible ag uses, and that the City has determined the need for industrial lands for the betterment of the community the conversion of vacant land into industrial use does not adversely affect agriculture. 2) The effect on Agricultural water user facilities The applicant states there are no agricultural water user facilities exist on the property. However, Cattail Creek conveys irrigation water for private and irrigation and historically conveyed irrigation to Beck Jones ditch. The area is zoned for industrial development, and non-agricultural uses have begun to develop on adjacent properties. According to the 1961 Gallatin County Water Resource Survey the Beck-Jones or Beck- Jenson ditch traversed the property with laterals serving portions of the property. Construction of I-90, Frontage Road, and Valley Center Road have modified their use and function. All that remains is the channelized Cattail Creek that bisects the property from south to north. Surface water rights are severed with this subdivision and the lateral was abandoned prior to the annexation of the property. Staff included the code provision requiring a access easement to ensure down river water users can maintain the function of 143 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 26 of 45 the waterway, see code provision 4. In conclusion, with the required easement no adverse effects on agriculture water user facilities are anticipated. 3) The effect on Local services Water/Sewer – Municipal water and sewer can be provided to this site with construction of additional water/sewer services to the property. According to the Nelson Meadows preliminary plat water and sewer report an approximately 700 foot water main is needed to connect to the existing connection point at the MDT site and additional 3,800 feet to connect the WRF. Waste Water Collection of wastewater from the proposed development will consist of lot sewer services, gravity sewer main piping and manholes, a lift station, a forcemain, and connection to an existing City sewer outfall. Sewer services will be 6” diameter piping stubbed from the sewer mains to the property lines for future connection when buildings are constructed. Sewer mains will be located in the street right-of-ways draining to the north end of Royal Wolf Way. Sewer mains of 8” diameter and 4’ diameter precast concrete manholes will be used for gravity collection. A lift station will be located at the termination of the gravity collection system and will be deep enough to allow adequate sewer main pipe slopes throughout the project. The lift station will consist of a precast concrete wetwell structure with duplex submersible pumps and a building to house check valves, isolation valves, and flow metering. The lift station building will have utility power service and generator backup power with space for electrical panels, pump control panels, and a SCADA panel with alarm notification to the operator. Transport of pumped wastewater will be accomplished by a 6” diameter forcemain pipe routed in an easement along the north boundary of the subdivision to Nelson Road, south to the Frontage Road, and parallel southwest along the Frontage Road to the City’s existing outfall near Springhill Road. A 2” sewer forcemain for MDT is currently in the same alignment along the Frontage Road. The forcemain route could be altered to use the Moss Bridge Road alignment or can be integrated with the Davis Lane Lift Station and forcemain design project (CIP#WWIF24). Ultimately, the sewer outfall will discharge to the existing 30” interceptor sewer leading to the nearby Water Reclamation Facility headworks. Water Supply According to the submitted water report (attached), current fire flows are estimated at approximately 1,600 gallons per minute (gpm). Allowable uses in the M-1 district in conjunction with materials storage and construction type may require fire sprinkler systems within each building. In addition, fire service standards may require fire flows up to 3,000 gpm. Required fire flows are determined by a combination of occupancy load, construction type and materials, number of stories, manufacturing type, among other considerations. The development can be served with current water supply with the 144 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 27 of 45 improvements described herein. However, there are scenarios in which a particular development proposal would not be authorized under adopted life safety codes, as the current water flow for fire suppression would be less than required by the life safety codes. The Water Facility Plan calls for a water main connection providing looped distribution from Davis Lane on the south side of Interstate 90 across the highway to the north side and adjacent to the proposed location of the Davis Lane Lift. The City’s Capital Improvements Plan (CIP) Fiscal Years 2020–2024 shows the Davis Lane lift station and water line improvements in fiscal year 2020, see CIP 2020–2024, page 403, 407, and 413. The proposed subdivision must connect to this water infrastructure in order to meet service standards. The City is planning to construct the water main with CIP Project No. WIF25 and WIF50. As such, as mitigation, the applicant must, prior to final plat approval, provide a cash-in-lieu of infrastructure payment for their proportional share of the water main as per UDC Section 38.270.070. In addition, the connection point with the City’s water main must be shown in the design to the subdivision’s internal distribution system. All improvements must be reviewed and approved by the City Engineering Department prior to final plat approval. In addition to the requirement to connect to the to-be-constructed water main, there are a number of alternative means to meet minimum water supply needs for fire suppression. These include: (i) constructing a water line parallel to the existing water line from the Montana Department of Transportation facility at the intersection of Nelson and Frontage roads east to the WRF in addition to the proposed future expansion from Davis Lane; (ii) the construction of temporary on-site fire suppressions systems; and (iii) connection to the planned Davis Lane water line expansion providing full integration into the long term city plan. The Davis lane water line is designed to provide future capacity for water to the expanding city, is designed to minimize costs to the City, and is on the 5 year Capital Improvement Plan (CIP). The alternative parallel water system, while able to provide redundancy to the water supply system, creates a constriction to future expansion plans to the WRF because of required separation between water supply and wastewater systems. Therefore, the cash- in lieu of infrastructure (water supply only, see Code Provision No. 6) is included to support the planned expansion of the water supply to the area and construct the Davis Lane connections. The Water Facility Plan calls for a water main connection from Davis Lane north under Interstate-90 to daylight adjacent to the proposed future Davis Lane wastewater lift station to provide the required looped water distribution. The proposed subdivision must connect to this future water main connection. The Developer recognizes the City plans to construct the water main with CIP Project No. WIF25. Pursuant to section 38.270.070. In addition, the connection point must be included in the design to the subdivision’s distribution system. Therefore, the Engineering Department is requiring cash-in-lieu of infrastructure payment 145 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 28 of 45 for their proportional share of the water main (either the cost of the crossing using the City’s minimum water main size or the cost an acceptable alternative secondary water system connection as determined by the City’s Engineering Department), see Condition No. 42. As described in the Park Place Annexation Agreement condition No. 9 (Resolution No. 4905), the land owner is on notice that no right to further develop any of the property until is it verified by the City that the necessary municipal services, including but not limited to water and sewer (others included in the agreement) are provided. Staff created a draft construction timeline for clarity to the City and the applicant. The timeline is for illustrative purposes only, no commitment to this timeline, for any party, is implied. Irrigation Water for irrigation of open spaces is required and is proposed to be provided by a well. The applicant must provide transfer of ownership to the Property Owners’ Association (POA) so that the POA can legally have the water resources necessary to maintain the open space. Irrigation facilities to support the proposed open space must be transferred to the POA. Code Requirement 4 requires DNRC certificates be included with the final plat submittal. Cash in lieu of water rights is required to provide long term water to the project. Code provision 8 applies to this issue. Streets – The Growth Policy, Bozeman Transportation Master Plan, and subdivision standards require adequate connectivity of the street grid to ensure sufficient MDT site and water/sewer connection point Subject property Bozeman WRF 146 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 29 of 45 infrastructure to serve the needs of the public, provide adequate safety, and alleviate congestion. The preliminary plat layout creates two connections to Nelson Road and will provide a secondary access point to Frontage Road at which time the connection is possible. An existing County Road easement is shown on the face of the plat. This easement is the historic roadway for the continuation of Springhill Road that was severed with the construction of I-90. If the easement is retained it interferes with the planned subdivision design. The easement must be properly vacated with filing of the final plat approval. The revised circulation on the site is adequate to meet the intent and purpose of this previously planned road. A mid-block crossing is required to meet minimum block length and width standards of section 38.410.040. A concrete sidewalk is required to be constructed prior to final plat approval to provide adequate pedestrian access to the site and Frontage Road. There are unique site specific constraints with the site. Frontage Road, in addition to being a Montana Department of Transportation route, is a designated Arterial street and Nelson Road is a designated Collector according to the Transportation Master Plan. As such, limited access point are permitted to improve safety. In addition, the location of the Cattail Creek bisecting the property and requiring wetland setbacks to insure water quality precludes an additional roadway in the immediate vicinity. Therefore, the proposed road layout meets the standards of adopted plans and design standards. The northern terminus of Royal Wolf Way must be constructed with temporary cul-de-sacs or hammer-head turn-around per City Fire Department requirements. A temporary cul-de- sacs or hammer-head turn-around per City Fire Department requirements will also be required if the connection from Prince Lane to Frontage Road cannot be completed prior to final plat approval. Various conditions and code requirements require provision of the necessary easements prior to approval of plans and specifications and any commencement of construction. Street lighting is a component of the required street improvements. A special improvement lighting district is proposed to maintain these facilities. Condition of approval ensures that the SILD will be formed and effective before final plat. The requirement for a single SILD will simplify long term maintenance of the street lights and provide a cost that is more equitably shared. Maintenance and use of public streets is subject to the terms of the municipal code. The certificate of dedication for the final plat must specify responsibilities for maintenance of all streets, parks and open spaces. Code provisions apply to this issue. 147 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 30 of 45 Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual homes prior to recording of the final plat. Fire protection standards require the installation for fire hydrants at designated spacing. Coordination for hydrant placement is included in Condition 22. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water facilities is an obligation of the property owners’ association. This responsibility is addressed in the covenants proposed with the subdivision. The applicant is proposing contracting two ponds on individual lots located downstream of all lots and rights of way to serve this purpose. Public utility, access, and maintenance easements are required and are shown in code provision 7 along with the installation of drainage facilities in accordance with state DEQ and City standards. Parklands – As noted above, this subject property is zoned M-1 and design for industrial use. Pursuant to section 38.420.020.B.2, no parkland dedication is required with this subdivision. 4) The effect on the Natural environment Cattail Creek bisects the property and flows in a northerly direction. The creek has been channelized to the south with the construction of the I-90 interstate with a 36” corrugated metal pipe (CMP) and a 48” reinforced concrete pie (RCP) under Frontage Road and then “daylights” exiting to the north. Wetlands are associated with the creek although restricted to a narrow strip east and west of the watercourse. The extent of the wetlands is shown on the preliminary plat. The applicant has provided a 50 foot watercourse setback to mitigate impacts on the wetlands and watercourse as permitted by section 38.410.100. In addition, required landscaping includes a planting plan in accordance with section 38.410.100.2.f. 148 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 31 of 45 Flood Hazard Analysis: EX 1 Two stormwater ponds will be constructed to mitigate stormwater runoff created by placemen of impervious surfaces in the subdivision inclining streets, parking areas, and buildings. These facilities will be constructed to City standards and to insure adequate filtration and absorption prior to discharge back into Cattail Creek. The development proposes the use of an onsite irrigation well to provide irrigation for the landscaping. The City encourages use of wells or surface water rights to irrigate open spaces rather than municipal water supply. There is a lesser energy and infrastructure cost to this approach. However, in order for the City to rely on these sources to meet the code requirement there must be the rights to the water. Code requirement 4 requires that necessary ownership and rights be transferred to the POA or City as appropriate. The site is in an area of high groundwater, which may negatively impact construction of buildings or cause illicit discharges into the sanitary sewer and over burden the surface drainage system. Condition 33 prohibits use of basements and crawlspaces. This requirement will protect both individual home owners from future hazards of flooding and lessen burden on the public from illicit discharges. In conclusion, this development will have minimal impacts on the natural environment. 149 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 32 of 45 5) The effect on Wildlife and wildlife habitat Appendices 16.b states the subject properties have historically been used for agriculture and the properties are currently managed under separate farm leases. The 10.546 acre property is currently planted with alfalfa crops. Tract 1C and 1D (approx. 60 acres) were not currently planted. The southern boundary of the properties align with Interstate 90 Frontage Road and the eastern boundary with Nelson Rd. The properties are bisected by Cattail Creek, which has been channelized through a culvert on the southern edge, under I- 90. Except for a windmill, well, grain bin, subsurface petroleum pipelines and roads, the subject properties are vacant. Minimal habitat exists on the properties, except for along the creek which has been significantly disturbed and channelized. A noxious weed inventory was completed in May 2018, and a weed and revegetation plan was developed and submitted to the Gallatin County Weed Board. Noxious weeds on the subject properties included Canada thistle, common tansy, perennial pepperweed and houndstongue. The required watercourse planting plan will reestablish woody materials along the watercourse. Ground cover plants will also be installed which will lessen sedimentation into the creek. Wetlands along the creek will be protected within the watercourse setback. Overall, the new vegetation should improve small bird, fish, and small animal habitat. A request for comment was requested from Montana Department of Fish Wildlife and Parks. No comment was provided. 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 general compliance with the title. Conditions deemed necessary to ensure compliance are noted throughout this staff report. All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Annotated. The Department of Community Development has reviewed this application against the listed criteria and 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 3, 2018. No subdivision submittal waivers were requested from the materials required in Section 38.220.060, “Additional Subdivision Preliminary Plat Supplements.” Staff offers the following summary comments on the supplemental information required with Article 38.220, BMC. 38.220.060.A.1 Surface Water Surface waters on the property include Cattail Creek. The wetland fringe for Cattail Creek is constrained to a narrow shoulder on the east and west side of the channel. The wetlands 150 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 33 of 45 setback shown on the plat and associated open space mitigate potential impacts future development may have on the watercourse. Therefore, minimal impacts to surface waters are identified. 38.220.060.A.2 Floodplains Cattail Creek is comprised of a natural riparian area running through the entire length of the boundary. The Cattail Creek flow path is not mapped by the National Flood Insurance Program for the 100 year flood plain in the most recent revision. A basin of about 2 square miles of mostly residential land use contributes to Cattail Creek as it flows through the proposed subdivision. The flow path through the basin is a mix of overland flow, storm drain pipes, natural channels, and long stretches of pipe. There are also multiple reservoirs that affect the flow through the basin. See primary review criteria No. 4 above. The existing stream and surrounding riparian area will be preserved, as all impervious development must be outside of a 50 foot wetland setback. Two road crossing will be designed to minimize the extent of impact to the natural channel. Therefore, no impacts to flood plains are identified. 38.220.060.A.3 Groundwater The groundwater monitoring well report is included at the end of the stormwater design report in Appendix 13.b and 13.c of the application submittal. Twelve ground water monitoring wells were used to determine estimated groundwater depth. Groundwater levels in the monitor wells were reported on a monthly basis from March to July, 2018. Ground water data and analysis can be found in tab 13. Data indicates ground water level is relatively high varying between approximately 4 and 8 feet below the surface. The soils and geology report in tab 14 indicates ground water is lower varying between 7 and 12 feet. However the soils data was collected in February which is typically the lowest ground water level. The summary geotechnical investigation report conducted in March 2018 is included in Appendix 14. The geotechnical report identifies the high groundwater issue and states that basements are not recommended in most parts of the site. Therefore, staff suggests condition number 33 limiting crawl spaces and full basement. 151 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 34 of 45 38.220.060.A.4 Geology, Soils and Slopes No unusual geological features are present. The geotechnical investigation conducted in March 2018 is included with this application. However, overburden on the site renders suitable foundation bearing relatively deep at 6.0 to 10.0 feet. This fact requires additional excavation to construct footings for buildings, requires special attention for utility placements and support, and subgrade for the construction of roads. 38.220.060.A.5 Vegetation The site has a history of agriculture with few native plants present except in wetland fringe areas. A watercourse setback bordering Cattail Creek on the site will be revegetated with native grasses and shrubs as the proposed beginning of a trail corridor that will be continued adjacent to the wetland fringe. A review of historic aerial imagery obtained from Google Earth revealed that the subject property has been managed for agriculture from at least as far back as 1995. A review of the Montana Natural Heritage Program’s statewide land cover data indicates the land use on the subject property as cultivated “Cultivated Crops”. The 10.546 acre parcel is currently planted with alfalfa crops. Tract 1C and 1D (approx. 60 acres) were not planted as of May 2018. The southern boundary of the properties align with Interstate 90 Frontage Road and the eastern boundary with Nelson Rd. The properties are bisected by Cattail Creek, which has been channelized through a culvert on the southern edge, under I-90. Except for a windmill, well, grain bin, subsurface petroleum pipelines and roads, the subject properties are vacant. A noxious weed inventory was completed in May 2018, and a weed and revegetation plan was developed and submitted to the Gallatin County Weed Board. Noxious weeds on the subject properties included Canada thistle, common tansy, and houndstongue. 38.220.060.A.6 Wildlife As noted discussed in the primary review criteria above and in Appendices 16.b, the subject properties have historically been used for agriculture and the properties are currently managed under separate farm leases. The 10.546 acre property is currently 152 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 35 of 45 planted with alfalfa crops. Tract 1C and 1D (approx. 60 acres) were not currently planted. The southern boundary of the properties align with Interstate 90 Frontage Road and the eastern boundary with Nelson Rd. The properties are bisected by Cattail Creek, which has been channelized through a culvert on the southern edge, under I-90. Except for a windmill, well, grain bin, subsurface petroleum pipelines and roads, the subject properties are vacant. Minimal habitat exists on the properties, except for along the creek which has been significantly disturbed and channelized. The proximity to East Gallatin River corridor, habitat for a variety of small and large animal species, and being bisected by Cattail Creek provide evidence used to determine the property is valuable to the support of wildlife. No evidence of endangered species was found on the properties. On the other hand, the subject property has a number of distinguishing properties that overcome the value for wildlife and support industrial development. The Burlington Northern/Montana Rail Link rail road, Frontage Road, East Valley Center Road, and the I- 90 corridor make up the southern border of the property. Nelson Road, a designated Collector, bounds the east side, a large portion of the norther boundary is an asphalt parking lot and storage facility. The property has long been used for agricultural production and has been within the growth boundary for the City. In addition, the property underwent review to alter the land use designation to industrial and zoned for industrial uses. Finally, adjacent to the property is a MDT maintenance facility site. Therefore, development as the proposed subdivision should not adversely impact wildlife. 38.220.060.A.7 Historical Features No notable features are on the site. 38.220.060.A.8 Agriculture According to the documentation found in section 18 of the applicant submittal the property has historically been, “used for agriculture and is currently managed under separate farm leases. A review of historic aerial imagery obtained from Google Earth revealed that the subject property has been managed for agriculture from at least as far back as 1995. A review of the Montana Natural Heritage Program’s statewide land cover data indicates the land use on the subject property as cultivated “Cultivated Crops””. The subject property is designated industrial area according to the City of Bozeman Community Plan. As noted earlier, the subject property was recently annexed into the City and through that process modified the future land use map from Present Rural to Industrial and established initial zoning of M-1 or Light Industrial. Therefore, due to the proximity to I-90, Frontage Road, rail connections, a designated Collector street, other incompatible ag uses, and that the City has determined the need for industrial lands for the betterment of the community the conversion of vacant land into 153 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 36 of 45 industrial use does not adversely affect agriculture. See discussion above under primary review criteria. 38.220.060.A.9 Agricultural Water User Facilities No agricultural water user facilities are present. However, as noted in the primary review criteria No. 2 above, agricultural water is conveyed through the site. An access and maintenance easement is required to insure downstream users have access to water rights. 38.220.060.A.10 Water and Sewer New infrastructure will be installed on site to serve the development. See discussion above under primary review criteria. The required design report has been provided. Formal plans and specifications will be prepared and reviewed after action on the preliminary plat. Cash in lieu of water rights is required to provide long term water to the project. Code provision 11 applies to this issue. 38.220.060.A.11 Stormwater Management See discussion above under primary review criteria. Permits from the state for stormwater control will be required prior to any onsite construction. 38.220.060.A.12 Streets, Roads and Alleys Access to the property is proved by Frontage and Nelson Roads. Additional roads will be constructed to provide internal circulation for future users and emergency services. Frontage Road is a designated Minor Arterial street under the jurisdiction of Montana Department of Transportation (MDT) or until the City of Bozeman annexed adjacent properties and rights-or-way. Nelson Road is a designated Collector street. Arterial and Collector streets restrict access points to greater separation. An existing County road easement exists for the extension of Valley Center Road. The construction of I-90 severed this extension and East Valley Center Spur was built to accommodate access from the south to the north side of I-90. The proposed road design will eliminate the need for the road easement. A condition is included to insure the easement is vacated prior to final plat approval. MDT is in process of a number of infrastructure upgrades to Frontage Road for improve safety and accommodate growing traffic. Improvements include upgrades to the intersections of Nelson Road and Frontage Road and of East Valley Center Spur and Frontage Road. Specific improvements to Nelson and Frontage Roads include signalized control and the City is requiring 90 degree turning configuration. Pursuant to section 38.410.040, BMC Block length must not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Block lengths may 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 may 154 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 37 of 45 a block exceed 1,320 feet in length. Similarly, block width must not be less than 200 feet or more than 400 feet in length, except where essential to provide separation of residential development from a traffic arterial or to overcome specific disadvantages of topography and orientation. Due to the location of this property and its relation to major trail corridors listed in the Parks, Recreation, Open Space, and Trails Plan (PROST) and anticipated future commercial and residential growth in the area, a pedestrian rights-of-way is deemed necessary to provide a block separation to meet maximum block length standards and provide means for multi-modal transportation to the City. The required pedestrian ROW is shown on the plat and must be constructed with a city standard sidewalk and be maintained by the property owners association pursuant to section 38.410.040.D. The block width from the intersection of Nelson Road and Royal Wolf Way to Prince Lane, with the pedestrian rights-of-way is 1,108 and 601 feet. The block would otherwise be 1,709 feet. Without the pedestrian ROW easement, a subdivision variance would be required. Prince Lane will be connected to Valley Center Spur Road with any required intersection improvements installed when deemed necessary and right of way is granted or secured through annexation or other mechanism. Frontage Road was constructed in a public access and utility easement granted by the rail road. Any connection to Frontage Road will require written approval from the Rail Company and coordination with MDT to configure the intersection properly. There is limited separation between Frontage Road and the RR crossing creating additional stacking and turning design challenges. Future connection is expected when the necessary right of way is obtained to connect the two road segments. In addition a city standard turnaround is also required at the northern terminus of Royal Wolf Way. A 30 foot public street and utility easement is required on the norther edge of the property to accommodate future connectivity. The distance between Nelson Road and E Valley Center Spur is approximately 2,275 feet, slightly more than one half mile. Half mile separation are typical separation for signalization on MDT roads in urbanizing areas. Joint access point are proposed for lots in Blocks 1 and 2 facing Nelson Road. Numerous public access and utility easements make up the Nelson Road ROW. Conditions No. 34 requires the dedication of these public access and utility easements to rights-or- way. 38.220.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. City standards require a minimum 10 foot utility easement in the front yard pursuant to section 155 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 38 of 45 38.410.060. Side and rear yard utility easements (PUE) are not requirements but are allowed. Nelson Meadows is proposing 20 foot front utility easements on all lots except lot 1 and 2, Block 6 and a portion of Lot 7, Block 7 to accommodate the existing underground pipeline. The PUE simply detached from the front property line to insure safe coexistence with the petroleum pipe line, electric power, and gas service. 38.220.060.A.14 Educational Facilities No residential use is proposed at this time. Required materials are provided. Adequate capacity is available. 38.220.060.A.15 Land Use The property is zoned M-1 (Light Industrial District) and the use proposed is exclusively industrial. Please refer to Appendix A for more information. 38.220.060.A.16 Parks and Recreation Facilities Pursuant to section 38.420.020.B no parkland dedication is required. Pursuant to section 38.420.110, developers must install pathways in accordance with this chapter, the growth policy, the most recently adopted long-range transportation plan, any adopted citywide park plan, and any adopted individual park master plan, and must comply with City of Bozeman Design Specifications. Recreational pathways are required and provided as shown on the preliminary plat. A 6 foot wide asphalt multi-use path will be constructed within a 25 foot public trail easement along Frontage Road. An internal gravel fines trail will be constructed adjacent to Cattail Creek within the common space and outside of zone 1 of the wetlands setback area on the west side of the creek. A gravel fines trail will also be constructed on the west edge of the property and be connected to the open space trail adjacent to Cattail Creek on the northern edge of the property. All trails are within public access easements and will be landscaped. 38.220.060.A.17 Neighborhood Center Plan Pursuant to section 38.410.020.A a neighborhood center or plan is not required. 38.220.060.A.18 Lighting Plan All street lights installed must use LED light heads and must conform to the City’s requirement for cut-off shields as required by the City’s specifications. A Special Improvement Lighting District (SILD) will be created prior to final plat application. 38.220.060.A.19 Miscellaneous No additional impacts or hazards have been identified or are anticipated based on the analysis contained in this report. 156 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 39 of 45 38.220060.A.20 Affordable Housing No affordable housing is required for industrial subdivision. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned M-1 (Light Manufacturing District). The intent of the M-1 light manufacturing district is to provide for the community's needs for wholesale trade, storage and warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may be necessary. Pursuant to section 38.310.040, authorized uses, a wide variety of land uses are permitted within the M-1 district. Selected categories are listed below. Table 38.310.040.A. Permitted general sales uses in commercial, mixed-use, and industrial zoning districts. Uses Zoning Districts Commercial Mixed Use Industrial PLI B- 1 1 B- 2 B- 2M B- 3 UMU (38.310.050) REMU (38.310.060) NEHMU 2 BP M- 1 M- 2 General sales Automobile, boat or recreational vehicle sales, service and/or rental — — — — — — P — P P — Automobile fuel sales or repair (38.360.070)* S S S S S S P — P P — Convenience uses (38.360.100)* — P P C C P P — — — — Heavy retail establishment (Retail, — P P C P C P — P P — 157 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 40 of 45 large scale - 38.360.150)* Restaurants* P 3 P P P P P P 1,500sf — P 3 P 3 — Retail* • 0-5,000sf GFA P 4 P 4 P 4 P 4 P 4 P 4,5 A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • 5,001-24,999sf GFA — P 4 P 4 P 4 P 4 P 4,5 A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • 25,000sf-39,999sf GFA — P 4 P 4 P 4 P 4 — A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • Over 40,000sf GFA (Retail, large scale - 38.360.150)* — P 4 P 4 — S — — — — — — Sales of alcohol for on- premises consumption (38.360.060) S 8 S 8 C 8 S 8 S 8,9 S 8,9 S 8 — C 8, 10 C 8, 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 41 of 45 7. Retail establishments as a primary use are conditionally permitted. 8. Also subject to chapter 4, article 2. 9. No gaming allowed. 10. Sales of alcohol for on-premises consumption in the M-1 and M-2 districts are permitted with the following conditions: a. Restaurants serving alcoholic beverages are limited to those with state beer and wine licenses issued since 1997, prohibiting any form of gambling and occupying not more than 45 percent of the total building area of a food processing facility; and/or b. Retail sales for on-premises consumption of alcohol produced on site, not to exceed 10,000 square feet or 50 percent of the facility, whichever is less. Table 38.310.040.B. Permitted services and temporary lodging uses in commercial, mixed- use, and industrial zoning districts. Uses Zoning Districts Commercial Mixed Use Industrial PLI B- 1 1 B- 2 B- 2M B- 3 UMU (38.310.050) REMU (38.310.060) NEHMU 2 BP M-1 M-2 Personal and general service Animal shelters — — — — — — C — S S — Automobile washing establishment* — P P C C C P — P P — Daycare—Family, group, or center* P 3 P 3 P 3 P 3 P 3 P 3 S/A S/A 4 C/A 4 C/A 4 C General service establishment* P P P P P P P C P C — Health and exercise establishments* P S 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 42 of 45 Mortuary — S S S S — — — — — — Offices* P 3 S P 3 P 3 P 3 P 3 P 3 P P 5 P P — Personal and convenience services* P P P P P P A A A A — Truck repair, washing, and fueling services — — — — — — C — C P — Temporary lodging Bed and breakfast* — — — — — P C — — — — Short Term Rental (Type 1)* — P P P P P P — — — — Short Term Rental (Type 2)* — P P P P P P — — — — Short Term Rental (Type 3)* — P P P P P — — — — — Hotel or motel* — P P P P P 40,000sf P — P P — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (see table 38.310.030 for those not listed in this table). 3. Only lobbies for the applicable use are allowed on designated Storefront block frontages as set forth in section 38.510.020. 4. If primarily offering services to a single business or group of businesses within the same building or building complex. 5. Professional and business offices only. 160 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 43 of 45 Table 38.310.040.D. Permitted industrial and wholesale uses in commercial, mixed-use, and industrial zoning districts. Uses Zoning Districts Commercial Mixed Use Industrial B- PLI 1 1 B- 2 B- 2M B- 3 UMU (38.310.050) REMU (38.310.060) NEHMU 2 BP M- 1 M- 2 Industrial and Wholesale Junk salvage or automobile reduction/salvage yards — — — — — — — — — C — Manufacturing, artisan* P P P P 3 P P P P P P — Manufacturing (light)* — S S C 4 P 5 P 6 P P 5 P 5 P — Manufacturing (moderate)* — C C — — — P P P P — Manufacturing (heavy)* — — — — — — — — C P — Outside storage — — — — — — P A P P — Refuse and recycling containers A A A A A A A A A A — Warehousing* — — — — — — P — P P — Warehousing, residential storage (mini warehousing) (38.360.180)* — — — — — — P — P P — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 161 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 44 of 45 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (some of which aren't addressed in this table). 3. For uses in the downtown core as described below, a high volume, pedestrian-oriented use adjoining the building's entrance on Main Street is required. The downtown core includes those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street. 4. Except on the ground floor in the downtown core (those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street). 5. Completely enclosed within a building. 6. Limited to 5,000 square feet in gross floor area. Additional uses for telecommunication facilities are provided for in division 38.370 of this article. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Industrial.” This classification provides areas for the uses which support an urban environment such as manufacturing, warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In order to protect the economic base and necessary services represented by industrial uses, uses which would be detrimentally impacted by industrial activities are discouraged. Although use in these areas is intensive, these areas are part of the larger community and shall meet basic standards for landscaping and other site design issues and be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. APPENDIX B – 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. Content of the notice contained all elements required by Article 38.220, BMC. No public comment has been received. APPENDIX C - OWNER INFORMATION Owner/Applicant: BarTimCo Properties, LLC, 701 Gold Avenue, Bozeman, MT 59715 162 18458, City Commission Staff Report – Nelson Meadows Subdivision Page 45 of 45 Representative: Morrison-Maierle, Inc., 2880 Technology Boulevard West, Bozeman, MT 59718 FISCAL EFFECTS The development will generate the typical costs and revenues of residential development. ATTACHMENTS Supporting documentation and application materials are attached to this report. The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 163 164 165 166 Preliminary Plat Application Nelson Meadows Subdivision Introduction On April 9, 2018, the Bozeman City Commission granted conditional approval for the Park Place Growth Policy Amendment (Application # 18055) along with the Park Place Annexation and Zone Map Amendment (Application # 18056). The subdivision was annexed and zoned under the name Park Place. The project is now called Nelson Meadows Subdivision. The property is zoned M-1. The subject property is more particular described as follows: FULL LEGAL DESCRIPTIONS: Tract 1C of COS 1372B located in Section 22, T1S, R5E, Gallatin County Montana, AND Tract 1D C of COS 1372 located in Section 22, T1S, R5E, Gallatin County Montana, AND The Northeast Quarter of the Northeast Quarter (NE¼NE¼) and the East Half of the East Half of the West Half of the Northeast Quarter (E½E½W½NE¼) of Section Twenty-seven (27), Township One (1) South, Range Five (5) East, M.P.M The property generally lies in the northwest corner of the intersection of the I-90 Frontage Road and Nelson Road. This application includes the proposal for a 27 lot Preliminary Plat (27 Industrial lots, 2 stormwater tracts, and 1 lift station tract). This application is requesting a relaxation from Bozeman UDO Section 38.410.040 Blocks, as follows: Section B: Block length. Block length must not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Block lengths may 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 may a block exceed 1,320 feet in length. The Nelson Meadows configuration, as submitted, contains block lengths that are greater than 400 feet. None of our proposed blocks exceed 1,320 feet. The block layout is driven by the shape of the site, projected use of the development, existing infrastructure, and the existing stream. We are requesting a relaxation of the max. 400 foot block length, because we believe that the use of the site and the current layout meet the intent of the code (Section 38.410.040, Section A, Size and Orientation), without going over the 1,320 foot threshold. Section C: Block width. Blocks must not be less than 200 feet or more than 400 feet in width, except where essential to provide separation of residential development from a traffic arterial or to overcome specific disadvantages of topography and orientation. Again, the Nelson Meadows development contains block widths exceeding the 400 foot threshold. We feel that we are constrained by some of the existing conditions on site, the shape of the development, and the need to create blocks that will contain functional lot sizes for the 167 Preliminary Plat Application Nelson Meadows Subdivision intended use of the development. Again, we would like to request a relaxation of this provision, due to the indicated restrictions. During our interim informal meetings and discussions with the Community Planning Department, we are aware of, and are interested in furthering the goals of the Department and the City. We have created a block layout that we believe meets the goals of the developer as well as those of the City of Bozeman. Section D: Rights-of-way for pedestrians. Rights-of-way not less than ten feet wide for pedestrian walks are required where deemed necessary to provide circulation of access to parks, open space, schools, playgrounds, shopping centers, transportation, and other community facilities. In addition, no continuous length of block may exceed 600 feet without intersecting a street or pedestrian walk. Pedestrian walks must also be installed at the end of cul-de-sac where deemed appropriate. The proposed Nelson Meadows development provides pedestrian rights-of way that comply with the requirements in this section. There are no lengths of block that exceed 600’ without intersecting a street or walk. We are providing 30’ pedestrian rights of way with sidewalks that will comply with the city sidewalk standards. This application is requesting impact fee credits for overbuilding (upsizing of infrastructure beyond what this subdivision actually needs) the following proposed infrastructure: 1) Nelson Road – will be built to a collector standard. This subdivision would only need a local street standard to handle the anticipated subdivision traffic volumes. 2) 16” water main connection to the Wastewater Treatment Plant. This subdivision would only need an 8” main for this connection. 3) 16” water main that bisects the subdivision from Nelson Road to the West property boundary. This subdivision would only need an 8” water main. Document Organization This submittal has been prepared to address all requirements as noted in 38.41.040, BMC. The included content has been organized in a logical way to help ease navigation. It generally follows the order of the requirements in the Development Review Application (DRA) and Preliminary Plat Checklist. 168 Preliminary Plat Application Nelson Meadows Subdivision Applicants and Design Team PROPERTY OWNER BarTimCo Properties, LLC Kent Merselis 701 Gold Avenue Bozeman, MT 59715 406-586-1995 APPLICANT Sawmill Gulch Properties, LLC Kent Merselis 701 Gold Avenue Bozeman, MT 59715 406-586-1995 ARCHITECT Bechtle Architects Scott Bechtle 4515 Valley Commons Drive, Suite 201 Bozeman, MT 59718 406-585-4161 CIVIL ENGINEER Morrison - Maierle Inc. Matt Ekstrom, P.E. 2880 Technology Blvd. W. Bozeman, MT 59718 406-587-0721 WETLANDS Morrison - Maierle Inc. Christine Pearcy 2880 Technology Blvd. W. Bozeman, MT 59718 406-587-0721 LANDSCAPE ARCHITECT DESIGN 5 Troy Scherer, PLA, ASLA 37 E Main Street, Suite 10 Bozeman, MT 59715 406-587-4873 169 Proposal _________________________________ Property Owners Adjacent to proposal site and across watercourses, roads*, etc. Within _______ feet of proposal site. Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue 1 2 3 4 5 6 7 8 9 10 * If road is a state highway, also include Montana Department of Transportation in property owner list. Page _____ of ______ (If additional pages of this form are needed, download the file entitled "Adjoiner List".) AdjoinerListOnly0514.docx 170 Proposal _________________________________ Property Owners Adjacent to proposal site and across watercourses, roads*, etc. Within _______ feet of proposal site. Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue 1 2 3 4 5 6 7 8 9 10 * If road is a state highway, also include Montana Department of Transportation in property owner list. Page _____ of ______ (If additional pages of this form are needed, download the file entitled "Adjoiner List".) AdjoinerListOnly0514.docx 171 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx Response to Pre-Application Preliminary Plat Review Comments The responses to the City Staff review comments, June 29, 2018, 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. 1. No waivers to the supplemental information under 38.41.060, BMC are granted with this pre- application plan review. Acknowledged. 2. The preliminary plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). The Preliminary Plat will conform to all requirements as stated above. PLANNING COMMENTS 1. The subject property is zoned M-1 (Light Manufacturing) Acknowledged. 2. The default Block Frontage designation for M-1 is “Other” pursuant to section 38.510.020.C. Acknowledged. 3. Nelson Road is a designated Collector according to the Bozeman Transportation Plan, 2018. Acknowledged. See Section 22 for the Nelson Road typical road section (Collector). 4. As noted during the annexation and initial zoning process the proposed name, Park Place, must be altered prior to preliminary plat application. The proposed name has been changed to Nelson Meadows Subdivision. 5. Each lot bounded by perimeter streets must have its own block number. Block numbers have been added to the Preliminary Plat. 6. All perimeter street boulevard and landscaping must be installed within one year of final plat approval per Section 38.26.070 BMC. Landscape plans for these areas is required with the preliminary plat application. Acknowledged. 7. A wetland delineation is required with the preliminary plat application. Any required wetland setback requirements must reflect the true and accurate extent of any identified wetlands. See Section 11 – Surface Water for details. 8. Section 38.410.040. Block Length. The proposed subdivision results in a block length greater than the maximum 400 feet in length. Please revise block length or describe how the proposal meets this requirement. As noted in the Pre Application submittal, block length and width standards are not met. The proposed 30’ public access easement terminating on Frontage Road does not appear to meet the intent of the must be redesigned to provide a vehicular connection to Frontage Road. See also Engineering comments. Block Length Relaxation has been requested. 172 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 9. Section 38.410.040.D Block Length. The proposed subdivisions rights of ways for pedestrians show trails in pedestrian corridors. In order for these facilities to qualify to meet block length provisions, the pedestrian facility must be a concrete sidewalk per this code section. All block length pedestrian corridors shall have concrete sidewalks. 10. With the preliminary plat submittal, please show desired phasing for the project. The project will be built in one phase. 11. With the preliminary plat submittal, please accurately depict the Montana Power Company transmission line easement per Book 122, Page 192 or, if abandoned, please provide verification of the abandoned easement. See Section 9 - Preliminary Plat Drawings. 12. With the preliminary plat submittal, please provide verification of the portion of the County Road Easement described in Field Book 162, Page 41 to be abandoned, or design the proposed subdivision with the ROW as described. See the application to abandon County Road Easement Described in Field Book 162, pg. 41 is included at the end of this section. 13. Section 38.410.060 details easements. With the preliminary plat please include all necessary easements including front setback utility easement at least ten feet wide. See Section 9 - Preliminary Plat Drawings. 14. Section 38.410.030. Double/through and reverse frontage. Double/through frontage and reverse frontage lots are prohibited except where essential to provide separation of residential development from arterial streets; to provide access to development adjacent to limited access streets; to overcome topography or other physical conditions; or to overcome specific disadvantages of existing design and orientation. Lots fronting on a street and an alley are not considered double/through or reverse frontage lots. The lots on the frontage road are a unique opportunity for the lot owners. The buildings will face the frontage road, but will be accessed from the internal road. The design guidelines call out this zone of development and will restrict the developments in this development zone so that the buildings create a cohesive streetscapes. The guidelines also call out that the elevations of the buildings that face the frontage road must be the same design threshold as the elevations that face the internal street. The UDO requirements for development of these lots will also help to direct screening and parking and other activity for the buildings. The design guidelines specifically work towards creating a development that addresses both the Frontage road and the internal road. 15. Table 320.050 details minimum lot width. Lot 16, Block 4 does not meet minimum width standards. In addition, the layout of Block 4 creates considerable difficulty to allow future owners to develop their property. Please consider alternative designs for this block. See Section 9 - Preliminary Plat Drawings. 16. Lot 29, Block 6 is irregular shape. Section 38.410.030.A describes conditions where/when irregular shape lots may be allowed. Lot designs with irregular shapes, narrow necks, points and flag shapes are permitted only when the developer can demonstrate that the proposed lot designs are necessary due to topography or other physical constraints on infill. In this case, it appears the subdivision layout is creating the irregularity. This condition applies to numerous lots in the draft layout. See Section 9 - Preliminary Plat Drawings. 173 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 17. Section 38.400.010.A.1. Relation to undeveloped areas. When a proposed development adjoins undeveloped land, and access to the undeveloped land would reasonably pass through the new development, streets and alleys within the proposed development must be arranged to allow the suitable development of the adjoining undeveloped land. Streets and alleys within the proposed development must be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. If the development being reviewed is a subdivision, a request for an alteration of this standard must be processed as a subdivision variance. The proposed design does not meet minimum design standards and must consider future development of the surrounding area. The future street connection has been provided to undeveloped property to the North. See Section 9 - Preliminary Plat Drawings for details. 18. The property owner’s association must be created for the subdivision. The association must address maintenance and operations of all open spaces, stormwater facilities, and any other commonly held facilities within the subdivision. The requirements of BMC Section 38.220, Part 2 would apply. See Section 8 – Covenants, Restrictions, Articles of Incorporation, & Architectural Guidelines. 19. Section 38.870.040 Lighting. If street or private site lighting is proposed or required all lighting shall comply with the requirements of Section 38.23.150, BMC. See Section 25 – Lighting Plan. 20. A lateral of the Section Line Ditch feed the watercourse on the subject property. Section 38.410.060.D. Easements-Agricultural Water User Facilities. Please contact the appropriate ditch company regarding this subdivision and the proposed street crossing locations and any proposed activities near the ditch. Provide a review comment letter from the irrigation company with the preliminary plat. An Agency Letter has been sent to the Farmers Canal Company. See Section 19 – Agricultural Water Users Facilities and Section 23 – Agency Letters. 21. Section 38.270.030.B. Improvements, Completion Time for Subdivisions. The subdivider must specify the timing of the completion of improvements with the preliminary plat. Acknowledged. The project will be built in one phase. 22. Pursuant to section 38.410.060 private utility easements are required. A minimum of a ten (10’) foot utility easement is required on all lot frontages. In addition, a utility easement is required along the entire frontage adjacent to Frontage Road beyond Montana Rail Link ROW and/or easement. See Section 9 - Preliminary Plat Drawings. All lots are subject to the following easements, 20’ along public rights-of-way, 10’ alongside lot lines, and 10’ along rear lot lines. 23. Pursuant to section 38.400.110.G, Pathway easements. Where pathways cross private land or common open space, the proper public access easements must be provided. Public access easements for pathways must be at least 25 feet wide. The director of public works may accept an alternate easement width when said easement is parallel to a road ROW. All public access easements are shown on the preliminary plat. See Section 9 - Preliminary Plat Drawings. ANNEXATION AND INITIAL ZOING ADVISORY COMMENTS (partial): 1. Upon future development, the applicant must construct curb, gutter, and sidewalks along Nelson Road and Frontage Road where the property borders these roads. 174 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx Nelson Road will be built to a Collector Standard. Public Works has informed the applicant that side walk will not be required on the East side of Nelson Road, North of MDT property (COS 473F). 2. Upon future development, Nelson Road and Frontage Road must be constructed to the standard defined in the City Transportation Master Plan for these roads per the City’s complete streets policy. 3. Acknowledged. 4. Upon future development, the applicant must construct an appropriate local street grid through the property that meets block length requirements defined in BMC 38.23.040. Block Length Relaxation has been requested. 5. Upon future development, the applicant must construct a local street aligned with Stonegate Drive. A 30’ public access and utility easement has been provided along the northern border. 6. Upon future development, the applicant must construct a trail network through the property as defined in the City Parks, Recreation, Open Space, and Trails (PROST) Plan. See Section 27 – Open Space Plan. 7. Upon future development, the applicant must construct a stormwater system consistent with the requirements of the City Design Standards and Specifications Policy. See Section 21 – Stormwater. ENGINEERING COMMENTS 1. The applicant must construct an appropriate local street grid through the property that meets block length requirements defined in the Bozeman Unified Development Code (UDC) Section 38.410.040. Engineering does not support the block length variance based on the need for the extension of the street connections which are required in this location. The functionality of the City’s transportation network is reliant upon connectively of the street network. The applicant has worked with both the Planning and Public Works Department to develop a street grid network for the Subdivision. The approved street layout is shown in Section 9 - Preliminary Plat Drawings. 2. The applicant must construct a street from the intersection of East Valley Spur and Frontage Road to the northern property boundary, UDC Section 38.00.010.A.1. The applicant has worked with both the Planning and Public Works Department to develop a street grid network for the Subdivision. The approved street layout is shown in Section 9 - Preliminary Plat Drawings. 3. The applicant must construct a local street which aligns with Stonegate Drive from Nelson Road to the western property boundary, per UDC Section 38.400.010.A.1. A 30’ public access and utility easement has been provided along the northern border. 4. The intersection of the Nelson Road and Frontage Road does not meet the minimum intersection angle requirement of 60 degrees, per UDC Section 38.400.030.A.1. The intersection must be realigned so Nelson Road and Frontage Road intersect at 90 degrees and meets the City’s minimum street design standards. The applicant will get approval from MDT for the intersection improvements at this location. 175 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 5. Nelson Road must be constructed to the City collector street standard per the City’s complete streets policy from the intersection of Frontage Road to the northern property boundary. An asphalt path may not be used in lieu of sidewalk along Nelson Road. Acknowledged. 6. Frontage Road must be constructed to the standard defined in the City Transportation Master Plan for these roads per the City’s complete streets policy from the intersection of Nelson Road to the western property boundary. Nelson Road will be built to a Collector Standard. 7. The applicant must request the vacation of any existing street right-of-way or utility easements which are not part of the approved subdivision layout. See the application to abandon County Road Easement Described in Field Book 162, pg. 41 is included at the end of this section. 8. The applicant must construct a trail network through the property as defined in the City Parks, Recreation, Open Space, and Trails (PROST) Plan as part of the subdivision infrastructure. The shared use path along Frontage Road must be installed as part of the required infrastructure improvements. See Section 27 – Open Space Plan. 9. Water mains must be constructed to the property consistent with the City Water Facility Plan as per UDC Section 38.410.070.A.1. a. A 16” main must extend from Nelson Drive to the intersection of Frontage Road and East Valley Spur and west along Frontage Road to the western property boundary. b. A 12” main must connect the 16: main in Nelson Road to the existing 8” main along Frontage Road. c. The proposed main extending from the Water Reclamation Facility (WRF) to Nelson Road must be a 16” main. d. The property is located in a new water pressure zone. The applicant must construct pressure reducing valves to accommodate the new pressure zone with the extension of water mains. See Section 23 – Utility Plan. 10. Future development relies on the proposed Davis Lane Lift Station defined in the City Wastewater Collection Facilities Plan. The Davis Lane Lift Station must be constructed prior to final plat approval. The applicant’s utility plan shows a private life station and force main not dependent upon the Davis Lane Lift Station. If the Davis Lane Lift Station is operational in alignment with infrastructure timing with Nelson Meadows Subdivision, then we will connect to the Davis Lane Lift Station. 11. The applicant must provide the design report and plans and specification for the private lift station with the subdivision infrastructure review. See Section 20 – Water and Sewer. 176 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 12. The applicant must construct a stormwater system consistent with the requirements of the City Design Standards and Specifications Policy. See Section 21 – Stormwater. PHILLIPS 66 COMMENTS 1. Please refer to the attached email dated June 18, 2018 and General Encroachment Guidelines for Property Developers and Land Owners near Philips 66 Pipeline LLC and Facilities. Acknowledged. STANDARD CODE PROVISIONS REQUIRED 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 the Bozeman Municipal Code (BMC) and shall be addressed with the preliminary plat application: 1. Section 38.410.130 BMC, 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. Acknowledged. 2. Per Section 38.240.420 BMC, Mortgagee. If there are liens or mortgages against the property, the appropriate Mortgagee certificate must be included. See Section 9 - Preliminary Plat Drawings. 3. Section 38.410.60, 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 providing service indicating that front yard easements are not needed. See Section 9 - Preliminary Plat Drawings. 4. Section 38.410.080.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 by the City and maintained by the property owners’ association and noted accordingly in the protective covenants. See Section 9 - Preliminary Plat Drawings and Section 21 – Stormwater. 5. Section 38.410.080.G Finish Grade. All finish grades in landscaped areas shall comply with the provisions set forth in Section 38.26.050.L. Acknowledged. 6. Section 38.410.080.H Landscape Amenities. Stormwater retention/detention facilities in landscaped areas shall be designed as landscape amenities. They shall be an organic feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional yet, natural site feature. A visual inspection notes that some of the stormwater facilities do not copy with this section including the 25% maximum slope. See Section 27 – Open Space Plan. 177 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 7. Section 38.410.120, 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. If cluster boxes are used a dedicated area to pull up and access the boxes must be provided. See Section 26 – Agency Letters for a response from USPS. 8. Section 38.550.070 BMC requires that the perimeter external streets of the subdivision be constructed with a vegetative boulevard, street trees and irrigation in the public right of way. Acknowledged. 9. Section 38.420.090 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. Acknowledged. 10. Section 38.220.310 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”, not “open space”, and so noted accordingly in the property owners’ association documents. See Section 9 - Preliminary Plat Drawings. There are two Stormwater Tracts created for this purpose. 11. Section 38.220.320 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, 2) all additional setbacks required when lots are adjacent to pathway corridors and minor arterial roads, 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) noxious weed control, and 10) assessment of existing and future Special Improvement Districts. See Section 8 – Covenants, Restrictions, Articles of Incorporation, & Architectural Guidelines. 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. Acknowledged. 12. Section 38.270.030 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 178 Preliminary Plat Application Nelson Meadows Subdivision N:\2286\008\04 Design\Preliminary Plat\4_Response to Pre-application Review Comments.docx 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. 13. Section 38.220.050.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. See Section 15 – Noxious Weed Management and Re-Vegetation Plan. 14. Section 38.220.050.A.5 Documents and Certificates. A draft copy of the covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the preliminary plat application for review and approval by the Community Development Department 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, sidewalks, snow removal, and other areas common to the association pursuant to Article 41 of the Bozeman Unified Development Code. See Section 8 – Covenants, Restrictions, Articles of Incorporation, & Architectural Guidelines. 15. Article 2. The certificates listed in Section 38.240.410 through 38.240.530 shall be shown on plat and certificates of survey, as appropriate. See Section 9 - Preliminary Plat Drawings. 16. Article 220. All preliminary plat requirements, as outlined in Article 220, shall be provided with the preliminary plat submittal, unless otherwise approved by the Development Review Committee via waiver. Acknowledged. With M-1 (Light Industrial) Zoning, the Preliminary Plat subdivision supplements Parks and Recreation Facilities, Neighborhood Center Plan and Affordable Housing are not applicable. 17. A complete preliminary plat application shall be submitted to the Community Development Department within one calendar year of the date the Community Development Department dates, signs and places pre-application comments in the outgoing mail. Acknowledged. 179 engineers surveyors planners scientists Morrison Maierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 www.m-m.net 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 November 2017 and September 2018, 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 July 1, 2019, 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 ______________, 2018, 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 ____________________, 2018. ________________________________________ Kimberly Buchanan Treasurer Gallatin County, Montana _________________________________________ Tax ID No. _________________________________________ Tax ID No. CERTIFICATE OF COUNTY TREASURER I, Shawn Kohtz, Interim Public Works Director, 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 ____________________, 2018. ________________________________________ Shawn Kohtz Interim Public Works Directors City of Bozeman, Montana Nelson Meadows 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. __________ ______________________ Shawn Kohtz Interim Public Works Director City of Bozeman, Montana TV P P 4600 4605 4605 4610 4600 4610 4605 4600 4610 4615 4605 4605 4590 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4590 4595 4600 4588 4589 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4604 4595 4600 engineers surveyors planners scientists Morrison Maierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 www.m-m.net CONDITIONS OF APPROVAL SHEET NELSON MEADOWS SUBDIVISION 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. 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 Tracts, Storm Water Tracts, and Lift Station Tract. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same BARTIMCO PROPERTIES, 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. BARTIMCO PROPERTIES, 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 BARTIMCO PROPERTIES, 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 _____________________________ COPYRIGHT © MORRISON-MAIERLE, INC., 2018 PLOTTED DATE: Sep/04/2018 PLOTTED BY: dean squires DRAWING NAME: N:\2286\008\ACAD\Survey\PPLAT\2286008_PPLAT-PLOT.dwg 1/4 SEC. SECTION TOWNSHIP RANGE Nelson Meadows Development Concept Time Line Subdivision & Site Plan review J F M A M J J A S O N D J F M A M J J A S O N D J F Preliminary plat review Subdivision improvements Final plat review Site plan application and review Site construction Final occupancy Davis Lane (water distribution WIF25 & WIF50) Design bidding Construction bidding FY 2020 ---> Award construction contracts Construction Inspections Acceptance 2019 2020 2021 183 184 185 186 187 189 190 191 192 193 194 195 197 198 199 TV P P 4600 4605 4605 4610 4600 4610 4605 4600 4610 4605 4605 4590 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4590 4595 4600 4588 4589 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4604 4595 4600 4605 202 203 204 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 1 NELSON MEADOWS SUBDIVISION PRELIMINARY PLAT SUBMITTAL WATER AND WASTEWATER DESIGN REPORT AUGUST 2018 1.0 Introduction The proposed Nelson Meadows Subdivision property contains a total of 69.47 acres and is generally located at the northwest corner of Nelson Road and the I-90 Frontage Road. The property was annexed and zoned M-1, Light Manufacturing, in May of 2018. The subdivision will consist of 27 industrial lots, 2 stormwater tracts, and a lift station tract. Each industrial lot will have frontage on streets with 60’ width dedicated right-of-way. The following is the legal description for the property. Tract 1C and Tract 1D of Certificate of Survey No. 1372B, located in the SE1/4 of Section 22, Township 1 South, Range 5 East, Principal Meridian, Gallatin County, Montana, and the Northeast Quarter of the Northeast Quarter (NE¼NE¼) and the East Half of the East Half of the West Half of the Northeast Quarter (E½E½W½NE¼) of Section Twenty-seven (27), Township One (1) South, Range Five (5) East, M.P.M. Table 1: Project Area Survey Parcels Zoning Acreage COS 1372B 1C, 1D M-1 Existing 58.72 NE1/4, NE1/4 E1/2, E1/2, W1/2, NE1/4 NA M-1 Existing 10.75 Total 69.47 M-1: Light Manufacturing District Water mains within the subdivision will be located in the right-of-way with services stubbed to the property line providing connection stubs to the building locations. Future water connection stubs will also be provided at the north and south ends of the project on Nelson Road, at the southwest extent of the project near the Frontage Road and Valley Center Intersection, and at the north end of the proposed Royal Wolf Way. Off-site water mains will be extended from the existing water main serving MDT and from the Water Reclamation Facility (WRF) site. Sewer collection for the project will consist of sewer mains located in the right-of-way with individual services stubbed to the properties. Sewer mains will flow to the northwest extent of the property into a lift station. The lift station will be sized to handle wastewater generation from the subdivision. A forcemain from the lift station will pass along a 30 foot access and utilities easement along the north boundary of the subdivision to Nelson Road, south to the Frontage Road, and southeast paralleling the Frontage Road to the existing sewer interceptor near Springhill Road that discharges to the WRF. Another forcemain discharge point may become available as the Davis Lane Lift Station project (CIP#WWIF24) is developed further. Public water and sewer main infrastructure installed for the project will be owned and operated by the City of Bozeman upon completion. There will be an exception for the private sewer lift station and forcemain which will be privately owned, maintained, and operated by the subdivision Property Owners Association. A Municipal Facilities Exemption (MFE) process will 205 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 2 be implemented for DEQ review as the project proceeds through permitting for water and sewer service capacity. Water supply from the City generally consists of surface water treatment at Sourdough and the Lyman Creek spring, storage reservoirs, pump stations, pressure reducing valves, and distribution system piping. City wastewater infrastructure servicing this project includes collection by a sewer interceptor north of I-90 and the Frontage Road, and treatment at the WRF. 2.0 Water System Water Demand City water service for the Nelson Meadows Subdivision is proposed. The project will include infrastructure to serve the property as well as incorporation of overall distribution system concepts according to the Water Facility Plan Update (July 2017). Water demand for the proposed development includes water services for M-1 Zoning designation according to property uses outlined in the UDO Sec. 38.300.120. The City Design Standards and Specifications Policy document (Page 45) accounts for water demand by population and 170 gpd/person plus the maximum hour to average day ratio of 3:1 and the maximum day to average day ratio of 2.3:1. In order to predict population, the average day wastewater demand of 66,691 gpd calculated in Part 3.0 of this report is divided into the City Design Standards and Specification Policy (Page 48) value of 89 gpd/capita to produce an equivalent population of 749 people. Table 2 summarizes the projected water demands. Table 2: Water Demand Projections Zoning Acreage Equivalent Population (People) Flow (gpd/ person) Average Day Flow (gpd) Maximum Day Flow (gpd)1 Maximum Hour Flow (gpm)2 M-1 69.47 749 170 127,330 292,859 265 1 Maximum day factor of 2.3:1 (City Design Standards and Specifications Policy, pg 45) 2 Maximum hour factor of 3:1 (City Design Standards and Specifications Policy, pg 45) x Average daily flow is anticipated to be 127,330 gpd or 88 gpm. x The maximum day flows are calculated to be 292,859 or 203 gpm. x The maximum hour flows are calculated to be 265 gpm. Fire protection will be provided through main line hydrants installed in accordance with applicable regulations. Fire flows are calculated based on the International Fire Code (IFC) and concept building sizes expected in the industrial setting. For this project, the preliminary water distribution system modeling indicates that the new distribution network can produce 2,000 gpm fire flows with pressures of at least 20 psi in addition to maximum day demands. This could potentially allow buildings without sprinklers, according to IFC Appendix B, ranging from 38,700 square feet with Type I construction to 6,200 square feet with Type V construction. Larger square footage buildings could use IFC Appendix B to predict a fire flow requirement with sprinklers to reduce the fire flow by 75% or not less than 1,500 gpm. Duration of the worst- case fire flow event would be 4 hours at 2,000 gpm with a storage volume of 480,000 gallons. Standard hydrant locations will be at 450 foot spacing intervals per IFC Appendix C, and at intersections, dead ends, and piping high points. Coordination with the Fire Department for hydrant locations will be completed during detailed design for the subdivision. It may be 206 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 3 determined during lot specific site plan review submittals that individual buildings may require additional off-street hydrants located at access points or in parking islands. Water Improvements Water main extensions to serve the subdivision are proposed to connect at two existing points in the distribution system being on the 8” water main fronting the MDT property on the Frontage Road and on an 8” water main loop on the west side of the WRF. Pipe sizes are coordinated with the Water Facility Plan Update July 2017, City GIS data, and City Engineering staff input. Table 3: Water Main Connection Points Connection Point Existing Main Size (in) Proposed Main Size (in) Approx. Off-site Length (ft) Frontage Road/MDT 8 12 700 WRF Site 8 16 3,800 Water mains are sized to keep velocities at 15 feet per second (fps) or less and minimize friction losses so that a minimum pressure of 20 psi is maintained during maximum day demand plus fire flow conditions. Buried gate water valves will be located throughout the subdivision and provided on off-site water mains as required in the City Design Standards and Specifications Policy. Water main stubs for future use are included at the north and south extents of the subdivision on Nelson Road, near the Frontage Road and Valley Center Intersection, and at the north end of Royal Wolf Way with sizing to match the Water Facility Plan Update. A pressure reducing valve (PRV) will be located at the intersection of Nelson Road and Royal Wolf Way since current pressures at the MDT site exceed 120 psi and the proposed PRV location is in conformance with the Water Facility Plan Update. Water Modeling Water modeling using the proposed water main locations has been input into WaterCAD V8i software to assess expected performance of the new distribution network. Water supply from the existing City water system has been modeled by a reservoir and pump at Springhill Road and Campbell Road to mimic distribution system output. Use of fire hydrant flow data and a reservoir/pump supply is a commonly used method to build a stand-alone model without reproducing the complete distribution system. Hydrant flow data was provided by staff from the City Water Department that flowed a hydrant at that intersection as well as at the MDT site to provide actual system data. Table 4: Hydrant Tests Hydrant Location Static Pressure (psi) Pitot Pressure (psi) Residual Pressure (psi) Flow (gpm) Springhill Road and Campbell Road Intersection 126 88 116 1575 MDT Property 132 68 82 1365 207 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 4 In this case, the MDT hydrant is used to check model output while using the Springhill Road and Campbell Road hydrant as the supply for the model. Reasonable results were observed from the model when equal flow is applied to the node on the MDT property as a check. Table 5: Water Model Inputs-3 Point Pump and Reservoir Connection Condition Flow (gpm) Head (ft) Head (psi) Springhill Road and Campbell Road Intersection Shutoff 0 291 126 Design 1,572 268 116 Max. Operating1 5,636 46 20 1Calculated Value Demand on the new water distribution system was placed at the northern end of each of the project at the furthest point from the existing City distribution system. Fire flows of 2,000 gpm are applied at the furthest hydrant location in addition to maximum day demands. Concept distributions sytem modeling results indicate that the proposed water mains will be capable of providing the needed flows for the project. Information from the water modeling is provided following this report. 3.0 Wastewater System Wastewater Generation The wastewater generation for the proposed development includes sewer services for M-1 Zoning designation includes uses outlined in the UDO Sec. 38.300.120. The City Design Standards and Specifications Policy document (Table V-1 Page 49) lists wastewater flow rate based on zoning classification and the peak hour factor is calculated based on the City Design Standards and Specification Policy (Page 48). The final addition to projected wastewater generation is infiltration/inflow (I/I) which is 150 gpd/acre per the City Design Standards and Specifications Policy (Page 48). Table 6: Wastewater Projections Zoning Acreage Average Day Flow (gpd)1 Peak Hour Flow (gpm)2 Inflow/ Infiltration (gpd)3 Design Flow (gpm)4 M-1 69.47 66,691 180 10,421 187 1 Design Standards and Specifications Policy (M-1 is 960 gpd/acre) 2 Equivalent Population of 749 at 89 gpcd. Peak hour factor of 3.87. 3 Design Standards and Specifications Policy (150 gpd/acre) 4 Sum of Peak Hour Flow and I/I x Average daily flow is anticipated to be 66,691 gpd or 46 gpm. x The peak hour flows are calculated to be 180 gpm based on a factor of 3.87. x Sum of peak hour flow and I/I is 187 gpm Nelson Meadows will utilize City wastewater capacity for 66,691 gpd of average day flow plus the potential for 10,421 gpd of I/I. Sewer collection mains, lift station, and forcemain infrastructure will be sized to handle the peak flow requirement of 187 gpm for the development. Sewer Improvements Collection of wastewater from the proposed development will consist of lot sewer services, gravity sewer main piping and manholes, a lift station, a forcemain, and connection to an existing City sewer outfall. Sewer services will be 6” diameter piping stubbed from the sewer mains to 208 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 5 the property lines for future connection when buildings are constructed. Sewer mains will be located in the street right-of-ways draining to the north end of Royal Wolf Way. 8” diameter sewer mains and 4’ diameter precast concrete manholes will be used for gravity collection. A lift station will be located at the termination of the gravity collection system and will be deep enough to allow adequate sewer main pipe slopes throughout the project. The lift station will consist of a precast concrete wetwell structure with duplex submersible pumps and a building to house check valves, isolation valves, and flow metering. The lift station building will have utility power service and generator backup power with space for electrical panels, pump control panels, and a SCADA panel with alarm notification to the operator. Transport of pumped wastewater will be accomplished by a 6” diameter forcemain pipe routed in an easement along the north boundary of the subdivision to Nelson Road, south to the Frontage Road, and parallel southwest along the Frontage Road to the City’s existing outfall near Springhill Road. A 2” sewer forcemain for MDT is currently in the same alignment along the Frontage Road. The forcemain route could be altered to use the Moss Bridge Road alignment or can be integrated with the Davis Lane Lift Station and forcemain design project (CIP#WWIF24). Ultimately, the sewer outfall will discharge to the existing 30” interceptor sewer leading to the nearby Water Reclamation Facility headworks. Sewer Capacity Calculations Capacity of proposed infrastructure can be checked by calculating the effect of expected flows on piping and pumps. New 6” sewer services are proposed for connections from each building with discharge into sewer collection mains. The maximum capacities of gravity sewer piping calculated by Bentley FlowMaster V8i software are listed in Table 5. City standards require that sewer mains be designed to flow 75% or less from those full capacities. Peak hour flow from the new development is predicted to be 187 gpm, therefore, the sewer mains within the development will be a 8” diameter pipe to maintain 75% or less capacity of 259 gpm. Table 5: Gravity Sewer Discharge Rates at Proposed Slopes Pipe Diameter Manning’s Coefficient DEQ minimum slope Proposed minimum slope Discharge full (gpm) Discharge 75% (gpm) 30” 0.013 0.10% 0.10% 5,821 4,366 8” 0.013 0.40% 0.40% 346 259 6” 0.013 1.0% 1.0% 251 189 4” 0.013 2.0% 2.0% 117 88 Lift station capacity will be based on the peak hour flow needs of the gravity sewer collection area and the ability to perform with 1 out of the 2 pumps in service. Design of the forcemain pipe diameter is derived from balancing friction loss over the length of the pipe while maintaining a minimum flushing velocity of 2 feet/second. Given a forcemain length of 8,347 feet and flow of 187 gpm, expected flow velocity is 2.12 feet/second in a 6” diameter pipe with friction and minor losses of approximately 40 feet. Elevation difference from the lift station pump off elevation to discharge in the interceptor sewer is approximately 50 feet. Conceptual pump design conditions of 187 gpm at 90 feet of head are reasonable for application with submersible pumps. 209 N:\2286\008\03 Pre-Design\Reports\Water and Sewer\Water & Sewer Report.docx 6 Table 6: Forcemain Design Conditions Lift Station Pumping Rate (gpm) Forcemain Length (ft) Forcemain Diameter (in) Forcemain Velocity (ft/s) Friction Loss (ft) Elevation Head (ft) Total Pump Head (ft) 187 8,347 6 2.12 40 50 90 4.0 Summary Proposed water and sewer infrastructure for the Nelson Meadows Subdivision are intended to serve the subject property and integrate into the existing City infrastructure systems according to the Water and Wastewater Facility Plan Updates. Two water main connections to the existing system and a new PRV will be needed to bring water service to the site. Sewer connection will require a lift station and forcemain discharging to the existing 30” interceptor sewer line leading into the WRF. On-site water and sewer infrastructure will be provided in accordance with Circulars DEQ-1 and DEQ-2 as well as the City Design Standards and Specifications Policy. This preliminary plat water and sewer report is intended to demonstrate the feasibility of water and sewer connections to City infrastructure and further the concepts that will be required in the final design effort. A detailed water and sewer design report along with plans and specifications will be provided to the City and DEQ review prior to construction of infrastructure in accordance with preliminary plat conditions that are issued. When approved, the plan and specification documents will be used for construction and eventually updated into record drawings when the project is complete. 210 8BUFS*NQSPWFNFOUT 211 0.6 18,056 Miles This product is for informational purposes and may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. Users of this information should review or consult the primary data and Feet information sources to ascertain the usability of the information. 0 2,101 Legend 1,051 Location 2,101 E. Blanksma Preliminary Plat 08/30/2018 Created By: Created For: Date: Water Map Street Names Mains Active Abandoned City Limits 212 213 214 215 216 217 Nelson Meadows Subdivision Preliminary Plat Submittal WaterCAD Modeling August-18 Description: Apply 2,000 gpm fire flow and max hour 265 gpm to J-14 at the north end of Royal Wolf Way. Junction Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Pipe Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Label Elevation Flow Hydraulic Grade Pressure Label Length Start Node Stop Node Pipe Dia Flow Velocity J-14 4,591.00 2,265 4,691.69 44 P-17 533 J-13 J-14 8 2,265 14.46 J-33 4,609.35 0 4,748.40 60 P-16 248 J-10 J-13 8 1,568 10.01 J-34 4,609.14 0 4,748.38 60 P-28 378 J-3 J-19 6 -577 6.55 J-13 4,595.00 0 4,735.91 61 P-40 319 J-17 J-21 8 971 6.2 J-9 4,603.00 0 4,747.69 63 P-42 95 J-21 J-22 8 971 6.2 J-12 4,600.00 0 4,746.32 63 P-44 457 J-22 J-23 8 971 6.2 J-10 4,598.00 0 4,746.32 64 P-46 163 J-23 J-24 8 971 6.2 J-11 4,598.00 0 4,746.32 64 P-47 154 J-24 J-4 8 971 6.2 J-15 4,597.00 0 4,748.12 65 P-56 312 J-28 J-4 8 763 4.87 J-16 4,591.00 0 4,748.12 68 P-58 183 J-29 J-28 8 763 4.87 J-2 4,652.00 0 4,886.12 101 P-59 358 J-3 J-30 8 763 4.87 J-1 4,655.00 0 4,894.15 103 P-60 237 J-30 J-29 8 763 4.87 J-6 4,625.00 0 4,866.75 105 P-2 815 J-1 J-2 8 717 4.57 J-30 4,639.00 0 4,881.53 105 P-18 1,304 J-13 J-15 8 -697 4.45 J-20 4,640.34 0 4,885.66 106 P-75 32 PRV-1 J-33 16 2,265 3.61 J-29 4,632.58 0 4,878.91 107 P-74 18 J-7 PRV-1 16 2,265 3.61 J-28 4,629.87 0 4,876.88 107 P-8 3,423 J-2 J-6 8 531 3.39 J-8 4,619.00 0 4,866.21 107 P-25 1,264 J-5 J-18 16 1,734 2.77 J-4 4,626.00 0 4,873.43 107 P-48 918 J-4 J-25 16 1,734 2.77 J-3 4,638.00 0 4,885.48 107 P-53 326 J-25 J-27 16 1,734 2.77 J-26 4,618.73 0 4,866.75 107 P-54 1,182 J-27 J-5 16 1,734 2.77 J-27 4,622.00 0 4,871.27 108 P-73 572 J-7 J-18 16 -1,734 2.77 J-25 4,621.88 0 4,871.84 108 P-30 684 J-19 J-17 12 971 2.76 J-24 4,626.00 0 4,876.09 108 P-13 955 J-9 J-10 16 1,568 2.5 J-23 4,626.00 0 4,878.90 109 P-69 499 J-33 J-9 16 1,568 2.5 J-5 4,616.00 0 4,869.23 110 P-31 1,072 J-1 J-19 12 -717 2.03 J-19 4,642.00 0 4,895.61 110 P-33 298 R-1 PMP-1 24 2,265 1.61 J-18 4,612.00 0 4,867.04 110 P-34 45 PMP-1 J-19 24 2,265 1.61 J-7 4,610.00 0 4,866.05 111 P-52 690 J-6 J-8 12 531 1.51 J-22 4,626.00 0 4,886.80 113 P-38 570 J-2 J-20 8 186 1.18 J-21 4,626.00 0 4,888.45 114 P-39 213 J-20 J-3 8 186 1.18 J-17 4,626.00 0 4,893.97 116 P-70 803 J-15 J-34 16 -697 1.11 P-72 77 J-33 J-34 16 697 1.11 P-11 804 J-7 J-8 16 -531 0.85 P-50 745 J-6 J-26 800 P-19 555 J-15 J-16 16 0 0 P-15 117 J-11 J-12 16 0 0 P-14 456 J-10 J-11 16 0 0 218 Nelson Meadows Subdivision Preliminary Plat Submittal WaterCAD Modeling August-18 Description: Apply 2,000 gpm fire flow to J-12 near Frontage Road and Valley Center Intersection and max hour 265 gpm to J-14 at the north end of Royal Wolf Way. Junction Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Pipe Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Label Elevation Flow Hydraulic Grade Pressure Label Length Start Node Stop Node Pipe Dia Flow Velocity J-33 4,609.35 0 4,748.40 60 P-28 378 J-3 J-19 6 -577 6.55 J-34 4,609.14 0 4,748.40 60 P-40 319 J-17 J-21 8 971 6.2 J-12 4,600.00 2,000 4,744.02 62 P-42 95 J-21 J-22 8 971 6.2 J-9 4,603.00 0 4,747.34 62 P-44 457 J-22 J-23 8 971 6.2 J-11 4,598.00 0 4,744.28 63 P-46 163 J-23 J-24 8 971 6.2 J-10 4,598.00 0 4,745.31 64 P-47 154 J-24 J-4 8 971 6.2 J-13 4,595.00 0 4,745.34 65 P-56 312 J-28 J-4 8 763 4.87 J-15 4,597.00 0 4,748.33 65 P-58 183 J-29 J-28 8 763 4.87 J-14 4,591.00 265 4,744.51 66 P-59 358 J-3 J-30 8 763 4.87 J-16 4,591.00 0 4,748.33 68 P-60 237 J-30 J-29 8 763 4.87 J-2 4,652.00 0 4,886.11 101 P-2 815 J-1 J-2 8 717 4.57 J-1 4,655.00 0 4,894.15 103 P-75 32 PRV-1 J-33 16 2,265 3.61 J-6 4,625.00 0 4,866.75 105 P-74 18 J-7 PRV-1 16 2,265 3.61 J-30 4,639.00 0 4,881.53 105 P-8 3,423 J-2 J-6 8 531 3.39 J-20 4,640.34 0 4,885.66 106 P-14 456 J-10 J-11 16 2,000 3.19 J-29 4,632.58 0 4,878.91 107 P-15 117 J-11 J-12 16 2,000 3.19 J-28 4,629.87 0 4,876.88 107 P-13 955 J-9 J-10 16 1,938 3.09 J-8 4,619.00 0 4,866.21 107 P-69 499 J-33 J-9 16 1,938 3.09 J-4 4,626.00 0 4,873.43 107 P-25 1,264 J-5 J-18 16 1,734 2.77 J-3 4,638.00 0 4,885.48 107 P-48 918 J-4 J-25 16 1,734 2.77 J-26 4,618.73 0 4,866.75 107 P-53 326 J-25 J-27 16 1,734 2.77 J-27 4,622.00 0 4,871.27 108 P-54 1,182 J-27 J-5 16 1,734 2.77 J-25 4,621.88 0 4,871.84 108 P-73 572 J-7 J-18 16 -1,734 2.77 J-24 4,626.00 0 4,876.09 108 P-30 684 J-19 J-17 12 971 2.76 J-23 4,626.00 0 4,878.90 109 P-18 1,304 J-13 J-15 8 -327 2.09 J-5 4,616.00 0 4,869.23 110 P-31 1,072 J-1 J-19 12 -717 2.03 J-19 4,642.00 0 4,895.61 110 P-17 533 J-13 J-14 8 265 1.69 J-18 4,612.00 0 4,867.04 110 P-33 298 R-1 PMP-1 24 2,265 1.61 J-7 4,610.00 0 4,866.05 111 P-34 45 PMP-1 J-19 24 2,265 1.61 J-22 4,626.00 0 4,886.80 113 P-52 690 J-6 J-8 12 531 1.51 J-21 4,626.00 0 4,888.45 114 P-38 570 J-2 J-20 8 186 1.18 J-17 4,626.00 0 4,893.97 116 P-39 213 J-20 J-3 8 186 1.18 P-11 804 J-7 J-8 16 -531 0.85 P-70 803 J-15 J-34 16 -327 0.52 P-72 77 J-33 J-34 16 327 0.52 P-16 248 J-10 J-13 8 -62 0.39 P-50 745 J-6 J-26 8 0 0 P-19 555 J-15 J-16 16 0 0 219 Nelson Meadows Subdivision Preliminary Plat Submittal WaterCAD Modeling August-18 Description: Apply 2,000 gpm fire flow to J-16 at North end of Nelson Road and max hour 265 gpm to J-14 at the north end of Royal Wolf Way. Junction Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Pipe Report Outputs (2,000 gpm fire flow + 265 gpm max hour) Label Elevation Flow Hydraulic Grade Pressure Label Length Start Node Stop Node Pipe Dia Flow Velocity J-33 4,609.35 0 4,748.40 60 P-28 378 J-3 J-19 6 -577 6.55 J-34 4,609.14 0 4,748.25 60 P-40 319 J-17 J-21 8 971 6.2 J-9 4,603.00 0 4,748.34 63 P-42 95 J-21 J-22 8 971 6.2 J-12 4,600.00 0 4,748.23 64 P-44 457 J-22 J-23 8 971 6.2 J-15 4,597.00 0 4,746.68 65 P-46 163 J-23 J-24 8 971 6.2 J-10 4,598.00 0 4,748.23 65 P-47 154 J-24 J-4 8 971 6.2 J-11 4,598.00 0 4,748.23 65 P-56 312 J-28 J-4 8 763 4.87 J-13 4,595.00 0 4,747.36 66 P-58 183 J-29 J-28 8 763 4.87 J-16 4,591.00 2,000 4,745.43 67 P-59 358 J-3 J-30 8 763 4.87 J-14 4,591.00 265 4,746.52 67 P-60 237 J-30 J-29 8 763 4.87 J-2 4,652.00 0 4,886.11 101 P-2 815 J-1 J-2 8 717 4.57 J-1 4,655.00 0 4,894.15 103 P-75 32 PRV-1 J-33 16 2,265 3.61 J-6 4,625.00 0 4,866.75 105 P-74 18 J-7 PRV-1 16 2,265 3.61 J-30 4,639.00 0 4,881.53 105 P-8 3,423 J-2 J-6 8 531 3.39 J-20 4,640.34 0 4,885.66 106 P-19 555 J-15 J-16 16 2,000 3.19 J-29 4,632.58 0 4,878.91 107 P-70 803 J-15 J-34 16 -1,854 2.96 J-28 4,629.87 0 4,876.88 107 P-72 77 J-33 J-34 16 1,854 2.96 J-8 4,619.00 0 4,866.21 107 P-25 1,264 J-5 J-18 16 1,734 2.77 J-4 4,626.00 0 4,873.43 107 P-48 918 J-4 J-25 16 1,734 2.77 J-3 4,638.00 0 4,885.48 107 P-53 326 J-25 J-27 16 1,734 2.77 J-26 4,618.73 0 4,866.75 107 P-54 1,182 J-27 J-5 16 1,734 2.77 J-27 4,622.00 0 4,871.27 108 P-73 572 J-7 J-18 16 -1,734 2.77 J-25 4,621.88 0 4,871.84 108 P-30 684 J-19 J-17 12 971 2.76 J-24 4,626.00 0 4,876.09 108 P-16 248 J-10 J-13 8 411 2.62 J-23 4,626.00 0 4,878.90 109 P-31 1,072 J-1 J-19 12 -717 2.03 J-5 4,616.00 0 4,869.23 110 P-17 533 J-13 J-14 8 265 1.69 J-19 4,642.00 0 4,895.61 110 P-33 298 R-1 PMP-1 24 2,265 1.61 J-18 4,612.00 0 4,867.04 110 P-34 45 PMP-1 J-19 24 2,265 1.61 J-7 4,610.00 0 4,866.05 111 P-52 690 J-6 J-8 12 531 1.51 J-22 4,626.00 0 4,886.80 113 P-38 570 J-2 J-20 8 186 1.18 J-21 4,626.00 0 4,888.45 114 P-39 213 J-20 J-3 8 186 1.18 J-17 4,626.00 0 4,893.97 116 P-18 1,304 J-13 J-15 8 146 0.93 P-11 804 J-7 J-8 16 -531 0.85 P-13 955 J-9 J-10 16 411 0.66 P-69 499 J-33 J-9 16 411 0.66 P-50 745 J-6 J-26 8 0 0 P-14 456 J-10 J-11 16 0 0 P-15 117 J-11 J-12 16 0 0 220 221 222 223 224 225 226 227 228 229 230 27S 27S 27S 27S 27S 27S 27S E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM Preliminary Plat Application Nelson Meadows Subdivision Agriculture Water User Facilities There are no Agricultural Water User Facilities located on the property. Cattail Creek bisects the property from south to north. There will be a 50’ setback (for all impervious surfaces) from the wetland fringe on both sides of the creek, as shown on the Preliminary Plat. This will help ensure very minimal impacts to the existing creek corridor. Irrigation water conveyance to down steam users will not be modified or impaired by this subdivision. 232 TV P P 4600 4605 4605 4610 4600 4610 4605 4600 4610 4615 4605 4605 4590 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4590 4595 4600 4588 4589 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4595 4600 4591 4592 4593 4594 4596 4597 4598 4599 4601 4602 4603 4604 4595 4600 United States Department of Agriculture A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Gallatin County Natural Area, Montana Resources Conservation Service August 13, 2018 Nelson Meadows Subdivision 234 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://www.nrcs.usda.gov/wps/ portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/? cid=nrcs142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require 2 235 alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. 3 236 Contents Preface.................................................................................................................... 2 How Soil Surveys Are Made..................................................................................5 Soil Map.................................................................................................................. 8 Soil Map (Nelson Meadows Subdivision)............................................................. 9 Legend................................................................................................................10 Map Unit Legend (Nelson Meadows Subdivision).............................................. 11 Map Unit Descriptions (Nelson Meadows Subdivision)...................................... 11 Gallatin County Area, Montana.......................................................................13 50B—Blackdog silt loam, 0 to 4 percent slopes.......................................... 13 50C—Blackdog silt loam, 4 to 8 percent slopes..........................................14 References............................................................................................................16 4 237 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area. They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes; the general pattern of drainage; the kinds of crops and native plants; and the kinds of bedrock. They observed and described many soil profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently, soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate, water resources, soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform, a soil scientist develops a concept, or model, of how they were formed. Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless, these observations, supplemented by an understanding of the soil-vegetation-landscape relationship, are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments, distribution of plant roots, reaction, and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes (units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile. After the soil 5 238 scientists classified and named the soils in the survey area, they compared the individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components; the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions. Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping, intensity of mapping, design of map units, complexity of the landscape, and experience of the soil scientist. Observations are made to test and refine the soil-landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand, silt, clay, salt, and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components. The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress, samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests. Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area, they drew the boundaries of these bodies on aerial photographs and Custom Soil Resource Report 6 239 identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately. Custom Soil Resource Report 7 240 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 8 241 9 Custom Soil Resource Report Soil Map (Nelson Meadows Subdivision) 5063600 5063700 5063800 5063900 5064000 5064100 5064200 5064300 5064400 5064500 5063600 5063700 5063800 5063900 5064000 5064100 5064200 5064300 5064400 5064500 493000 493100 493200 493300 493400 493500 493600 493000 493100 493200 493300 493400 493500 493600 45° 44' 4'' N 111° 5' 28'' W 45° 44' 4'' N 111° 4' 53'' W 45° 43' 32'' N 111° 5' 28'' W 45° 43' 32'' N 111° 4' 53'' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,900 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. 242 MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more Map Unit Legend (Nelson Meadows Subdivision) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 50B Blackdog silt loam, 0 to 4 percent slopes 62.5 88.1% 50C Blackdog silt loam, 4 to 8 percent slopes 8.5 11.9% Totals for Area of Interest 71.0 100.0% Map Unit Descriptions (Nelson Meadows Subdivision) The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate Custom Soil Resource Report 11 244 pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. Custom Soil Resource Report 12 245 Gallatin County Area, Montana 50B—Blackdog silt loam, 0 to 4 percent slopes Map Unit Setting National map unit symbol: 56vq Elevation: 4,350 to 5,500 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 37 to 43 degrees F Frost-free period: 90 to 110 days Farmland classification: All areas are prime farmland Map Unit Composition Blackdog and similar soils: 90 percent Minor components: 10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Blackdog Setting Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Parent material: Calcareous loess Typical profile A - 0 to 10 inches: silt loam Bt - 10 to 19 inches: silty clay loam Bk - 19 to 60 inches: silt loam Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 30 percent Available water storage in profile: High (about 10.9 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT), Upland Grassland (R044BP818MT) Hydric soil rating: No Minor Components Meagher Percent of map unit: 4 percent Landform: Alluvial fans, stream terraces Down-slope shape: Linear Custom Soil Resource Report 13 246 Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) Hydric soil rating: No Quagle Percent of map unit: 3 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Limy (Ly) 15-19" p.z. (R044XS357MT) Hydric soil rating: No Bowery Percent of map unit: 3 percent Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) Hydric soil rating: No 50C—Blackdog silt loam, 4 to 8 percent slopes Map Unit Setting National map unit symbol: 56vr Elevation: 4,500 to 5,750 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 37 to 43 degrees F Frost-free period: 90 to 110 days Farmland classification: Farmland of statewide importance Map Unit Composition Blackdog and similar soils: 90 percent Minor components: 10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Blackdog Setting Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Parent material: Calcareous loess Typical profile A - 0 to 10 inches: silt loam Bt - 10 to 19 inches: silty clay loam Bk - 19 to 60 inches: silt loam Properties and qualities Slope: 4 to 8 percent Depth to restrictive feature: More than 80 inches Custom Soil Resource Report 14 247 Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 30 percent Available water storage in profile: High (about 10.9 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT), Upland Grassland (R044BP818MT) Hydric soil rating: No Minor Components Meagher Percent of map unit: 4 percent Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) Hydric soil rating: No Quagle Percent of map unit: 3 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Limy (Ly) 15-19" p.z. (R044XS357MT) Hydric soil rating: No Bowery Percent of map unit: 3 percent Landform: Alluvial fans, stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) Hydric soil rating: No Custom Soil Resource Report 15 248 References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/national/soils/?cid=nrcs142p2_054262 Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580 Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/ home/?cid=nrcs142p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/ detail/national/landuse/rangepasture/?cid=stelprdb1043084 16 249 United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/soils/scientists/?cid=nrcs142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/? cid=nrcs142p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf Custom Soil Resource Report 17 250 1 Tom Rogers From: Ralph Zimmer <RalphZimmer@mcn.net> Sent: Monday, November 19, 2018 10:36 AM To: Kent Merselis Cc: Tom Rogers; Matt Ekstrom; Danielle Scharf; Mandee Arnold; Marilee Brown Subject: Misconceptions about Separate Shared-Use Path along Bozeman's frontage road Monday, November 19, 2018 Mr. Mercelis, Thank you for attending last week's Bozeman (Area) Pedestrian and Traffic Safety meeting and helping us understand the preliminary plat application for the Nelson Meadows Industrial Subdivision at the northwest corner of Nelson Road and the Belgrade-Bozeman frontage road. Your comments helped us understand what's happening and how it effects both motorized and non-motorized travel in the area. Several things you and your representatives at the meeting said pleased us greatly. Those included: (1) the fact you will be providing a 25-foot strip of land along your southern border for a separated shared-use path for non-motorized traffic, (2) within that strip you will construct at your expense a paved 10-foot wide path for those non-motorized travelers, (3) this paved path will be built at one time and not in segments, (4) you will build this path promptly following official City approval of your plans, and (5) that construction might be completed as early as one year from now (assuming prompt approval of your plans by the City). However, there were a couple of things said at our meeting that were factually incorrect or misleading and I wish to address those. The Montana Department of Transportation's Frontage Road Corridor Study recommends construction of a separated shared-use path along the north side of the frontage road all the way from North 7th Street in Bozeman to downtown Belgrade. Our committee has and is strongly supporting the construction of that path. As discussed at great length in the development of that Corridor Study, the concept of that path was not just to provide a travel route to one destination such as the airport but rather to provide a safe travel route for non-motorized users from any point to any point along that pathway. One of the most important points along that pathway is the Valley Center Spur. That Spur, although obviously not as safe as we would hope for non-motorized travelers, still provides a reasonably safe and badly needed connection for non-motorized travelers between the north side and the south side of the freeway. It already is being used in that manner. The relevant problem is how to get non-motorized users to and from the intersection of Spur and the frontage road as safely as possible FYI, I feel qualified to personally address such design and safety issues since I am a professional engineer, a Fellow in the Institute of Transportation Engineers, a Fellow Emeritus in the Association of Transportation Safety Information Professionals, and the first ever recipient of ATSIP's Distinguished Achievement Award. Kent, thank you again for attending our meeting and your desire to provide good, safe travel for all along the periphery of your project. We look forward to working with you as the project moves forward. Ralph Ralph W. Zimmer, Chairperson 251 2 Bozeman (Area) Pedestrian and Traffic Safety Committee cc: Tom Rogers Matt Ekstrom Danielle Scharf (PTS Vice Chair) Mandee Arnold (PTS Secretary) Marilee Brown (gLLA10 Alliance for Pathways Chair) Virus-free. www.avast.com 252 accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 21, Sep 21, 2017 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Aug 3, 2009—Sep 1, 2016 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Custom Soil Resource Report 10 243 4605 4591 4592 4593 4594 4594 4594 4596 4597 4598 4599 4601 4602 4603 4603 4603 4604 X X X X X X BT BT BT BT BT BT BT BT BT BT BT BT PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO X X OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT OHP OHP OHP OHP OHP OHP OHP OHP OHP BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BLOCK 4 BLOCK 6 BLOCK 5 BLOCK 3 BLOCK 1 BLOCK 2 BLOCK 7 BLOCK 8 BLOCK 6 LOT 1 6.13 acs. BLOCK 3 LOT 6 3.31 acs. BLOCK 2 LOT 7 1.38 acs. BLOCK 2 LOT 8 1.11 acs. BLOCK 2 LOT 9 1.95 acs. BLOCK 2 LOT 10 2.08 acs. BLOCK 2 LOT 11 0.99 acs. BLOCK 2 LOT 12 0.72 acs. BLOCK 2 LOT 13 0.70 acs. BLOCK 1 LOT 20 1.59 acs. BLOCK 1 LOT 21 1.51 acs. BLOCK 8 LOT 25 1.78 acs. BLOCK 7 LOT 26 4.47 acs. BLOCK 7 LOT 27 5.50 acs. LIFT STATION TRACT 0.10 acs. BLOCK 5 LOT 2 3.01 acs. 417.86' 597.01' S5°24'17"E 440.78' N88°01'48"W 652.06' 231.93' 45.02' S0°01'20"W 535.04' S87°59'02"E 279.94' 212.17' S87°59'02"E 214.93' S89°59'56"E 214.66' S89°59'56"E 272.43' 175.57' 189.50' N89°59'56"W 140.39' N89°59'56"W 140.39' N89°59'56"W 193.49' N0°00'04"E 189.34' 231.10' N88°06'35"W 185.46' S88°06'34"E 140.46' N0°00'04"E 224.84' N89°59'56"W 140.39' S0°00'04"W 215.58' N0°00'04"E 157.59' N37°21'37"E 300.00' S52°18'43"E 258.02' 700.72' R = 23 0 . 00 ' L = 188 . 30 ' Δ = 4 6 ° 5 4 ' 2 6 " S52°18'43"E 195.14' 294.97' S5°24'17"E 337.94' N89°59'56"W 424.46' S37°41'21"W 113.37' 251.47' N5°24'17"W 70.15' 66.85' N89°59'56"W 60.09' STORMWATER TRACT 1 0.67 acs. STORMWATER TRACT 2 0.55 acs. BLOCK 3 LOT 4 2.88 acs. BLOCK 5 LOT 3 2.36 acs. BLOCK 4 LOT 16 2.14 acs. BLOCK 2 LOT 15 2.67 acs. BLOCK 2 LOT 14 2.04 acs. BLOCK 4 LOT 19 1.27 acs. BLOCK 4 LOT 18 0.95 acs. BLOCK 4 LOT 17 0.97 acs. BLOCK 8 LOT 24 2.41 acs. N8°28'37"W 105.95' 269.96' S0°07'18"W 104.76' 191.07' S0°01'20"W 122.61' N89°52'46"W 198.29' N87°59'02"W 332.14' N6°49'13"W 75.62' S0°07'18"W 403.10' S87°59'02"E 236.45' N6°49'13"W 75.40' N10°00'41"E 341.15' N89°52'46"W 285.80' N87°59'02"W 483.08' S5°24'17"E 133.81' N6°49'13"W 343.82' S87°59'02"E 308.76' S0°00'04"W 229.44' S0°00'04"W 175.51' S89°59'43"W 261.38' N4°58'44"W 78.90' N6°49'13"W 339.64' S0°02'05"W 221.88' S89°59'43"W 480.92' S4°58'44"E 281.00' S52°18'43"E 145.23' R = 1 7 0. 0 0 ' L = 1 06. 2 1 ' Δ = 35 ° 47 ' 5 2 " S88°06'34"E 23.74' S89°59'43"W 261.38' S0°00'04"W 215.58' S88°06'34"E 140.46' N0°00'04"E 220.21' S54°50'56"E 115.35' S4°58'44"E 331.77' N52°18'43"W 340.09' N37°41'17"E 238.84' S54°50'56"E 175.41' N52°18'43"W 175.24' N37°41'17"E 231.08' N54°50'56"W 100.33' N89°59'56"W 191.24' S5°24'17"E 76.50' R = 1 70 . 0 0 ' L = 1 39 . 1 8 ' Δ = 4 6 ° 5 4 ' 26 " S52°18'43"E 75.17' N37°41'17"E 231.08' S52°18'43"E 192.63' S4°58'44"E 60.71' S3°49'09"E 210.72' N69°31'56"W 75.44' 403.25' N37°21'16"E 300.01' 258.05' COMMON OPEN SPACE 1 0.66 acs. COMMON OPEN SPACE 2 0.47 acs. COMMON OPEN SPACE 3 0.27 acs. N3°23'47"E 122.81' BLOCK 3 LOT 5 2.71 acs. 222.49' S0°01'20"W 535.04' N87°59'02"W 222.63' N0°01'20"E 405.07' N10°00'41"E 285.79' N68°10'28"E 100.28' N89°52'46"W 198.29' S87°59'02"E 258.18' 543.88' N0°01'20"E 527.68' S0°07'18"W 507.87' 226.49' S87°59'02"E 245.12' S5°24'17"E 431.94' S0°07'18"W 69.70' S54°50'56"E 391.09' S89°59'56"E 474.26' N0°00'04"E 404.91' S89°59'56"E 487.10' N0°00'04"E 404.95' S89°59'56"E 418.97' 157.68' S88°06'34"E 424.39' N0°00'04"E 328.66' BLOCK 1 LOT 22 3.01 acs. BLOCK 1 LOT 23 1.90 acs. 462.07' N89°59'56"W 413.77' S37°41'29"W 0.70' S29°56'38"W 122.23' S 16°20'13"E 128.36' S3°49'09"E 227.55' S69°31'56"E 58.60' S52°18'31"E 98.49' S15°43'59"E 81.76' N88°06'34"W 65.74' R = 23 0. 0 0 ' L = 1 43. 7 0 ' Δ = 35 ° 47 ' 52 " N52°18'43"W 89.93' N0°00'04"E 171.07' S52°18'43"E 40.80' S4°58'44"E 30.07' N69°31'56"W 32.91' N16°20'13"W 128.05' S52°18'43"E 1613.49' N1°48'08"E 712.83' 60.28' S89°52'46"E 2047.78' 136.68' N87°59'02"W 30.36' S87°59'02"E 30.36' N52°18'43"W 40.80' N1°53'26"E 836.91' N2°00'58"E 1412.22' S52°18'43"E 581.25' 157.16' COPYRIGHT © MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Aug/29/2018 PLOTTED BY: matt e. ekstrom DRAWING NAME: N:\2286\008\ACAD\Concept\2286008_Road Abandonment.dwg 1/4 SEC. SECTION TOWNSHIP RANGE PROJ. #: SHEET OF PRINCIPAL MERIDIAN, MONTANA DATE: COUNTY, MONTANA SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: BARTIMCO 2 3 Gallatin 2286.008 1" = 100' 08/20/2018 MEE CJF JCW 5 EAST 1 SOUTH 27 22 NE SE engineers surveyors planners scientists Morrison Maierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 www.m-m.net BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE RECORD FROM C.O.S. 1827A SITUATED IN THE SE ¼ SECTION 22 AND THE NE ¼ SECTION 27, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER BAR TIM CO. PROPERTIES, LLC. 701 GOLD AVENUE BOZEMAN, MT 59715 ZONING CITY OF BOZEMAN - M-1 NELSON MEADOWS SUBDIVISION PURPOSE TO CREATE (27) INDUSTRIAL LOTS, (2) STORM WATER TRACTS, (1) LIFT STATION TRACT, AND CREATE PUBLIC EASEMENTS FOR INGRESS, EGRESS AND UTILITIES. PRINCE LANE (60') ROYAL WOLF WAY (60') 30' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 30' PUBLIC UTILITY EASEMENT 30' PUBLIC STREET AND UTILITY EASEMENT 30' PUBLIC TRAIL EASEMENT ALL LOTS ARE SUBJECT TO THE FOLLOWING UTILITY EASEMENTS: - 20' ALONG PUBLIC RIGHTS-OF-WAY - 10' ALONG SIDE LOT LINES - 10' ALONG REAR LOT LINES UTILITY EASEMENTS NELSON ROAD DELINEATED WETLAND BOUNDARY (50') WATERCOURSE SETBACK 60' DEDICATED ROW 60' DEDICATED ROW GROUND WATER MONITORING WELL (TYP.) YELLOWSTONE PIPELINE COMPANY RIGHT-OF-WAY EASEMENT PER BOOK 113, PAGE 236 60' COUNTY ROAD EASEMENT COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 AND 5 ROAD NO. 42. FIELD BOOK 162, PAGE 41 60' COUNTY ROAD EASEMENT COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 AND 5 ROAD NO. 42. FIELD BOOK 162, PAGE 41 45.0' PUBLIC STREET AND UTILITY EASEMENT PER DOC.# 2616298 15.0' PUBLIC STREET AND UTILITY EASEMENT PER DOC.# 2616298 20.0' MONTANA POWER COMPANY GAS PIPE LINE RIGHT-OF-WAY EASEMENT PER FILM 52, PAGE 2286 YELLOWSTONE PIPELINE COMPANY RIGHT-OF-WAY EASEMENT PER BOOK 113, PAGE 236 YELLOWSTONE PIPELINE COMPANY RIGHT-OF-WAY EASEMENT PER BOOK 113, PAGE 236 20.0' MONTANA POWER COMPANY GAS PIPE LINE RIGHT-OF-WAY EASEMENT PER FILM 52, PAGE 2286 PARCEL 1 & 2 & TRACT C COS 2581 TRACT 2 COS 2188C TRACT 1A COS 1372A TRACT MDT COS 473F TRACT 2 COS 2217A TRACT COB COS 473F M1 ZONING BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL GALLATIN COUNTY BOZEMAN AREA PLANNING JUSRISDICTION BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PUBLIC INSTITUTIONS I-90 FRONTAGE ROAD VALLEY CENTER SPUR ROAD AREA SUMMARY LOTS 61.45 Ac. OPEN SPACE TRACTS 1.40 Ac. LIFT STATION TRACT 0.10 Ac. STORM WATER TRACTS 1.22 Ac. RIGHT-OF-WAY 5.09 Ac. TOTAL: 69.26 Ac. CATTAIL CREEK CATTAIL CREEK CATTAIL CREEK LEGEND FOUND PUBLIC LAND SURVEY SYSTEM SECTION MARKED, "STATE OF MT, DEPT. OF HIGHWAYS, 5606S 1989". EDGE OF ASPHALT C.C.R. BOOK 2, PAGE 792 / /// EDGE OF GRAVEL BOTTOM EDGE OF DITCH CENTERLINE OF ROAD OVERHEAD POWER LINE BURIED TELEPHONE LINE BUSH/HEDGE DECIDUOUS TREE CONIFEROUS TREE SIGN LIGHT POLE GUY ANCHOR POWER POLE EXISTING CONTOUR - MAJOR 5' EXISTING CONTOUR - MINOR 1' PVC MONITOR WELL ELECTRICAL BOX [] [] [] [] [] WIRE FENCE BURIED PETROLEUM PIPELINE T T P TELEPHONE PEDESTAL / BOX CABLE TV PEDESTAL / BOX MW COUNTY ROAD EASEMENT LINE BURIED TELEPHONE LINE 8S 8S PROPOSED SEWER LINE 16W 16W PROPOSED WATER LINE 30' PUBLIC UTILITY EASEMENT LOT 21 AND 22 SHARED ACCESS LOT 9 AND 10 SHARED ACCESS P.O.B. 30' PUBLIC UTILITY EASEMENT 100' TEMPORARY TURNAROUND S1/2SW1/4 S23 COS 2952 - STATE HIGHWAY & COS 2332 40' COUNTY ROAD EASEMENT ROAD PETITION NO. 259 COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 FIELD BOOK 162, PAGE 41 30.0' (TYP.) 100.0' BUILDING SETBACK FM FM PROPOSED SEWER FORCE MAIN 233 8S 8S 8S 8S 16W 16W 16W 16W 8S L OT 1 6.13 AC LOT 2 2.84 AC LOT 23 1.27 AC LOT 24 2.05 AC LOT 25 1.80 AC LOT 20 1.64 AC LOT 21 1.65 AC LOT 22 2.78 AC LOT 18 .85 AC LOT 14 1.80 AC LOT 19 .91 AC LOT 4 2.38 AC LOT 5 3.05 AC LOT 6 2.95 AC LOT 7 1.24 AC LOT 9 1.95 AC LOT 10 2.08 AC LOT 11 .90 AC LOT 12 .73 AC LOT 13 .80 AC LOT 15 2.30 AC 2.09 AC .93 AC 4.69 AC LOT 3 2.25 AC LOT 8 1.21 AC 5.24 AC .10 AC .53 AC .58 AC 16W 16W 8W 8W 8W 8W 8S 8W 12W 16W 16W 16W 16W 16W 16W 16W 16W 16W FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 16W 16W 16W 16W 16W 16W 16W 16W 8S LOT 2 2.84 AC LOT 23 1.27 AC LOT 24 2.05 AC LOT 25 1.80 AC LOT 20 1.64 AC LOT 18 .85 AC LOT 14 1.80 AC LOT 19 .91 AC LOT 4 2.38 AC LOT 5 3.05 AC LOT 6 2.95 AC LOT 7 1.24 AC LOT 9 1.95 AC LOT 10 2.08 AC LOT 11 .90 AC LOT 12 .73 AC LOT 13 .80 AC LOT 15 2.30 AC 2.09 AC .93 AC 4.69 AC LOT 3 2.25 AC LOT 8 1.21 AC 5.24 AC .10 AC .53 AC .58 AC 16W 16W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8S 8S 8S 8W 8W 8W FIGURE NUMBER © DRAWN BY: PROJECT NO. DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC., 2018 N:\2286\007\ACAD\Concept\Aerial-Off Site Improvements 082818.dwg Plotted by matt e. ekstrom on Aug/28/2018 engineers surveyors planners scientists Morrison Maierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 2286.007 FIG. 1 NELSON MEADOWS BOZEMAN MONTANA PROPOSED UTILITIES MEE MEE MEE 08/28/2018 SCALE IN 150 75 0 150 300 FEET CONNECT TO EXSTING SS MH PROPOSED 16" WATER MAIN DAVIS LANE LIFT STATION (CIP # WWIF24) PROPOSED LIFT STATION PROPOSED ROADWAY W/ 60' ROW EXISTING 8" WATER MAIN DAVIS LANE SEWER MAIN (CIP #WWIF24) PROPOSED 16" WATER MAIN I-90 E.VALLEY CENTER RD DAVIS LANE PROPOSED 16" WATER MAIN PROPOSED 16" WATER MAIN PROPOSED 8" SEWER MAIN NELSON RD PROPOSED 8" WATER MAIN CONNECT TO EXST 8" WATER MDT YELLOWSTONE PIPELINE PROPOSED 8" WATER MAIN PROPOSED 8" SEWER MAIN PROPOSED 16" WATER MAIN PROPOSED FORCE MAIN NELSON RD SCALE IN 75 -0 75 150 FEET NELSON MEADOWS LIFT STATION PROPOSED 8" SEWER MAIN PROPOSED 8" SEWER MAIN PROPOSED FORCEMAIN EXISTING 2" MDT FORCE MAIN PROPOSED NELSON MEADOWS FORCE MAIN EXISTING 8" WATER MAIN PROPOSED 16" WATER MAIN PRV PROPOSED PRV PROPOSED 16" WATER MAIN PROPOSED 12" WATER MAIN PRV 231 4591 4592 4593 4594 4594 4594 4596 4597 4598 4599 4601 4602 4603 4603 4603 4604 X X X X X X BT BT BT BT BT BT BT BT BT BT BT BT PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO X X OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT OHP OHP OHP OHP OHP OHP OHP OHP BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W L AN LAN LAN LAN LAN LAN LAN LAN LAN LAN LAN LAN LAN LAN LAN SIO SIO SIO SIO SIO SIO SIO SIO RUS RUS RUS SIO SIO SIO SIO SIO SIO SIO SIO SIO WES WES WES WES WES LAN LAN LAN LAN LAN LAN SIO SIO SIO SIO RUS RUS RUS RUS RUS RUS RUS RUS RUS RUS RUS RUS SIO SIO SIO SIO SIO SIO AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME AME RUS RUS RUS RUS RUS RUS SIO SIO LAN LAN LAN SIO SIO SIO I-90 FRONTAGE ROAD ROYAL WOLF WAY 60' PRINCE LANE 60' NELSON ROAD 90' BLOCK 3 BLOCK 6 BLOCK 5 BLOCK 3 BLOCK 2 BLOCK 4 BLOCK 1 BLOCK 8 BLOCK 7 783'-5" 810'-5" 544'-2" N L300 L301 L302a L302b L303a L303b L304 L306a L308b 10' ASPHALT TRAIL 6' GRAVEL FINES TRAIL 10' CONCRETE SIDEWALK 10' CONCRETE SIDEWALK 6' GRAVEL FINES TRAIL 6' GRAVEL FINES TRAIL 6' GRAVEL FINES TRAIL 6' GRAVEL FINES TRAIL L306b CATTAIL CREEK 30' PUBLIC TRAIL EASEMENT 30' PUBLIC TRAIL EASEMENT 50' WATERCOURSE SETBACK 25' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 50' WATERCOURSE SETBACK 15' PUBLIC UTILITY EASEMENT 30' PUBLIC STREET AND UTILITY EASEMENT PUBLIC TRAIL L307a L309 L308c PROPERTY LINE PROPERTY LINE PROPERTY LINE L305 PROPERTY LINE L308a 30' UTILITY EASEMENT 10' ASPHALT TRAIL L307b LANDSCAPE INSTALL NOTES 1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECT PRESENT. 2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK 3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT. 4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OF THE LANDSCAPE ARCHITECT. ALL REQUESTS SHOULD BE SUBMITTED TO DESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 OR TROY@DESIGN5LA.COM 5. ALL SOD AND SEED AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL 6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 12" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH 7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ON SITE, AT PREDETERMINED INTERVALS TO DISCUSS PROGRESS, QUESTIONS AND PRODUCT PLACEMENT. 8. ALL EDGING SHALL BE 3 16"x4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED IN DETAILS). TAC WELD TO #4 REBAR DRIVEN MIN. 18" DEEP. 9. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS. 10. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BE RECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OF LANDSCAPE ARCHITECT. SEE SHEET PLANTING SHEETS FOR RECLAIM SEED MIX SPECIFICATIONS. 11. PERMANENT UNDERGROUND IRRIGATION SYSTEM TO BE INSTALLED AT TIME OF LANDSCAPE INSTALLATION. IRRIGATION TO BE INSTALLED IN ACCORDANCE WITH ALL STATE AND LOCAL CODES AND ORDINANCES. SEE IRRIGATION NOTES. 12. TREES IN WATERCOURSE SETBACK ARE TO BE IRRIGATED AND FENCED. TREE AND SHRUB CLUSTERS MAY BE ENCLOSED IN LARGE AREA FENCES AS APPROPRIATE. WATERCOURSE SETBACK PLANTING 1,800' LINEAL FT OF WATERCOURSE REQUIRED: 1 SHRUB FOR EVERY 20 LINEAR FT ON EACH SIDE OF WATERCOURSE = 180 SHRUBS 1 TREE FOR EVERY 60 LINEAR FT ON EACH SIDE OF WATERCOURSE = 60 TREES TOTAL PROVIDED: 180 SHRUBS AND 60 TREES *** ABOVE SPACING IS ALLOWED IF ALL PLANTS ARE IRRIGATED AND FENCED SYMBOL SEED/SOD MIXES COMMON NAME (BOTANICAL NAME) LBS/ACRE QUANTITY RECOMMENDED NATIVE/UPLAND SEED BLEND SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM) "SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM) CANADA WILDRYE (ELYMUS CANADENSIS) SHEEP FESCUE (FESTUCA OVINA) WESTERN WHEATGRASS (AGROPYRON SMITHII) 4.0 5.0 4.0 1.0 4.0 146,000 SF KENTUCKY BLUEGRASS SOD 93,820 SF SOD SCHEDULE RECOMMENDED WETLAND RESTORATION SEED BLEND SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM) "SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM) GLYCERIA STRIATA (FOWL MANNAGRASS) DESCHAMPSIA CAESPITOSA (TUFTED HAIRGRASS) POA PALUSTRIS (FOWL BLUEGRASS) JUNCUS TENUIS (SLENDER RUSH) 6.5 5.0 0.5 3.5 0.25 0.06 99,500 SF PROJECT DATA- NELSON MEADOWS PROJECT OWNER BAR TIM CO PROPERTIES LLC 701 Gold Ave. Bozeman, MT 59715 ENGINEER MORRISON MAIERLE 2880 Technology BLVD Bozeman, MT 5978 (406) 587 - 0721 ARCHITECT BECHTLE ARCHITECTS 4515 Valley Commons Drive #201 Bozeman, MT 59718 (406) 585 - 4161 LANDSCAPE ARCHITECT DESIGN 5, LLC Troy Scherer 37 East Main Street, Suite 10 SHEET INDEX L000- Overall Site Plan L300- Public Trail Planting Plan L301- Public Trail Planting Plan L302- Public Trail South Planting L303- Public Trail South Planting L304- Watercourse Setback Planting L305- Watercourse Setback Planting L306- Watercourse Setback Planting L307- Nelson Rd Planting L308- Nelson Rd Planting L309- Nelson Rd Planting L500- Landscape Details L600- Irrigation L700- Irrigation Details L701- Irrigation Details LANDSCAPE CODE NOTES STREET FRONTAGE LANDSCAPING 1. NELSON ROAD: 1.a. REQUIRED: ONE LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE. 2,138' LINEAR FEET OF STREET FRONTAGE, (43 TREES REQUIRED) 1.b. PROVIDED: 43 LARGE CANOPY TREES PROVIDED GATEWAY FRONTAGE LANDSCAPING PROVISIONS FOR I-90 FRONTAGE RD. THE GATEWAY BLOCK FRONTAGE DESIGNATION SERVES STRATEGIC AREAS FRONTED BY HIGHWAYS AND OTHER HIGH VISIBILITY ARTERIALS THAT FEATURE HEAVY VEHICULAR TRAFFIC, BUT THERE IS A DESIRE TO PROVIDE ATTRACTIVE LANDSCAPED FRONTAGES, LIMIT THE EXTENT OF VISIBLE SURFACE PARKING, AND ACCOMODATE THE NEEDS OF PEDESTRIANS. PUBLIC TRAIL ALONG THE I-90 FRONTAGE IS LANDSCAPED WITH TREES EVERY 50' SITE DATA - NELSON MEADOWS: SE 1 4 SECTION 22 AND THE NE 1 4 SECTION 27, TOWNSHIP 1 SOUTH RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA Overall Site Plan 0 5 10 20 L 000 N 1 L000 1"=100'-0" Overall Site Plan design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\nelson meadows development\autocad\01_sheets\l100_nelson meadows_landscape.dwg Nelson Meadows Bozeman, Montana KHM/HU TMS 09/05/18 Prelim Plat 201 PROJ. #: SHEET OF PRINCIPAL MERIDIAN, MONTANA DATE: COUNTY, MONTANA SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: BARTIMCO 3 3 Gallatin 2286.008 1" = 100' 08/20/2018 MEE CJF JCW 5 EAST 1 SOUTH 27 22 NE SE SITUATED IN THE SE ¼ SECTION 22 AND THE NE ¼ SECTION 27, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. 182 4605 4591 4592 4593 4594 4594 4594 4596 4597 4598 4599 4601 4602 4603 4603 4603 4604 X X X X X X BT BT BT BT BT BT BT BT BT BT BT BT PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO PETRO X X OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG NG BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT OHP OHP OHP OHP OHP OHP OHP OHP OHP BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT BT SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 16W 16W 8W 8W 8W 8W 8W 8W 8W 8W 8W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 16W 8W 8W 8W 8W 8W 8W 8W 16W FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM 8S 8S BLOCK 4 BLOCK 6 BLOCK 5 BLOCK 3 BLOCK 1 BLOCK 2 BLOCK 7 BLOCK 8 BLOCK 6 LOT 1 5.69 acs. BLOCK 3 LOT 6 3.31 acs. BLOCK 2 LOT 7 1.38 acs. BLOCK 2 LOT 8 1.11 acs. BLOCK 2 LOT 9 1.95 acs. BLOCK 2 LOT 10 2.08 acs. BLOCK 2 LOT 11 0.99 acs. BLOCK 2 LOT 12 0.72 acs. BLOCK 2 LOT 13 0.70 acs. BLOCK 1 LOT 20 1.59 acs. BLOCK 1 LOT 21 1.51 acs. BLOCK 8 LOT 25 1.78 acs. LIFT STATION TRACT 0.10 acs. BLOCK 5 LOT 2 3.01 acs. 387.86' 597.01' S5°24'17"E 410.53' N88°01'48"W 648.26' 45.02' 231.93' S0°01'20"W 535.04' S87°59'02"E 279.94' 212.17' S87°59'02"E 214.93' S89°59'56"E 214.66' S89°59'56"E 272.43' 189.50' 175.57' N89°59'56"W 140.39' N89°59'56"W 140.39' N89°59'56"W 193.49' N0°00'04"E 189.34' 231.10' N88°06'35"W 185.46' S88°06'34"E 140.46' N0°00'04"E 224.84' N89°59'56"W 140.39' S0°00'04"W 215.58' N0°00'04"E 157.59' N37°21'37"E 300.00' S52°18'43"E 258.02' N5°24'17"W 70.15' 66.85' N89°59'56"W 60.09' STORMWATER TRACT 1 0.67 acs. STORMWATER TRACT 2 0.55 acs. BLOCK 3 LOT 4 2.88 acs. BLOCK 5 LOT 3 2.36 acs. BLOCK 4 LOT 16 2.14 acs. BLOCK 2 LOT 15 2.67 acs. BLOCK 2 LOT 14 2.04 acs. BLOCK 4 LOT 19 1.27 acs. BLOCK 4 LOT 18 0.95 acs. BLOCK 4 LOT 17 0.97 acs. BLOCK 8 LOT 24 2.41 acs. N8°28'37"W 105.95' 269.96' S0°07'18"W 104.76' 191.07' S0°01'20"W 122.61' N89°52'46"W 198.29' N87°59'02"W 332.14' N6°49'13"W 75.62' S0°07'18"W 403.10' S87°59'02"E 236.45' N6°49'13"W 75.40' N10°00'41"E 341.15' N89°52'46"W 285.80' N87°59'02"W 483.08' S5°24'17"E 133.81' N6°49'13"W 343.82' S87°59'02"E 308.76' S0°00'04"W 229.44' S0°00'04"W 175.51' S89°59'43"W 261.38' N4°58'44"W 78.90' N6°49'13"W 339.64' S0°02'05"W 221.88' S89°59'43"W 480.92' S4°58'44"E 281.00' S52°18'43"E 145.23' R = 17 0 . 0 0 ' L = 1 06. 2 1 ' Δ = 35 ° 47 ' 5 2 " S88°06'34"E 23.74' S89°59'43"W 261.38' S0°00'04"W 215.58' S88°06'34"E 140.46' N0°00'04"E 220.21' S54°50'56"E 115.35' S4°58'44"E 331.77' N52°18'43"W 340.09' N37°41'17"E 238.84' S54°50'56"E 175.41' N52°18'43"W 175.24' N37°41'17"E 231.08' N54°50'56"W 100.33' N89°59'56"W 191.24' S5°24'17"E 76.50' R = 17 0 .0 0 ' L = 1 3 9 . 1 8 ' Δ = 4 6 ° 5 4' 2 6 " S52°18'43"E 75.17' N37°41'17"E 231.08' S52°18'43"E 192.63' S4°58'44"E 60.71' S3°49'09"E 210.72' N69°31'56"W 75.44' 403.25' N37°21'16"E 300.01' 300.01' COMMON OPEN SPACE 1 0.66 acs. COMMON OPEN SPACE 2 0.47 acs. COMMON OPEN SPACE 3 0.27 acs. N3°23'47"E 122.81' BLOCK 3 LOT 5 2.71 acs. 222.49' S0°01'20"W 535.04' N87°59'02"W 222.63' N0°01'20"E 405.07' N10°00'41"E 285.79' N68°10'28"E 100.28' N89°52'46"W 198.29' S87°59'02"E 258.18' 543.88' N0°01'20"E 527.68' S0°07'18"W 507.87' 226.49' S87°59'02"E 245.12' S5°24'17"E 431.94' S0°07'18"W 69.70' S54°50'56"E 391.09' S89°59'56"E 474.26' N0°00'04"E 404.91' S89°59'56"E 487.10' N0°00'04"E 404.95' S89°59'56"E 418.97' 157.68' S88°06'34"E 424.39' N0°00'04"E 328.66' BLOCK 1 LOT 22 3.01 acs. BLOCK 1 LOT 23 1.90 acs. 462.07' N89°59'56"W 413.77' S37°41'29"W 0.70' S29°56'38"W 122.23' S 16°20'13"E 128.36' S3°49'09"E 227.55' S69°31'56"E 58.60' S52°18'31"E 98.49' S15°43'59"E 81.76' N88°06'34"W 65.74' R = 2 3 0 . 00 ' L = 14 3. 7 0 ' Δ = 3 5 ° 4 7 ' 5 2 " N52°18'43"W 89.93' N0°00'04"E 171.07' S52°18'43"E 40.80' S4°58'44"E 30.07' N69°31'56"W 32.91' N16°20'13"W 128.05' S52°18'43"E 1613.49' N1°48'08"E 712.83' 60.28' S89°52'46"E 2047.78' 136.68' N87°59'02"W 30.36' S87°59'02"E 30.36' N52°18'43"W 40.80' N1°53'26"E 836.91' N2°00'58"E 1412.22' S52°18'43"E 581.25' 157.16' BLOCK 7 LOT 26 5.56 acs. BLOCK 7 LOT 27 4.01 acs. N38°30'06"E 381.84' R = 1 2 0 . 0 0 ' L = 1 1 2 . 08 ' Δ = 53 ° 3 0 ' 5 2 " S87°59'02"E 93.58' S5°24'17"E 218.12' R = 2 30 . 00 ' L = 18 8 . 3 0 ' Δ =4 6 °5 4 '2 6 " S52°18'43"E 195.14' N52°18'43"W 645.28' N52°18'43"W 258.05' N88°01'48"W 648.26' S1°48'08"W 324.97' S52°18'43"E 246.90' N38°30'06"E 382.69' R = 18 0 . 0 0 ' L = 16 8 . 1 2 ' Δ = 53 ° 3 0 ' 5 2 " S87°59'02"E 85.76' N5°24'17"W 89.56' N88°01'48"W 648.26' 20' PUE 25.00 COPYRIGHT © MORRISON-MAIERLE, INC., 2018 PLOTTED DATE: Dec/20/2018 PLOTTED BY: matt e. ekstrom DRAWING NAME: N:\2286\008\ACAD\Survey\PPLAT\2286008_PPLAT-PLOT.dwg 1/4 SEC. SECTION TOWNSHIP RANGE PROJ. #: SHEET OF PRINCIPAL MERIDIAN, MONTANA DATE: COUNTY, MONTANA SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: BARTIMCO 2 3 Gallatin 2286.008 1" = 100' 12/20/2018 MEE CJF JCW 5 EAST 1 SOUTH 27 22 NE SE engineers surveyors planners scientists Morrison Maierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 www.m-m.net BASIS OF BEARING BEARINGS ARE GRID, DERIVED FROM G.P.S. OBSERVATIONS WITH SURVEY-GRADE RECEIVERS AND REFERENCED TO THE MONTANA COORDINATE SYSTEM, SINGLE ZONE, NAD 83. ALL DISTANCES SHOWN ARE GROUND DISTANCES SITUATED IN THE SE ¼ SECTION 22 AND THE NE ¼ SECTION 27, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER BAR TIM CO. PROPERTIES, LLC. 701 GOLD AVENUE BOZEMAN, MT 59715 ZONING CITY OF BOZEMAN - M-1 NELSON MEADOWS SUBDIVISION PURPOSE TO CREATE (27) INDUSTRIAL LOTS, (2) STORM WATER TRACTS, (1) LIFT STATION TRACT, AND CREATE PUBLIC EASEMENTS FOR INGRESS, EGRESS AND UTILITIES. PRINCE LANE (60') ROYAL WOLF WAY (60') 25' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 25' PUBLIC TRAIL EASEMENT 30' PUBLIC UTILITY EASEMENT 30' PUBLIC STREET AND UTILITY EASEMENT 30' PUBLIC TRAIL EASEMENT ALL LOTS ARE SUBJECT TO THE FOLLOWING UTILITY EASEMENTS: - 20' ALONG PUBLIC RIGHTS-OF-WAY - 10' ALONG SIDE LOT LINES - 10' ALONG REAR LOT LINES UTILITY EASEMENTS NELSON ROAD DELINEATED WETLAND BOUNDARY (50') WATERCOURSE SETBACK 60' DEDICATED ROW 60' DEDICATED ROW GROUND WATER MONITORING WELL (TYP.) YELLOWSTONE PIPELINE COMPANY RIGHT-OF-WAY EASEMENT PER BOOK 113, PAGE 236 60' COUNTY ROAD EASEMENT COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 AND 5 ROAD NO. 42. FIELD BOOK 162, PAGE 41 60' COUNTY ROAD EASEMENT COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 AND 5 ROAD NO. 42. FIELD BOOK 162, PAGE 41 45.0' PUBLIC STREET AND UTILITY EASEMENT PER DOC.# 2616298 15.0' PUBLIC STREET AND UTILITY EASEMENT PER DOC.# 2616298 20.0' MONTANA POWER COMPANY GAS PIPE LINE RIGHT-OF-WAY EASEMENT PER FILM 52, PAGE 2286 YELLOWSTONE PIPELINE COMPANY RIGHT-OF-WAY EASEMENT PER BOOK 113, PAGE 236 20.0' MONTANA POWER COMPANY GAS PIPE LINE RIGHT-OF-WAY EASEMENT PER FILM 52, PAGE 2286 PARCEL 1 & 2 & TRACT C COS 2581 TRACT 2 COS 2188C TRACT 1A COS 1372A TRACT MDT COS 473F TRACT 2 COS 2217A TRACT COB COS 473F PLI ZONING BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL GALLATIN COUNTY BOZEMAN AREA PLANNING JUSRISDICTION BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PRESENT RURAL BOZEMAN COMMUNITY PLAN FUTURE LAND USE: PUBLIC INSTITUTIONS I-90 FRONTAGE ROAD VALLEY CENTER SPUR ROAD AREA SUMMARY LOTS 61.51 Ac. OPEN SPACE TRACTS 1.40 Ac. LIFT STATION TRACT 0.10 Ac. STORM WATER TRACTS 1.22 Ac. RIGHT-OF-WAY 5.03 Ac. TOTAL: 69.26 Ac. CATTAIL CREEK CATTAIL CREEK CATTAIL CREEK LEGEND FOUND PUBLIC LAND SURVEY SYSTEM SECTION MARKED, "STATE OF MT, DEPT. OF HIGHWAYS, 5606S 1989". EDGE OF ASPHALT C.C.R. BOOK 2, PAGE 792 / /// EDGE OF GRAVEL BOTTOM EDGE OF DITCH CENTERLINE OF ROAD OVERHEAD POWER LINE BURIED TELEPHONE LINE BUSH/HEDGE DECIDUOUS TREE CONIFEROUS TREE SIGN LIGHT POLE GUY ANCHOR POWER POLE EXISTING CONTOUR - MAJOR 5' EXISTING CONTOUR - MINOR 1' PVC MONITOR WELL ELECTRICAL BOX [] [] [] [] [] WIRE FENCE BURIED PETROLEUM PIPELINE T T P TELEPHONE PEDESTAL / BOX CABLE TV PEDESTAL / BOX MW COUNTY ROAD EASEMENT LINE BURIED TELEPHONE LINE 8S 8S PROPOSED SEWER LINE 16W 16W PROPOSED WATER LINE 30' PUBLIC UTILITY EASEMENT LOT 21 AND 22 SHARED ACCESS LOT 9 AND 10 SHARED ACCESS P.O.B. 30' PUBLIC UTILITY EASEMENT 100' TEMPORARY TURNAROUND S1/2SW1/4 S23 COS 2952 - STATE HIGHWAY & COS 2332 40' COUNTY ROAD EASEMENT ROAD PETITION NO. 259 COUNTY ROAD MAP TOWNSHIP 1 SOUTH, RANGE 5 EAST, SHEET No. 4 FIELD BOOK 162, PAGE 41 30.0' (TYP.) 100.0' BUILDING SETBACK FM FM PROPOSED SEWER FORCE MAIN SIGNAGE EASEMENT AREA: 0.04 Ac. GROUND WATER MONITORING WELL (TYP.) 20.0' MONTANA POWER COMPANY POWER LINE RIGHT-OF-WAY EASEMENT PER FILM __, PAGE ____ 20.0' MONTANA POWER COMPANY POWER LINE RIGHT-OF-WAY EASEMENT PER FILM __, PAGE ____ 100' TEMPORARY TURNAROUND 1"=100' on 24x36 181 CERTIFICATE OF EXCLUSION FROM MONTANA DEPARTMENT OF ENVIRONMENTAL QUALITY REVIEW CERTIFICATE OF DIRECTOR OF PUBLIC WORKS BARTIMCO PROPERTIES, LLC By: _______________________________________________________, Authorized Representative 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 ___________________ 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: Nelson Meadows Subdivision, being Tract 1C and Tract 1D of Certificate of Survey No. 1372 B, located in the SE ¼ of Section 22, and that portion of the Northeast quarter of the Northeast quarter (NE1/4 NE1/4) and the East Half of the East Half of the West Half of the Northeast quarter (E1/2 E1/2 W1/2 NE1/4) of Section 27 lying North and East of the Burlington Northern Railroad Right-of-Way, excepting that portion of the NE1/4 NE1/4 sold to the Montana Department of Transportation by deed recorded in Document No. 2175391 as recorded in the office of the Clerk and Recorder of Gallatin County, Montana; situated in Township 1 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Beginning at the Northeast Corner of Section 27, also being the Southeast Corner of Tract 1C of Certificate of Survey No. 1372 B, the Point of Beginning; thence S.1°53'26”W. along the East line of Section 27 a distance of 836.91 feet to the Northeast Right-of-Way line of the Burlington Northern Railroad; thence N.52°18'43”W. along said Railroad Right-of-Way a distance of 581.25 feet to the Right-of-Way of the Montana Department of Transportation Bargain and Sale Deed Document No. 2175391; thence N.37°41'29”E. along said Right-of-Way a distance of 0.70 feet; thence N.15°43'59”W. a distance of 81.76 feet; thence N.52°18'31”W. a distance of 98.49 feet; thence N.69°31'56”W. a distance of 166.95 feet to the Northeast Right-of-Way line of the Burlington Northern Railroad; thence N.52°18'43”W. along said Railroad Right-of-Way a distance of 1613.49 feet; thence N.1°48'08”E. a distance of 712.83 feet; thence S.89°52'46”E. a distance of 2047.78 to the Northeast Corner of Tract 1C of Certificate of Survey No. 1372 B, also being the West Right-of-Way line of a 40' wide County Road No. 259 Easement; thence S.2°00'58”W. a distance of 1412.22 to the Point of Beginning. The area of the above described tracts of land being 69.263 Acres, more or less. The above-described tract of land is to be known and designated as ³1HOVRQ0HDGRZV 6XEGLYLVLRQ´, 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, 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. 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 Nelson Meadows 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. Sidewalk Improvements 2. 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 BARTIMCO PROPERTIES, LLC __________ __________________________ ____________________________ Matt E. Ekstrom, PE Dated MT Reg. No. 10853PE Morrison Maierle, Inc. __________ ___________________________ ____________________________ Shawn Kohtz Dated Interim Public Works Director 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 SITUATED IN THE SE ¼ SECTION 22 AND THE NE ¼ SECTION 27, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER BAR TIM CO. PROPERTIES, LLC. 701 GOLD AVENUE BOZEMAN, MT 59715 ZONING CITY OF BOZEMAN - M-1 NELSON MEADOWS SUBDIVISION PURPOSE TO CREATE (27) INDUSTRIAL LOTS, (2) STORM WATER TRACTS, (1) LIFT STATION TRACT, AND CREATE PUBLIC EASEMENTS FOR INGRESS, EGRESS AND UTILITIES. SCALE: 1" = 2000' VICINITY MAP THIS PROJECT FRONTAGE I-90 NELSON RD. I-90 COPYRIGHT © MORRISON-MAIERLE, INC., 2018 PLOTTED DATE: Dec/20/2018 PLOTTED BY: matt e. ekstrom DRAWING NAME: N:\2286\008\ACAD\Survey\PPLAT\2286008_PPLAT-PLOT.dwg 1/4 SEC. SECTION TOWNSHIP RANGE PROJ. #: SHEET OF PRINCIPAL MERIDIAN, MONTANA DATE: COUNTY, MONTANA SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: BARTIMCO 1 3 Gallatin 2286.008 1" = 100' 12/20/2018 MEE CJF JCW 5 EAST 1 SOUTH 27 22 NE SE AREA SUMMARY LOTS 61.51 Ac. OPEN SPACE TRACTS 1.40 Ac. LIFT STATION TRACT 0.10 Ac. STORM WATER TRACTS 1.22 Ac. RIGHT-OF-WAY 5.03 Ac. TOTAL: 69.26 Ac. BASIS OF BEARING BEARINGS ARE GRID, DERIVED FROM G.P.S. OBSERVATIONS WITH SURVEY-GRADE RECEIVERS AND REFERENCED TO THE MONTANA COORDINATE SYSTEM, SINGLE ZONE, NAD 83. ALL DISTANCES SHOWN ARE GROUND DISTANCES 1"=100' on 24x36 180 P P P P P P C P P — Heavy service establishment* — P P C P C P — P P — Medical and dental offices, clinics and centers* P 3 S P 3 P 3 P 3 P 3 P 3 P P P P — 159 10 — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (see table 38.310.030 for those not listed in this table). 3. Occupying not more than 20 percent of the gross floor area of a building or 1,500 square feet, whichever is less, or occupying not more than 45 percent of the gross floor area of a food processing facility. 4. Excluding adult businesses as defined in section 38.700.020 of this chapter. 5. Special REMU district conditions based on the amount of on-site retail uses: a. Retail uses greater than 5,000 square feet and less than or equal to 12,000 square feet are limited to no more than four structures per 100 acres of contiguous master planned development and subject to section 38.310.060.C. b. Retail uses greater than 12,000 square feet and less than or equal to 25,000 square feet are limited to no more than two structures per 100 acres of contiguous master planned development and subject to section 38.310.060.C. 6. Retail sales of goods produced or warehoused on site and related products, not to exceed 20 percent of gross floor area or 10,000 square feet, whichever is less. 158