Loading...
HomeMy WebLinkAbout19319 Bridger Meadows CPUD Application and DocumentsA1 DEVELOPMENT REVIEW APPLICATION PROJECT IMAGE PROJECT INFORMATION Project name: Project type(s): Description: Street address: Zip code: Zoning: Gross lot area: Block frontage: Number of buildings: Type and Number of dwellings: Non-residential building size(s): (in stories) Non-residential building height(s): Number of parking spaces: Affordable housing (Y/N): Cash in lieu of parkland (Y/N): VICINITY MAP CITY USE ONLY Submittal date: Application file number: Planner: DRC required (Y/N): Revision Date: Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS Bridger Meadows PUD Single-family residential subdivision undetermined 59715 R-1 12.00 acres The Links Condominiums None: 27 single-family residential lots are proposed 27 future single-family homes not applicable not applicable 7 (for bird/wildlife viewing area) Y N DEVELOPMENT REVIEW APPLICATION 1. PROPERTY OWNER Name: Full address (with zip code): Phone: Email: 2. APPLICANT Name: Full address (with zip code): Phone: Email: 3. REPRESENTATIVE Name: Full address (with zip code): Phone: Email: 4. SPECIAL DISTRICTS Overlay District: Neighborhood Conservation None Urban Renewal District: Downtown North 7th Avenue Northeast North Park None 5. CERTIFICATIONS AND SIGNATURES This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certification of Completion and Compliance – I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved final plan may result in delays of occupancy or costs to correct noncompliance. continued on next page Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS Bridger Center, LLC 1450 Cherry Drive, Bozeman, MT 59715 406-595-1495 bridgercenterllc@gmail.com Bridger Center, LLC 1450 Cherry Drive, Bozeman, MT 59715 406-595-1495 bridgercenterllc@gmail.com Thomas W. Murphy 1450 Cherry Drive, Bozeman, MT 59715 406-595-1495 bridgercenterllc@gmail.com Bridger Meadows Planned unit Development Development Review Application PUD Concept Plan Bridger Center LLC 1450 Cherry Drive Bozeman, Montana 59715 406.595.1495 bridgercenterllc@gmail.com July 23, 2019 Submittal 2 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com July 23, 2019 Chris Saunders, AICP – Community Development Manager City of Bozeman Community Development 20 East Olive Bozeman, Montana, 59771 RE: Bridger Meadows Subdivision – Pre-Application Plan (Re-submission) Dear Mr. Saunders, On behalf of the Owner, Bridger Center LLC, Bechtle Architects and Morrison Maierle are submitting the following application materials for Bridger Meadows Development, a proposed Major Subdivision with 27 Residential lots. The following submission are in accordance with and in response to the direction provided by the City of Bozeman, Director of Community Development, letter dated May 3, 2109. • Submittal Number 1 – Revised/Updated Subdivision Pre-Application Requirements • Submittal Number 2 – PUD Concept Plan Application Requirements The proposed property is located in the Northeast part of the City near Bridger Creek Golf Course, Northwest of the intersection of Bridger Drive (Montana Highway 86) and Birdie Drive (See Exhibit #1). Legally described as C.O.S. No. 885 (See attached Exhibit #2). The property is currently zoned R-1. The property is bounded by commercial development accessed off Commercial Drive to the South, The Links residential development accessed of Birdie Drive to the East, by City of Bozeman East Gallatin River park to the west, and the Bridger Creek Golf Course to the North The Subdivision Team includes: • Owner/Applicant: Tom Murphy, Bridger Center, LLC (406-595-1495) • Owner’s Attorney: Alanah Griffith, Griffith & Cummings, PLLC (406-624-3585) • Engineer: Mike Hickman, Morrison Maierle (406-922-6829) • Architect: Scott Bechtle, Bechtle Architects (406-585-4161) The following information is included in the attached submittal: • Binder Number 1 (three copies) o Revised/Updated Pre-Application Re-Submittal o Revised/Updated Pre-Application Plan: Full Size 24x36 (two copies), and 11x17 (three copies) o Digital Files: 2 Copies of all Pre-Application Materials, on USB Drives Delgado Home Design Review June 3, 2014 Page 2 o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\cover letter.docx o Updated Review Fee, Check in the Amount of $274.00 • Binder Number 2 (three copies) o PUD Concept Submittal o Pre-Application Plan: Full Size 24x36 (two copies), and 11x17 (three copies) o Digital Files: 2 Copies of all Application Materials, on USB Drives o Updated Review Fee, Check in the Amount of $1,486 The proposal for the property consists of developing approximately 6 acres of historic upland fallow hayfields, and preserving approximately 6 acres of prime riparian habitat and wetlands that border the City’s East Gallatin River Park to the west, Bridger Center industrial area to the south, Links Condos and Village Greens Townhomes to the east, and Bridger Creek Home Owners Association Park and Bridger Creek Golf course to the north. Historically access has been a cumbersome issue for the property. For various reasons the property had been essentially land locked both in terms of access and utilities. With the help of the city and the adjoining developer both the access and utility issues have been resolved. Over the past fifteen years this property has been in front of the City and County officials probably a dozen times to address many of these issues which now allows the owner to complete its development. The City of Bozeman, Director of Community Development, letter dated May 3, 2109 outlines two paths for development team to take in completing the approval process for the development. As outlined in the letter the development team will follow “proposed path 2 – Planned Unit Development (PUD) with relaxation and/or variances”. The application submissions include; more detailed information regarding wetlands and flood plains, revised Pre-Application, and the Concept PUD submission which are intended to be reviewed concurrently. Future steps for the for the development process will include; submission of a Modification Application to the Links Condominiums site plan and a subdivision exemption to relocate common boundary if necessary, Preliminary PUD and Subdivision Plat submission, and Final PUD and Final Plat Submission. The proposed improvements for the Bridger Meadows development look to create a “superior quality character development” than those required by existing Standards. The ultimate goal is to provide an exceptional housing development in close proximity to a unique dedicated riparian wetland preserve referred to throughout the documents as “Parkland” which will provide a neighborhood community amenity (Neighborhood Center) that is unlike others within the city of Bozeman. In addition, the development will look to provide several lots dedicated to affordable housing, parkland parking, improved access to this one landlocked property, pedestrian connectivity to existing trails systems, increase the tax base with no added infrastructure cost to the city, and improve stormwater management within the area. Delgado Home Design Review June 3, 2014 Page 3 o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\cover letter.docx On behalf of the owner we look forward to working with the city to creating this unique and exciting development opportunity which will enhance the neighborhood, local community and local environment. Regards, Mike Hickman, P. E. Scott Bechtle, AIA Sr. Project Engineer Principal Morrison Maierle Bechtle Architects cc: File – NBD 2019 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 Pre-Application Plan Re-Submission Table of Contents Tab Title Cover Letter 1 Table of Contents – Tabs 1 through 22 2 Bridger Meadows Path Forward Response Letter from City of Bozeman, Director of Community Development 3 Development Review Application Form A1 4 PUD Concept Plan Required Materials Form PUDC 6 Project Narrative 5 List of Proposed Relaxations Access – Streets and Road Dedication Street Lighting Neighborhood Centers Sidewalks Blocks Irrigation 6 Site Conditions 7 Floodplain & Watercourse Setbacks 78 Park Concept 9 Phasing 10 Affordable Housing 11 Site Plan and Density Calculations (11x17) 12 Grading Plan (11x17) 13 USGS TOPO – Exhibit 1 14 C.O.S. 885 – Exhibit 2 15 Existing Trails – Exhibit 3 Bridger Meadows Subdivision July 22, 2019 Pre-Application Plan Re-Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\table of contents.docx 16 Existing Utilities – Exhibit 4 17 Proposed Land Uses - Exhibit 5 19 Typical Street – The Links – Figure 1 20 Proposed Typical Section #1 – Figure 2 21 Proposed Typical Section #2 – Figure 3 22 24x36 Grading Plan and Site Plan Drawings document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Narrative: Bridger Meadows Bridger Meadows is a proposed residential infill project on a twelve-acre site (previous county island) recently annexed into the City of Bozeman. The project consists of developing approximately 6 acres of historic upland fallow hayfields into a low density R-1 neighborhood of twenty seven (27) total homesites, including three (3) affordable homesites. The development will create a unique and exciting community amenity and Neighborhood center by preserving the approximately remaining 6 acres of prime riparian habitat and wetlands that border the City’s East Gallatin River Park to the west, Bridger Center industrial area to the south, Links Condos and Village Greens Townhomes to the east, and Bridger Creek Home Owners Association Park and Bridger Creek Golf course to the north into Parkland dedication to community use and wildlife preservation. See Exhibit #5 Intent: The project will look to develop the property to improve the overall experience for property owners, residents, local community, and visitors. Included within the development is a unique and exciting 6 acres of parkland development dedicated to preserving existing wetlands and serving as a wildlife refuge which is expected to provide a unrivaled amenity not seen in most neighborhoods. Additionally, the remaining 6 Acres of the property will be developed into low density R-1 residential housing infill that looks to include approximately twenty seven (27) building lots, three (3) of which will be dedicated to affordable housing initiatives. Natural resource enhancement activities have already begun at the Bridger Meadows neighborhood site. Improvements have included removal of trash and debris, as well as cleanup of a homeless camp site. Disturbed areas have been restored to a natural state using wetland/riparian seed. The notable achievement within this proposal is 6 acre parkland lot which will provide all of Bozeman with a prime riparian, wetland, and nature preserve in addition to the housing development. In preparing the project, emphasis was given to an area that is frequented and known as a birder’s delight. Birders come from all over the state to view an abundance of wildlife that is hard to match in many other locations, despite its location within one of Montana’s largest cities. This proposal is unique in that we intend to limit access to the perimeters of the preserve in order to protect the wildlife within the preserve, and wildlife accessto the East Gallatin. The city has an extensive trail system through their 60 acres adjoining the river that provides wonderful access for humans and their dogs. But this human and dog interaction also has an impact on wildlife. We therefore look to supplement and enhance the city’s efforts and services in this area by preserving what is essentially an area of thick brush and wildlife cover free of humans and dogs, providing a refuge for an abundance of songbirds, birds of prey, many small mammals, deer, bear, and even a cow moose and her calves that frequent this habitat. See Exhibit 5 As part of the parkland development, we propose to construct a north side perimeter trail and a handicap accessible Bird Blind/ Wildlife observation platform overlooking the pond and forest. We hope Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\narrative.docx this can be used to educate both children and adults of the benefits of wetlands and habitat for wildlife. The applicant has met on numerous occasions with City Park and other City officials and have received an incredibly positive response from all. See site Drawing With respect to the site, historically, access has been a cumbersome issue for the property. For various reasons the property had been essentially land locked both in terms of access and utilities. With the help of the city and the adjoining developer both the access and utility issues have been resolved and will be implemented as part of the development plan. Our proposal will extend the Links access to Birdie Drive through to the northwest of the existing hay field. To the south, we propose extending a year round emergency access to the current dead-end Cul-de-sac on Commercial Drive enhancing access for emergency vehicles to both neighborhoods. See Pre-Application Plan. Low Impact Development (LID) designs for storm water reduction and treatment will be incorporated into the project infrastructure designs and budget. LID designs for the site will be developed in accordance with Best Management Practices (BMP’s). In addition, we propose re-routing the neighbors French Drain to the existing pond on the property, to help dry out the failed detention basin to the north, which is causing the death of several groves of Aspens, and in so doing enhance the health of the pond and the surrounding wetlands in the Bridger Meadows Wetland Preserve. Goals: The total development area consists of approximately 12 acres. The primary goals of the project development will be to improve approximately 6 acres of the site with low density R-1 housing development and to dedicate the remaining portion of the property as natural habitat parkland which will offer local residents, community and visitors a unique and unmatched experience to view natural wildlife. Our proposal looks to create 27 total lots for housing development, one street lot, two open space/stormwater detention lots and one 6 acre parkland lot for a total of 31 lots. The development is intended to enhance the existing surrounding housing developments, provide 3 lots for affordable housing, improve street and emergency vehicle access to this property as well as the Commercial Drive properties, improve pedestrian circulation and connectivity, parkland access, dedication of approximately 5.6 acres of the property development to parkland - preservation of wetlands and wildlife refuge, increase the city tax base through infill housing, reduce impacts on city infrastructure through maintenance of streets by the development HOA, and improve stormwater management. Timeframe Immediately upon obtaining all the necessary approvals, the Owner will look to begin development improvements as outlined in the proposals. The expected schedule for the road and site improvements is approximately 3 months. Proposed Uses The proposed uses for the property will consist of; 5.64 acres of parkland development dedicated to preserve the existing wetlands and serve as a wild life refuge; 0.34 acres of open space with underground storm water detention and treatment facilities; and 5.89 acres of housing infill as low density R-1 housing consisting of twenty seven (27) building lots, three (3) of which will be dedicated as Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\narrative.docx single family townhouse lots for affordable housing initiatives. It is anticipated that the homes proposed for all the available building lots, including the 3 affordable housing lots, will be 3+ bedroom homes. Additionally, the development will provide public access and utility easements. See exhibit 4 and 5. Site Improvements The primary site improvements will include 5.64 acres of parkland dedicated to preserving existing wetlands and serving as a wildlife refuge. This preserve will provide dedicated park land with limited periphery access to enhance and preserve the natural wildlife environment. It will include up to 7 parking spaces for access. Improved pedestrian systems including trail connectivity, trail along north boundary of the park, trail connections to the existing trail along the north and east property line, and sidewalks associated with the roadway extension. See Exhibit 3 for existing trails and the Pre-Application Plan for proposed trails. Finally, the construction of a bird blind to enhance visitor experience and observation of natural wildlife is also proposed within the plan. The bird blind, envisioned as an elevated platform, is proposed west of the seven parking spaces for the park and will be ADA-accessible. Details will be provided as the project moves forward. With respect to the R-1 Residential area, the 6 Acres of housing infill will include approximately twenty seven (27) single family building lots, three (3) of which will be dedicated to affordable housing initiatives which will likely be townhomes. The development will also improve primary access to the property by extending Birdie Drive through the Links access and providing a cul-de-sac turnaround at the end of Birdie Drive. Secondary year round emergency access from Commercial Drive through an access easement. Utility easement connections to city services are proposed at both the east boundary of the property connecting to Birdie Drive, and the northeast boundary of the property connecting to Boylan Road. Existing utilities are shown on Exhibit 4; proposed utilities and connections are shown on the Pre-Application Plan. It was determined in conversations with NorthWestern Energy that electrical and natural gas utility service could be provided from the southeast through existing easements, without the need for an easement to access existing utilities in the Boylan Road right of way. document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission List of Proposed Relaxations. Access - Streets and Road Dedication Street Lighting Neighborhood Centers Sidewalks Blocks Irrigation Access - Streets and Roads Section 38.400.010. A relaxation for the 60 foot right of way and distance on cul-de-sac road length is requested. 38.400.020 requires that “All streets… within, or providing access to, the proposed development must be dedicated to the public, be private streets to be owned and maintained by an approved property owners' association, or, if the criteria of this section are met, be a public street easement.” While the proposed street within the PUD can be a private street, the proposed primary access through The Links does not meet these requirements and would require a relaxation. The property will require a Cul-de-sac due to physical constraints of the property. (Section 38.410.030) 38.400.010.A.9 “Cul-de-sacs. Cul-de-sacs are generally prohibited. The review authority may consider and approve the installation of a cul-de-sac only when necessary due to topography, the presence of critical lands, access control, adjacency to parks or open space, or similar site constraints. Pedestrian walks must be installed at the end of cul-de-sac where deemed appropriate.” In this case, there are critical lands, access control and adjacency to parks/open space justify the cul-de-sac and block length but additional pedestrian connections are required. Per Section 38.400.010, there must be a second or emergency access. Emergency access to Commercial Drive will be paved and gated at the property line. A swing gate with a Knox Paddle Lock is anticipated. These locks are only openable by Fire personnel. The emergency access will provide enhanced emergency access to the existing dead end cul de sacs of Bridger Center Drive and Commercial Drive, as well as a second entrance to Bridger Meadows for emergency vehicles. The emergency access is necessary, rather than full public access, because the developer negotiated a public access and utility easement from the Links and a precondition for that easement was no through traffic to/from the Commercial Center. The width of the new private street right-of-way in the PUD is proposed to be less than 60 feet as a relaxation; however, street width is compliant with City requirements. Pedestrian facilities, snow storage and parking for open space access all will be adequately addressed in the design. See the Pre-Application Plan and Figures 1 through 3. Block length relaxation is requested from the 400-foot maximum standard; 8. 38.410.040.B “Block length must not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 200 feet in length. Block lengths may be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case may a block exceed 1,320 feet in length.” Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\proposed relaxations.docx The Bridger Meadows PUD will look to improve historically difficult access to the property by extending the existing private road system connection within Links condo development to Birdie Drive west culminating in a cul-de-sac. Although cul-de-sac terminations are generally not permitted, the termination is unavoidable due to the lack of access options and the presence of adjacent public land/open space at the west end of the property. The length of the road will exceed 400’ but will be under 1000’. To mitigate this issue, the development will provide pedestrian connections to offset the long “block” in accordance with code requirements including trail connection at the end of the cul-de-sac and mid point along the road, through the 30’ utility easement to the existing trail, effectively reducing block length for pedestrians to about 500 feet. See Pre-Application Plan. The road will run adjacent to the parkland creating a separation between the parkland and Lots 14 through 19 which will highlight views, improve pedestrian circulation through new sidewalks, trails and connections to existing pedestrian systems, and improve community access to the parkland and Bird Blind by providing parking and trails. The Links connection is a private roadway. The development proposal looks to continue the private road west. The roadway will be maintained by the HOA association alleviating impact on the city infrastructure and maintenance services. The existing Links roadway does not conform to the 60’ right-of-way requirement. Street construction will match dimensions of the existing Links roadway width, with several transitions and sidewalk/trail configurations. See Figures 1 through 3 along with the Pre-Application Plan. The relaxation is requested to continue the continuity and aesthetic appearance and will not detract from functionality. Additionally, a gated year-round emergency access will be provided at the south end of the property from Commercial Drive through an existing access easement, which will improve emergency vehicle access to the Bridger Meadows Properties as well as the Commercial Drive properties. With the addition of the emergency access, we look to mitigate the uninterrupted road block length and avoid the requirement for the individual homes to be fire sprinklered. Due to the proximity of the fire station in the proposed Public Safety Center (Fire Station) on North Rouse Avenue, response time will be very short and access to the site from two points will be provided. Additionally the development will provide three new fire hydrants for emergency/fire service use. Approximately 7 parking spaces will be provided to facilitate access to the Parkland, trail system, and Bird Blind. Snow storage will be handled on site. Street Lighting Section 38.570.030 – A relaxation for street lighting is requested. Section 38.570.030 requires that street lighting consist of street lighting and pathway lighting, and must comply with the City of Bozeman Design Standards and Policy. The project development requests a relaxation of this requirement to lessen impact on wildlife and the surrounding habitats. The project would look to propose residential lamp posts as part of the lot developments to provide ambient and supplement pathway lighting throughout the neighborhood. This precedence exists and is consistent with other City of Bozeman neighborhoods. Neighborhood Centers Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\proposed relaxations.docx Section 38.410.020 – A relaxation of section 38.410.060, perimeter streets along Neighborhood Centers is requested. Section 38.410.020 requires all residential subdivision or PUD’s that are ten net acres in size or greater to have a neighborhood center. The center must be comprised of a park, square, green, plaza, transit stop of neighborhood commercial Center, civic use, or combination of these. Section 38.420.060 indicates that the city may consider and approve of streets along less than 100% but not less than 50% of the perimeter. A significant site improvement will consist providing 6 acres of parkland development dedicated to preserve the existing wetlands and serve as a wild life refuge. See Exhibit 5. This preserve will provide dedicated park land with limited periphery access for viewing and to enhance the natural wildlife habitat. The development will provide up to 7 parking spaces for access to the park area and constructed bird blind. Improved pedestrian systems including trail connectivity, trail along north boundary of the park, and sidewalks associated with the roadway extension. Connection to existing trail and city pedestrian circulation systems (without interfering with natural habit areas). Finally, the construction of a bird blind to enhance visitor experience and observation of natural wildlife is also proposed within the plan. See Drawing XXXX This dedication qualifies as a neighborhood center but due to the configuration of surround properties, achievement of 50% perimeter streets would significantly impact the designated wildlife refuge aspect of the project. To offset and improve the access the project is providing interconnected trails that will allow pedestrian access along the parkland’s northeast perimeter as well as the bird blind. The balance of the parkland perimeter is bounded by city and private commercial property; the reduced pedestrian access will greatly enhance the parkland’s value as a wildlife refuge. Sidewalks Section 38.400.080 and 38.400110 – Relaxation with respect to sidewalk requirements. Section 38.400.080 indicates that City standard sidewalks must be constructed in all developments on all public and private street frontages, except alleys, The project proposal will seek relaxation on sidewalks, per the typical street sections. In some areas, the proposal does not provide sidewalks on both sides of the street. However, in most cases, trails typically take their place. The project will also request a relaxation/waver/deviation of Section 38.400.110 sidewalk requirement on both sides of the street as shown to conform to Links existing street section. The north side sidewalk is in effect replaced by a north side trail close to the street. We propose a trail connection to provide a more natural. Parklike pathway to the Bird Blind/ Wildlife Observation platform, and to minimize impermeable surface and runoff and disturbance to wildlife. Block Length Section 38.410.040 – Relaxation with respect to block lengths. Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\proposed relaxations.docx Section 38.410.040 indicates “Block length must not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 200 feet in length. Block lengths in some areas may be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case may a block exceed 1,320 feet in length.” The project development has planned pedestrian intersection that will occur in various areas of the site to provide address this situation. These will no more than 500 feet apart to break up the length of the street. Pedestrian trail connections from the street to the existing north side trail are proposed between lots 25 and 26 and at the cul-de-sac, between lots 13 and 14. Irrigation We request a waiver for irrigation system adjacent to public parks or other open space areas is required with the final plat application. Section 38.240.410 “Landscaping of Public Lands” – Installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips along all external perimeter development streets. May 3, 2019 Thomas Murphy 1450 Cherry Dr. Bozeman, MT 59715 Dear Mr. Murphy: Regarding the Bridger Meadows project, the City is eager to assist you in the development of this property. To that end I have met with staff from the Planning Department, City Engineering, Fire Department and the Parks Department. We feel the project has two potential paths forward as detailed in the attached narrative. I am happy to discuss the comments below in person and with your team as schedules allow. Summary: The following notes are intended to assist the owner/applicant in understanding the requirements of the Unified Development Code (UDC) to determine potential paths forward. These notes are based on the Subdivision Pre-Application submittal (No. 18574) which included the developer’s stated intention of creating lots for single household dwelling units. I believe the most pressing issue for the subject property is related to floodplains, wetlands and watercourse setback delineations. A more thorough floodplain and wetland analysis is necessary to understand development implications. Please review Sections 38.410.100, 38.600 and 38.610 and refer to the Engineering comments dated January 18, 2019. Path 1 - Major Subdivision with variance(s) Access/streets - Connect a local 60-foot wide public right-of-way to Commercial Drive. Cul-de-sac length and block length are unavoidable due to the lack of access options and the presence of adjacent public land/open space; however, cul-de-sac length should not exceed 1,320 linear feet and pedestrian connections need to be provided every 600 feet to offset long blocks in accordance with code requirements. This will also help to ensure buildable lots outside of the floodplain. The road should run along park/open space outside the floodplain (note topography) to create lots on the north/east side of road. Some lots may have to be wider than typical to create enough buildable area and to meet minimum lot sizes. Establishing building envelopes is key. With the full 60-foot dedicated public right-of-way, one access is acceptable due to the specific circumstances of this property but only if the homes have fire sprinklers. Watercourse setbacks - Request variance from watercourse setbacks. Keep street and lots outside of 100-year floodplain/wetlands but request variance to allow lots to be within the setback. A variance request needs to very specifically outline how the hardship criteria are being met. See Section 38.250. Note provisions to allow streets within the setback. Parkland – Section 38.420.020 states: “The following land is unacceptable for parkland dedication: 1. Required watercourse setbacks unless approved by the review authority for incorporation into the design of the larger park area…” The entire area proposed for a park will likely fall within the watercourse setback therefore, requesting a waiver is the recommended course of action. See Section 38.420.100 which states: “The review authority may waive the park dedication or cash donation in-lieu of land dedication requirement if land equal to or exceeding the area of the dedication otherwise required by this division 38.420 is set aside by one of the following means: 1. The proposed development provides: long-term protection of critical wildlife habitat… natural resources… or aesthetic values...” Note that land can still be deeded to the City if a waiver is granted. It would be difficult to justify the waiver unless the right-of-way was located directly adjacent to the new park to improve access to the overall larger park. Provide new trail connections and coordinate improvements with Parks Department. Next steps: 1) revised Pre-Application with variance(s) identified and more detailed information regarding wetlands and floodplains; 2) Preliminary Plat w/variance(s); and 3) Final Plat. Path 2 - Planned Unit Development (PUD) with relaxations and/or variances A Planned Unit Development (PUD) is also potentially an option for this project. Section 38.480 details the requirements and criteria for a PUD. Note that PUDs are inherently more complicated in terms of both application requirements and municipal review. PUD points are required and may be met through a variety of means including providing “extra” improved open space (1¼ points are provided for each percent of the project area that is provided as publicly accessible open space). Note that any proposed relaxation from the code must create an environment, landscape quality and character superior to that produced by the existing standards of this chapter. If this PUD route is taken, the design of the neighborhood needs to clearly demonstrate exactly how this superior quality is being provided. Access/streets - Connect private street (with underlying Public Access Easement) to Birdie Drive through The Links (this would require a PUD relaxation to be able to connect through an existing substandard private access less than 60 feet) in combination with creating an emergency secondary access connection to Commercial Drive and requiring future homes to have fire sprinklers. While gates are never preferable, due to the very specific access limitations for this property, a gate may be considered but should be located to allow public access to park/open space parking from Commercial Drive. The width of the new private street in the PUD may be proposed less than 60 feet as another relaxation; however, pedestrian facilities, snow storage and parking for open space access all need to be adequately addressed in the design. This route also requires a Modification Application for The Links and potentially a subdivision exemption application if a common boundary is proposed to be relocated. Watercourse setbacks - A PUD relaxation or variance will likely be needed from watercourse setbacks. Recommend keeping the street and lots outside of 100-year floodplain/wetlands but request relaxation to allow lots to be within setback. Again, any relaxation must create an environment, landscape quality and character superior to that produced by the existing standards. Placing the road, rather than homes and back yards, adjacent to the wetlands improves public access and keeps homes farther from the floodplains and wetlands. Parkland – Section 38.420.020 states: “The following land is unacceptable for parkland dedication: 1. Required watercourse setbacks unless approved by the review authority for incorporation into the design of the larger park area…” The entire area proposed for a park will likely fall within the watercourse setback therefore, requesting a waiver is the recommended course of action. See Section 38.420.100 which states: “The review authority may waive the park dedication or cash donation in-lieu of land dedication requirement if land equal to or exceeding the area of the dedication otherwise required by this division 38.420 is set aside by one of the following means: 1. The proposed development provides: long-term protection of critical wildlife habitat… natural resources… or aesthetic values...” Note that land can still be deeded to the City and used to satisfy PUD points if a waiver is granted. It would be difficult to justify the waiver unless the road was located directly adjacent to the park to improve access to the larger park. Provide new trail connections and coordinate improvements with Parks Department. Because a private narrow road is proposed with this option, it is recommended that a small off-street parking lot be provided in the southern portion of the site with public access from Commercial Drive rather than through the substandard internal road network. Next steps: Develop more detailed information regarding wetlands and floodplains as the first step. Submit Concept PUD and revised Pre-Application which will be reviewed concurrently. Submit a Modification Application to The Links Condominiums site plan and a subdivision exemption to relocate common boundary if necessary. These applications would be followed by a Preliminary PUD and Subdivision Preliminary Plat and finally a Final PUD and Final Plat. Potential PUD Relaxations The following have been identified as potential relaxations based on the concept submitted. This is not intended to be an all-inclusive list. Relaxations are tied to the neighborhood design. Note that it is strongly recommended that (wherever possible and as noted) some of these relaxations be eliminated through changes to the neighborhood design. Section 38.430.030.A.4.c states: “The review authority must make a determination that the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards of this chapter, and which will be consistent with the intent and purpose of this division 38.430, with the adopted goals of the city growth policy… Upon deciding in favor of the deviation request, the review authority may grant deviations, above or below minimum or maximum standards respectively as established in this chapter, including the complete exemption from a particular standard. If the review authority does not determine that the proposed modified standards will create an environment, landscape quality and character superior to that produced by the existing standards of this chapter, and which will be consistent with the intent and purpose of this division 38.430 and with any relevant design objectives plan, then no deviation will be granted.” 1. Table 38.320.030.B “Minimum lot width” is 50 feet in the R1 zone – note that lot widths are measured at the 15’ setback line (this helps lots at the end of a cul-de- sac); therefore, it recommended that minor adjustments be made so that this relaxation is not needed. See definition - “Lot width. The distance as measured in a straight line, between side lot lines at the points of intersection with the required front building line” which is 15’ in this case. 2. Table 38.320.030.C “Density, building height, and setbacks” – the minimum density in R1 is 5 dwellings per net acre. This relaxation may not be necessary if the net acreage is decreased and/or if additional accessary units are added. It is recommended that adjustments be made to the overall layout to meet the minimum density requirement. 3. 38.400.010.A.9 “Culs-de-sac. Culs-de-sac are generally prohibited. The review authority may consider and approve the installation of a cul-de-sac only when necessary due to topography, the presence of critical lands, access control, adjacency to parks or open space, or similar site constraints. Pedestrian walks must be installed at the end of cul-de-sac where deemed appropriate.” In this case, there are critical lands, access control and adjacency to parks/open space that help to justify the cul-de-sac and block length but additional pedestrian connections are required. 4. 38.400.020 requires that “All streets… within, or providing access to, the proposed development must be dedicated to the public, be private streets to be owned and maintained by an approved property owners' association, or, if the criteria of this section are met, be a public street easement.” While the proposed street within the PUD can be a private street, the proposed primary access through The Links does not meet these requirements and would require a relaxation. 5. 38.400.080.B. “Sidewalks adjacent to public lands. The developer must install sidewalks adjacent to public lands, including, but not limited to, parks, open space, and the intersection of alleys and streets or street easements. Applicable sidewalks and development frontages adjacent to public lands are subject to the provisions of section 38.510.030.I.” To help justify this relaxation, it is recommended that a series of trail connections be provided to form a loop with other trail connections. A very clear pedestrian circulation exhibit that extends to show how the project connects into the larger pedestrian network is needed. 6. 38.410.020. “ Neighborhood centers. To provide a neighborhood focal point, all residential subdivisions or planned unit developments that are ten net acres in size or greater, must have a neighborhood center… The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter in accordance with section 38.420.060.” The subject property is greater than 10 acres in size and includes park dedication; however, the proposed park does not meet the street frontage requirements. This could be evaluated as a PUD relaxation; however, as with all the relaxations, it needs to be explained in the application how the project “will produce an environment, landscape quality and character superior to that produced by the existing standards of this chapter.” Locating the road along the park helps to better meet this section. 7. 38.410.030.G “… no lot may have an average depth greater than three times its average width.” It is recommended that the lot layout be revised to limit this relaxation as much as possible by keeping lots out of the floodplain to reduce the amount of individual lot area within the watercourse/ connected wetland setback. 8. 38.410.040.B “Block length must not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Block lengths may be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case may a block exceed 1,320 feet in length.” The block length will likely need some relaxations from the 400-foot maximum standard; however, pedestrian connections are needed. 9. 38.410.040.C “Block width. Blocks must not be less than 200 feet or more than 400 feet in width, except where essential to provide separation of residential development from a traffic arterial or to overcome specific disadvantages of topography and orientation.” Block widths are less than 200 feet due to existing site constraints. Essentially the project is proposing a half block with a road and lots on one side. Depending on proposed revised layout, it may be possible to evaluate block width with adjacent development on Boylan Road which may eliminate this relaxation. 10. 38.410.040.D “Rights-of-way for pedestrians. Rights-of-way not less than ten feet wide for pedestrian walks are required where deemed necessary to provide circulation or access to parks, open space, schools, playgrounds, shopping centers, transportation, and other community facilities. In addition, no continuous length of block may exceed 600 feet without intersecting a street or pedestrian walk. Pedestrian walks must also be installed at the end of cul-de-sac where deemed appropriate.” Also note requirements in the code for the minimum widths of these required pedestrian walks. It is recommended that additional pedestrian connections occur to help break the block length and to address this section so that a relaxation is not needed. 11. 38.410.100 deals with watercourse setbacks. Note that a minimum 100-foot setback must be provided along both sides of the East Gallatin River and that this setback must extend to the edge of any delineated 100-year floodplain. Also, the “setback must include immediately adjacent wetlands (i.e., fringe). The buffer width must be extended by the width of the wetland” AND “The setback must include connected wetlands. The buffer width must be extended by a minimum of 50 feet beyond the perimeter of the connected wetlands.” Also, “No newly constructed residential or commercial structure, addition to an existing structure, fence, deck, fill material (other than that required for exempt uses), parking lot or other impervious surfaces, or other similar improvements may be located within required watercourse setbacks, unless approved through, and in conformance with, a variance or deviation process as authorized in this chapter.” The relaxations needed from this section are substantial. Placing the road along the park and the lots farther out of the floodplains, wetlands, and setback would help justify a relaxation. Also, the establishment of “building envelopes” on each lot would help to ensure buildable lots. 12. 38.420.060 “Parkland, excluding linear trail corridors, must have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter when… [certain conditions are met].” A relaxation or waiver may be required. 13. The initial application noted potential relaxations/variances from Park Development standards. This needs to be detailed in the application. I hope this helps as you move forward with this project. As stated above, please let me know if you would like to meet in person to go over this information or any other ideas you may have. Best regards, Marty Matsen Director, Community Development cc: File, City Attorney, City Manager document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Site Conditions. It was determined in conversations with NorthWestern Energy that electrical and natural gas utility service could be provided from the southeast through existing easements, without the need for an easement to access existing utilities in the Boylan Road right-of-way. document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Flood Plain and Watercourse setbacks. To reduce the number of residential lots adjacent to the floodplain, the project has followed staff recommendations of placing the road along the parkland which flips many lots to the other side of Shady Glen Lane, and away from the floodplain and wetlands. The East Gallatin River’s floodplain currently extends into Shady Glen Lane and residential Lots 1 through 8, 26 and 27. The 100 year floodway extends into Lots 5 and 6, but does not infringe on Shady Glen Lane (Lot 28) or any other residential lots. The Applicant proposes to address this by modifying the floodplain in two phases. The first floodplain fill permit will be prepared by the Applicant as part of this PUD, to place fill for development of all areas except Lots 5 and 6. This permit will include a LOMR/CLOMR submittal to FEMA, in accordance with City of Bozeman policy for floodplain fill outside of the 100 year floodway. Grading limits are noted on the pre application plan along with proposed floodplain limits. The second permit (for lots within the floodway) requires a much more rigorous permitting process, and would be prepared in the future by the buyers of Lots 5 and/or 6, assuming they are willing to proceed, together or independently, based on their lot specific development plans. These lot restrictions will be documented in any sale agreement. Once Phase 1 floodplain permitting is completed and approved, the revised floodplain boundary would also become the watercourse setback line. Referencing Section 38.410.100 of the UDC, there are four basic requirements: 1. Provide a 100 foot setback along both sides of the East Gallatin River, as measured from the ordinary high water mark or the top of streambank over 33% slope, whichever results in a wider setback. The top of the river bank is approximately 300 feet from any proposed development (i.e., building envelopes or street improvements), so this requirement is met. 2. Increase the setback to include any delineated 100 year floodplain. The watercourse setback will include, and coincide with, the revised 100 year floodplain limits. 3. Increase the setback to include immediately adjacent wetlands (i.e., fringe). There are no immediately adjacent wetlands (i.e., fringe) along the river in this area. 4. The setback must include connected wetlands. The buffer width must be extended by a minimum of 50 feet beyond the perimeter of the connected wetlands. The term “connected” is not defined in the UDC for the purpose of watercourse setbacks, and there is no guidance on limitations to what is connected and what is not. The east side of the river in the project area is separated from on site wetlands by a nearly continuous upland area, so we believe there are no such wetlands in the project area for which this requirement would apply. Because the proposed fill within the floodplain in Phase 1 would also fill wetland areas, the floodplain fill permit will be prepared concurrently with a wetland fill permit. If the City’s interpretation of “connected” wetlands includes the on-site wetlands, the Applicant is requesting a relaxation for the 50 Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission o:\nbd\2019\bridger meadows pud\final pud submission\concept pud\documents\watercourse and floodplains.docx foot buffer width in the above item #4, as stated in UCD Section 38.410.100(A)(1)(c)(4)(d). The relaxation would reduce wetland impacts by allowing wetlands to exist closer to the residential lots, whose numbers are already reduced by physical constraints. Loss of these lots would compromise the ability to provide the proposed parkland dedication that is much larger than required. The project proposal will look to help alleviate watercourse and floodplain issues for both the city and the adjacent HOA, by diverting the French drain into the existing pond located in the Park rather than through the failed detention facility (this solution was discussed with Kyle Mehrens). This will enhance the environmental quality of the pond and enhance the wetlands connected with the pond. . For additional information, the project team has developed both a Phase I Environmental Site Assessment Report, Dated February 2018 prepared by Bart Manion, and Wetlands Delineation report, dated June 2019, prepared by Lynn Bacon, PWS. These are not included in the submission but are both available upon request. document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Phasing The proposed project is expected to be implemented in two phases. The first phase will consist of development of the infrastructure and lots 1 through 28 with the exception of lots 5 and 6. Phase two will consist of development of lots 5 and 6. See Site Drawing for phasing plan. document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Parkland Section 38.420.020 and 38.420.060 – The project proposal will look to request a relaxation to allow wetlands to be designated as parklands. Section 38.420.020 regarding parkland states: “The following land is unacceptable for parkland dedication: 1. Required watercourse setbacks unless approved by the review authority for incorporation into the design of the larger park area…” A relaxation of the watercourse setback requirement is requested, as described under “Flood Plain and Watercourse setbacks” above. Section 38.420.100 which states: “The review authority may waive the park dedication or cash donation in-lieu of land dedication requirement if land equal to or exceeding the area of the dedication otherwise required by this division 38.420 is set aside by one of the following means: 1. The proposed development provides: long-term protection of critical wildlife habitat… natural resources… or aesthetic values...” Note that the development will look to deed Parkland to the City; this will satisfy PUD points We request a relaxation/waver/deviation of Parkland frontage requirements from 38.420.060 “Parkland, excluding linear trail corridors, must have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter when… [certain conditions are met].” WE request a relaxation to 300 linear foot because of the sheer physical size of the Wetland/wildlife preserve (almost 7 times the City requirement). Considering its proposed use as a wildlife refuge, we propose to prohibit interior trails, and to prohibit dogs due to their detrimental effect on wildlife. The parkland component of the development will provide 5.6 acres dedicated to preserving the existing wetlands and to serve as a wildife refuge. This preserve will provide dedicated park land with limited periphery access to enhance the natural wildlife. Up to 7 parking spaces will be provided for access to the park area. Improved pedestrian systems include trail connectivity to the trail along north boundary of the park, and sidewalks associated with the roadway extension. These connections enhance existing trail and city pedestrian circulation systems without interfering with natural habit areas. Finally, the construction of a bird blind will enhance visitor experience and observation of natural wildlife. 12S12SWWSSS8W 8W8W8W8W8W8W8W8W8W8W8W8W8W8W 8W 8W 8W 8W 8W8W8WWVWVWV12S12S 12 S 12 S 12S12S 12S 1 2S 1 2S 1 2S 12S1 2S 12SC.O.S. 885 (PARK) (RESIDENTIAL) B O Y L A N R O A D VILLAGE CREEK TOWNHOUSES10+0011+0012+0 0 13+0 0 14+0 0 15+0 0 16+0 0 17+0 0 18+0019+0020+0021+0021+50PC: 10+59.48PT: 1 2 + 0 6. 4 0 PI: 1 3 + 2 8. 6 8 PC: 1 6 + 9 5. 8 1 PT: 18+43.03LOT 31 LOT 27 LOT 26 LOT 2 LOT 9 LOT 10 LOT 15 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 11 LOT 12 LOT 13 LOT 14 LOT 21SHADY GLEN LANE (LOT 28 ) LOT 8LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 LOT 1 LOT 23LOT 1 60 .00 ' 100.0 0' 6 0 .00 ' 100.0 0'50 . 28 ' 3 4 . 6 5 '121.16'5 6.1 0' 35.00'108.00'4 0 .81'19.05' 61.90' 77.38' 71. 2 5 '110.92'42.71' 100.00'90.00'146.00'36. 5 8 '160.00'17 5 . 3 8 '37.48'30.00'152.00'104.77'37.0 0 '77.93'100.00'39.58' 12.55' 19.48' 78.74'106.20'37.54' 90.00'137.30'50.61'96 . 53 '104.92'54.65'70. 0 2 ' 100. 0 0' 17.30' 33.50'70.0 0 ' 100. 0 0'70. 0 0 ' 6 5 .00 ' 99.63'30. 2 1 ' 3 4 . 79 ' 5 9 . 98 ' 104. 3 9' 5 0 . 00 ' 11.33'60. 0 0 ' 103.6 6'60. 0 0 ' 6 0 .00 ' 102.9 2' 60 .00 ' 6 0 .00 ' 102.1 9'60 . 0 0 ' 60 .00 ' 101. 4 5'60. 0 0 '55. 0 0 ' 99.72' 18.10' 3 6 .96 ' 61.06' 39.28' 67.99' 7 9 . 08 ' 28.44'37.30'97.80'97.88'35.00'97.73'30.00'81.78'35.00' 1.75' 75.36' 3 5 .90 '93.75'32.11' 75.0 0' 1.99' 6 9 .6 4'10 3 . 58 ' 8 0 .00 ' 75.00'80. 0 0 ' 517.70'507.96'4 3 . 8 3 ' 1 3 9 .28 '80.13 'LOT 2297.80'34.97'97.73'30.00'9.39'30.28' LOT 29 LOT 28 LOT 30 LOT 25 44.58'104.26'15.00'200.00'82.54'7.19' 9.88' 31.0 0' 1 1 7 . 4 0 ' 105.02'LOT 244700 47024701 4702470047024 7 0 247024701 4702 4701470 5 470847114709 470 1 PROPOSED PUBLIC ACCESS AND UTILITY EASEMENT EXISTING 30' UTILITY EASEMENT EXISTING TRAIL EMERGENCY ACCESS GATE EMERGENCY ACCESS EXISTING ACCESS (UN-NAMED) ©COPYRIGHT MORRISON-MAIERLE, INC.,2019 PLOTTED DATE: Jul/17/2019 PLOTTED BY: cody farley DRAWING NAME: N:\5311\001.01 - PUD\ACAD\Exhibits\5311-001_AFFORDABLE-HOUSING.dwg 1/4 SEC. SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY:11BRIDGER CENTER LLC GALLATIN 5311.001.01 1"= 60' 07/2019 MGH CJF 6E 1S 31SE6012030600 SCALE IN FEET engineers surveyors planners scientists MorrisonMaierle2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 www.m-m.net AFFORDABLE HOME LOCATION EXHIBIT BRIDGER MEADOWS GROUND TRUTHED 100-YR FLOODPLAIN LIMITS WETLAND LIMITS EXISTING POND (WSEL = 4701.5±) PLAT F7, P218 (COUNTY PARCEL) CONNECT TO EXISTING WATER MAIN CONNECT TO EXISTING SANITARY SEWER MANHOLE (6' DEPTH TO INVERT) CONNECT TO EXISTING WATER MAIN PL1R-1 R-SM-1R-3 M-1 ZONING DESIGNATION (TYP.) 4" DIAMETER FORCE MAIN (PARKLAND DEDICATION) MATCH EXISTING ASPHALT STA: 20+71.16 EAST GALLATIN RIVER EXISTING DRAINAGE EASEMENT EXISTING ONSITE DETENTION BASIN 100-YEAR FLOODPLAN EXISTING OFFSITE DETENTION BASIN (DRAINAGE / OPEN SPACE) FIRE HYDRANT FIRE HYDRANT EXISTING PROPERTY LINE PROPOSED PROPERTY LINE RELOCATION (DRAINAGE / OPEN SPACE) FIRE HYDRANT EXISTING FIRE HYDRANTPHASE 1PHASE 2P H A S E 2 P H A S E 1 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com Bridger Meadows Subdivision July 22, 2019 PUD Concept Plan Submission Site Conditions. It was determined in conversations with NorthWestern Energy that electrical and natural gas utility service could be provided from the southeast through existing easements, without the need for an easement to access existing utilities in the Boylan Road right-of-way.