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HomeMy WebLinkAbout96- MSU at Section 15, Township 2 South, Range 5 East . . . . j ; BEFORE THE BOZEMAN CITY COMMISSION CITY OF BOZEMAN STATE OF MONTANA IN THE MATTER OF THE APPLICATION OF MONT ANA FINDINGS OF FACT STATE UNIVERSITY FOUNDATION INC., FOR AND ORDER APPROV AL OF A TWO-LOT MINOR SUBDIVISION DESCRIBED AS TRACT A-I-A-2 OF CERTIFICATE OF SURVEY NO. 1243C, LOCATED IN THE NORTHWEST ONE-QUARTER OF SECTION 15, TOWNSHIP 2 SOUTH, RANGE 5 EAST, P.M.M., GALLATIN COUNTY, MONTANA PURSUANT to the Montana Subdivision and Platting Act, Section 76-3-101 through 76-3- 614, Montana Codes Annotated, and FURTHER PURSUANT to the Bozeman Area Subdivision Regulations, the Bozeman City Commission reviewed the proposed Preliminary Subdivision Plat of a two-lot Minor Subdivision as submitted by the applicant, together with the required supplementary plans and information, to determine if the information submittcd meets the requirements of the Bozeman Area Subdivision Regulations and the Montana Subdivision and Platting Act, and in addition, to consider public i testimony concerning the application. It appearcd to the Bozeman City Commission that all parties and thc public wishing to appear and comment before the Bozeman City-County Planning Board were given the opportunity to do so, and as the Bozeman City Commission was fully advised of all matters having come before them regarding this application, makes the following Findings of Fact, as required: FINDINGS OF FACT I. The application for preliminary plat review and approval for the creation of a two-lot minor subdivision dividing 61.473 acres, owned by Montana State University Foundation Inc., into two lots on property described as Tract A-I-A-2 of Certificate of Survey No. 1243C located in the northwest one-quarter ofSeetion 15, Township 2 South, Rangc 5 East, P.M.M., Gallatin County, Montana, was made on March 25,1996. The subdivision, as proposed, will create one (1) commereiallot; Tract 1 - 5.287 acres, and one (1) remaining parcel, Tract 2 - 56.186 acres. All of Tract I and east approximate one-third of Tract 2 is located in the existing corporatc limits ofthe City of Bozeman. Tract I will served by municipal infrastructure. Tract 2 will be served by municipal infrastructure once the entire parcel has annexed to the corporate limits of the City of Bozeman. Primary access \VEST cOEu1koi.lilNomi;;,uBDIM1SION}FINDINGS OF FAcmlNi O.BR I ~:;,:::,::~:",::,:,,::,,:~~~,,~:::::,,:::::~::,:::,:::"::::::":::::"'::':::':::"':"::"/:'::':::"::"::..::::.:::.:;:,:::..,:..;:::::::.:~,.,:::,:j..,::,:;:.,:::,<:"~\,,:~~:,,::,:,,:;~,,~;;,::=:;::,,>,,,<:::,,:;:~:..::..::;:.~:..::::.i..::..::::.~:.,:::..:::::..::::::.:::::::...:::~~::...:<.:~:..::..::::::::..,~::::::.:::..::..::::..:...::::::::::.:::::::......:::..:::.:::..::.::....:.:: i > . .. .' to Tract 1 will occur from West College Street until such time that Tract 2 is developed as part of a major subdivision review. Tract 2 will obtain primary access from U.S. Highway No. 191. With major subdivision review of Tract 2, Fowler Avenue and the extension of West Garfield Street will be constructed by the developer to provide secondary access and a looped transportation system to the property. Because the subdivision falls within the jurisdictions of both the Bozeman City Commission and Gallatin County Commission, the subdivision must be approved by both bodies. II. The subdivision of five or fewer parcels may be eligible for minor subdivision review and approval when criteria as outlined in Seetion 16.08.030 of the Bozeman Area Subdivision Regulations are met. As this is the first minor subdivision, from a tract of land of record, the Governing Body, shall waive an environmental assessment and public hearing for review of thc subdivision. It was found that thc subdivision meets the criteria for summary review and approval by the Governing Body. The application was deemed to be incomplcte on March 25, 1996, and return to the applicant on March 29, 1996. The application was resubmitted to the Planning Office on May 7, 1996, and deemed to be complete. The Bozeman City-County Planning Officc caused the subdivision submittal to be forwarded to the Bozeman Development Review Committee, County Road Superintendent, Environmental Health Sciences, Soil Conservation Service and Rea Volunteer Fire Department for their review and comment, per Section 16.08.030.C of the Subdivision Regulations. Those comments, along with those of the City-County Planning Staff, were then incorporated into a Staff Report which was forwarded to the Bozcman City-County Planning Board, Bozeman City Commission and, Gallatin County Commission. III. A meeting before the Bozeman City-County Planning Board was scheduled for Tuesday, May 21, 1996. A meeting before the Bozeman City Commission was scheduled for Monday, June 3, 1996. Notice of the City Commission agenda was published in the Bozeman Daily Chronicle on Sunday, June 2, 1996. III. The Bozeman City-County Planning Board reviewed the proposed subdivision against the goals and policies of the Bozeman Area Master Plan, and the criteria for findings offact, at its regular ............,................................................................................................................................."........',......,.,..,.,.""".................................. gS'l1'..~QEJI~I..M~Q~...strlm~MI$~QN:;:.~:.mlT~s...QP..pliJ;~.~..Q~~~ 2 . . . ; meeting of Tuesday, May 21, 1996. The Planning Board found that the subdivision plat conforms to the Bozeman Area Master Plan. The Planning Board recommended that the Bozeman City Commission and Gallatin County Commission approved thc prcliminary plat with conditions. IV. The matter was considered before the City Commission on June 3, 1996, at which time the Staff Report was reviewed, with conditions of approval provided for consideration by the Commission. There was no opposition by the applicant to the recommendations of approval. V. According to Section 76-3-608, M.C.A., the Bozcman Commission weighed the following criteria established in the Montana Subdivision and Platting Act to determine whether the Preliminary Subdivision Plat complied with the criteria as a basis to approve, conditionally approve, or disapprove the West College Minor Subdivision, and found as follows: 1) EFFECTS ON AGRICULTURE: The subjcct property is presently used for agricultural purposes, primarily for the grazing of livestock. The area is identified on the Soils Map of the 1983 Master Plan as having good producing agricultural soils. Thcrefore, approximately 61.473 acres of good producing agricultural soils would be eliminatcd from agricultural use. 2) EFFECTS ON LOCAL SERVICES: The proposed two-lot minor subdivision is bisected by the corporate limits of the City of Bozeman, leaving approximately 45.201 acres of the 61.473-acre parcel outside the corporate limits of the City of Bozeman. That portion of said property located inside the corporate limits of the City of Bozeman will have access to municipal infrastructure (i.e., sanitary sewer and water). However, with the filing of the Final Plat for this two-lot minor subdivision, only Tract #1 may connect immediately to the infrastructure. The remaining portion of Tract 2, or the 10.985 acres that is located inside the City limits must first be considered as part of the major subdivision review anticipated in the future for Tract #2. Although Tract #2 is not anticipated to develop until it has annexed to the eorporate limits of the City of Bozeman, it will also be necessary for the tract to be rezoned to an urban zoning classification as part of a Zone Map Amendment to the Bozeman Area Zone Map. In addition, it will also be subject to subdivision review of a major subdivision proposal prior to developing at urban densities. Tract #2 technically has the ability to develop at limited density with private wells and septic tank/subsurface drainfield systems. However, review and approval of any private systems by the Montana Department of Health and Environmental Sciences may be effected by the high ground water table locatcd in the general area. Bascd on the current data and recent construction that has oecurred in the surrounding area ofthe proposed subdivision, the provision of the following notation on the final plat will help ensure future buyers are aware of potential high ground water within the subdivision: "Due to relatively high ground watertable within areas of said property, particular consideration should be given to the construction design of any residential dwelling and/or commercial construction proposed with full or partial basements." wEsmffiiflliiiEGEMlNOS"SISfllmSION.PINDINGS::OFFACTINI'::C)ItOER. 3 ::;-::,.)~,..::,::.::.>:.,:~~i~i:,::::::::,:::.:::..::::::..:::::...::.:::.:::...:..::..:~:~:.::..::..::..\:;:..~;:.::>:...:.:::n:::,.:;:..;;:.::.'.::.:::..:::..::..:~~::..:L.::.:.::::..:::.:::::::..::::..{:~:..:;:::..::,,;:;:}.}::,::,,::,,::::,::,,:::,,::,::,,::::::,:::::::,"::~:~~:"'::~::':::":"'::::::~:'''::~~~::':::''::''::::..:,..::::::::i:.:::::::...:.::::..:::.:::..::.::....:.:: . . 3) EFFECTS ON NATURAL ENVIRONMENT No significant physical or topographical features exist on the property. As a result, no effects on the natural environment have been identified with this application. Evidencc that wetlands may exist on the property must be confirmed by the Army Corp of Engineers prior to Final Plat approval. However, no mature vegetation or aquatic wildlife have resulted from the wetlands. 4) EFFECTS ON WILDLIFE AND WILDLIFE HABIT A T Because the area in question has historically been uscd for agricultural purposes and no substantial amounts of mature vegetation, bushes or trees exist on the property no significant evidence of wildlife or wildlife habitant have been identified. Therefore, no effccts on wildlifc and their habitat should occur as a result of the proposed subdivision. 5) EFFECTS ON PUBLIC HEALTH AND SAFETY The construction ofFowlcr Avenue is not neccssary until the development of Tract 2. Right- of-way easements must be granted to the City for Fowler Avenue (IOO-fect) and Garfield Street (75 feet) to help ensure adequate future transportation systems. The provision of waivers of right- to-protest creation of S.I.D.'s by the property owner for the following future improvements will also help ensure adequate future infrastructure. a. Signalization at the intersection of U.S. Highway No. 191 and Fowler Avenue; b. Construction of Fowler Avenue to a full City standard street including curb, guttcr, sidewalks and storm drainage facilities; c. Construction of West Garfield Street to a full City standard street including curb, gutter, sidewalk and storm drainage facilities; and d. Improvements to West College Street ineluding curb, gutter, sidewalks and storm drainage facilities. 6) EFFECT ON AGRICULTURAL WATER USERSF ACILITIES The Farmer's Canal and a number of stream and/or stream/ditch watercourses are identified on the proposed subdivision. The Final Plat for this subdivision must provide the necessary easements for maintenance of the described water ditch( s), being a minimum of ten (10) feet on cach side of the high water mark of said irrigation ditch(s) to help ensure access for maintenance of the ditches. 76-3-608.3.b,M.C.A. (i) - Compliance with survey requirements provided in Part 4 of the Montana Subdivision and Platting Act. Thc proposed two-lot minor subdivision has complied with the survey requirements in Part 4 of the Montana Subdivision and Platting Act. (ii) - Compliance with the local subdivision regUlations provided for in Part 5 of the Montana Subdivision and Platting Act. The proposed two-lot minor subdivision is in compliance with the Bozeman Area Subdivision Regulations. WEsw...dtJEIDittii..MlltJg...S1.J'BDlmsltJiSf;...lNmmaS...tJp..FACW..ANri...ORDER 4 :::..::..:~:...::.::.::..::::..::::~~:::::::~:.,:::.:::..::::::.,:::::,.,::.:;;.::;.,.;.,::.,:ii::,:;.:::..::"::":::,,~:,,:::,:::,,,:,:::~~::::,,:~:,,:::,::,,,::.:::..:::..::..:::::..::::..::.:...::..:::.::::,::.,::;,.::~~:~~:..:::~;,.::.,::::,::,.::::.::..::..::;:.::.,:::..::.::..:~:~::.::::.::..,:::~~::...:::::.:::..::..:::::~~:...~::::::.:::..::..::::..:...::::.::~::.::::..:...:..:::..:::.:::..::.::....:.:: , . . (Hi) - Compliance with the local subdivision review procedures. The application complies with the subdivision review procedures for a minor subdivision established in the Bozeman Area Subdivision Regulations. 76-3-608.3.c. M.C.A. (c) - Provision for easements for the location and installation of any planned utilities. Appropriate easements shall bc indicated on the Final Plat and thc appropriate certificate on the plat grants the use of the easements to the necessary cntities. 76-3-608.3.d. M.C.A. (d) - Provisions of legal and physical access to each parcel. Legal and physical access to the Tract #1 will be provided from West College Street. Tract #2 currently has access from U.S. Highway No. 191. Future access to both tracts will occur from the extension of Fowler Avenue and West Garfield Street once the entire property has annexed to the corporate limits of the City of Bozeman and Tract #2 has bcen reviewed as part of a major subdivision to create additional lots on the property in question. VI. Aftcr cvaluating thc preliminary plat, the Planning Board advice and recommendation, and additional information, and considering the requirements of the Montana Subdivision and Platting Act, the Bozeman City Commission finds that thc preliminary plat of the West College Minor Subdivision complies with the state statutes and local regulations governing the approval of a minor subdivision. ORDER IT IS HEREBY ORDERED that the Preliminary Subdivision Plat of a two lot minor subdivision for Montana State University Foundation Inc., has been found to meet the primary criteria of the Bozeman Arca Subdivision Regulations and the Montana Subdivision and Platting Act, and will not detrimentally affect the primary review critcria established by State statute if certain conditions are imposted on the project. The evidence that justifies the conditions is to ensure that thc final plat complies with all regulations and that all review criteria are positively addressed. The subdivision is therefore approved, subject to the following conditions. This City Commission order may be appealed by bringing an action in the Eighteenth District Court of Gallatin County, within 30 days after the adoption of this document by the City Commission, by following the procedures of Section 76-3-625, M.C.A. MlSIDdtluEEGEMfNtlasuBDlIiSltl:8fiitNntNiS:tlPFACTlNloEER. 5 ,. ..... ..... ". ,., " ...... ... .. .. . . ... ........ .. .. . , , .. '.,.,' .,'... ..,' ... .,... ..... ,. .. :::.:::.:::.........."....::.".":::::::.....:::.....::.".....................::..., .,'..,... ..;~;.,.:.,:..,.,..",.,;:" ;:;, ,..,;:.,..:,... :::......::.....'::.......:......:.:....::::..:::.".".....":....::.."..::....:::. .:~::::."..:::.."....:::..:........;...... ';~;..;;.",.,."",'.' ::;::' , '.'::.'.':::':'.'.':':'.':::'.'.'.'.',':'.'.' .:: =:,..:.:,......:::.........:.:::::.............,.........::,.......,...:.,. . . . 1. That the Final Plat shall comply with Section 16.10.030 of the Bozeman Area Subdivision Regulations, and shall inelude all appropriate docrnnents, certificates, and bc accompanied by all appropriate documents, including a Platting Certificate. Two mylar and two elothback copies of the Pinal Plat must be submittcd for Pinal Plat approval, along with a digital copy of the Pinal Plat, on a double sided, high-density 3 1/2" floppy disk; 2. That the Final Plan shall contain the Certificate of County Commissioners and Waiver of Right-To-Protest Creation ofR.I.D.'s. for review and approval prior to Final Plat approval; 3. That the applicant obtain Montana Department of Health and Environmental Sciences approval of the subdivision prior to Final Plat approval pursuant to Section 16.16.101 through 16.16.805. AR.M.; 4. Utility easements, a minimum of twenty (20) feet wide, situated on sidc and rear property lines for both lots, shall be depictcd on the Final Plat for review and approval by the Planning Officc prior to Pinal Plat approval. In addition to showing the appropriate lot utility easements, the following notation shall be added to the Pinal Plat: "The undersigned hereby grants unto each and every person, firm, or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair and rcmoval of their lines and other facilities, in, over, under, and across each area designed on this plat as "Utility Easement" to have and to hold forever." 5. That the applicant provide the following notation on the fmal plat for review and approval by the Planning Office prior to Pinal Plat approval: "Due to relatively high ground watertable within areas of said property, particular consideration should be given to the construction design of any residential dwelling and/or commercial building proposed with full or partial basements." 6. That all wetlands located within the boundaries of said property, if any, be identified on the Final Plat for review and approval by the City Engineer's Office and Army Corps of Engineer's prior to Pinal Plat approval. The Army Corps of Engineers shall verify in writing, if no wetlands exist on said property prior to Pinal Plat approval; 7. That the applicant provide a written narrative stating that the proposed subdivision will not interfere with any agricultural water user facility for downstream water rights uscrs', for revicw and approval by the Planning Office prior to Final Plat approval; 8. That the applicant provide the correct legal description with the proper metes and bounds of said property, as rccorded at the Gallatin County Clerk and Recorder's Officc, prepared by a certified professional engineer ofthe State of Montana, for review and approval by the City Engineer's Office prior to final plat approval; 9. That the applicant provided a Storm water Master Plan for the subdivision for a system designed to remove solids, silt, oils, grease, and other pollutants from the runoff from the private and public streets and all lots must be provided to and approved by the City Engineer. The plan shall inelude grading information of sufficient detail that adequate drainage from the sitc to an approved destination may be verified. This will include spot elevations, typical stormwater detention/retention basin and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. 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 reeeiving channel. The plan shall include suffieient site grading and elevation information to demonstrate typical stormwater detention/retention basin and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. WESmtJOEIDEGEMINOlsBDIMIsloN;{:immmmsoFFxcm{INDO&ER 6 .....' . . ',' ',...,.......... ".... '.' .".. ',',",' ..... .... ".".. .... .... . ". ',' '. .','.' ',"', ," ."..". . .... "." ....... "." '."' ",' ',',' ",.".. ......... ...". :.:...:...:...............:....':.:':.......:.:.,.,.:..............'..........:...............:.:...:...............:...:-:..'..;'.'.';.,'.':',.,.,.;." .,.;.......:.......:.:.....:.:...:...........:.....:.....:.....:.:...~:.:.....:.:'........:....','.',':.,.,.....:...:...,.,.:.......:.:.:.....:.......:.:.......:................':....'..:.:..........'..:.:.,.,..'..:.:.;.:.,...:.,...,...........:.............:... . '. While the runoff from the individual lots will be dependent on the intensity of use on each lot, the final sizing of the stormretentionldetention facilities for each lot will be established based on maximum site development. Final facility sizing may be reviewed and altered during design review of the final site plan for each lot; 10. That the applicant provide Plans and Specifications for watcr and sewer main extensions, storm sewer, and public streets, prepared and signed by a Professional Engineer (PE) registcrcd in the State of Montana shall be provided to and approved by the City Engineer and the Montana Department of Health and Environmental Sciences (sewer and watcr only). 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. The Water Demand and Wastewater Generation report prepared by Morrison Maierle, Inc., and received by the City on May 9, 1996 does not account for ~ watcr or wastewater flows or fIre flows. The plan and specification submittal referred to above must include an Engineering Design report which accounts for all projected flows, including peak water demands, peak wastewater flows and fire flows. This design report must also document the adequacy ofthe water and sewer services available. Furthermore, engineering stafffcels that the average day wastewater flows are not conservative enough. Prior to final design of sewer and water lines, the revised flow projections used for design must be acceptcd by the City Engineering Department. Subjeet to review and approval by the City Engineering and Water/Sewcr Departments, the water distnbution system must be fully looped in each phase of development. Water main may not be extended more than 250 feet without looping. The City's wastewater collection system computer model indicates that several sewer lines directly downstream of those which will be used by the proposed development are already over capacity. Prior to connecting to the City's sewer system, the applicant shall demonstrate by means of flow monitoring that capacity remains available in those lines. A note on figure #2 statcs that future wastewater flows from a portion of the subdivision are to be routed west to a "sewer stubbed below 191 on Ferguson". This stub may not be used by the proposed subdivision. Sewer service for this portion of the subdivision may be provided via Yellowstone Avenue. Sampling manholes may be required by the City depending on the use proposed for each individual lot in the subdivision. This determination will be made at the time of final site plan review. Prior to cutting West College Street to extend water mains, sewer mains or service lines to the proposed subdivision, a waiver of Commission Resolution No. 2972 must be obtained. Any proposal to phase the installation of infrastructurc for the proposed subdivision must bc submitted to and approved of by the City Engineer in detail, prior to installation of any infrastructure. Easements for water and sewer main extensions shall be a rninimrnn of 30 feet in width, with the utilities located in the centcr of the easement. In no case shall utilities be less than 10 feet from edge of an easement. 11. That the applicant provide a conceptual plan of the proposed transportation network submitted to and approved by the City Engineer. At the time of any future development, a detailed traffic analysis shall be provided to the City Engineering Department. The specific requirements of the traffic analysis will be stated at that time. The following Right-of-Way easements shall be granted to the City: For Fowler Avenue; 100 fcet. For Garfield Street; 75 feet. \\isT:ffi(jEEEGE:MiN(jIS.DlmsI~Si~FINDINGS'~F:Flctt.I::o.EI 7 ::...,.. "." .................., ".'" '.' .".. ........ ...... ....,.. '.:..,:.' . " "."". ....... "."."..". ",," ",". '",' ....... "." ".". .... ..... ".". '... 'i." .".. ..... . ......:...;.,',','.'",.,.:.",.:.:.:.:.....:........................................',...,.,':':..',.,'.'.','..,.,.:.:':.:.....:.,...:.....:.......:.......:..........................'..........,...:',.,':'.'.':.....:.:...~:.:.....:.:....'....:...........:.........:...:.,'....:.......;.:.:'.."""",.:.:.....:.:...:.:...........:.....:.:.:...:.:.......:.:.........:.:.;.:.......,. '." '.','/'i,"" ,... . " . < ' . . Thc applicant must clearly identifY the location and extent of all existing right-of-way for Garfield Street and Fowler Avenue with respect to scction or othcr identifiable lines. Upon development of Traet 2, Fowler Avenue shall be constructed to a full City standard minor arterial street, including eurb and gutter, sidewalks and storm drainage facilities and Garfield Street shall be constructed to a full City collcctor street standard, including curb and gutter, sidewalks and storm drainage facilities. Proposed acccsses to eaeh lot within the subdivision will be reviewed by the City Engineer at the time offinal site plan submittal for each lot in thc subdivision. The design, location and construction of any street lights within the public right-of-way shall be approved by the City Engineer prior to installation;. 12. That all infrastructure improvements including 1) water and sewer main extensions, and 2) Public streets, curb & gutter, sidewalk, and stormwater improvements shall be completely constructed and accepted by the City or financially guaranteed prior to Final Plat approval; 13. That the Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Health and Environmental Sciences and Army Corps of Engineers shall be contacted regarding the proposed subdivision and ~ required permits (i.e. 310, 404, Turbidity exemption, etc.) shall bc obtain cd prior to beginning any construction activity (in particular see 16.10.010 B.3. of the subdivision code). Since construction activities relatcd to the project may result in the disturbance of more than 5 acres of natural ground, an erosion/scdiment control plan may be requircd. The Applicant shall obtain written permission from the Ditch/Stream owners for any proposed relocation of samc. An cascment or right-of-way at least 10 feet wide on each side of thc high water level but in no casc less than 30' in width, shall be properly executed and filed. 14. That the applicant shall providc and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of SID's for the following: a. Signalization at U.S. 191 and Fowlcr Avenue. b. Construction of Fowler Avenue to a full City standard including eurb & gutter, sidewalks and storm drainage facilities. c. Construction of Garfield street to a full City standard including curb & gutter, sidewalks and storm drainage facilities. d. Improvements to College Street including curb & gutter, sidewalks and storm drainage facilities. 15. That all project phasing shall be clcarly dcfined including installation of infrastructure. The Modified Community hnpact Statement must be revised to indicate the presence and depth to groundwater in the area of the subdivision. The applicant will be responsible to make all paybacks required by SID's 621 and 622 prior to filing of the final plat. All-weather acccss must be provided to all manholes. All accesses are subject to review and approval by the City Water/Scwer Dcpartment; 16. That the devcloper shall enter into an hnprovcments Agreement with the City of Bozeman guaranteeing the completion of all improvements in accordance with the Preliminary Plat submittal information and conditions of approval. If the Final Plat is filed prior to installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to one hundred fifty (150) percent of the eost of the remaining improvements; {nriS......AA@*~...FriA.H...M..........1i.T*b...Et,tb,R~~.md~*i.k..BfGRKn4S......*f:..ElliiHtIiH'6.mWm€ti 8 :~":::q:.::.,:::~::!\1YM#~€MP::::.::..::..:~~,:y~:::~:qqg~::yi~~~~M~~;~:;;:~:~~,P~g~!(9:.::..:~~:y~::~:P:A:g:~:~:::n4~;g:::H~pm . . . . . ' "', . 17. That the developer shall have three (3) ycars from the date of preliminary plat approval to complete the conditions of Preliminary Plat approval and apply for Final Plat approval for the two-lot minor subdivision; and 18. That the applicant submit with the application for Final Plat rcview of the two-lot minor subdivision a written narrative stating how each of the above conditions of preliminary plat approval have been satisfactorily addressed. The preliminary approval of this subdivision shall be effective for three (3) years from the date of adoption of this document by the City Commission. At the end of this period the City Commission may, at the written request of the subdivider, extend its approval as provided for in the Bozeman Area Subdivision Regulations. DATED this :lrd day of Sp.ptp.mbp.r , 1996. BOZEMAN CITY COMMISSION By: (~?/J.~ Don E. Stueck, Mayor ATTEST: APPROVED AS TO FORM: .....'-..---) ,..., (2 /;? 'C-7"" /' 6/ ",.' ,/ ~ J 4a~t:Wi /eX Ltf/-f2 Robin L. Sullivan Paul 1. LU!2/ (( Clerk of the Commission City Attorney // ./ hJ.riSAAh8Jj'/u/e'>m:siMIN'>.O"......a...>S.....DB.'.O<IUI'g/["OtN<tp<".JN[)//t[N/(j"S'(O>F\F<}\;/<@>m/AN<<9/Q::::g"<}].'......R....:.... ,:V:V::C' :,l>\;;V,',',',.., , ,.." '" , .... '" ..'.y,' . ... ..,.,."," "" ,..".. .. , ,......, "'...... ,'.. .', " 9 :::.:::.:::.....:.....:...:::...:::::::.:.:.:::.....::................,...: :::"':...:...:...:::.,.:..::...:...:..,:::.:::.:.:.:::...:...::::..:...::..:.:.:.....:...:.,.:...:...:::::..::::.....:...:...:::.,':.:::.,':::.,;~:::::',':::',':'..:::...:...:...:...:...:::..::-..:...:...:..,:::::.:.:.:::...:::::::..-:::-..:::...:...:.:.:::...:::::..,:::...:.,.;::,...,....:.:::::..... :.. ... ....... ..:'. ..... ....