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HomeMy WebLinkAbout17231 Application Materials FROM: DEVELOPMENT REVIEW COMMITTEE RE: BRIDGER VALE PRELIMINARY PLAT APPLICATION 17321 DATE: NOVEMBER 1, 2018 Project Description: A preliminary plat application for the subdivision of 6.48 acres into twenty residential townhouse lots, one commercial lot, streets, parkland and open space. The site is located at 806 Manley Road. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Clarifications must be provided and code corrections must be satisfied prior to continued review and a recommendation for approval. Section 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The final plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Monumentation, Certificates of Survey, and Final Subdivision Plats (24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM) and must be accompanied by all required documents, including certification from the City Engineer that record drawings for public improvements were received, a platting certificate, and all required and corrected certificates. 3. The property must be annexed and the zoning effective prior to final plat approval. 4. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 5. The final plat must contain the following notation on the conditions of approval sheet in the final plat: “Ownership of all open space lots, areas and trails, and responsibility of maintenance thereof and for city assessments levied on the open space lands shall be that of the property owners’ association. Maintenance responsibility must include, in addition to the 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, greenway corridors or other common open space areas. All areas within the subdivision that are designated herein as open space including sidewalks and trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all open space lots, areas and trails. 6. Concurrent with the recording the final plat for the subdivision the subdivider must transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all open space areas within the Bridger Vale Subdivision. 7. Documentation of compliance with the parkland dedication requirements of Section 38.420, BMC must be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication must be included on the final plat conditions of approval sheet. The table shall explicitly state how much parkland credit was allocated for each lot within this phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. 8. The final plat must provide all necessary utility easements and they must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. 9. The property owners’ association documents must include a listing of the Environmental Site Assessments conducted for this property, a summary of the findings of each report and a contact/location wherein the documents may be viewed. 10. The declaration of covenants, conditions, and restrictions must contain provisions referencing the identified and potential environmental hazards on the property and the required mitigation for the townhomes and the commercial building(s). Said covenants must run with the land, bind all holders, owners, lessees, occupiers, and purchasers of the property, and must be included in all deeds, leases, and other instruments of conveyance of the property. No modifications to the covenants are allowed without prior written consent of the City. 11. The final plat must contain a note on the conditions of approval sheet of the plat advising current and future property owners of the identified and potential environmental hazards on the property. Said plat note must reference the Environmental Site Assessments by project number and the associated declaration of covenants conditions, and restrictions. 12. All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance. 13. The declaration of covenants, conditions, and restrictions must list the City and the Montana Department of Environmental Quality as intended beneficiaries, entitled to enforce the covenants related to identified and potential environmental hazards and remediation on the property. 14. Due to the depth to groundwater at this location, no crawl spaces or basements will be allowed. The applicant must include a note on the plat that no crawl spaces or basements are allowed in this subdivision. 15. The alley must have curbing on both sides. A drop curb on the south side will be allowed while a standard 6” by 6” curb is required on the north side. 16. The applicant must include a note on the conditions of approval sheet of the plat that states that maintenance of alley and Bridger Vale Drive is the responsibility of the POA. 17. The applicant must include a note on the conditions of approval sheet of the plat that states that maintenance of all stormwater facilities is the responsibility of the POA. 18. A standard 5 foot sidewalk must be installed on the south side of Bridger Vale Drive. 19. The applicant must coordinate with the City and the owners of the Park to the south to design and improve the transition from a paved road to existing road surface prior to final plat approval. 20. A construction management plan must be submitted with the infrastructure plans and the final plat application that maintains access to park at all times during construction. 21. A fire hydrant flow test performed within the last 12 months must be used for Water and Sewer Design Report. This updated data can be submitted with the infrastructure plan review. 22. The extension of the sewer system must be designed and constructed as to allow for the future construction of Manley Road. Manholes may not be placed within vehicle wheel paths. 23. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to Manley Road and Griffin Drive The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 24. In the event the Manley Road SID is not created, a payback district may be setup upon construction of Manley Road and associated infrastructure extension and/or upgrades. Upon future development, a payback district would require a proportional reimbursement of construction. Section 3 – REQUIRED CODE CORRECTIONS/PROVISIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger, bkrueger@bozeman.net, 582-2259 1. BMC 38.220.010. Update form A1 to reflect the architecture for the project. The new A1 submitted does not show the project that is proposed in the current architectural elevations. 2. BMC 38.220.010. Update form A1 to reflect the current owners of the property, Bridger Vale, LLC per the title report. The new A1 submitted shows the owners as Ebbighausen Homes, Inc., not the owner of the property per the title report. 3. BMC 38.220.300 and 310. The POA documents do not comply with standards. The POA documents must include the requirements of Section 38.220.300 and 320. A common area and facility maintenance plan is not included. A common area and facility maintenance guarantee is not included. A guarantee for open space preservation is not provided. A weed control plan is not included. 4. BMC 38.240.450 requires a certificate of completion of improvements. Certificate must specifically list all installed improvements and financially guaranteed improvements. 5. BMC 38.240.520 requires a certificate of completion of non-public improvements. Certificate must specifically list all installed improvements and financially guaranteed improvements. These will include landscaping in stormwater open space lot 6. BMC 38.550.070. In accordance with the requirements of this section, installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips and in and adjacent to public parks or other open space areas is required prior to final plat approval. 7. BMC 38.410.120 Mail Delivery. A cluster mail box location approved by the United States Post Office must be identified with the final plat application and infrastructure plans. 8. BMC 38.240.150.A.3.d Transfer of ownership of public land, off-site land, private land, personal property, improvements and water rights; documents required. a. (1) For the transfer of real property in satisfaction of required or offered dedications to the city, and required or offered donations or grants to the property owners' association (POA), the subdivider or owner of the property must submit with the application for final plat a warranty deed or other instrument acceptable to the city attorney transferring fee simple ownership to the city or the POA. b. (2) For the transfer of personal property installed upon dedicated parkland or city-owned open space, or POA-owned parkland or open space, the subdivider must provide the city an instrument acceptable to the city attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements to the city or the POA. c. (3) The subdivider or owner of the property must record the deed or instrument transferring ownership or interests at the time of recording of the final plat with the original of such deed or instrument returned to the city or POA as applicable. d. (4) For the transfer of ownership interest in water, the subdivider or owner of the property must submit with the application for final plat a deed or other instrument acceptable to the city attorney transferring ownership to the city or POA, along with all required state department of natural resources and conservation documentation, certification and authorization. 9. BMC 38.240.520 Where non-public improvements are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of non- public improvements. A certificate for all improvements related to the open space lot must be provided on the final plat. 10. BMC 38.240.530 When irrigation of public facilities are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of water- related improvements. The certificate must list all completed and accepted improvements, including but not limited to all irrigation system record drawings. The subdivision proposes irrigation of public facilities including parkland and public access open space. This certificate must be provided on the final plat. Engineering Division Comments, Anna Russell, arussell@bozeman.net, 582-2281 1. 38.400.060.B.4 BMC requires all arterial and collector streets and intersections with arterial and collector streets to operate at a minimum level of service "C" unless specifically exempted by this section which allows an exception to the LOS standard if: a. Granting a waiver would not be contrary to the public health and safety and is in the public interest; i. As the intersection level of service operates at a LOS “D” in the AM peak-hour condition primarily due to left turn traffic from Manley onto Griffin and traffic generated by this project will impact the intersection LOS primarily in the PM peak hour condition as traffic leaves the project, the public health and safety are protected. b. Improvements to the intersection LOS are within the next three years of the City’s capital improvement plan (CIP); i. The CIP lists this intersection for construction of improvements within three years. c. All right-of-way necessary for the intersection improvements are obtained; i. The City has verified that all right of way is in public control. d. The Commission has approved a financing plan; i. The financing is provided through the City’s Impact Fee Program and the applicant must verify if a local share is required for this intersection other than what is planned in the City’s Arterial and Collector District Fund. 2. BMC 38.400.050.A, states A. All streets and roads providing access to, and within, the proposed development must meet the following standards: a. 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. i. Manley Road must be constructed to a full collector street standard where adjacent to the project prior to final plat approval. As an alternative, a special improvements district (SID) for Manley Road is planned from the intersection of Manley and Griffin to the northern City Boundary on Manley. In order to satisfy the requirements the street must be constructed adjacent to the property or the SID must be approved by the City Commission prior to final plat approval or another alternative as allowed by the code. 3. BMC 38.410.130 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. The applicant must pay CIL of water rights due prior to final plat approval. 4. BMC 38.41.070.A.1 No utility lines may cross under a detention or retention basin per City Design Standards. The location of the water main must be modified to meet this requirement and may not be located under on street parking. The City recommends either placing the two mains in the west bound lanes or moving the water main to the alley. 5. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 6. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners’ Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the property owners’ association responsibility for stormwater maintenance for all stormwater facilities. 7. BMC 38.410.080. The stormwater maintenance plan is inadequate. The plan does not address the following items that must be addressed in the plan: a. Equipment types and access points b. Types of activities c. Waste disposal options d. Cost estimates or plan (short, mid, and long-term) e. Financing mechanisms 8. BMC 38.410.080. The applicant is proposing to locate Stormwater Pond #4 in an area with inadequate maintenance access. Specifically, the proposed location will not allow for maintenance with industry standard vacuuming or excavation equipment. Provide a stabilized entry point to facilitate access. 9. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. 10. 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 shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.D of the Bozeman Municipal Code are met to allow for concurrent construction. The applicant must complete construction of off-site sanitary sewer upgrades prior to obtaining a building permit. Fire Department; Scott Mueller smueller@bozeman.net 406-582-2353 1. Due to all structures being townhomes, fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. 2. “Fire Lane” signage must be installed on North side of alley in accordance with code section 2012 IFC D103.6 Reviewers: 1. Planning Division, Brian Krueger, bkrueger@bozeman.net, 582-2259 2. Engineering Division, Anna Russell, arussell@bozeman.net, 582-2281 3. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 4. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 5. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 6. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 7. Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 8. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 9. Fire Department; Scott Mueller smueller@bozeman.net 406-582-2353 10. Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 11. Forestry Division; Alex Nordquest; anordquest@bozeman.net 406-582-3205 12. Parking Division; Ed Meece; emeece@bozeman.net 406-582-2903 13. NorthWestern Energy; Cammie Dooley; cammie.dooley@northwestern.com Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. BRIDGER VALE SUBDIVISION P.U.D. PRELIMINARY PLAT APPLICATION Prepared for: Ebbighausen Homes, Inc P.O. Box 930 Manhattan, MT 59741 Prepared by: Project Number: 14486 January 2019 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying January 9, 2019 Brian Krueger City of Bozeman Department of Community Development 20 E. Olive Street Bozeman, MT 59718 RE: Bridger Vale Preliminary Plat Subdivision Application Narrative Response Letter (#17231) Mr. Krueger: This letter is to provide a narrative response to the Preliminary Plat Subdivision Application Letter dated November 1st, 2018. Responses to these items are provided in italics below: Planning Division Comments: 1. Update form A1 to reflect the architecture for the project. The new A1 submitted does not show the project that is proposed in the current architectural elevations. Form A1 has been updated to show current architectural elevations. 2. Update form A1 to reflect the current owners of the property, Bridger Vale, LLC per the title report. The new A1 submitted shows the owners as Ebbighausen Homes, Inc., not the owner of the property per the title report. Form A1 has been updated to show Bridger Vale, LLC. 3. The POA documents do not comply with standards. The POA documents must include the requirements of Section 38.220.300 and 320. A common area and facility maintenance plan is not included. A common area and facility maintenance guarantee is not included. A guarantee for open space preservation is not provided. A weed control plan is not included. POA documents are updated to comply with BMC sections cited, and included in section 4 of this submittal. 4. Requires a certificate of completion of improvements. Certificate must specifically list all installed improvements and financially guaranteed improvements. The applicant is aware this requirement and will list installed improvements and financially guaranteed improvements on final plat. 5. Requires a certificate of completion of non-public improvements. Certificate must specifically list all installed improvements and financially guaranteed improvements. These will include landscaping in stormwater open space lot. Civil/Structural Engineering and Surveying The applicant is aware of this requirement and will list non-public installed improvements and financially guaranteed improvements on the final plat. 6. In accordance with the requirements of this section, installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips and in and adjacent to public parks or other open space areas is required prior to final plat approval. The applicant is aware of this requirement. 7. A cluster mail box location approved by the United States Post Office must be identified with the final plat application and infrastructure plans. Mailbox cluster is now shown on the overall Civil Site Plan C1.0. 8. Transfer of ownership of public land, off-site land, private land, personal property, improvements and water rights; documents required. a. (1) For the transfer of real property in satisfaction of required or offered dedications to the city, and required or offered donations or grants to the property owners' association (POA), the subdivider or owner of the property must submit with the application for final plat a warranty deed or other instrument acceptable to the city attorney transferring fee simple ownership to the city or the POA. The applicant is aware of this and will submit required documentation with the final plat submittal. b. (2) For the transfer of personal property installed upon dedicated parkland or city- owned open space, or POA-owned parkland or open space, the subdivider must provide the city an instrument acceptable to the city attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements to the city or the POA. The applicant is aware of this and will submit required documentation with the final plat submittal. c. (3) The subdivider or owner of the property must record the deed or instrument transferring ownership or interests at the time of recording of the final plat with the original of such deed or instrument returned to the city or POA as applicable. The applicant is aware of this and will submit required documentation with the final plat submittal. d. (4) For the transfer of ownership interest in water, the subdivider or owner of the property must submit with the application for final plat a deed or other instrument acceptable to the city attorney transferring ownership to the city or POA, along with all required state department of natural resources and conservation documentation, certification and authorization. The applicant is aware of this and will submit required documentation with the final plat submittal. 9. Where non-public improvements are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of non-public improvements. Civil/Structural Engineering and Surveying A certificate for all improvements related to the open space lot must be provided on the final plat. The applicant is aware of this requirement and will provide certificate on the final plat. 10. When irrigation of public facilities are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of water-related improvements. The certificate must list all completed and accepted improvements, including but not limited to all irrigation system record drawings. The subdivision proposes irrigation of public facilities including parkland and public access open space. This certificate must be provided on the final plat. The applicant is aware of this requirement and will provide certificate on the final plat. Engineering Division Comments: 1. 38.400.060.B.4 BMC requires all arterial and collector streets and intersections with arterial and collector streets to operate at a minimum level of service "C" unless specifically exempted by this section which allows an exception to the LOS standard if: a. Granting a waiver would not be contrary to the public health and safety and is in the public interest; i. As the intersection level of service operates at a LOS “D” in the AM peak- hour condition primarily due to left turn traffic from Manley onto Griffin and traffic generated by this project will impact the intersection LOS primarily in the PM peak hour condition as traffic leaves the project, the public health and safety are protected. b. Improvements to the intersection LOS are within the next three years of the City’s capital improvement plan (CIP); i. The CIP lists this intersection for construction of improvements within three years. c. All right-of-way necessary for the intersection improvements are obtained; i. The City has verified that all right of way is in public control. d. The Commission has approved a financing plan; i. The financing is provided through the City’s Impact Fee Program and the applicant must verify if a local share is required for this intersection other than what is planned in the City’s Arterial and Collector District Fund. A waiver request is included in section 17 of this submittal. 2. BMC 38.400.050.A, states A. All streets and roads providing access to, and within, the proposed development must meet the following standards: a. 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. Civil/Structural Engineering and Surveying i. Manley Road must be constructed to a full collector street standard where adjacent to the project prior to final plat approval. As an alternative, a special improvements district (SID) for Manley Road is planned from the intersection of Manley and Griffin to the northern City Boundary on Manley. In order to satisfy the requirements the street must be constructed adjacent to the property or the SID must be approved by the City Commission prior to final plat approval or another alternative as allowed by the code. The applicant is aware of this condition. Manley Road and Griffin Intersection SID is on track to be approved prior to final plat approval. 3. BMC 38.410.130 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. The applicant must pay CIL of water rights due prior to final plat approval. The applicant is aware of this condition and will provide a check prior to final plat approval and PUD final site plan approval. 4. BMC 38.41.070.A.1 No utility lines may cross under a detention or retention basin per City Design Standards. The location of the water main must be modified to meet this requirement and may not be located under on street parking. The City recommends either placing the two mains in the west bound lanes or moving the water main to the alley. The water main has been moved to the Alley behind the townhouses. 5. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. Adequate separation is achieved. 6. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners’ Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the property owners’ association responsibility for stormwater maintenance for all stormwater facilities. The property Owners’ Association documents now incorporate the Stormwater Maintenance Plan. 7. BMC 38.410.080. The stormwater maintenance plan is inadequate. The plan does not address the following items that must be addressed in the plan: a. Equipment types and access points. b. Types of activities c. Waste disposal options d. Cost estimates or plan (short, mid, and long-term) The stormwater maintenance plan has been updated to discuss the required sections. Civil/Structural Engineering and Surveying 8. BMC 38.410.080. The applicant is proposing to locate Stormwater Pond #4 in an area with inadequate maintenance access. Specifically, the proposed location will not allow for maintenance with industry standard vacuuming or excavation equipment. Provide a stabilized entry point to facilitate access. This comment has been discussed with city planning staff, a stabilized access is no longer required. 9. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Groundwater elevations are anticipated to be 5 ft below ground surface based on monitoring wells installed on site. Groundwater elevations will not affect the proposed stormwater facilities and will be accounted for in infrastructure design.. 10. 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 shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.D of the Bozeman Municipal Code are met to allow for concurrent construction. The applicant must complete construction of off-site sanitary sewer upgrades prior to obtaining a building permit. The applicant is aware of these conditions;a concurrent construction request is included with resubmittal. Fire Department Comments: 1. Due to all structures being townhomes, fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. Buildings will be designed with applicable fire separations. 2. “Fire Lane” signage must be installed on North side of alley in accordance with code section 2012 IFC D103.6. Fire lane signage has been added to sheet C1.0. If you have any questions or need anymore information please give me a call at 406.587.1115. Thanks, Reviewed By: Drew Carter, E.I. Matt Hausauer, P.E. Civil/Structural Engineering and Surveying G:\C&H\14\14486\PUD AND ANNEXATION\PRELIMINARY PLAT AND PUD\PLAT\NARRATIVE RESPONSE TO INADEQUATE COMMENTS (2108.11.14).DOCX RC Revision and Correction RC Page 1 of 2 Revision Date 3‐20‐18 Required Forms: PLS REVISION AND CORRECTION SUBMITTAL FORM ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE‐SUBMITTALS THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT REVISIONS. SUBMITTAL REQUIREMENTS All revisions / correction submittals must contain the following: A completed RC revision/correction submittal form. The same number of copies and sizes and formats (including digital) as required for the initial application. Plans and documents, including digital files must meet plans, specifications and naming protocols. See form PLS. Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets are updated, retain the original date on sheets that have not been updated or revised. A written narrative that shows an itemized summary of your submittal and description of each change or revision in detail or document. Changes to plans sheets must include sheet and detail numbers. All changes must be clouded or highlighted on each plan set. Legal documents, studies, letters or other documentation must have a clear date of revision on the front page. Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is ¼ of the total original application fee. Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. RC form must be the first item in all resubmitted sets. INFORMATION Application file #: ______________________________ Application type: ______________________________ Project Name: Contact Name: Phone: Email: Revision and Correction RC Page 2 of 2 Revision Date 3‐20‐18 Required Forms: PLS SUBMITTAL TYPE NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review that is new and has not been reviewed before. CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the City to the applicant. If both types are being submitted, the written narrative required above listing itemized changes must clearly differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily approved plans or approved plans are processed under the modification application process, use form MOD for those changes. Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. CITY USE ONLY CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406‐582‐2260 fax 406‐582‐2263 planning@bozeman.net www.bozeman.net Date received: Checked and received by: Number of sets submitted: Includes digital copy Y/N:: Superion updated? Y/N: Planner/Engineer: DRC Required? Y/N: Date routed to Engineer: If no DRC, date comments due to planner. 10 working days from submittal date typical: BRIDGER VALE SUBDIVISION P.U.D. PRELIMINARY PLAT APPLICATION #14486 TABLE OF CONTENTS BRIDGER VALE SUBDIVISION P.U.D. PRELIMINARY PLAT APPLICATION TABLE OF CONTENTS 1. CITY OF BOZEMAN DEVELOPMENT APPLICATIONS 1.1 FORM A1 1.2 FORM PP (SUBDIVISION PRELIMINARY PLAT REQUIRED MATERIALS) 1.3 FORM PP1 (SUBDIVISION PRELIMINARY PLAT CHECKLIST) 2. BACKGROUND INFORMATION 2.1 EMAILS BETWEEN CITY OF BOZEMAN, C&H ENGINEERING AND DOUG CHANDLER CONCERNING PUD, ANNEXATION, GMA AND INITIAL ZONING 2.2 BRIDGER VALE SUBDIVISOIN PREAPPLICATION (ORIGINAL SUBMITTAL) 2.3 BRIDGER VALE SUBDIVISION PREAPPLICATION AND PUD CONCEPT PLAN – STAFF REPORTS 2.4 NARRATIVE RESPONSE TO PRE-APPLICATION COMMENTS 3. PLAT MAP AND SUPPORTING SUPPLEMENTS 3.1 FORM N1 AND LIST OF ADJOINERS 3.2 USGS VICINITY MAP 3.3 PRELIMINARY PLAT MAP 3.4 CONDITIONS OF APPROVAL PAGE 3.5 OVERALL PUD SITE PLAN 3.6 WEED MANAGEMENT PLAN 3.7 PLATTING CERTIFICATE 4. LEGAL 4.1 ARTICLES OF INCORPORATION 4.2 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS 5. ENVIRONMENTAL SUPPLEMENTS 5.1 WATERS OF THE US WETLAND DELINEATION (VAUGHN ENVIRONMENTAL SERVICES) 5.2 SUPPLEMENTAL PLAT INFORMATION 6. MASTER PARK PLAN AND LANDSCAPING PLAN 7. PHOTOMETRICS 7.1 INTERSECTION PHOTOMETRICS AND LIGHTING PLAN 7.2 INTERSECTION LIGHT SUBMITTAL 8. WATER AND SEWER DESIGN REPORT 9. STORMWATER DESIGN REPORT AND STORMWATER MAINTENANCE PLAN 10. TRAFFIC IMPACT STUDY (ABELIN TRAFFIC) 11. ENVIRONMENTAL SUPPLEMENTS 11.1 TETRA TECH, INC. - ENVIRONMENTAL TESTING ASSESMENT 11.2 VAPOR BARRIER DETAILS 12. RESOURCE TECHNOLOGIES-ENVIRONMENTAL SAMPLING REPORT 13. HYDROMETRICS– OLD BOZEMAN LANDFILL BRIDGER VALE SUBDIVISION P.U.D. PRELIMINARY PLAT APPLICATION #14486 TABLE OF CONTENTS 14. RESPONSE LETTERS 14.1 MONTANA FISH WILDLIFE AND PARKS 14.2 BOZEMAN PUBLIC SCHOOLS 14.3 BOZEMAN HEALTH 14.4 UNITED STATES POSTAL SERVICE 14.5 CENTURY LINK 15. AFFORDABLE HOUSING 15.1 AFFORDABLE HOUSING PLAN APPLICATION (CIL) 15.2 AFFORDABLE HOUSING CIL ANALYSIS 16. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT (WGM GROUP) 17. GRIFFIN DRIVE AND MANLEY ROAD LOS WAIVER REQUEST Bridger Vale Subdivision Preliminary Plat and PUD Preliminary Plan Major Subdivision and Planned Unit Development 806 Manley Road, Bozeman, MT 59715 REMU and PLI 6.4896 Acres REMU and Parkland 20 20 N/A N/A N/A Y N Bridger Vale, LLC PO Boze 930, Manhattan, MT 59741-0930 406.581.9660 andy@ebbighausen.com Same as Owner C & H Engineering and Surveying Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 406.587.1115 mhausauer@chengineers.com PP Preliminary Plat Required Materials PP Page 1 of 2 Revision Date 1-18-18 Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms: SUBDIVISION PRELIMINARY PLAT REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets Complete and signed development review application form A1. Plan sets that include all required items listed on the subdivision preliminary plat checklist form PP1. Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans 2-digital versions of all materials (JPEG or PDF) on separate CD-ROMs or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3 -ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1 and materials. STATISTICS 1. Subdivision Type: First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with variance Second or Subsequent Minor Subdivision from a Tract of Record First Major Subdivision 2. Total Number or Lots: 3. Lots by Proposed Uses: Residential, single household City Park Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial Townhouse Industrial Common Open Space Restricted Development Other: Preliminary Plat Required Materials PP Page 2 of 2 Revision Date 1-18-18 Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms: APPLICATION FEE Base fee $1,888 Minor or $ 3,004 Major Plus $74 per lot Plus $6.50 noticing fee per each physically contiguous (touching) property owner CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net PP1 Preliminary Plat Checklist PP1 Page 1 of 2 Revision Date 1-05-16 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms: SUBDIVISON PRELIMINARY PLAT CHECKLIST GENERAL INFORMATION The preliminary plat submittal must include the following information. Please refer to Section 38.41.040, BMC for the specific requirements for each item. 1. All information required with the pre-application plan, as outlined in Section 38.41.030 (Subdivision Pre-application Plan), BMC. See checklist PA1. 2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single household. 3. All streets, roads, alleys, avenues, highways, and easements; the width of the right-of-way, grades, and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector highways. 4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. 5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse shall be given. 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. 7. If the improvements required are to be completed in phases after the final plat is filed, the approximate area of each phase shall be shown on the plat. 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater. 9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the pre-application process. 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC. 11. All appropriate certificates (refer to Chapter 38.06, BMC). 12. All preliminary plat supplements required for all subdivisions: Preliminary Plat Supplements Required for All Subdivisions A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads B. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch sheet C. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal Procedures), BMC. See checklist SVAR D. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association E. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of way or driveways intersect State, County, or City highways, streets or roads F. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 1-05-16 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms: G. A draft of such other appropriate certificates H. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private I. Profile sheets for street grades greater than 5 percent J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds L. A preliminary platting certificate prepared by a Montana title company 13. All preliminary plat supplements not waived at pre-application review by the Development Review Committee. Please refer to Section 38.41.060, BMC for the specific requirements for each item. Additional Subdivision Preliminary Plat Supplements Waived A. Surface water B. Floodplains C. Groundwater D. Geology, soils and slope E. Vegetation F. Wildlife G. Historical features H. Agriculture I. Agriculture water user facilities J. Water and sewer K. Stormwater management L. Streets, roads and alleys M. Utilities N. Educational facilities O. Land use P Parks and recreation facilities Q. Neighborhood center plan R. Lighting plan S. Affordable Housing T. Miscellaneous CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net From:Cunningham, Julie To:Matt Hausauer; Moser, David Subject:RE: Bridger Vale Subdivision Date:Friday, May 5, 2017 9:43:44 AM Attachments:image001.png Due to its proximity to other substantial development, I have no major wildlife concerns on this proposed subdivision. Julie Cunningham Bozeman Area Wildlife Biologist Montana Fish, Wildlife and Parks 1400 S. 19th Ave Bozeman, MT 59718 (406) 994-6341 (406) 994-4090 (fax) From: Matt Hausauer [mailto:mhausauer@chengineers.com] Sent: Tuesday, May 02, 2017 10:09 AM To: Cunningham, Julie <juliecunningham@mt.gov>; Moser, David <davemoser@mt.gov> Subject: Bridger Vale Subdivision Hi Julie and Dave, We are submitting the preliminary plat application for the proposed Bridger Vale Subdivision just north of the East Gallatin Recreation Area tomorrow and I just realized I have not received a response from FWP. Could you please review and provide any comments you may have on this proposed subdivision. Please let me know if you have any questions. Thanks! Matt Hausauer, P.E. Civil Engineer www.chengineers.com "This message and/or attachment contains confidential information.Distribution of this information must be only to those of C&H Engineering andSurveying, Inc employees or individuals contractually approved to receive thisinformation. If you are not the addressee and/or are not authorized toreceive this for the addressee, you must not use, copy, disclose,forward, 1 Adam Morse From:Moser, David <davemoser@mt.gov> Sent:Tuesday, May 02, 2017 11:06 AM To:Matt Hausauer; Cunningham, Julie Subject:RE: Bridger Vale Subdivision Matt, Our principal concerns for impacts to fish and aquatic ecosystems at this time are generic to this type of development and its potential to harm local waterways.In general you should plan to avoid any activity (road building and associated infrastructure, house construction, utility placement) near surface waters that might destabilize existing channel configurations.You will want to avoid disturbing riparian or wetland vegetation. Montana Fish, Wildlife & Parks has developed recommended standards for development near water bodies.For rivers we recommend 250 feet of vegetated buffer and an additional 50 ft of building setback.For perennial streams we recommend 150 feet of vegetated buffer plus 50 additional feet of building setback.For any other water body we recommend 100 feet of vegetated buffer and 30 feet of additional building setback (Fish and Wildlife Recommendations for Subdivision Development in Montana 2012) Additionally, you will want to avoid situations that might deliver pollutants to surface waters as can happen for example when paved surfaces concentrate oil or other petroleum products that can be washed into channels by rain or snowmelt.Drainage within the subdivision is a critical consideration to avoid increasing sediment or other contaminants that might be delivered to local waterways. Our other main concern is to prevent localized stream disturbances during construction.We anticipate that your construction plans will include actions to reduce or mitigate sediment delivery, and to prevent discharges of petroleum products or other harmful substances into nearby ditches, or to lands capable of delivering these substances to nearby waterways.An important project goal should be to ensure that the completed subdivision poses no direct or persistent environmental threat to the local watershed. ************************* David Moser, Fisheries Biologist Montana Fish, Wildlife & Parks -Region 3 1400 S.19th Ave. Bozeman, MT 59718 406-994-6938 davemoser@mt.gov ************************* From:Matt Hausauer [mailto:mhausauer@chengineers.com] Sent:Tuesday, May 02, 2017 10:09 AM To:Cunningham, Julie <juliecunningham@mt.gov>; Moser, David <davemoser@mt.gov> Subject:Bridger Vale Subdivision Hi Julie and Dave, We are submitting the preliminary plat application for the proposed Bridger Vale Subdivision just north of the East Gallatin Recreation Area tomorrow and I just realized I have not received a response from FWP. Could you please review and provide any comments you may have on this proposed subdivision. Please let me know if you have any questions. _______________________________________________________________________________________________________ December 13, 2016 Matt Hausauer C&H Engineering and Surveying Inc. 1091 Stoneidge Drive Bozeman, Montana 59718 Via email: mhausauer@chengineers.com Subject: Proposed Bridger Vale Subdivision, Remaining Tract GLR-1, COS 157, Bozeman, MT (14486) Dear Mr. Hausauer, Referencing your letter received December 5, 2016 concerning the evaluation of the subject development. Bozeman Public Schools would expect that the 20 residential townhouse lots planned for this development would generate the following students: ♦ Pre-K to 5th 5 Student ♦ 6th to 8th 2 Students ♦ 9th to 12th 3 Student As of this date, the proposed development will be in the Hawthorne Elementary School, Chief Joseph Middle School and Bozeman High School attendance areas. Population growth and demographic shifts in the future may necessitate boundary realignments to existing schools, which could modify the designated attending schools. Similarly, if a designated school attendance area’s student population exceeds the school’s capacity, attendance at an alternate school may be required. Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual homes are developed to provide a Safe Route to School pathway for students to safely traverse the developed and existing roadways. Our existing bus system can accommodate the estimated number of additional students. Please let us know if there are any changes to the proposed development as this could modify the above student projections. Sincerely, Todd Swinehart, PE cc: Steve Johnson, Deputy Superintendent of Operations – Bozeman Public Schools Vance Ruff, Transportation Coordinator – Bozeman Public Schools Todd Swinehart, PE Director of Facilities (406) 522-6009 todd.swinehart@bsd7.org Bozeman Public Schools 404 West Main, PO Box 520 Bozeman, MT 59771-0520 www.bsd7.org AH Affordable Housing Required Materials Page 1 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: AFFORDABLE HOUSING PLAN APPLICATION The City of Bozeman’s Affordable Housing Ordinance requires that any new subdivision development, site plan or annexation of 10 units (single detached or attached townhomes) or larger are required to submit an Affordable Housing Plan. This application is to be submitted in conjunction with a development plan. Please also provide a site plan highlighting the proposed affordable housing lots. 1.PROJECT DESCRIPTIONDevelopment Name:_____________________________________________________________________________________________ Description:______________________________________________________________________________________________________ Property Owner Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Applicant Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Representative Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Property Full Street Address:_____________________________________________________________________________________________ Full Legal Description:__________________________________________________________________________________________ Current Zoning:_____________________ Current Use:_____________________________________________________________________________________________________ Community Plan Designation:__________________________________________________________________________________ AH Affordable Housing Required Materials Page 2 of 7 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 1.QUANTITY AND TYPE OF AFFORDABLE HOUSING UNITS The City of Bozeman’s Affordable Housing Ordinance requirements: -10% of all units must be built lower priced (70% AMI) or -30% of all units must be built moderately prices (90% AMI) or -A combination of lower priced and moderately priced home to meet the requirements Townhomes Detached Homes Total Total Units in Development Market Rate Units Lower Priced Units – 10% of Total or Moderate-Priced Units – 30% of Total Fractional Units (Cash-in-Lieu) When entering numbers into the above table, if required number of units is as a decimal, the developer/builder has the option to round up to the next whole number of units or pay cash -in-lieu to cover that partial unit. -Example:(14 total units = 1.4 lower-priced, build 2 or build 1 and pay .4 * Cash-in-Lieu Rate) 2.CITY OF BOZEMAN MAXIMUM HOME PRICE & CASH-IN-LIEU SCHEDULE – 2017 AMI Pricing for homes in the Affordable Housing Program are set annually and are based off of the US Department of Housing & Urban Development’s (HUD) annual Area Median Income (AMI). 2018 Maximum Home Prices Studio (1-Person HH) 1-2 Bedroom (2-Person HH) 3+ Bedroom (4-person HH) Lower-Priced Home - 70% AMI $151,346 $173,291 $216,589 Moderate-Priced Home - 90% AMI $204,558 $233,936 $292,297 2018 Cash-in-Lieu Rates Formula 1 or 2 Bedrooms 3+ Bedrooms (Median Market Rate Sale Price – Lower-Priced Home Sales Price) $229,374 - $173,291 $314,407 - $216,518 Cash-in-Lieu $55,453 $97,889 2018 Fractional Fee Scale in Dollars .1 .2 .3 .4 .5 .6 .7 .8 .9 1 or 2 bdrm 5,545 11,091 16,636 25,607 27,727 33,272 38,817 44,362 49,908 3+ bdrm 9,789 19,578 29,367 39,156 48,945 58,733 68,522 78,311 88,100 AH Affordable Housing Required Materials Page 3 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 3.ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS)Expedited Permit Review (All AH) Reduced Minimum Lot Sizes (All AH) Down Payment Assistance (70% AMI Sales Price & up to 80% AMI Buyer) Impact Fee Subsidy (70% AMI) Simultaneous Construction of Housing and Infrastructure (70% AMI) Reduced Parking (70% AMI) Reduction of Parkland (70% AMI) 4.AFFORDABLE HOUSING PLANThe Affordable Housing Plan must include answers to the following questions. 1.Explain the timing of the delivery of the affordable homes in relation to the market-rate homes inthe development? AH Affordable Housing Required Materials Page 4 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 2. Construction of affordable homes is required to be consistent with the makeup of the rest of the homes in the development. What is the mix of 1, 2 and 3+ bedrooms among market rate units and how will the affordable homes that are being proposed match with that? 3. Does the site have any unusual features (terrain, wetlands, rock outcroppings, streams, etc.) a. List any unusual features here. Townhomes Detached Homes Total 1 BDR 2 BDR 3+ BDR 1 BDR 2 BDR 3+ BDR Market Rate Units Lower-Price-Units Moderate-Priced Units AH Affordable Housing Required Materials Page 5 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 4. Are there any other special features within the development (how does the project meet the green building/renovation guidelines, cottage housing, common open space, dedicate parks, etc.)? a. List any special features here. 5. Explain the marketing plan for the sale of the affordable homes in the development. If you are going to be working with any partners, please list them here. (Possible partners include HRDC, the City of Bozeman, etc.) AH Affordable Housing Required Materials Page 6 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 6. Plan for the construction of Affordable Homes in a phased development. The Affordable Homes being built need to be consistent with the market-rate homes in development. If the exact number of units in a phased development is not known, the developer may estimate the total number of affordable homes (if not a phased development, do not fill out this part). Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Studio/1 Bedroom 2 Bedroom 3 Bedroom AH Affordable Housing Required Materials Page 7 of 8 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: 7. If Affordable Homes are not being built there may be two alternatives: a. Cash-in-lieu may be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Cash-in-lieu will be determined at time of application based on the current AMI for the area. (describe cash-in-lieu plan below if requesting this option): b. Land-donations may be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Land donation values and amount will be determined at time of application based of the current AMI for the area. (describe land-donation plan below if requesting this option): Affordable Housing Plan Bridger Vale Subdivision (#14486) 1)Subdivision Statistics 20 number of lots proposed 2.0 10% of lots proposed 2)Cash‐in‐Lieu Calculations (10% @ 70% AMI) 245,950.00$           Average median sales price 2016/2017 for a condo/townhouse 181,982.00$           Lower‐priced home at 70% AMI 63,968.00$             CIL per unit at 70% AMI 127,936.00$          Total CIL of Affordable Housing Payment 3)Cash‐in‐Lieu Payment Schedule Section 38.380.140.C.2 allows for staged delivery of in‐lieu  contributions. A CIL payment of $6,396.80 (1/20th of the total CIL  payment) will be made prior to the certificate of occupancy being  granted for each lot. Griffin-Manley LOS Waiver Request from Section 38.400.060.B.4 The property owner and applicant, Bridger Vale, LLC, is requesting a waiver from Section 38.24.060.B.4- Level of service standards. The following is the response to the variance criteria per Section 38.400.060.B.4.b- Subdivision Variance: 1. Granting a waiver for the intersection would not be contrary to public health and safety and is in the public interest; Per the Traffic Impact Study performed by Abelin Traffic Services; the existing intersection of Manley Road and Griffin Drive functions at an LOS D in the AM peak hour and an LOS C prior to the Bridger Vale Development. The proposed development will have negligible impacts on the both the AM and PM peak hour LOS’s. The AM peak hour will remain an LOS D and the PM peak hour will remain an LOS C. 2. Improvements to the intersection to raise the overall level of service to a "C" or better are currently scheduled for commencement of construction within three years as shown on the most recently adopted Transportation Capital Improvement Plan. The Manley and Griffin Intersection construction is planned for the FY20. 3. All rights-of-way necessary for the required intersection improvements have been obtained by the city or by the Montana Department of Transportation; The City of Bozeman has verified all right of way is in public control. 4. The commission has approved a financing plan for the intersection improvements. The project has been funded through Capital Improvement Program number SIF 110, with funds from Street Impact fees ($1,600,000) and Arterial & Collector District ($400,000). 1 Adam Morse From:Chris Saunders <csaunders@BOZEMAN.NET> Sent:Friday, April 01, 2016 1:24 PM To:'Doug Chandler' Cc:Mike Balch; 'Andrew Ebbighausen'; Ted Campbell (bozemanokie@gmail.com); William H. Anderson (E-mail) Subject:RE: Bridger Vale Informal Comments Doug, I think you captured the conversation well. One adjustment, the annexation must be accompanied by a zone map amendment as well. Applicant could propose PLI on areas the PUD proposed for public open space and another zoning district on the balance. REMU district was suggested during the informal by the applicant. Chris S From:Doug Chandler [mailto:doug@alliedengineering.com]Sent:Friday, April 01, 2016 12:19 PMTo:Chris Saunders Cc:Mike Balch; 'Andrew Ebbighausen'; Ted Campbell (bozemanokie@gmail.com); William H. Anderson (E-mail) Subject:RE: Bridger Vale Informal Comments Chris –Thanks for your time answering questions during our phone conversation today.This email summarizes my interpretation of our phone call. The city can not make any deals or promises except their normal processing of applications, so the next move has to be applications by the developer or possibly some other actions such as an easement or donation deal between the landowner and say the Rotary Club regarding the promise to dedicate the land for public park if …..list of conditions….I wasn’t totally clear on the easement process or intents, but if the Bozeman Sunrise Rotary could be of any assistance in getting this project to happen, we would do have a qualified 501C3 and would probably consider acting as a transfer entity if advantageous or needed. The City could process annexation and PUD applications simultaneously.Again, they couldn’t make any promises like if the annexation…… then the PUD will be approved…,but either party would have the opportunity to say nay about either application if there was something they didn’t like or didn’t meet criteria. The Annexation/zoning application would presumably have the PLI zoning designation if no amendment to the Growth Policy.The PUD, which would include townhomes, doesn’t have any particular limit to % of land that stays within the base zoning, but the PUD has various systems of judging public benefit including a point system that awards (for example) 1.25 points for each 1% of land (above and beyond normal park land requirements I believe) that is open space accessible to the public.A PUD needs at least 20 points.I don’t know all the details of the scoring system, but it seems like this project is in the ballpark at least.I think the developer would just need to sit down with the rules and regulations and applications for PUD and start checking off the boxes and studying the criteria. In summary, it appears to me that the next move is the developer’s, and that the City cant make any promises or provide any recommended approaches, but no fatal flaws with the idea of proceeding with annexation and PUD without a growth Policy Amendment came up in our conversation.The Bozeman Sunrise Rotary is behind this idea and believe it is the best realistic development concept for the park and community, and we will continue supporting the idea however possible.Please keep us informed of any progress as we are trying to finish up a revision to the Park Master 2 Plan and would like to include the extra land area, entry way improvements, and stream restoration of this area in the revised Park master plan. Chris –please feel free to add any corrections or additions to this email. Doug Chandler, PhD, PE President Allied Engineering Services, Inc. 32 Discovery Drive, Bozeman, MT 59718 | Tel: (406) 582-0221 x209 | Cell: (406) 579-2150 Email:doug@alliedengineering.com |Web:www.alliedengineering.com From:Doug Chandler Sent:Monday, March 21, 2016 4:29 PM To:csaunders@bozeman.net Cc:Mike Balch; 'Andrew Ebbighausen'; Ted Campbell (bozemanokie@gmail.com); William H. Anderson (E-mail) Subject:RE: Bridger Vale Informal Comments Thanks for the response Chris.As per my phone message, I would like to continue the discussion and I am hoping you don’t mind conducting a discussion via email.I have a few points inserted into your message below in red. Doug Chandler, PhD, PE President Allied Engineering Services, Inc. 32 Discovery Drive, Bozeman, MT 59718 | Tel: (406) 582-0221 x209 | Cell: (406) 579-2150 Email:doug@alliedengineering.com |Web:www.alliedengineering.com From:Chris Saunders [mailto:csaunders@BOZEMAN.NET]Sent:Monday, March 21, 2016 12:17 PM To:Doug Chandler Cc:Mike Balch; 'Andrew Ebbighausen'; Ted Campbell (bozemanokie@gmail.com); William H. Anderson (E-mail) Subject:RE: Bridger Vale Informal Comments Doug, This is a classic which comes first type of situation. The PUD must conform to the growth policy which shows Parks, open space, and recreational lands designation. If the City had adopted a detailed park plan for EGRA that did not include the area north of the road then it could possibly be argued that the more specific plan should take precedent.The current master plan for this park does not include this area, and the Bozeman Sunrise Rotary Club would like to include it in the revised Master Plan that we are working on, but we don’t think it is appropriate to include it without some agreement and approval between the City and the landowner.However,I am not certain whether the Commission would look favorably on a specific plan that didn't include all of the area generally designated as park.We have talked to three of the five Commissioners in our Rotary Club and I think the Commission is in favor of this development.Is there a way to take this issue/question directly to them? The City Commission is in the difficult position of having to consider a potential quasi-judicial decision (PUD) as it relates to a legislative decision for the growth policy amendment. The CC and the landowner are both in the difficult position that the CC can't make the approval of a growth policy amendment conditional on a specific development plan.I agree this is difficult –which is part of the reason I suggest the PUD moving forward without the GPA.If the GPA was amended without a specific plan, the developer or a subsequent owner could develop the entire area as high density residential, commercial (for REMU designation) or whatever 3 change was agreed to in the GPA, when in fact, the specific plan is important when considering and approving this development.The Bozeman Sunrise Rotary Club likes and supports this plan because of its sensitivity and improvements to the Park, and we think a PUD approval that shows the details of the plan is the best way to develop and implement a favorable plan for the park.I went back and looked again at Table C-16 in the growth policy which addresses the correlation between planning and zoning. Based on that language and looking at the site plan criteria 38.19.100.A.1 I conclude the GPA needs to come first. This property is the "perfect storm" of complexities that makes identifying the path forward challenging.Its not really that complex if you do the PUD first.What you approve is what you get, or if the developer doesn’t follow through with that plan for some reason, the GPA still stands as is.The time to most easily make the case for a map change is during the overall growth policy update since the plan as a whole is being rebalanced and competing priorities are being considered. An amendment gives less latitude for those trade offs. As reflected in the informal comments, Staff is generally supportive of the outcome of the project. The challenge is how to most effectively get there is a timely manner.We believe it is a PUD proceeding without changing the existing Growth Policy. Chris –can you send me a link to the Growth Policy?I am having trouble getting it to load from the city website.I am wondering if we (Bozeman Sunrise Rotary) will need to go through similar process (amending growth policy) to add a second park access and re-arranging some property boundaries to get the road around the southeast side of the pond? Thanks again for your comments. Chris S From:Doug Chandler [mailto:doug@alliedengineering.com]Sent:Friday, March 18, 2016 10:09 AMTo:Chris SaundersCc:Mike Balch; 'Andrew Ebbighausen'; Ted Campbell (bozemanokie@gmail.com); William H. Anderson (E-mail)Subject:RE: Bridger Vale Informal Comments Chris, Mike Balch sent me the City responses to the informal DRC review meeting for the proposed Bridger Vale/EGRA development plans.They all seemed in accordance with the discussions at the meeting which I thought were positive for the project.My question to Mike, which he was unsure of and now I am asking you, is could this project proceed as a PUD without an amendment to the a GPMA? I saw in the review documents where a PUD or a Master Site Plan was required for the REMU district, and the City generally favored a PUD.There was some question of which zoning district was most appropriate for the project, so is it possible that the PUD could proceed without changing the existing Park, Open Space and Recreational Lands Designation? From the Bozeman Sunrise Rotary Club’s (BSRC) perspective, this project was originally proposed as a TOP acquisition as a park, which was abandoned due to financial feasibility.BSRC pursued and proposed the present alternative to the land owner as feasible way to accomplish a substantial addition and entryway improvement to the EGRA, and BSRC is presently in the process of developing an updated master plan for the park.This Master Plan is important to BSRC for both planning and pursuing funding alternatives for the park.We would like the master plan and project to keep moving forward as fast as possible. In summary, with its substantial park component and history, the specific design of the development is pertinent so we agree that the PUD is appropriate.From the BSRC perspective, we think the existing Park, Open Space and 4 Recreational Lands designation may also be appropriate and we see no reason to delay and burden the project process with a GPMA.I have cc’d the owner and engineer for the development this email, so please let us know if you think this is a possible path and if there are any implications to the project from taking that approach they should be aware of? Sincerely, Doug Chandler Allied Engineering Services, Inc. 32 Discovery Dr., Bozeman, MT 59718 | Tel: 406.582.0221 | Fax: 406.582.5770 299 Prairie Drive, Stanley, ND 58784 | Tel: 701.628.0221 Cell:406.579.2150 |mailto:doug@alliedengineering.com|Web:www.alliedengineering.com From:Doug ChandlerSent:Wednesday, March 16, 2016 7:11 PM To:'Mike Balch'; 'Andrew Ebbighausen' Subject:RE: Bridger Vale Informal Comments It all seems in accordance with the discussions at the DRC.Do you need a GPMA if you do a PUD?I saw where a PUD or a Master Site Plan was required for the REMU district, and they recommended a PUD, but is it possible that you could do a PUD without changing the existing Park , Open Space and Recreational Lands Designation? Doug Chandler, PhD, PE President Allied Engineering Services, Inc. 32 Discovery Dr., Bozeman, MT 59718 | Tel: 406.582.0221 | Fax: 406.582.5770 299 Prairie Drive, Stanley, ND 58784 | Tel: 701.628.0221 Cell:406.579.2150 |mailto:doug@alliedengineering.com|Web:www.alliedengineering.com From:Mike Balch [mailto:mbalch@chengineers.com]Sent:Monday, March 14, 2016 11:03 AMTo:Doug Chandler; 'Andrew Ebbighausen'Subject:Bridger Vale Informal Comments Andy and Doug, Please see attached city comments from the Bridger Vale informal application.It looks like the city is in no hurry to review a GPMA.Thank you. Mike Balch, P.E. C&H Engineering and Surveying, Inc1091 Stoneridge Drive, Bozeman, MT 59718Phone: 406-587-1115 Fax: 406-587-9768mbalch@chengineers.com Providing Civil Engineering, Structural Engineering, Land Surveying, Subdivision Design, Geotechnical Engineering, Septic/Water System DesignandSoils/Concrete testing since 1994. 5 "This message and/or attachment contains confidential information.Distribution of this information must be only to those of C&H Engineering and Surveying, Incemployeesor individuals contractually approved to receive this information.If you are not the addressee and/or are not authorized to receive this for theaddressee, you must not use, copy, disclose, forward, print or take any action based on this message or any information herein.If you have received thismessage in error, please advise the sender immediately by reply e-mail and delete this message." City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9)and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. CITY OF BOZEMAN ENGINEERING DEPARTMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2280 fax 406-582-2263 skohtz@bozeman.net www.bozeman.net MEMORANDUM ------------------------------------------------------------------------------------------------------------------------------ TO: DEVELOPMENT REVIEW COMMITTEE, BRIAN KRUEGER FROM: SHAWN KOHTZ, DEVELOPMENT REVIEW ENGINEER RE: BRIDGER VALE CONCEPT PLANNED UNIT DEVELOPMENT AND SUBDIVISION PRE-APPLICATION (#16-251) DATE: 7-11-16 ------------------------------------------------------------------------------------------------------------------------------ The following comments pertain to review of the submitted materials for the above referenced project: 1. A failing intersection exists at the intersection of East Griffin Drive and Manley Road. BMC Section 38.24.060.B.4 states that arterial and collector intersections shall operate at a minimum level of service "C". Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. The identified intersection must be upgraded to at least the minimum LOS requirement prior to receiving final plat approval for the proposed project. 2. The City is considering creation of an SID to upgrade Manley Road to a collector standard in conjunction with another development (Glen Lake Commercial Subdivision). The proposed development would be required to participate in the SID for an upgrade to Manley Road. If an SID is not implemented, the developer will be responsible for a proportionate share of the collector street upgrade. The applicant is advised to contact the Glen Lake Commercial Sub developer to support development of the SID. A partial street upgrade for Manley Road adjacent to the property, per former City policy, will not be allowed. 3. The applicant shall provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of SID’s for the following: a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to East and West Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements to the intersection of Manley Road and East Griffin Drive. d. Intersection improvements to the intersection of West Griffin Drive and N. 7th Avenue. e. Intersection improvements to the intersection of East Griffin Drive and Bridger Drive. Page 2 f. Railroad crossing improvements on East Griffin Drive. The document filed shall 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. 4. It appears wetlands mitigation will be required for the proposed construction on this property. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's must be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to final plat approval. 5. BMC Section 38.23.100.A.2.c.4.d requires a 50-foot setback from wetlands. 6. In the informal application for this project, the applicant proposed a condition of approval, “that all lots construct a sub-slab vapor mitigation system to eliminate any environmental concerns.” The City does not have the necessary information to respond to this comment. The applicant is advised to schedule meetings jointly with the City Engineering Department and City Legal Department with respect to this item. 7. A stormwater master plan will be required prior to preliminary plat approval. The master plan must depict the maximum sized retention or detention basin location and locate and provide easements for adequate drainage ways within the subdivision to transport runoff to the stormwater receiving channel. 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. 8. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in accordance to Bozeman Municipal Code (BMC) section 38.23.180. 9. The City’s parks, recreation, open space, and trails (PROST) plan identifies the need for a trail through the southern portion of the property. The applicant shall coordinate with the Parks, Planning, and Engineering Departments to determine the width and material for that trail. The Engineering Department will accept a trail on the south side of the road as a substitute for sidewalk at that location. 10. A pedestrian crossing of Manley Road is needed to connect the trail system at the intersection of Manley Road and Bridger Vale Drive. 11. Sidewalk is required along the property frontage at Manley Road. 12. A one foot “No Access” strip is required for all lots fronting onto Manley Road to limit accesses to the collector street. 13. The applicant shall contact Erin Shane in the City Water and Sewer Division to obtain a hydrant flow test on a hydrant near the subject property. The hydrant flow test shall be used by the applicant’s engineer to make a determination if the available flows for fire protection are acceptable for the proposed project. Page 3 14. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 15. A street light will be required at the intersection of Manley Road and the road entering the subdivision per the City of Bozeman Design Standards and Specifications Policy. 16. During the DRC meeting, the applicant indicated they would locate the proposed water main in the northern leg of Bridger Vale Drive in the same drive aisle as the sewer main. This is preferred by the Water and Sewer Superintendent. CC. ERF Project File Page 1 of 11 16274, Staff Report for the Bridger Vale Concept PUD Date: DRB meeting is on July 13, 2016 Project Description: A concept PUD to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design and a request for concurrent construction. The subdivision of one parcel into twenty single household lots, one commercial lot, one common open space lot, one City Park lot and associated street and alley is proposed. Project Location: Manley Road north of East Gallatin Recreation Area Recommendation: That the DRB review and provide comments on the PUD concept plan. Report Date: July 5, 2016 Staff Contact: Brian Krueger, Development Review Manager Agenda Item Type: Action (Quasi-judicial) TABLE OF CONTENTS SECTION 1 - MAP SERIES .................................................................................................... 2 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................... 4 SECTION 3 - STAFF COMMENTS AND ANALYSIS ......................................................... 5 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ................................. 6 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND ................ 7 APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT ............................................. 9 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 11 ATTACHMENTS ................................................................................................................... 11 16274, Bridger Vale Concept PUD Page 2 of 11 SECTION 1 - MAP SERIES 16274, Bridger Vale Concept PUD Page 3 of 11 16274, Bridger Vale Concept PUD Page 4 of 11 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES Relaxations have been requested from the following sections. 1. Section 38.27.060- Access to the proposed park is off of the proposed back alley which abuts the garages for all residential lots. We propose a relaxation from this section of the Bozeman Municipal Code (BMC) which requires streets along 50% of the park frontage. The park's overall perimeter equates to 1,347 LF with 750 LF of frontage which does not abut a street. 2. The proposed street section as shown on the conceptual plan is not a City standard street section. The application requests a relaxation from the standard street section to allow construction of a detention pond in the landscaped median as shown in section 8.0 of the submittal binder. 3. Section 38.39.030- Concurrent construction. The developer would like to start construction of the homes prior to final inspection of the required public infrastructure improvements. 16274, Bridger Vale Concept PUD Page 5 of 11 SECTION 3 - STAFF COMMENTS AND ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for the DRB’s consideration. Performance Points: With a PUD, Section 38.20.090.E.2.a.7 BMC requires at least 20 performance points for the subject property. Points can be met using any combination of on- site and off-site open space or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The proposed development utilizes onsite landscaped open space and innovative stormwater facilities to provide the performance points. It is unclear whether the open space is proposed to include a public access easement. Pedestrian and Bicycle Circulation: The pedestrian circulation system is generally acceptable with the addition of a City standards sidewalk on the south side of Bridger Vale Drive. Standard sidewalks must be provided along both sides of public streets. Bike lanes will be installed along Manley Road. There are several trail connections included. The PROST plan calls for a trail for two trails that connect through this property to Manley Road. One trail connection will be satisfied with the sidewalk on the south side of Bridger Vale Drive. The RPAB will be considering the application on July 7h and will offer comments on trail connectivity. Automobile Connections: Vehicular connections are provided from Manley Road and a new street, Bridger Vale Drive. The street includes on street parking on both sides and a center median that will include stormwater facilities. Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines for all phased PUD’s. Development guidelines will be required as there is a proposed commercial lot without a proposed building design. Stormwater: The concept plan includes cursory stormwater designs. The stormwater design localizes the treatment and conveyance of stormwater for the proposed alley and street. Staff 16274, Bridger Vale Concept PUD Page 6 of 11 recommends Low Impact Development principles for best practices for integrating stormwater design into the landscape as an amenity. Trees are recommended to be planted in the center median in addition to the street trees that will be required to be planted adjacent to the sidewalks. Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Overall, the landscape plan should provide at least 23 performance points for open space. The parkland improvements must be design and approved through a parks master plan. The site includes residential adjacency. The Preliminary PUD should include a master landscape plan for the development along with finer detail plans for all planting areas where additional densities of plantings should be provided: at the primary vehicular and pedestrian access locations and the open space areas adjacent to existing residential development along Turtle Way. The watercourse setback and the wetland areas are under separate landscaping standards. Any watercourse modification may require a 404 permit and the code requires a watercourse setback planting plan for any wetland or watercourse setback areas. It appears that an offsite watercourse will require watercourse setback plantings on the proposed open space. Building Design: The property is outside of any overlay districts. Architectural quality will be an important element of PUD submittal. A diversity of architectural design should be implemented to comply with REMU zoning and the existing context of the site which includes a diversity of housing and commercial building designs. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is presently not annexed. Under the Gallatin County zoning the property is designed M-1, Light Industrial. The property is presently used for pasturing animals and is crossed by an access road to the East Gallatin Recreation Area. The property will require annexation and zoning prior to development entitlements and permits. The proposed zoning for the property is REMU, Residential Emphasis Mixed Use. The intent of the REMU district is to provide for Adopted Growth Policy Designation: The property is designated as Parks, Open Space and Recreational Lands in the Bozeman Community Plan. Parks, Open Space, and Recreational Lands. All publicly owned recreational lands, including parks, are included within this category, as well as certain private lands. These areas are generally open in character and may or may not be developed for active recreational purposes. This category includes conservation easements which may not be open for public use. 16274, Bridger Vale Concept PUD Page 7 of 11 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Background The applicant proposed a growth policy amendment in 2014 to the City Commission to change the designation from Parks and Open Space to Residential. The City Commission did not approve that amendment. The developer has been working closely with the Bozeman Sunrise Rotary and the Turtle Way owners to develop the current plan. The property is located north of the East Gallatin Recreation Area and east of Manley Road. The property is privately owned. The present designation of the property for future park uses appears to have occurred during the development of the Bozeman Community Plan which was adopted in 2009. Previously, the 1990 Master Plan showed the property as being in a transition area between Industrial and Park uses. Given the scale of the 1990 map now available it is difficult to clearly show the parcel, especially as individual property lines were not reliably shown on the map. A review of the mapping for the adopted 2009 update of the growth policy shows the present boundary line for all versions of the map. Staff has reviewed minutes of the Planning Board meetings during the preparation of the plan and cannot find discussion of why this change was made. The present map is shown in Section 1 of this report. 16274, Bridger Vale Concept PUD Page 8 of 11 Designation on a future land use map, as shown in growth policy excerpt Section 3.5 above, may reflect either existing uses or aspirations for use. At this time Staff has not been able to identify any specific Planning Board or City Commission discussion regarding the adoption of the future land use map in 2009 that would indicate whether the designation of the property was a deliberate act, a translation of the old difficult to read 1990 map which picked up an adjacent property, or an assumption that the subject property was supposed to be included with the larger open space tracts to the south and east. County designation Between the adoption of the 1990 and 2001 future land use maps the City-County planning program was dissolved. All non-annexed property transitioned to the sole control of Gallatin County for planning and zoning. Gallatin County largely retained the 1990 Master Plan for the county areas and readopted the associated zoning. This property with the new County zoning was designated as M-1. Vicinity Land Use The property to the east is owned by the City of Bozeman. A solid waste disposal facility was operated there per the MT Department of Environmental Quality between 1962 and 1970. Use of the site is currently as open space supportive of the East Gallatin Recreation Area and providing a connection between the recreation area and the Bridger Creek Subdivision trail system. The site is approximately 47 acres and was leased to the MT Department of Fish, Wildlife, and Parks in 1985. The state was obligated to perform certain monitoring of the site as set forth in the lease. The application materials include a letter dated November 18, 2014 forwarding a report dated April 4, 1996 from the MT Department of Environmental Quality regarding monitoring and site improvement efforts that had been taken to that point. An updated site monitoring report was provided by the applicant dated January 13, 2015 prepared by Resource Technologies, Inc. Copies of both items are included in the application materials attached to this report. The property to the south is a former gravel pit redeveloped into a pond and recreational area. The property is owned by the MT Fish, Wildlife, and Parks and was purchased in 1984. A 60 foot road easement to access the site passes from Manley Road through the application site and to the East Gallatin Recreation Area. This easement was a part of the purchase agreement between the State and landowner as is to the benefit of the specific parcel and is shown on Certificate of Survey 1221. Both Gallatin County and the City of Bozeman find that this easement is a public right of way for a street and not simply a driveway. The property containing the lack and recreation area was leased to the City of Bozeman by the State for recreational uses in 1991. 16274, Bridger Vale Concept PUD Page 9 of 11 A tract to the SW of the subject parcel also was the subject of a growth policy amendment in 2004 as application P-04044. The revised area was 1.84 acres in size and was located at 780 Manley Road. The request was also to change from the future land use designation of Park, Open Space and Recreational Lands to Residential. The application was considered by the City Commission on October 18, 2004 and was approved on a vote of 4-1. The minutes of that meeting are available through the City’s laserfiche archive. The property was later annexed, zoned as R-1, and developed as Minor Subdivision 385 into five residential lots. All lots are now built on. Turtle Way connects to Manley Road and provides access to the five lots. No parkland was dedicated with the development as minor subdivisions are not required to dedicate parkland. The property to the west has been annexed and is zoned M-1, Light Industrial and has been developed as the Gallatin Park subdivision. There are 30 lots and most have buildings on them. There is a pedestrian trail which passes through the subdivision to the Cherry Creek open space to the northwest. East Gallatin Recreation Area The most distinguishing feature of the East Gallatin Recreation Area is the 15.6 acre lake. The lake is supplied by ground water with a surface outlet on the north. The outlet flows to the north and around the adjacent subdivision and connects to a stream north of the right of way which divides the parcel. The outlet has both a manual control and an overflow control to enable management of the water level in the lake. Wetland and potential flooding areas are present but need to be formally delineated on the site. There are water setbacks and water quality standards which will apply to any future development of the site. Exact locations and nature of the setbacks and water quality improvements will be dependent on the delineation of the water courses, wetlands, and design of the site. The 60 foot public right of way by easement which divides the application site provides the primary access to the East Gallatin Recreation Area. Both Gallatin County and the City of Bozeman find that the right of way is a public street subject to typical zoning setbacks and constructions standards. Any future development of the site will require the right of way to be upgraded to public road standards for both vehicles and pedestrians. Any future development of the site will also require provision of additional right of way for Manley Road which is a designated collector street in the long range transportation plan. APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of 16274, Bridger Vale Concept PUD Page 10 of 11 development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 16274, Bridger Vale Concept PUD Page 11 of 11 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner/ Applicant: Ebbighausen Homes, Inc. PO Box 930 Manhattan, MT 59741 Representative: C & H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 Report By: Brian Krueger, Development Review Manager ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials for PUD concept plan Subdivision pre-application plat 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying August 24, 2018 Brian Krueger City of Bozeman Department of Community Development 20 E. Olive Street Bozeman, MT 59718 RE: Bridger Vale Concept PUD and Subdivision Pre-Application Narrative Response Letter (#16251/#16274) Mr. Krueger: This letter is to provide a narrative response to the subdivision pre-application and concept PUD planning notes dated July 6th, 2016 and pre-application engineering comments dated July 22, 2016. Responses to these items are provided in italics below: SECTION I: PLANNING COMMENTS 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The applicant is aware of these requirements. 2. The applicant shall submit with the application for Preliminary Plat/Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. The applicant is aware of these requirements 3. Property is presently outside of municipal boundaries The city approved the Bridger Vale Annexation with recommended terms of annexation on February 5th, 2018. 4. The property falls under the Parks, Open Space and Recreational Lands future land use designation on Figure 3-1 of the Bozeman Community Plan. The city approved the Bridger Vale REMU/PLI Zone Map Amendment with contingencies on February 5th, 2018. 5. A growth policy amendment may not be required prior to development. The proposed project will generally comply with the current growth policy as designed with the enhanced park street entrance and additional open space and parkland. Civil/Structural Engineering and Surveying Growth Policy Amendment was approved for the project with contingencies on April 29, 2015. 6. The applicant has proposed the site be zoned as Residential Emphasis Mixed Use zoning district. The REMU district may be implemented with the current underlying growth policy designation of Parks Open Space and Recreational Lands if the zone map amendment criteria are met. The zone map amendment criteria are met the city approved the Bridger Vale REMU/PLI Zone Map Amendment with contingencies on February 5th, 2018. 7. The REMU zoning district requires a maximum 15-foot setback for townhouse units. The plans show the townhome units not in conformance to this standard. After the municipal code update minimum front setbacks within REMU districts are 10’ per Section 38.320.020.F BMC. 8. The watercourse along Manley Road and associated wetlands are subject to setbacks which will restrict the buildable area of Lot 1. Please see 38.23.100.B. The wetland delineation is required with an application for annexation. The preliminary plat must include information on this issue. A wetland delineation report was prepared and included in this submittal. 9. Parkland at a rate of .03 acres per dwelling unit is required. A detailed calculation of park provided must be included with the subdivision and planned unit development. The calculation must take into account the adjustments for development requirements for parks. Parkland dedication calculations and tabulations are shown on the Conditions of Approval page of the preliminary plat. 10. A parks master plan is required with the preliminary plat for the proposed City Park additions. A park master plan was prepared and included in this submittal. 11. A clear discussion of how the two separate proposed park and open space lots improve the existing East Gallatin Recreation Area must be provided with the application.\ Explanation for separate park and open space lots is provided in the park master plan included in this submittal. 12. If a PUD is sought, performance points are required with all PUDs. In this location a minimum of 20 performance points is needed. The required performance points may be satisfied by a variety of methods. A specific description of how the performance points will be provided must be included with the PUD submittal. Performance point descriptions are discussed in detail in the PUD Checklist Response Item 14e; which is included in the Preliminary PUD Application submittal. 13. Open space may be used to meet PUD performance requirements. Open space may be located within or adjacent to the PUD. If located off-site it must be legally tied to the PUD and restricted from diversion to other sources. An easement may be used for this purpose. Open space which includes public access is given 25% more value in the calculation than open space which is restricted to private use. Civil/Structural Engineering and Surveying All open space is located within the PUD. 14. See Chapter 38, Article 26 and Section38.09.030.C: The formal application shall include a detailed landscape plan and a calculation that ensures that the required amount of landscape points has been obtained for any PUD open space lots. The landscaping needs to be coordinated with any PUD performance points provided by open space. The PUD open space must also meet landscaping requirements. A landscaping plan meeting the landscaping requirements is included with the Preliminary PUD Application submittal. 15. A detailed accounting of proposed landscaping species and how they are used to meet required performance standards shall be provided with the preliminary plan submittal. The legend of plant types should have no species indicators less than 0.5 inches in diameter. The accounting shall describe how each performance standard is met. If non-vegetation options are used they shall be clearly identified on the plan and in the description of the project. Species of selected plants and landscape performance standards are shown on the landscape plan included with the Preliminary PUD Application submittal. 16. The site vision triangles for all accesses shall be shown on the final site plan. The trees planted along the access easement shall be a species that is acceptable to be planted in the boulevard as listed in the City of Bozeman Tree Selection Guide. The landscape plan shall address planting details for the street trees, and shall include 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 should be a mulch ring 3’ - 4’ in diameter around each newly planted boulevard tree. Site vision triangles are shown on the PUD site plan; detailed tree selection and planting notes matching those described are shown on the landscape plan. Both are included in the Preliminary PUD Application submittal. 17. Please consult the City Forester on tree selection as allowed species of street trees has recently changed. The landscape architect is aware of the changes and the trees shown on the landscape plan conform to the new standard. 18. Please consult with the City’s Stormwater Program Coordinator and Water Conservation Specialist regarding landscaping for stormwater facilities and landscaping of open spaces. Landscape plan reflects city’s recommendations for landscaping within open spaces. 19. The provisions of Chapter 38, Article 38 are required. Draft documents must be submitted with the preliminary plat. Draft documents have been submitted with the Preliminary Plat Application Submittal. 20. The proposed covenants shall include a section which clearly indicates those portions of the covenants which were relied upon for the approval of the PUD. This section shall restrict those portions from alteration without written approval of the City of Bozeman. Civil/Structural Engineering and Surveying A restricted portion of the covenants has been added. A draft version covenants are included with the Preliminary Plat Application submittal. 21. No property may be removed from the covenants once established without written approval of the City of Bozeman. The applicant is aware of these conditions. 22. The PUD Final Plan shall be completed and approved before the approval of the final plat. The applicant is aware of these requirements. 23. Design Standards are required with a phased Planned Unit Development. A PUD Preliminary Plan Application has been submitted in conjunction with the Preliminary Plat Application for review by the city. 24. The City of Bozeman will rely upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. The applicant is aware of these requirements. 25. The REMU district encourages a diversity of housing types. The proposed layout shows primarily town home clusters. The REMU district allows for both townhome and small lot single detached housing. Townhomes will be used for housing as they provide the most efficient use of the property. An additional commercial lot will be developed in the future. 26. The design for the town home clusters should include individual detailing and architecture to provide visual variety. Architectural plans showing a variety of town house design are included with PUD Preliminary Plan Application submittal. 27. Breaking the homes into groups to provide visual transparency along the street as depicted in the application is encouraged. Homes are broken into clusters as shown on the PUD Site Plan. 28. The buildings must clearly address the street with main entries. Buildings are shown in oriented with main entries oriented towards the street. 29. Architectural quality will be an important element on the PUD submittal. A diversity of architectural design will be required. Architectural plans showing a variety of town house design are included with PUD Preliminary Plan Application submittal. 30. Please provide building and parking envelopes for each lot with the PUD plans to verify that the lot sizes and building placements provided for functional lots. Building and parking envelopes are shown on the overall site plan included with the PUD Preliminary Plan Application Submittal. Civil/Structural Engineering and Surveying 31. If all lots are proposed as townhouse lots within the REMU district, Accessory Dwelling Units are not allowed. The covenants shall explicitly state that lots may not have accessory dwelling units. This covenant may not be changed without City written consent. This restriction has been added to the covenants included in with the Preliminary Plat Application Submittal. 32. Water mains must be looped if longer than 500 feet unless an engineering deviation is approved. The water main has 2 connection points the dead-end section of main is less than 50 feet and terminated with a hydrant per city standards. 33. The City of Bozeman requires a payment for cash in lieu of water rights for further development of property where cash in lieu has not been paid. The City will recognize any previously provided water rights or cash-in-lieu for this property as applying towards future development of this site. Contact Brian Heaston, Engineer at 406-582-2280 for further information. Calculation for CILWR is shown on the conditions of approval page included with Preliminary Plat 34. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee program is contained in Chapter 3.24, Bozeman Municipal Code. Future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. An estimate can be supplied through our office. Contact Chris Saunders, Planning and Policy Manager, at 406-582-2267 for further information. The applicant is aware of the impact fees associated with the property. 35. The required private utility easements may be placed in the front or back of the lots. However, to reduce conflicts on narrow lots it may be prudent to place public utilities in the front and private utilities in the back. Proposed private utilities are shown in the front of the lots as this is generally preferred by the private utility companies. 36. The final landscape plan shall be coordinated with Northwestern Energy so that the species of trees identified for planting along Manley Road and adjacent open spaces shall not conflict with the existing overhead power lines. The landscape plan provided with the PUD Preliminary Plan submittal shows proposed trees along Manley road do not conflict with existing overhead power lines. 37. Coordinate with Northwestern Energy to ensure that adequate dry utility easement size and placement has been included with the preliminary plat. Utility easement shown on the plat included with Preliminary Plat Application submittal conforms with NWE’s request. 38. Fences located in the front, side or rear yard setback of properties adjacent to any park or publicly accessible open space shall not exceed a maximum height of four (4) feet, and Civil/Structural Engineering and Surveying shall be of an open construction designed in a manner to be consistent along all park land and open space areas. Proposed fencing shall conform to Section 38.23.130 “Fences, Walls and Hedges.” This requirement with appropriate exhibits of fence types shall be addressed and illustrated in the property owners’ association documents. The documents shall include a single fence style acceptable to the City for locations fronting any public park. Fencing exhibit and restrictions have been added to the Bridger Vale Subdivision Design review guidelines included in the PUD Preliminary Plan Application submittal. 39. The requirements of Chapter 38, Article 43 Affordable Housing must be considered prior to a formal application. Affordable Housing Plan Application has been included with this Preliminary Plat Application submittal. 40. A City standard sidewalk and regular spacing of street trees is required along the south side of Bridger Vale Drive. The City Engineering Department preferred an asphalt trail through the southern open space in the subdivision rather than City standard sidewalk and trees. The trail is shown on the overall site plan included with the PUD Preliminary Plan Application. 41. The requested waivers for submittal requirements for floodplains, historical features, agriculture and neighborhood center are recommended to be granted. No action required. 42. Additional comments regarding the PUD will be provided after the DRB meeting on July 23th, 2016. Response to these comments are provided in the next section of this narrative. 43. Formal applications for preliminary plat and preliminary plan must be submitted within one calendar year of the date of the comment letter. Annexation and the Zone Map Amendment must be completed prior to the submittal of any formal applications. Annexation and ZMA are both approved; PUD Preliminary Plan Application and Preliminary Plat Subdivision Application are included with this narrative. 44. The preliminary plat and preliminary PUD will be subject to review for compliance with the Montana Subdivision and Platting Act, Bozeman Municipal Code, Bozeman Community Plan, and associated implementing standards and policies in place at the time that the application is deem adequate for continued review. This is currently twenty working days following a determination that the application is acceptable for review. The applicant is aware of these requirements. SECTION II: ENGINEERING COMMENTS 1. A failing intersection exists at the intersection of East Griffin Drive and Manley Road. BMC Section 38.24.060.B.4 states that arterial and collector intersections shall operate at a minimum level of service "C". 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 Civil/Structural Engineering and Surveying construction of mitigation measures if mitigation measures are required to maintain LOS. The identified intersection must be upgraded to at least the minimum LOS requirement prior to receiving final plat approval for the proposed project. Applicant is aware of these requirements. 2. The City is considering creation of an SID to upgrade Manley Road to a collector standard in conjunction with another development (Glen Lake Commercial Subdivision). The proposed development would be required to participate in the SID for an upgrade to Manley Road. If an SID is not implemented, the developer will be responsible for a proportionate share of the collector street upgrade. The applicant is advised to contact the Glen Lake Commercial Sub developer to support development of the SID. A partial street upgrade for Manley Road adjacent to the property, per former City policy, will not be allowed. Applicant is aware of these requirements. 3. The applicant shall provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of SID’s for the following: a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to East and West Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements to the intersection of Manley Road and East Griffin Drive. d. Intersection improvements to the intersection of West Griffin Drive and N. 7th Avenue. e. Intersection improvements to the intersection of East Griffin Drive and Bridger Drive. f. Railroad crossing improvements on East Griffin Drive. The document filed shall 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 Waivers of Right to Protest Creation of SIDs for the above referenced items will be provided and filed with the final plat of the proposed subdivision. 4. It appears wetlands mitigation will be required for the proposed construction on this property. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's must be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to final plat approval. The applicant is aware of these requirements and will obtain the necessary wetland mitigation permits prior to any disturbances. 5. BMC Section 38.23.100.A.2.c.4.d requires a 50-foot setback from wetlands. A 50’ wetland setback is shown overall site plan included in the PUD Preliminary Plan Application. Civil/Structural Engineering and Surveying 6. In the informal application for this project, the applicant proposed a condition of approval, “that all lots construct a sub-slab vapor mitigation system to eliminate any environmental concerns.” The City does not have the necessary information to respond to this comment. The applicant is advised to schedule meetings jointly with the City Engineering Department and City Legal Department with respect to this item. The applicant has coordinated with the City Engineering Department and the City Legal Department to require the installation of a sub-slab vapor mitigation system for new structures within this subdivision. This requirement is noted on the Conditions of Approval sheet and the draft protective covenants for the subdivision. 7. A stormwater master plan will be required prior to preliminary plat approval. The master plan must depict the maximum sized retention or detention basin location and locate and provide easements for adequate drainage ways within the subdivision to transport runoff to the stormwater receiving channel. 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. A stormwater design report for the subdivision is included in the PUD Preliminary Plan Application submittal; stormwater facilities and design are shown on the PUD Site Grading and Drainage Plan also included in the submittal. 8. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in accordance to Bozeman Municipal Code (BMC) section 38.23.180. A CILWR calculation is shown on the conditions of approval sheet of the Preliminary Plat which is included in the submittal package. Payment will be made after confirmation from City Engineering Department. 9. The City’s parks, recreation, open space, and trails (PROST) plan identifies the need for a trail through the southern portion of the property. The applicant shall coordinate with the Parks, Planning, and Engineering Departments to determine the width and material for that trail. The Engineering Department will accept a trail on the south side of the road as a substitute for sidewalk at that location. New trail layout is shown on the civil site plan included in the PUD Preliminary Plan Application submittal. 10. A pedestrian crossing of Manley Road is needed to connect the trail system at the intersection of Manley Road and Bridger Vale Drive. Pedestrian crossing is shown on the civil site plan included in the PUD Preliminary Plan Application submittal. 11. Sidewalk is required along the property frontage at Manley Road. Sidewalk along Manley Road property frontage is shown on the civil site plan included in the PUD Preliminary Plan Application submittal. Please note that a Special Improvement District (SID) is in the process of being created for Manley Road. It is unknown at this time if the SID will include sidewalk on both sides of Manley Road. 12. A one foot “No Access” strip is required for all lots fronting onto Manley Road to limit Civil/Structural Engineering and Surveying accesses to the collector street. One foot no access strip is shown on the Preliminary Plat included in the Preliminary Plat Application submittal. 13. The applicant shall contact Erin Shane in the City Water and Sewer Division to obtain a hydrant flow test on a hydrant near the subject property. The hydrant flow test shall be used by the applicant’s engineer to make a determination if the available flows for fire protection are acceptable for the proposed project. Flow test data and capacity analysis of the water system are shown in the Sewer and Water Design Report included in the Preliminary Plat Application submittal. 14. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. Applicant is aware of these conditions and has added note on the Conditions of Approval Page of the Preliminary Plat. 15. A street light will be required at the intersection of Manley Road and the road entering the subdivision per the City of Bozeman Design Standards and Specifications Policy. Street light is shown on the civil site plan included with the PUD Preliminary Plan Application submittal. 16. During the DRC meeting, the applicant indicated they would locate the proposed water main in the northern leg of Bridger Vale Drive in the same drive aisle as the sewer main. This is preferred by the Water and Sewer Superintendent. The water and sewer mains are unable to fit within the same drive aisle and maintain the required 10 ft of separation between the mains and 2 ft from the edge of curb. If you have any questions or need anymore information please give me a call at 406.587.1115. Thanks, Matt Hausauer, P.E. G:\C&H\14\14486\PUD AND ANNEXATION\PRELIMINARY PLAT AND PUD\PLAT\NARRATIVE RESPONSE TO PRE-APP COMMENTS.DOCX Adjoining Property Owners BRIDGER VALE PLANNED UNIT DEVELOPMENT, REMAINING TRACT GLR-1 OF COS 157, LOCATED IN THE SW ¼, SEC. 31, T. 1 S., R. 6 E. OF P.M.M., GALLATIN COUNTY, MONTANA EHRNMAN DAVID BRADLEY 213 TURTLE WAY BOZEMAN, MT 59715-8767 MINOR SUB 385, S31, T01 S, R06 E, Lot 5 VARNAI CHRISTINE 563 BEAR CROSSING RD GALLATIN GATEWAY, MT 59730-9641 MINOR SUB 385, S31, T01 S, R06 E, Lot 4 PICKENS JARRED 257 TURTLE WAY BOZEMAN, MT 59715-8767 MINOR SUB 385, S31, T01 S, R06 E, Lot 3 BLACKBURN JAMES W III 279 TURTLE WAY BOZEMAN, MT 59715-8767 MINOR SUB 385, S31, T01 S, R06 E, Lot 2 DHEIN JUSTIN 291 TURTLE WAY BOZEMAN, MT 59715-8767 MINOR SUB 385, S31, T01 S, R06 E, Lot 1 M832MT LLC 301 GALLATIN PARK DR BOZEMAN, MT 59715-7909 GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK 1, Lot 14, ACRES 0.537, PLAT J-300 PLUS OPEN SPACE BACKCHECK LLC ATTN: DENNIS STEINHAUER P.O. BOX 1167 BOZEMAN, MT 59715 GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK 1, Lot 13, ACRES 0.537, PLAT J-300 PLUS OPEN SPACE OLD MARSH HOLDINGS LLC PO BOX 1167 BOZEMAN, MT 59771-1167 GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK 1, Lot 12, ACRES 0.534, PLAT J-300 PLUS OPEN SPACE DOUBLE S. PROPERTIES LLC 384 GALLATIN PARK DR; STE 201 BOZEMAN, MT 59715-7928 GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK 1, Lot 11, ACRES 0.803, PLAT J-300 PLUS OPEN SPACE GALLATIN PARK OWNERS ASSOCIATION 300 N WILLSON AVE; #400 BOZEMAN, MT 59715-3551 GALLATIN PARK SUB, S36, T01 S, R05 E, ACRES 3.889, OPEN SPACES A, B, & C, PLAT J-300 SUNFISH PARK COMMUNITY ASSOCIATION PO BOX 4480 (CONTIGUOUS) BOZEMAN, MT 59772-4480 MINOR SUB 385, S31, T01 S, R06 E, OPEN SPACE STATE OF MONTANA (CONTIGUOUS) PO BOX 200901 HELENA, MT 59620 S31, T01 S, R06 E, C.O.S. 1221, PARCEL GL1 & GL3, AND S31, T01 S, R06 E, C.O.S. 1221, TR GL2 SW4 ANNEX TO CITY OF BOZEMAN HILLMAN MELVIN L & SANDRA(CONTIGUOUS) 860 MANLEY RD BOZEMAN, MT 59715-8776 S31, T01 S, R06 E, ACRES 15.04, TRACT 3 S2NW4 LESS TR GL-3 COS 1221 G:\c&h\14\14486\Pud and Annexation\Preliminary Plat and PUD\PUD\Adjoiners Updated.doc RFM_Spec en 09/16 page 1 of 5 The Philips Lumec RoadFocus LED Cobra Head luminaires feature a sleek design that provides seamless replacement of existing HID luminaires. RoadFocus is available in three sizes, offers multiple lumen packages, and a complete array of optical distributions, making it an outstanding solution for all types of roadway applications. Roadway RoadFocus RFM : 72, 108 and 160 W Ordering guide example: RFM-72W32LED4K-T-R2S-UNIV-DMG-AST-FAWS-RCD-SP2-PHXL-GY3 Luminaire RFM LED Module Optical System Voltage Driver and Dimming Wattage Switch Twist-Lock Receptacle Surge Protection Luminaire Options Finish RFM RoadFocus Medium 4000K: 72W32LED4K-T 108W32LED4K-T2,4 108W48LED4K-T 160W48LED4K-T2,4 3000K: 72W32LED3K-T 108W32LED3K-T 2,4 108W48LED3K-T 160W48LED3K-T 2,4 R2S Type II Short R2M Type II Medium R3S Type III Short R3M Type III Medium 4 Type IV 5 Type V UNIV 120-277VAC HVU 347-480VAC Standard: DMG1,6 Dimmable driver 0-10V Optional: Dynadimmer Economy Profile CDMGE252,4,5,6 CDMGE502,4,5,6 CDMGE752,4,5,6 Median Profile CDMGM252,4,5,6 CDMGM502,4,5,6 CDMGM752,4,5,6 Safety Profile CDMGS252,4,5,6 CDMGS502,4,5,6 CDMGS752,4,5,6 DALI2,4,5,6 Digitally Adressable Lighting Interface DMG-AST*2,4 Adjustable Startup Time DMG-CLO*2,4,5 Constant Light Output DMG-OTL*2,4 Over The Life *Includes 0-10v dimming None (leave blank) FAWS5 Field Adjustable Wattage Selector (optional) Standard: RCD1,3,7 Receptacle for twist-lock photocell or shorting cap, 5-pin (standard) Optional: RCD73,7 Receptacle for twist-lock photocell or shorting cap, 7-pin (optional) None (leave blank) SP28 20kV / 20kA Surge Protector (optional) HS House side shield, 1 per 16 LED light engine PH83 Twist-lock Photoelectric Cell, UNIV (120-277VAC) PH8/3473 Twist-lock Photoelectric Cell, HVU (347VAC) PH8/4803 Twist-lock Photoelectric Cell, HVU (480VAC) PHXL3 Twist-lock Photoelectric Cell, extended life, UNIV (120-277VAC) PH93 Shorting cap API Factory installed NEMA label BK Black finish BR Bronze finish GY3 Gray finish WH White finish 1. Please note these integrated features come standard with RoadFocus luminaires. 2. Denotes programmable driver option. Not available with HVU (347-480volt). Not available with 1050 mA versions (108W32LED, 160W48LED). 3. Use of photoelectric cell or shorting cap is required to ensure proper illumination. 4. Not available with HVU (347-480volt). 5. FAWS not available with CDMG options, DALI or CLO. 6. Dimming choices: Select either DMG or one of the CDMG options or DALI. 7. When RDC7 option is selected you will get 7-pin instead of standard RCD 5-pin. 8. When SP2 option is selected you will get SP2 instead of standard SP1. Project: Location: Cat.No: Type: Lamps: Qty: Notes: RFM_Spec en 09/16 page 2 of 5 RFM RoadFocus Medium, LED Cobrahead: 72, 108, and 160 W LED Wattage and Lumen Values LED = Philips Lumileds LUXEON T, CRI = 70, CCT = 4000K (+/- 350K), System (LED + driver) rated life = 100,000 hrs1 LED Module Typical Delivered Lumens Typical System Wattage (W)2 LED Current (mA) Typical System Current (A) @ Efficacy (Lm/W)BUG Rating120V208V240V277V347V480V 72W32LED4K-T-R2S 8,330 73 700 0.62 0.36 0.31 0.28 0.21 0.15 114 B2-U0-G1 72W32LED4K-T-R2M 8,140 73 700 0.62 0.36 0.31 0.28 0.21 0.15 112 B2-U0-G2 72W32LED4K-T-R3S 8,085 73 700 0.62 0.36 0.31 0.28 0.21 0.15 111 B1-U0-G2 72W32LED4K-T-R3M 8,178 73 700 0.62 0.36 0.31 0.28 0.21 0.15 112 B2-U0-G2 72W32LED4K-T-4 7,142 73 700 0.62 0.36 0.31 0.28 0.21 0.15 98 B1 U0 G2 72W32LED4K-T-5 7,496 73 700 0.62 0.36 0.31 0.28 0.21 0.15 103 B3-U0-G2 108W32LED4K-T-R2S 11,169 108 1050 0.91 0.53 0.47 0.41 N/A 103 B2-U0-G2 108W32LED4K-T-R2M 10,914 108 1050 0.91 0.53 0.47 0.41 101 B2-U0-G2 108W32LED4K-T-R3S 10,841 108 1050 0.91 0.53 0.47 0.41 100 B1-U0-G2 108W32LED4K-T-R3M 10,965 108 1050 0.91 0.53 0.47 0.41 102 B2-U0-G2 108W32LED4K-T-4 10,320 108 1050 0.91 0.53 0.47 0.41 96 B2-U0-G2 108W32LED4K-T-5 10,050 108 1050 0.91 0.53 0.47 0.41 93 B3-U0-G2 108W48LED4K-T-R2S 12,507 106 700 0.93 0.53 0.46 0.40 0.32 0.23 118 B3-U0-G2 108W48LED4K-T-R2M 12,222 106 700 0.93 0.53 0.46 0.40 0.32 0.23 115 B2-U0-G2 108W48LED4K-T-R3S 12,140 106 700 0.93 0.53 0.46 0.40 0.32 0.23 115 B2-U0-G2 108W48LED4K-T-R3M 12,279 106 700 0.93 0.53 0.46 0.40 0.32 0.23 116 B2-U0-G2 108W48LED4K-T-4 10,724 106 700 0.93 0.53 0.46 0.40 0.32 0.23 102 B2 U0 G2 108W48LED4K-T-5 11,255 106 700 0.93 0.53 0.46 0.40 0.32 0.23 107 B4-U0-G2 160W48LED4K-T-R2S 16,778 161 1050 1.34 0.76 0.66 0.58 N/A 104 B3-U0-G2 160W48LED4K-T-R2M 16,396 161 1050 1.34 0.76 0.66 0.58 102 B3-U0-G3 160W48LED4K-T-R3S 16,285 161 1050 1.34 0.76 0.66 0.58 101 B2-U0-G3 160W48LED4K-T-R3M 16,472 161 1050 1.34 0.76 0.66 0.58 102 B3-U0-G3 160W48LED4K-T-4 14,386 161 1050 0.91 0.53 0.47 0.41 89 B2-U0-G3 160W48LED4K-T-5 15,098 161 1050 1.34 0.76 0.66 0.58 94 B4-U0-G2 Accessories (must be ordered as separate line items - quickly and easily installed in the field) CPC or CPCD 1 CityTouch Connector Node. 1. Contact the factory for additional support when connected lighting or additional services are desired. 1. L70 >100,000 hrs (at ambient temperature = 25°C). 2. System wattage or total luminaire wattage includes the LED module and the LED driver. Note: Due to rapid and continuous advances in LED technology, LED luminaire data is subject to change without notice and at the discretion of Philips. RFM_Spec en 09/16 page 3 of 5 Field Adjustable Wattage (FAWS) Multiplier Chart FAWS Position Typical Delivered Lumens Multiplier Typical System wattage and typical current 1 0.37 0.29 2 0.55 0.50 3 0.62 0.58 4 0.71 0.69 5 0.77 0.75 6 0.81 0.81 7 0.84 0.87 8 0.94 0.91 9 0.98 0.96 10 1.00 1.00 FAWS Position Typical Delivered Lumens Multiplier Typical System wattage and typical current 1 0.33 0.27 2 0.56 0.48 3 0.64 0.57 4 0.71 0.65 5 0.79 0.74 6 0.84 0.79 7 0.89 0.85 8 0.92 0.90 9 0.96 0.95 10 1.00 1.00 72W32LED4K-T or 108W48LED4K-T (700 mA) 72W32LED3K-T or 108W48LED3K-T (700 mA) 108W32LED4K-T OR 160W48LED4K-T (1050mA) 108W32LED3K-T OR 160W48LED3K-T (1050mA) 1. L70 >100,000 hrs (at ambient temperature = 25°C). 2. System wattage or total luminaire wattage includes the LED module and the LED driver. Note: Due to rapid and continuous advances in LED technology, LED luminaire data is subject to change without notice and at the discretion of Philips. RFM RoadFocus Medium, LED Cobrahead: 72, 108, and 160 W LED Wattage and Lumen Values LED = Philips Lumileds LUXEON T, CRI = 70, CCT = 3000K (+/- 350K), System (LED + driver) rated life = 100,000 hrs1 LED Module Typical Delivered Lumens Typical System Wattage (W)2 LED Current (mA) Typical System Current (A) @ Efficacy (Lm/W)BUG Rating120V208V240V277V347V480V 72W32LED3K-T-R2S 7,398 73 700 0.62 0.36 0.31 0.28 0.21 0.15 101 B2-U0-G1 72W32LED3K-T-R2M 7,181 73 700 0.62 0.36 0.31 0.28 0.21 0.15 98 B2-U0-G2 72W32LED3K-T-R3S 7,168 73 700 0.62 0.36 0.31 0.28 0.21 0.15 98 B1-U0-G2 72W32LED3K-T-R3M 7,042 73 700 0.62 0.36 0.31 0.28 0.21 0.15 96 B2-U0-G2 72W32LED3K-T-4 7,223 73 700 0.62 0.36 0.31 0.28 0.21 0.15 99 B1-U0-G2 72W32LED3K-T-5 7,231 73 700 0.62 0.36 0.31 0.28 0.21 0.15 99 B3-U0-G2 108W32LED3K-T-R2S 10,064 108 1050 0.91 0.53 0.47 0.41 N/A 93 B2-U0-G2 108W32LED3K-T-R2M 9,769 108 1050 0.91 0.53 0.47 0.41 90 B2-U0-G2 108W32LED3K-T-R3S 9,751 108 1050 0.91 0.53 0.47 0.41 90 B1-U0-G2 108W32LED3K-T-R3M 9,581 108 1050 0.91 0.53 0.47 0.41 89 B2-U0-G2 108W32LED3K-T-4 9,826 108 1050 0.91 0.53 0.47 0.41 91 B2-U0-G2 108W32LED3K-T-5 9,837 108 1050 0.91 0.53 0.47 0.41 91 B4-U0-G2 108W48LED3K-T-R2S 11,116 106 700 0.93 0.53 0.46 0.40 0.32 0.23 105 B2-U0-G2 108W48LED3K-T-R2M 10,790 106 700 0.93 0.53 0.46 0.40 0.32 0.23 102 B2-U0-G2 108W48LED3K-T-R3S 10,770 106 700 0.93 0.53 0.46 0.40 0.32 0.23 102 B2-U0-G2 108W48LED3K-T-R3M 10,581 106 700 0.93 0.53 0.46 0.40 0.32 0.23 100 B2-U0-G2 108W48LED3K-T-4 10,853 106 700 0.93 0.53 0.46 0.40 0.32 0.23 102 B2-U0-G2 108W48LED3K-T-5 10,865 106 700 0.93 0.53 0.46 0.40 0.32 0.23 103 B4-U0-G2 160W48LED3K-T-R2S 14,706 161 1050 1.33 0.76 0.67 0.58 N/A 91 B3-U0-G2 160W48LED3K-T-R2M 14,275 161 1050 1.33 0.76 0.67 0.58 89 B3-U0-G3 160W48LED3K-T-R3S 14,249 161 1050 1.33 0.76 0.67 0.58 89 B2-U0-G2 160W48LED3K-T-R3M 13,999 161 1050 1.33 0.76 0.67 0.58 87 B3-U0-G2 160W48LED3K-T-4 14,358 161 1050 1.33 0.76 0.67 0.58 89 B2-U0-G3 160W48LED3K-T-5 14,374 161 1050 1.33 0.76 0.67 0.58 89 B4-U0-G2 Dimensions RFM11"279 mm 4.38"111 mm 23.25"591 mm RFM11"279 mm 4.38"111 mm 23.25"591 mm Side View Bottom View Weight: 12.2 Lbs EPA: 0.53 sq. ft. Specifications Housing Made of a low copper die cast Aluminum alloy (A360), 0.100" (2.5mm) minimum thickness. Fits on a 1.66" (42mm) O.D. (1.25" NPS), 1.9" (48mm) O.D. (1.5" NPS) or 2 3/8" (60mm) O.D. (2" NPS) by 5 1/2" (140mm) minimum long tenon. Comes with a zinc plated clamp fixed by 2 zinc plated hexagonal bolts 3/8 16 UNC for ease of installation. Provides an easy step adjustment of +/- 5° tilt in 2.5º increments. Includes integral bubble level standard (always included). A quick release, tool less entry, single latch, hinged, removable door opens downward to provide access to electronic components and to a terminal block. Door is secured to prevent accidental dropping or disengagement. A clearance of 13" (330mm) at the rear is required in order to remove the door. Complete with a bird guard protecting against birds and similar intruders and an ANSI label to identify wattage and source (both included in box). Light Engine Composed of 4 main components: LED Module / Optical System / Heat Sink / Driver. Electrical components are RoHS compliant, IP66 sealed light engine equipped with Philips Lumileds LUXEON T LEDs.LEDs tested by ISO 17025-2005 accredited lab in accordance with IESNA LM-80 guidelines in compliance with EPA ENERGY STAR, extrapolations in accordance with IESNA TM-21. Metal core board ensures greater heat transfer and longer lifespan. RFM_Spec en 09/16 page 4 of 5 LED Module: LED type Philips Lumileds LUXEON T. Composed of high-performance white LEDs. Color temperature as per ANSI/NEMA bin Neutral White, 3000 Kelvin nominal (3045K +/- 175K) or 4000 Kelvin nominal (3985K +/- 275K), CRI 70 Min. 75 Typical. Optical System: Composed of high performance UV stabilized optical grade polymer refractor lenses to achieve desired distribution optimized to get maximum spacing, target lumens and a superior lighting uniformity. System is rated IP66. Performance shall be tested per LM-63, LM-79 and TM-15 (IESNA) certifying its photometric performance. 0% uplight and U0 per IESNA TM-15. Heat Sink: Built in the housing, designed to ensure high efficacy and superior cooling by natural vertical con- vection air flow pattern always close to LEDs and driver optimising their efficiency and life. Product does not use any cooling device with moving parts (only passive cooling). Wide openings enable natural cleaning and removal of dirt and debris. Entire luminaire is rated for operation in ambient temperature of -40°C / -40°F up to +40°C / +104°F. Driver: High power factor of 90% min. Electronic driver, operating range 50/60 Hz. Auto adjusting universal voltage input from 120 to 277 or 347 to 480 VAC rated for both application line to line or line to neutral, Class I, THD of 20% max. DMG: Dimming compatible 0-10 volts. The current supplying the LEDs will be reduced by the driver if the driver experiences internal overheating as a protection to the LEDs and the electrical components. Output is protected from short circuits, voltage overload and current overload. Automatic recovery after correction. Standard built in driver surge protection of 2.5kV (min). Integrated Features DMG: Dimmable driver 0-10V. RCD*: Receptacle with 5 pins enabling dimming, can be used with a twist lock Starsense or photoelectric cell or a shorting cap. SP1: Surge protection device tested in accordance with ANSI/IEEE C62.45 per ANSI/IEEE C62.41.2 Scenario I Category C High Exposure 10kV/10kA waveforms for Line-Ground, Line-Neutral and Neutral-Ground, and in accordance with DOE MSSLC Model Specification for LED Roadway Luminaires Appendix D Electrical Immunity High test level 10kV/10kA. Please note that these integrated features always come with RoadFocus luminaire. * Use of photoelectric cell or shorting cap is required to ensure proper illumination. RFM RoadFocus Medium, LED Cobrahead: 72, 108, and 160 W Predicted Lumen Depreciation Data Predicted performance derived from LED manufacturer’s data and engineering design estimates, based on IESNA LM-80 methodology. Actual experience may vary due to field application conditions.L70 is the predicted time when LED performance depreciates to 70% of initial lumen output. Calculated per IESNA TM21-11. Published L70 hours limited to 6 times actual LED test hours Ambient Temperature °C Driver mA Calculated L70 Hours L70 per TM-21 Lumen Maintenance % at 60,000 hrs 25°C up to 1050 mA >100,000 hours >60,000 hours >96% RFM_Spec en 09/16 page 5 of 5 Driver and Luminaire Options AST*: Pre-set driver for progressive start-up of the LED module(s) to optimize energy management and enhance visual comfort at start-up. CLO*: Pre-set driver to manage the lumen depreciation by adjusting the power given to the LEDs offering the same lighting intensity during the entire lifespan of the LED module. DALI*: Pre-set driver compatible with the DALI control system. OTL*: Pre-set driver to signal end of life of the LED module(s) for better fixture management. CDMG*: Dynadimmer standard dimming functionalities including pre-programmed scenarios to suit many applications and needs from safety to maximum energy savings. Safety Mode: CDMGS25: 4 hours, 25% power dimming CDMGS50: 4 hours 50% power dimming CDMGS75: 4 hours 75% power dimming Median Mode: CDMGM25: 6 hours 25% power dimming CDMGM50: 6 hours 50% power dimming CDMGM75: 6 hours 75% power dimming Economy Mode: CDMGE25: 8 hours 25% power dimming CDMGE50: 8 hours 50% power dimming CDMGE75: 8 hours 75% power dimming * Not available with HVU (347-480V) FAWS: Field Adjustable Wattage Selector, pre-set to the highest position, can be easily switched in the field to the required position. This reduces total luminaire wattage consumption and reduces the light level – see the FAWS multiplier chart for more details. Note: It is not recommended to use FAWS with other dimming or controls; if you do, set the switch to position 10 (maximum output) to enable the other dimming or controls. Switching FAWS to any position other than 10 will disable the other dimming or controls. SP2: 20kV / 20kA surge protection device that provides extra protection beyond the SP1 10kV/10kA level. RCD7*: Receptacle with 7 pins enabling dimming and additional functionality (to be determined), can be used with a twist lock Starsense node or photoelectric cell or a shorting cap. Please note: Additional hardware will be required to utilize the additional 2 pins on this receptacle. HS: House side shield, 1 per 16 LED light engine. PH8*: Twist-lock Photoelectric Cell, UNIV (120-277VAC). PH8/347*: Twist-lock Photoelectric Cell, HVU (347VAC). PH8/480*: Twist-lock Photoelectric Cell, HVU (480VAC). PHXL*: Twist-lock Photoelectric Cell, extended life, UNIV (120-277VAC). PH9*: Shorting cap. API: Factory Installed NEMA label, ANSI C136.15 compliant * Use of photoelectric cell or shorting cap is required to ensure proper illumination. Luminaire Useful Life Refer to IES files for energy consumption and delivered lumens for each option. Based on ISTMT in situ thermal testing in accordance with UL1598 and UL8750, Philips System Reliability Tool, Philips Advance data and Philips Lumileds LM-80/TM-21 data, expected to reach 100,000 + hours (72W32LED and 108W48LED at 700mA) or 94,500 hours (108W32LED and 160W48LED at 1050mA) with >L70 lumen maintenance @ 25°C. Luminaire Useful Life accounts for LED lumen maintenance AND all of these additional factors including: LED life, driver life, PCB substrate, solder joints, on/off cycles, burning hours and corrosion. Wiring The connection of the luminaire is done using a terminal block connector 600V, 85A for use with #2 14 AWG. wires from the primary circuit, located inside the housing. Due to the inrush current that occurs with electronic drivers, recommend using a 10Amp time-delay fuse to avoid unwanted fuse blowing (false tripping) that can occur with normal or fast acting fuses. Hardware All exposed screws shall be complete with Ceramic primer seal to reduce seizing of the parts, also offers a high resistance to corrosion. All seals and sealing devices are made and/or lined with EPDM and/or silicone and/or rubber. Finish Color in accordance with the AAMA 2603 standard. Application of polyester powder coat paint (4 mils/100 microns) with ± 1 mils/24 microns of tolerance. The Thermosetting resins provides a discoloration resistant finish in accordance with the ASTM D2244 standard, as well as luster retention in keeping with the ASTM D523 standard and humidity proof in accordance with the ASTM D2247 standard. The surface treatment achieves a minimum of 3000 hours for salt spray resistant finish in accordance with testing performed and per ASTM B117 standard. LED products manufacturing standard The electronic components sensitive to electrostatic discharge (ESD) such as light emitting diodes (LEDs) are assembled in compliance with IEC61340-5-1 and ANSI/ESD S20.20 standards so as to eliminate ESD events that could decrease the useful life of the product. Vibration Resistance The RFM meets the ANSI C136.31, American National Standard for Roadway Luminaire Vibration specifications for Bridge/overpass applications. (Tested for 3G over 100,000 cycles by independent lab) Certifications and Compliance cULus Listed for Canada and USA. Luminaire meets DOE and MSSLC Model Specification for LED Roadway Luminaires. RoadFocus LED Cobrahead luminaires are DesignLights Consortium qualified. Luminaire complies with or exceeds the following ANSI C136 standards: .2, .3, .10, .14, .15, .22, .25, .31, .37, .41. Limited Warranty 10-year limited warranty. See philips.com/warranties for details and restrictions. Brackets/Arms For brackets / arms available with this luminaire, see Lumec 3D for details. RFM RoadFocus Medium, LED Cobrahead: 72, 108, and 160 W Specifications (continued) © 2016 Philips Lighting Holding B.V. All rights reserved. Philips reserves the right to make changes in specifications and/or to discontinue any product at any time without notice or obligation and will not be liable for any consequences resulting from the use of this publication. philips.com/luminaires Philips Lighting North America Corporation 200 Franklin Square Drive, Somerset, NJ 08873 Tel. 855-486-2216 Philips Lighting Canada Ltd. 281 Hillmount Rd, Markham, ON, Canada L6C 2S3 Tel. 800-668-9008 DESIGN REPORT STORMWATER MANAGEMENT BRIDGER VALE PLANNED UNIT DEVELOPMENT SITE PLAN Prepared for: Ebbighausen Homes, LLC P.O. Box 930 Manhattan, MT 59741 Prepared by: Project Number:14486 March 2017 INTRODUCTION The Bridger Vale Planned Unit Development (PUD) project is being proposed to annex and rezone to Residential Mixed Use (REMU) Tract GLR-1,COS No. 1221, which is located east of Manley Road at the East Gallatin Recreational Area (EGRA) access road.The project is planned to be developed as a residential subdivision PUD.This design report addresses stormwater management at the site based on the development plan being proposed. STORMWATER DETENTION PONDS All of the site runoff for Bridger Vale Subdivision PUD will be routed to a detention pond proposed south of Bridger Vale Drive on the west side of the site. The site is divided into two drainage areas as shown on the attached drainage area map included in Appendix A at the end of this report.Both drainage areas are routed to Pond 4 through a series of pond overflow structures. There are two retention ponds (Pond 2 and Pond 3) located in the center median strip of Bridger Vale Drive and a small detention pond (Pond 1) located in the western most center median strip. Drainage Area 1 includes the majority of the alley along the rear of the residential lots which will be graded with an inverted crown cross section that will collect runoff from the rear of the lots,all of the buildings,the driveways and the commercial lot.The runoff collected by the alley will be routed to a valley gutter located at the west intersection of the Alley and Bridger Vale Drive and will drain into Detention Pond 1 through a curb cut in the western most median at the lowest grade point.Storm water then is routed through an outlet control structure to Detention Pond 4, and from there through another outlet control structure to the ditch along the east side of Manley Road. Drainage Area 2 will drain the landscaped front yards of four of the buildings, a portion of the Alley, open space and the east end of Bridger Vale Drive.Bridger Vale Drive is proposed to be graded into a valley cross section with a series of retention ponds in the center median strip and the catch curb along the median will collect drainage and route it to the appropriate median pond through four curb cuts.Ponds 1, 2 and 3 are located in the Bridger Vale Drive center median strip.The center median strip (Ponds 2 & 3)has the capacity to detain 796 CF and the western-most pond (Pond 1) has a detention capacity of 926 CF.Drainage Areas 1 &2 have a combined required detention volume of 4,838 CF considering the 10-year 2-hour storm event. Ponds 1, 2 and 3 provide 1722 CF of combined retention and detention.Pond 4 has a volume of 5,404 CF and is located south of Bridger Vale Drive in the platted open space.Pond 4 has been sized to detain runoff from Drainage Areas 1 and 2.It can be seen that the combined retention and detention provided is much greater than the required 4,838 CF. The outlet structure on both detention ponds (Ponds 1 & 4)will have a 1.7” weir which will allow the ponds to drain to the existing ditch at the predevelopment runoff rate.Pond 1 will outlet to Pond 4 through a drop detention pond outlet structure. Pond 4 will then outlet to the existing ditch located along the east side of Manley Road.There is a 30” corrugated metal culvert that currently runs under future Bridger Vale Drive and this culvert will be replaced by a 22” by 36” RCP arch culvert.For a full breakdown of the calculations used in sizing the detention pond please refer to the attached drainage spreadsheets found at the end of the report. INSPECTION AND MAINTENANCE FOR STORMWATER MANAGEMENT FACILITIES The Property Owners Association shall be responsible for the maintenance of the stormwater drainage facilities within the site. The following areas, facilities will be inspected and the identified deficiencies shall be corrected. Clean-out must include the removal and legal disposal of any accumulated sediments and debris from the entire stormwater management system. POA will be responsible for contacting local solid waste division with regards to legal disposal of sediments from stormwater facilities. Storm Water Facilities: 1. Retention Ponds/Detention Ponds: Inspect ponds annually and after major storms (following three days of dry weather after a storm event exceeding ¼ inch of precipitation.) and correct any identified deficiencies to ensure that it is working in its intended fashion and that it is free of trash and debris. Failure for water to percolate or pass through outlet structure within this time period indicates clogging or poor-draining soils. Replace/repair as necessary. Remove and properly dispose of any accumulated sediment or debris as needed. Inspect the embankments and drainage structures for settlement, slope erosion, and downstream swamping. Mow the embankment to control woody vegetation. Remove woody debris from the bottom of the pond. Inspect for channelization at bottom of pond and remove any channels observed. Regrade as required if any channels are found that are not an element of the original design. Remove grass clippings, litter, and debris from ponds. 2. Culverts: Inspect culverts 2 times per year (preferably in spring and fall) to ensure that the culverts are working in their intended fashion and that they are free of debris. Remove any obstructions to flow; remove accumulated sediments and debris at the inlet, at the outlet, and within the conduit and to repair any erosion damage at the culvert’s inlet and outlets around the reinforced concrete flared end section. 3. Detention Pond Outlet Structures: Inspect Outlet Control Structures 2 times per year (preferably in spring and fall) to ensure that these structures are working in their intended fashion, free of debris and that the orifice and trash racks are unobstructed from trash and debris. Clean structures when sediment depths accumulate to the invert of outlet or to the bottom of the inlet weir. Remove floating debris and hydrocarbons if observed at the time of the inspection. 4. Storm Drainage Piping and Manholes Inspect pipe system 2 times per year (preferably in Spring and Fall) via manhole cover access into structures. Clean system when sediment depth reaches the bottom of inlet and outlet piping. Remove and dispose of any sediments or debris (see note at the bottom of page 2 for further detail on sediment disposal). Inspect pipe for any obstruction and remove obstructions immediately. Repair/replace damaged pipes and manholes if observed. 5. Vegetated Areas: Inspect slopes and embankments early in the growing season to identify active or potential erosion problems. Replant bare areas or areas with sparse growth. Where rill erosion is evident, armor the area with an appropriate lining or divert the erosive flows to on-site areas able to withstand the concentrated flows. The facilities will be inspected after major storms and any identified deficiencies will be corrected. 6. Ditches, Swales, Stormwater Chases and other Open Stormwater Channels: Inspect 2 times per year (preferably in Spring and Fall) to ensure they are working in their intended fashion and that they are free of sediment and debris. Remove any obstructions to flow, including accumulated sediments and debris and vegetated growth. Repair any erosion of the ditch lining. Vegetated ditches will be mowed at least annually or otherwise maintained to control the growth of woody vegetation and maintain flow capacity. Any woody vegetation growing through riprap linings must also be removed. Repair any slumping side slopes as soon as practicable. If the ditch has a riprap lining, replace riprap on areas where any underlying filter fabric or underdrain gravel is showing through the stone or where stones have dislodged. Correct any erosion of the channel's bottom or side slopes. The facilities will be inspected after major storms and any identified deficiencies will be corrected. For concrete stormwater chase structures with metal “no slip” cover. Inspect covers to ensure metal edges aren’t protruding above the concrete surface. Correct deficiencies if found. Repair damaged or badly cracked stormwater chases if observed. Standard Maintenance Summary: 1. Remove sediment and oil/grease from retention ponds. 2. Inspect and remove debris from drainage swales, catch basins, and detention ponds. 3. Monitor health of vegetation and revegetate as necessary to maintain full vegetative cover. 4. Inspect for the following issues: differential accumulation of sediment, drain time, signs of petroleum hydrocarbon contamination (odors, oil sheen in pond water), standing water, trash and debris blockages. Note on sediment disposal: In most cases, sediment from a detention pond does not contain toxins at levels posing a hazardous concern. However, sediments should be tested for toxicants in compliance with current disposal requirements and if land uses in the drainage area include commercial or industrial zones, or if visual or olfactory indications of pollution are noticed. Sediments containing high levels of pollutants should be disposed of in accordance with applicable regulations and the potential sources of contamination should be investigated and contamination practices terminated. Equipment Type/Access: All drywells will be cleaned using vacuum trucks. All vacuum trucks will access the site through the proposed alley and parking lot. Cost Estimate: Depending on the amount of rainfall in the given year, the cost to maintain the stormwater infrastructure will vary. It is estimated that the drywells will need to be vacuumed out once per year, with an estimated cost of $1,500 to do so. The applicant will be responsible for financing the maintenance of the stormwater infrastructure. APPENDIX A DRAINAGE AREA MAP APPENDIX B SUPPORTING CALCULATIONS DRAINAGE AREA: Contributing Area C Area (ft2)C * Area Asphalt 0.95 51952 49354 Conc. Drive 0.95 11511 10935 Houses 0.95 24700 23465 Sidewalk 0.95 3879 3685 Open Space 0.2 110531 22106 Boulevard 0.2 11211 2242 Res. Landscaping 0.2 34647 6929 Median 0.2 11106 2221 Comercial Lot 0.8 23349 18679 Total 282886 139618 C = Weighted C Factor 0.49 A = Area (acres)6.49 Required Gutter/Pipe Capacity (10-yr Storm) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 S = Slope of Basin (%)2 Storm Return Cf C = Rational Method Runoff Coefficient 0.575 2 to 10 1 Cf = Frequency Adjustment Factor 1 11 to 25 1.1 D = Length of Basin (ft)10 26 to 50 1.2 51 to 100 1.25 Tc Overland Flow (minutes) =2.46 Tc Gutter Flow Tc = L/V/60 V = (1.486/n)R2/3 S1/2 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft)0.13 (0.15' below top of curb) S = slope (ft/ft)0.009 L = length of gutter (ft)1375 V = mean velocity (ft/s)2.76 Tc Gutter Flow (minutes) =8.29 Tc Total (Overland + Gutter) =10.95 Q = CIA C = Weighted C Factor 0.49 (calculated above) I = 0.64 Tc-0.65 (in/hr)1.93 A = area (acres)6.49 Qrequired (cfs) =6.20 (additional 0.2 minutes added to account for pipe flow) Drainage Area # BRIDGER VALE DETENTION: POND 4 - DRAINAGE AREA 1+2 REQUIRED VOLUME 2. Calculate Area and Weighted C Factor (Post-Development) Contributing Area C Area (ft 2 )C * Area Asphalt 0.95 52385 49766 Conc. Drive 0.95 13996 13296 Houses 0.95 33233 31571 Sidewalk 0.95 7246 6884 Open Space/Landscaping 0.2 152478 30496 Commercial Lot 0.8 23349 18679 Total 282687 150692 A = Area (acres)6.4896 C = Weighted C Factor 0.53 3. Calculate T c (Pre-Development) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 Storm S = Slope of Basin (%)0.8 Return (yrs)Cf C = Rational Method Runoff Coefficient 0.2 2 to 10 1 Cf = Frequency Adjustment Factor 1.1 11 to 25 1.1 D = Length of Basin (ft)960 26 to 50 1.2 51 to 100 1.25 Tc (Pre-Development) (minutes)55 4. Calculate Rainfall Intensity (Duration = Pre-Development Tc) i = 0.64x-0.65 (10-yr Storm, Fig. I-3, COB Design Standards) x = storm duration (hrs)0.92 (Tc Pre-Development) i = rainfall intensity (in./hr.)0.68 5. Calculate Runoff Rate (Pre-Development) Q = CiA C = Rational Method Runoff Coefficient 0.2 (open land)i = rainfall intensity (in./hr.)0.68 (calculated above) A = Area (acres)6.49 (calculated above) Q = Runoff Rate (Pre-Development) (cfs)0.88 6. Calculate Required Pond Volume Total Area (acres) =6.49 acres Weighted C =0.53 Discharge Rate (cfs) =0.88 cfs (Equal to Pre-Development Runoff Rate) Duration(min) Duration(hrs) Intensity (in/hr)Qin (cfs)Runoff Volume Release Volume Required Storage (ft3) 40 0.67 0.83 2.88 6916 2112 4804 41 0.68 0.82 2.84 6976 2164 4812 42 0.70 0.81 2.79 7035 2217 4818 43 0.72 0.79 2.75 7093 2270 4823 44 0.73 0.78 2.71 7151 2323 4828 45 0.75 0.77 2.67 7207 2375 4832 46 0.77 0.76 2.63 7263 2428 4834 47 0.78 0.75 2.59 7318 2481 4837 48 0.80 0.74 2.56 7372 2534 4838 49 0.82 0.73 2.53 7425 2587 4838 50 0.83 0.72 2.49 7478 2639 4838 51 0.85 0.71 2.46 7530 2692 4838 52 0.87 0.70 2.43 7581 2745 4836 53 0.88 0.69 2.40 7632 2798 4834 54 0.90 0.69 2.37 7682 2851 4831 55 0.92 0.68 2.34 7731 2903 4828 56 0.93 0.67 2.32 7780 2956 4824 57 0.95 0.66 2.29 7829 3009 4820 58 0.97 0.65 2.26 7876 3062 4815 59 0.98 0.65 2.24 7924 3114 4809 OUTLET STRUCTURE SLOT Q=CLH3/2 Q = Discharge (cfs)0.88 C = Weir Coefficient 3.33 (per COB Design Standards) H = Head (ft)1.5 L = Horizontal Length (ft)0.14 L = Slot Width (inches)1.7 MANNING'S EQUATION FOR PIPE FLOW Project:Bridger Vale PUD Location: By: ADM Date: 2/13/2017 Chk. By:Date: INPUT D= 15 inches d= 14.07 inches Mannings Formula n= 0.013 mannings q=57.7 degrees Q=(1.486/n)ARh2/3S1/2 S= 0.004 slope in/in R=A/P A=cross sectional area P=wetted perimeter V=(1.49/n)Rh2/3S1/2 S=slope of channel Q=V x A n=Manning's roughness coefficient Solution to Mannings Equation Area,ft2 Wetted Perimeter, ft Hydraulic Radius, ft velocity ft/s flow, cfs PVC 0.013 1.20 3.30 0.36 3.68 4.39 PE (<9"dia) 0.015 PE (>12"dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Conc 0.013 Manning's n-values 15" outlet pipe d q D Clear Data EntryCells Drainage Area # PIPE SIZING RETENTION / DETENTION IN THE MEDIAN: POND 1, 2 AND 3- DRAINAGE AREA 2 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area (ft2 )C * Area Asphalt 0.95 14154 13446 Open Space/Landscaping 0.2 43737 8747 Sidewalk 0.95 2918 2772 Total 60809 24966 C=Weighted C Factor 0.41 3. Calculate Required Volume Q = CIAV=7200Q C = Weighted C Factor 0.41I = intensity (in/hr)0.41 (10 yr, 2hr storm) A = Area (acres)1.40 Q = runoff (cfs)0.23 V = REQUIRED VOL (ft3)1692 DRAINAGE AREA 1 C=0.95 0.95 0.95 0.95 0.2 0.95 Name Area Name Area Name Area Name Area Name Area Name Area Total Area=221878.00 sf COMMERCIAL LOT 23349 SW1 2046 HDSCP2 38231 DVY1 339 LS1 74276 BLDG1 6647 5.093617998ac23349sf SW2 1091 38231 sf DVY2 607 LS2 3425 BLDG2 6648 Composite C =0.582429759 0.536019284 ac SW3 1191 0.877663 ac DVY3 713 LS4 3175 BLDG3 6648 4328 sf DVY4 658 LS7 3347 BLDG4 6648 0.099357 ac DVY5 349 LS8 2937 BLDG5 3321 DVY6 623 LS12 6909 BLDG6 3321 DVY7 691 LS13 12476 33233 sf DVY8 558 LS15 2196 0.762925 ac DVY9 601 108741 sf DVY10 764 2.496349862 ac DVY11 726 DVY12 486 DVY13 821 DVY14 879 DVY15 746 DVY16 451 DVY17 668 DVY18 540 DVY19 2776 13996.00 sf 0.321304 ac DRAINAGE AREA 2 C=0.95 0.95 0.2 Name Area Name Area Name Area Total Area=60809.00 sf SW4 1322 HDSCP1 14154 LS3 803 1.395983 ac SW5 1312 14154 sf LS10 3808 Composite C =0.410561 SW6 284 0.324931 ac LS9 3827 2918 sf LS5 21051 0.066988 ac LS6 564 LS16 5583 LS11 8101 43737 sf 1.004063361 ac