HomeMy WebLinkAbout10-21-19 City Commission Packet Materials - A4. South University District Phase 3 Major Subdivision Preliminary Plat
Commission Memorandum
REPORT TO: Mayor and City Commission
FROM: Brian Krueger, Development Review Manager
SUBJECT: South University District Phase 3 Major Subdivision Application 19090 MEETING DATE: October 21, 2019
AGENDA ITEM TYPE: Action (Quasi Judicial)
RECOMMENDATION: The application conforms to standards and is sufficient for approval
with conditions and code provisions.
STRATEGIC PLAN: Vision Statement: 4. A Well-Planned City. We consistently improve our
community’s quality of life as it grows and changes, honoring our sense of place and the ‘Bozeman feel’ as we plan for a livable, affordable, more connected city. 4.2 High Quality Urban
Approach. Continue to support high quality planning, ranging from building design to
neighborhood layouts, while pursuing urban approaches to issues such as multimodal
transportation, infill, density, connected trails and parks, and walkable neighborhoods.4.3
Strategic Infrastructure Choices. Prioritize long-term investment and maintenance for existing and new infrastructure.
BACKGROUND: The property owner and applicant made application to develop a Major
Subdivision to further subdivide the existing 74.87-acre Lot 2 of the South University District,
Phase 2 Minor Subdivision. The subdivision will create one lot for commercial development,
three restricted development lots, four open space lots, two city park lots and dedicated rights-of-way within the boundaries of the South University District Master Plan. The property is zoned
REMU, Residential Emphasis Mixed Use and is currently used for agriculture.
The lot to be platted for commercial development is at the southeast corner of West Kagy
Boulevard and South 19th Avenue. The development will construct Campus Boulevard between
the South 19th Avenue and Stucky Road intersection and its current terminus at South 14th Avenue. South 17th will be constructed from West Kagy Boulevard south to Campus Boulevard
and State Street will be constructed between South 19th Avenue and South 17th Avenue.
Parkland is being dedicated with this subdivision consistent with the South University District
Master Plan, but not improved at this time as there is no residential development proposed.
The three remaining lots are proposed as restricted development lots which will require further subdivision review prior to development and infrastructure installation.
The Development Review Committee determined the application adequate for continued review
on July 30, 2019.
The Planning Board held a public hearing on the application on October 1, 2019. The Planning
Board is the advisory body to the City Commission on this subdivision application. The Planning Board 6:0 recommended approval of the project with the conditions and code provisions outlined
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Commission Memorandum
in this staff report. One member of the public spoke at the hearing. The same member of the public submitted the only written comment received to date in response to the public notice. The
oral comments at the meeting were similar to the written comment provided. In addition to the
overall recommendation to approve the subdivision the Board made a motion to modify the
recommendation on the application for staff and the applicant to investigate as to whether the alternative bicycle infrastructure could be considered for this phase. See the discussion under unresolved issues for a summary and response to that issue. The Planning Board proceedings
may be viewed here: https://media.avcaptureall.com/session.html?sessionid=4bc49f98-b105-
41e6-b82e-5c17f3352242&prefilter=654,3835
One public comment letter has been received. It is attached to the staff report.
UNRESOLVED ISSUES: The Planning Board held a public hearing on the application on October 1, 2019. The Planning Board is the advisory body to the City Commission on this
subdivision application. The Planning Board 6:0 recommended approval of the project with the
conditions and code provisions outlined in this staff report.
In addition to the overall recommendation to approve the subdivision the Board made a motion to modify the recommendation on the application for staff and the applicant to investigate as to whether alternative bicycle infrastructure could be considered for this phase.
Street sections were specifically approved for the South University District (SUD) Master Plan.
The master plan was vetted through a public review process and approved by the City
Commission and is an entitlement that the property owner holds. The master plan has been implemented through two phases and the Development Review Committee, including the Engineering Division, relies upon the adopted street sections within that plan to review
development. The staff does not consider the approved street sections for the SUD as eligible for
modification with this application. The City must review this application for consistency and
conformance to the approved SUD master plan as part of the subdivision criteria. The proposed subdivision design, including the street sections and bicycle infrastructure are in accordance with the approved SUD master plan.
The SUD master plan will require an extension next year. Staff will work with the property
owners of the SUD during that process to determine whether alternative bicycle infrastructure
that is closer to current best practice may be instituted into the development at this stage of its development cycle. The Director of Community Development is the authority for master plan
extensions.
ALTERNATIVES:
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report; or
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Commission Memorandum
4. Open and continue the public hearing on the application, with specific direction to staff or the
applicant to supply additional information or to address specific items.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of issuance of building permits
for individual developments along with City sewer and water connection fees.
Attachment: Staff Report
Public Comment
Application
Report compiled on: October 10, 2019
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19090, Staff Report for the South University District Phase 3 Major
Subdivision
Public Hearing Dates: Planning Board, October 1, 2019 at 7:00 pm in the City Commission
Room 121 N. Rouse Avenue, Bozeman, Montana
City Commission, October 21, 2019 at 6:00 pm in the City Commission Room 121 N.
Rouse Avenue, Bozeman, Montana
Project Description: A Major Subdivision Application to further subdivide the existing 74.87-
acre Lot 2 of the South University District, Phase 2 Minor Subdivision into ten lots and
rights of way for South 17th Avenue, State Street, Campus Boulevard and the east side of
South 19th Avenue.
Project Location: South University District Phase 3 Major Subdivision Located in the SW ¼ of
S13 & the NW ¼ of S24, T2S, R5E, P.M.M City of Bozeman Gallatin County, Montana
Recommendation: The application conforms to standards and is sufficient for approval with
conditions and code provisions.
City Commission Recommended Motion: Having reviewed and considered the application
materials, public comment, and all the information presented, I hereby adopt the findings
presented in the staff report for application 19090 and move to approve the subdivision
with conditions and subject to all applicable code provisions.
Report Date: October 10, 2019
Staff Contact: Brian Krueger, Development Review Manager
Anna Russell, Project Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
The Planning Board held a public hearing on the application on October 1, 2019. The Planning
Board is the advisory body to the City Commission on this subdivision application. The Planning
Board 6:0 recommended approval of the project with the conditions and code provisions outlined
in this staff report.
In addition to the overall recommendation to approve the subdivision the Board made a motion
to modify the recommendation on the application for staff and the applicant to investigate as to
whether alternative bicycle infrastructure could be considered for this phase.
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Street sections were specifically approved for the South University District (SUD) Master Plan.
The master plan was vetted through a public review process and approved by the City
Commission and is an entitlement that the property owner holds. The master plan has been
implemented through two phases and the Development Review Committee, including the
Engineering Division, relies upon the adopted street sections within that plan to review
development. The staff does not consider the approved street sections for the SUD as eligible for
modification with this application. The City must review this application for consistency and
conformance to the approved SUD master plan as part of the subdivision criteria. The proposed
subdivision design, including the street sections and bicycle infrastructure are in accordance with
the approved SUD master plan.
The SUD master plan will require an extension next year. Staff will work with the property
owners of the SUD during that process to determine whether alternative bicycle infrastructure
that is closer to current best practice may be instituted into the development at this stage of its
development cycle. The Director of Community Development is the authority for master plan
extensions. Below are two of the adopted street sections for the SUD that apply to this phase.
SUD South 17th Local Plus 70’Section
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SUD Campus Boulevard Collector 90’ Section
Project Summary
This report is based on the application materials submitted and any public comment received to
date.
The property owner and applicant made application to develop a Major Subdivision to further
subdivide the existing 74.87-acre Lot 2 of the South University District, Phase 2 Minor
Subdivision. The subdivision will create one lot for commercial development, three restricted
development lots, four open space lots, two city park lots and dedicated rights-of-way within the
boundaries of the South University District Master Plan. The property is zoned REMU, Residential Emphasis Mixed Use and is currently used for agriculture.
The lot to be platted for commercial development is at the southeast corner of West Kagy
Boulevard and South 19th Avenue. The development will construct Campus Boulevard between
the South 19th Avenue and Stucky Road intersection and its current terminus at South 14th Avenue. South 17th will be constructed from West Kagy Boulevard south to Campus Boulevard and State Street will be constructed between South 19th Avenue and South 17th Avenue.
Parkland is being dedicated with this subdivision consistent with the South University District
Master Plan, but not improved at this time as there is no residential development proposed.
The three remaining lots are proposed as restricted development lots which will require further
subdivision review prior to development and infrastructure installation.
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The Development Review Committee determined the application adequate for continued review
on July 30, 2019.
The Planning Board held a public hearing on the application on October 1, 2019. The Planning
Board is the advisory body to the City Commission on this subdivision application. The Planning
Board 6:0 recommended approval of the project with the conditions and code provisions outlined
in this staff report. One member of the public spoke at the hearing. The same member of the
public submitted the only written comment received to date in response to the public notice. The
oral comments at the meeting were similar to the written comment provided. In addition to the
overall recommendation to approve the subdivision the Board made a motion to modify the
recommendation on the application for staff and the applicant to investigate as to whether the
alternative bicycle infrastructure could be considered for this phase. See the discussion under
unresolved issues for a summary and response to that issue. The Planning Board proceedings
may be viewed here: https://media.avcaptureall.com/session.html?sessionid=4bc49f98-b105-
41e6-b82e-5c17f3352242&prefilter=654,3835
One public comment letter has been received. It is attached to this report.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report; or
4. Open and continue the public hearing on the application, with specific direction to staff or the
applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 3
Alternatives ......................................................................................................................... 4
SECTION 1 - MAP SERIES .......................................................................................................... 6
SECTION 2 – REQUESTED VARIANCES ............................................................................... 11
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .......................................... 11
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 13
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 17
SECTION 6 - STAFF ANALYSIS AND FINDINGS ................................................................. 17
Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, BMC. .................... 17
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 19
Preliminary Plat Supplements ........................................................................................... 22
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 25
APPENDIX B – NOTICING AND PUBLIC COMMENT ......................................................... 26
APPENDIX C – PROJECT BACKGROUND ............................................................................. 27
APPENDIX D - OWNER INFORMATION ................................................................................ 27
ATTACHMENTS ......................................................................................................................... 27
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SECTION 1 - MAP SERIES
Zoning classification
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Growth Policy Designation
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Current Land Use
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South University District Master Plan
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South University District Phase 3 Preliminary Plat
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SECTION 2 – REQUESTED VARIANCES
There are no variances requested with this subdivision application.
SECTION 3 - 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 preliminary plat application.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or state law.
2. The final plat 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. Lot 1 Block 2; Lot 1 Block 3, and Lot 1 Block 4 must be platted as undevelopable lots in accordance with Section 38.270.030 BMC, with the following language placed on the
undevelopable lot of the final plat:
“Lot development subject to further subdivision review.”
No public improvements must be required for the undevelopable lot until it is subdivided
as a lot not subject to this restriction. This language must be placed on the conditions of
approval sheet of the final plat or in a separately executed document to be recorded with
the final plat:
“NOTICE IS HEREBY GIVEN to all potential purchasers of Lot 1 Block 2; Lot 1 Block
3, and Lot 1 Block 4 of the South University District Phase 3 Major Subdivision, City of
Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved
by the Bozeman City Commission without completion of on and off site improvements
required under the Bozeman Municipal Code, as is allowed in Chapter 38.270 of the
Bozeman Municipal Code. As such, this Restriction is filed with the final plat that
stipulates that any use of this lot is subject to further subdivision, and no development of
this lot must occur until all on and off site improvements are completed as required under
the Bozeman Municipal Code. THREREFORE, BE ADVISED, that Building Permits
will not be issued for Lot 1 Block 2; Lot 1 Block 3, and Lot 1 Block 4 of the South
University District Phase 3 Major Subdivision, City of Bozeman, Gallatin County,
Montana, until all required on and off site improvements are completed and accepted by
the City of Bozeman. No building structure requiring water or sewer facilities shall be
utilized on this lot until this restriction is lifted. This restriction runs with the land and is
revocable only by further subdivision or the written consent of the City of Bozeman.”
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4. The final plat must contain the following notation on the conditions of approval sheet of the
final plat: “The responsibility for the maintenance of the stormwater facilities and associated
landscaping in the open space lots and street frontage landscaping for the perimeter streets
must be that of the property owners’ association. Maintenance responsibility must include the functioning of the stormwater facilities, all vegetative ground cover, boulevard trees and
irrigation systems in the public right-of-way boulevard strips along all external perimeter
development streets and any vegetative ground cover and landscaping on the open space lots.
The property owners’ association must be responsible for levying annual assessments to
provide for the maintenance, repair, and upkeep of all perimeter street frontage landscaping and open space lots and stormwater facilities. The perimeter streets of this subdivision
include West Kagy Boulevard, South 19th Avenue, South 17th Avenue and Campus
Boulevard.”
5. 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.
6. 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.
7. All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance.
8. The subdivision improvements shown on the subdivision improvements plan, sheets, C1.0,
C1.1, C4.1 and C4.2. must be installed prior to final plat approval or guaranteed and installed
within 1 year of final plat approval per BMC 38.270.030.B.
9. The applicant must pay the Meadow Creek Payback District Assessments for the parcel prior to final plat approval.
10. 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 South 19th Avenue including paving, curb/gutter, sidewalk, and
storm drainage
b. Street improvements to West Kagy Boulevard including paving, curb/gutter, sidewalk,
and storm drainage
c. Intersection improvements to West Kagy Boulevard and South 19th Avenue
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
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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 preliminary plat approval.
11. The applicant must obtain the necessary approvals from the Montana Department of
Transportation (MDT) for all improvement within and impacts to the MDT system prior to final plat approval.
12. The applicant must contact the Gallatin County Conservation District, Montana Department
of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project
and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the
applicant final approval.
13. West Kagy Boulevard from South 19th Avenue to South 3rd Avenue must either be fully constructed or cash-in-lieu of infrastructure for a proportionate share of the widening must be
paid per BMC 38.270.070.C prior to site plan approval on Lot 1, Block 1.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
The following are procedural requirements not yet demonstrated by the plat and must be satisfied
at the final plat. All references are to the Bozeman Municipal Code (BMC).
1. BMC 38.220.300 and 310. The POA documents must be finalized and recorded with the final
plat. The POA documents must include the requirements of Section 38.220.300 and 320.
2. BMC 38.240.450 requires a certificate of completion of improvements. The certificate must specifically list all installed improvements and financially guaranteed improvements.
3. 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.
(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.
(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.
(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.
(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.
4. 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
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improvements. A certificate for all improvements related to the perimeter street and open space
lot landscaping and irrigation must be provided on the final plat.
5. 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 street frontage. This certificate must be provided on the final plat.
6. BMC 38.270.030.B.2.a and b. Completion of Improvements, Sidewalks.
a. The subdivider 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. Sidewalks in
these areas must be installed prior to final plat approval, or must be subject to an approved
improvements agreement and financially guaranteed.
b. Except as provided in subsection c. below, upon the third anniversary of the plat recordation
of any phase of the subdivision, any lot owner who has not constructed the required sidewalk must, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless
of whether other improvements have been made upon the lot. This must be provided as a note
on the conditions of approval sheet of the final plat.
7. BMC 38.270.030.B.3. Completion of Improvements, Lighting. Subdivision lighting must be
installed or financially guaranteed prior to final plat approval. If an SILD is utilized for the lighting the Subdivision lighting SILD information shall be submitted to the Clerk of
Commission after Preliminary Plat approval in hard copy and digital form. The final plat
application will not be deemed complete until the resolution to create the SILD has been
approved by the City Commission.
8. BMC 38.410.060.D.1 Easements for agricultural water user facilities. 1. Except as noted in subsection D.2 of this section, the developer must establish appropriate agricultural water user
facility easements that:
a. Are in locations of appropriate topographic characteristics and sufficient width to allow the
physical placement and unobstructed maintenance of active open ditches or below ground
pipelines. The easement must facilitate the delivery of water for irrigation to persons and lands legally entitled to the water under an appropriated water right or permit of an irrigation district
or other private or public entity formed to provide for the use of the water right;
(1) The easements must ensure the conveyance of irrigation water through the land to be
developed to lands adjacent to or beyond the development's boundaries in quantities and in a
manner consistent with historic and legal rights; and
(2) A minimum easement width of ten feet is required on each side of irrigation canals and
ditches.
b. Are a sufficient distance from the centerline of the agricultural water user facility to allow
for construction, repair, maintenance and inspection of the ditch or pipeline; and
c. Prohibit the placement of structures or the planting of vegetation other than grass within the agricultural water user facility easement without the written permission of the facility owner.
The conditions of approval sheet must provide this code language as it applies to the proposed
agricultural water user facility easements proposed on the plat.
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9. BMC 38.410.060.D.3 Easements for agricultural water user facilities. Agricultural water user
facility easements are required, a notice must also be recorded with a final plat or prior to
final plan approval, stating that the easements are subject to the requirements of Section 70-
17-112, MCA restricting interference with canal or ditch easements and that irrigation works are subject to Section 85-7-2211and 85-7-2212, MCA regarding duties and liability. The
notice must include language to assure the duties are binding upon all successors in interest
and remain in effect until such time that the agricultural water user facility is abandoned in
accordance with the requirements of Montana Law or alternative requirements are agreed to
in writing by all applicable parties. The easements must be prepared as documents separate from a final plat but may be referenced on a final plat. The easements must be provided and
the applicable notations must be provided on the conditions of approval sheet of the final
plat.
10. BMC 38.410.120 Mail Delivery. A cluster mail box location approved by the United States
Post Office must be identified with any future site development.
11. BMC 38.550.070. Perimeter street landscaping. 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 on perimeter streets and in and adjacent to
public parks or other open space areas is required prior to final plat approval.
12. BMC 38.420.090 Waiver of Park Maintenance District. Executed waivers of right to protest the creation of special improvement districts (SIDs) for a park maintenance district will be
required to be filed and of record with the Gallatin County Clerk and Recorder, unless
already filed with annexation or prior development.
13. BMC 38.400.050. All streets shall be provided in accordance with the adopted growth policy
and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical
conditions, to public convenience and safety, and to the proposed uses of the land to be
served by such streets.
The subdivision improvements shown on the subdivision improvements plan, sheets, C1.0,
C1.1, C4.1, and C42 must be installed prior to final plat approval or guaranteed and installed within 1 year of final plat approval per BMC 38.270.030.B.
Condition of approval 11 which requires an SID waiver is related to this issue.
14. BMC 38.400.050. The Transportation Master Plan identifies West Kagy Boulevard from
South 19th Avenue to South 3rd Avenue as a recommended Major Street Network project. In
order to receive future site plan approval on Lot 1, Block 1, West Kagy Boulevard from South 19th Avenue to South 3rd Avenue must either be fully constructed or cash-in-lieu of
Infrastructure for a proportionate share of the widening has been paid.
Condition of approval 13 is related to this issue.
15. BMC 38.270.070.C. In order to utilize the cash-in-lieu of infrastructure option, available
because the construction of West Kagy Boulevard is on the Capital Improvement Plan within the next three years, the applicant must submit a request to pay cash-in-lieu of capital
facilities and receive approval prior to site plan approval.
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16. BMC 38.270.070.C.6. Include a portion of following based on total project frontage length in
the cash-in-lieu of infrastructure request: one travel lane, a bike lane, curb and gutter, a
boulevard, and sidewalk. Provide the estimated costs to the Engineering Division for review.
Estimates must be based on City bid prices.
17. BMC 38.410.060.D.3 Easements for agricultural water user facilities. The realignment
or relocation of active irrigation ditches or pipelines is discouraged. If an agricultural
water user facility or points of diversions thereon are proposed to be realigned or
relocated, the developer's professional engineer must certify, prior to final plat or final
plan approval, that the water entering and exiting the realigned or relocated agricultural water user facility is the same quality and amount of water that entered or exited the
facility prior to realignment or relocation. This certification must be provided with the
final plat application.
The applicant must obtain the approval of the Middle Creek Ditch Company for any
alterations to the existing irrigation water conveyance system prior to final plat approval.
18. BMC 38.410.070. The developer shall install complete municipal water and sanitary
sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the
city to install municipal storm sewer system facilities. These systems shall be installed
in accordance with the requirements of the state department of environmental quality
and the city, and shall conform to any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of
Bozeman Modifications to Montana Public Works Standard Specifications, and by this
reference these standards are incorporated into and made a part of these regulations. The
developer shall submit plans and specifications for the proposed facilities to the city and
to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system
facilities.
The proposed project is reliant on completion of an off-site sanitary sewer project to be
constructed from the intersection of South 19th Avenue along Lincoln Street to the proposed
connection point at Willow Way and West Kagy Boulevard. That offsite sanitary sewer improvement must be complete prior to final plat approval.
19. BMC 38.410.080 Grading and Drainage. The developer shall install complete drainage
facilities in accordance with the requirements of the state department of environmental
quality and the city, and shall conform to any applicable facilities plan and the terms of
any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to
state public works standard specifications, and by this reference these standards are
incorporated into and made a part of these regulations.
The applicant must provide a stormwater maintenance plan prior to final plat approval.
The applicant must also incorporate that stormwater maintenance plan in the property owner’s association documents and demonstrate incorporation of the maintenance plan in
those documents prior to final plat approval.
20. BMC 38.410.130 Water Rights. A. 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: 1. Payment must be made to the city of a payment-in-lieu of water rights (CIL), calculated based on the annual
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demand for volume of water the development will require multiplied by the most current
annual unit price; or other option allowed by code.
The applicant must contact the City Engineering Department for an analysis of CIL of
water rights for the proposed project and pay any cash-in-lieu of water rights due prior to final plat approval.
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS
The DRC determined that the application was adequate for continued review on July 30, 2019.
The Planning Board will conduct a public hearing on the related subdivision and make a
recommendation to the City Commission. Public hearing date for the Planning Board is October
1, 2019. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 7
pm.
Public hearing date for the City Commission is October 21, 2019. The hearing will be held in the
City Commission chamber, 121 N Rouse Avenue at 6 pm.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
the review period. Collectively this information is the record of the review. The analysis is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, BMC.
In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat has been prepared in accordance with the survey requirements of the Montana
Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As
noted in recommended condition of approval 2, the final plat must comply with State statute,
Administrative Rules of Montana, and the Bozeman Municipal Code. A conditions of approval
sheet must be included and updated with the required notations can be added as required by
conditions or code.
2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
The final plat must comply with the standards identified and referenced in the BMC. The applicant
is advised that unmet code provisions, or code provisions that are not specifically listed as a
condition of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or State law. Sections 3 and 4 of this report identify
conditions and code corrections necessary to meet all regulatory standards. Staff recommends
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conditions no. 2-5, 12, and code requirements 1-9 to address necessary documentation and
compliance with adopted standards. Therefore, upon satisfaction of all conditions and code
corrections the subdivision will comply with the local subdivision regulations.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
A subdivision pre-application plan was reviewed by the City and the City issued comments on that
application on January 19, 2019.
The initial preliminary plat application was received on February 12, 2019 and was deemed
inadequate for further review on February 27, 2019. A revised application was submitted in March
2019. The City reviewed the application through the Development Review Committee and on
April 18, 2019 the application was deemed inadequate for review. Revised materials were received
on June 11, 2019 and the City deemed the revised materials acceptable for review. The
Development Review Committee reviewed the application materials and deemed the application
adequate for review on July 30, 2019. Public hearings were scheduled for October 1, 2019 and
October 21, 2019.
The hearings before the Planning Board and City Commission have been properly noticed as
required by the Bozeman UDC. Based on the recommendation of the DRC and other applicable
review agencies, as well as any public testimony received on the matter, the Planning Board must
forward a recommendation in a report to the City Commission who will make the final decision
on the applicant’s request.
The final decision for a Major Subdivision Preliminary Plat with less than 50 lots must be made
within 60 working days of the date it was deemed adequate. Pursuant to BMC 38.240.130 the city
commission shall approve, conditionally approve or deny the subdivision application by October
21, 2019, unless there is a written extension from the developer, not to exceed one year.
Public notice for this application was given as described in Appendix C and one public comment
has been received as of the issuance of this staff report.
The Planning Board held a public hearing on the application on October 1, 2019. The Planning
Board is the advisory body to the City Commission on this subdivision application. The Planning
Board 6:0 recommended approval of the project with the conditions and code provisions outlined
in this staff report. One member of the public spoke at the hearing. The same member of the public
submitted the only written comment received to date in response to public notice. The oral
comments at the meeting were similar to the written comment provided in response to the notice.
In addition to the overall recommendation to approve the subdivision the Board made a motion to
modify the recommendation on the application for staff and the applicant to investigate as to
whether the alternative bicycle infrastructure could be considered for this phase. See the discussion
under unresolved issues for a summary and response to that issue. The Planning Board proceedings
may be viewed here: https://media.avcaptureall.com/session.html?sessionid=4bc49f98-b105-
41e6-b82e-5c17f3352242&prefilter=654,3835
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On October 10, 2019 this major subdivision staff report was completed and forwarded with a
recommendation for consideration by the City Commission.
4) Compliance with Chapter 38, BMC and other relevant regulations
Based on review of the Development Review Committee and the Department of Community
Development all applicable regulations are met if all code requirements are satisfied. Pertinent
code provisions and site specific requirements are included in this report for consideration in
Sections 3 and 4.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
The final plat will provide and depict all necessary utilities and required utility easements.
Condition of approval 6 requires that all easements, existing and proposed, must be accurately
depicted and addressed on the final plat and in the final plat application. Public utilities will be
located within dedicated street right of ways.
Ten foot front setback utility easements are depicted on the preliminary plat and are proposed to
be granted with the final plat in accordance with standards.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel
The final plat will provide legal and physical access to each parcel within the subdivision. Streets
providing legal and physical access are proposed to be dedicated and constructed with this plat.
West Kagy Boulevard, Campus Boulevard, and South 19th Avenue provide access to the proposed
subdivision. All of the proposed lots have frontage and physical access to a public street. The final
plat must contain a statement requiring lot accesses to be built to the standards contained in this
section, the city design standards and specifications policy, and the city modifications to state
public works standard specifications. Conditions 8, 10, 11, and 13 are related to this issue.
Primary Subdivision Review Criteria, Section 76-3-608
1) The effect on agriculture
The subdivision will not impact agriculture. The subject property is designated as a residential
emphasis mixed use according to the City of Bozeman Community Plan. The area is zoned for
mixed use development. The subdivision was anticipated in and is being developed according to
the approved master site plan for the South University District. The site is currently used for
agriculture during the summer months. The agricultural unit is not large enough to provide a
viable farm on this property.
2) The effect on Agricultural water user facilities
The subdivision will not impact agricultural water user facilities. Irrigation facilities exist on the
site proposed for subdivision. There is an existing lateral ditch on the south property line of the
South University District and another facility exists along the South 19th Avenue right of way.
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The ditches convey irrigation water to downstream users and are maintained by the Middle
Creek Ditch Company. The ditch along South 19th Avenue will be piped along its current
alignment. Code provisions are required in order to provide adequate ditch maintenance areas
and notice to property owners of the agriculture water user facilities. Code provisions 8, 9, and
17 are related to this issue.
3) The effect on Local services
Water/Sewer – Municipal water and sewer mains exist in the adjacent street rights of way, of
South 19th Avenue, West Kagy Boulevard and Campus Boulevard. The subdivider proposes to
extend water and sewer mains in all new subdivision streets in accordance with city design
standards. The existing water system and downstream sanitary sewer mains have adequate
capacity to serve the subdivision. Transfer of water rights or cash in lieu of water rights must be
provided per code provision in order to provide a long term water supply for the project.
Condition of approval 8 is related to this issue.
Streets – The Growth Policy and subdivision standards require adequate connectivity of the
street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate
congestion. The development will construct Campus Boulevard between South 19th Avenue and
its current terminus at South 14th Avenue. South 17th will be constructed from West Kagy
Boulevard south to Campus Boulevard and State Street will be constructed between South 19th
Avenue and South 17th Avenue. The City will maintain these street following dedication and
construction. The certificate of dedication for the final plat will list specific duties for
maintenance.
The Campus Boulevard right of way is proposed to be dedicated with this plat to provide a full
collector standard connecting South 19th Avenue/Stucky Road intersection to the Campus
Boulevard/South 11th Avenue intersection. The South 19th Avenue frontage is required to be
improved with this project. Special improvement district waivers are provided by the applicant
for future street and intersection improvements.
West Kagy Boulevard is to be reconstructed to current standards in 2024. The project is
identified as a major recommended project in the City’s Transportation Plan and is on the City’s
Capital Improvement Plan for year 2024. A conditional of approval requires that the street be
completed or a cash in lieu of infrastructure for the proportionate share for Lot 1, Block 1 be
provided prior to any site plan approval on that lot.
Street lighting is a component of the required street improvements. A special improvement
lighting district is proposed to maintain these facilities.
Conditions of approval 4, 8, 9, 10, 11, and 13 are related to these findings. Code provisions 2, 6,
7, 11, 13, 14, 15, and 16 apply to these issues.
Police/Fire – The area of the subdivision is within the service area of both these departments. No
concerns on service availability have been identified.
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Stormwater - The subdivision will construct storm water control facilities to conform to the
City’s design standards and municipal code. Multiple small stormwater facilities are proposed in
open space lots per requirements. Inspection of installed facilities prior to final plat will verify
that standards have been met. Maintenance of the storm water facilities is an obligation of the
property owners’ association. This responsibility is addressed in the covenants proposed with the
subdivision. Conditions 7, 8, and 10 ensures this will be satisfied according to standards with the
final plat.
Parklands - No parkland is required with this minor subdivision as no residential development is
proposed. To assure the orderly development of the South University District the application
proposes to dedicate, but no fully approve parkland with this subdivision. Two City park lots are
proposed that, when dedicated, complete the parkland area for the South University District in
accordance with the South University District Master Plan. Further subdivision review of the
restricted development lots will require parkland and street frontage improvements in order to
meet the required park dedication and improvement standards for the development of those lots.
The parks master plan was approved with the South University District Master Plan. The lots to
be dedicated with this subdivision are in accordance with that plan. Conditions of approval 5 is
related to this issue.
BMC 38.420.090 authorizes the City to require waivers of right to protest creation of park
maintenance districts. The new development will create two new parks with public access and
with future associated maintenance requirements. The residents will also be able to use other
public parks throughout the City. A park maintenance district facilitates maintenance in a manner
that is proportionate to demand. The state recently changed the laws regarding creation of special
districts. A waiver recorded with the final plat will ensure that the waiver is correctly drafted to
meet state law requirements. Code provision 12 is related to this issue.
4) The effect on the Natural environment
The subdivision will not significantly impact the natural environment. The Mandeville creek and
associated wetlands that exist on this property will be reserved as City parkland. Minimal street
crossings of this natural feature are proposed in order to meet public safety and general welfare
standards. The ditches known as the Middle Creek ditches along the property boundaries will be
protected by being piped in certain locations and agricultural user facility easements and will not
be impacted. The applicant is actively working with impacted parties on this issue. Approval of
the ditch company is required prior to final plat approval per code provisions.
BMC 38.550.070 requires use of wells or surface water rights to irrigate parks and open spaces
rather than municipal water supply. The application proposed to irrigate parkland, open space or
other public lands landscaping with a well.
5) The effect on Wildlife and wildlife habitat
The subdivision will not significantly impact wildlife and wildlife habitat. The site has been
substantially impacted by agriculture which has reduced wildlife habitat. There are no known
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endangered or threatened species on the property. Birds and waterfowl and other small animals
utilize the Mandeville Creek corridor. The wetlands and watercourse will be protected as City
parkland will not be significantly impacted. Comment from state Montana Fish Wildlife and
Parks found no immediate negative effects.
6) The effect on Public health and safety
With the recommended conditions of approval and required plat corrections, the subdivision will
not significantly impact public health and safety. The intent of the regulations in Chapter 38 of
the Bozeman Municipal Code is to protect the public health, safety and general welfare. The
subdivision has been reviewed by the DRC which has determined that it is in general compliance
with the title with conditions and code provisions. Any other conditions deemed necessary to
ensure compliance have been noted throughout this staff report. Condition of approval 1 requires
full compliance with all applicable code requirements.
All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann.
and as a result, the Department of Community Development has reviewed this application
against the listed criteria and further provides the following summary for submittal materials and
requirements.
Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the DRC in January 2019. With the
pre-application plan review application, waivers were requested from the materials required in
BMC 38.220.060 Additional Subdivision Preliminary Plat Supplements. Some items were not
waived and all required materials have been addressed.
The following summary comments and findings are provided on the supplemental information
required with by BMC 38.220.060.
38.220.060.A.1 Surface Water
The subdivision will not significantly impact surface water. Mandeville Creek, and two laterals
of the Middle Creek Ditch go through boundaries of this project. Wetlands exist in the proposed
parkland, as delineated with the South University District Master Plan and Phase 1 Minor Subdivision. An updated delineation was performed in the Fall 2018. A Middle Creek Ditch lateral within the South 19th Ave right-of-way on the west boundary of this project; this ditch
will be piped along its current alignment and connected to the existing piped inlet, approximately
500 feet south of West Kagy Boulevard. A 404 permit has been prepared and submitted for
approval. Perpetuating the two water courses in the park through the Campus Blvd right-of-way will also require permitting. The realignment and culverted crossing of The Middle Creek Ditch lateral within the park parcel will need to be realigned slightly and the ditch will be piped under
the proposed road. Mandeville Creek will also be piped under the Campus Blvd right-of-way;
both of these crossings will require a 404 permit, in addition to a 310 permit. The permits for the
alteration concerning this work are in the process of review and approval.
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38.220.060.A.2 Floodplains
The DRC waived this supplement. No mapped 100-year floodplains impact the subject property.
38.220.060.A.3 Groundwater
The subdivision will not significantly impact groundwater. The applicant provided groundwater monitoring data that shows that high ground water is not an issue with this subdivision.
38.220.060.A.4 Geology, Soils and Slopes
The subdivision will not significantly impact the geology, soils or slopes. The soil constraints are
typical of Bozeman. There are no hazardous features associated with this soil types, however it is recommended that a geotechnical engineer certify any foundation design prior to construction. No significant cuts or fills are anticipate other than where Campus Boulevard will cross
Mandeville Creek where six feet of fill is required.
38.220.060.A.5 Vegetation
The DRC waived this supplement. The subdivision will not significantly impact vegetation. No substantial native vegetation was identified on the to be developed lot. The Mandeville Creek
corridor and wetlands will not be significantly impacted. Other than the ditch and wetlands the
area has been substantially disturbed by agriculture.
38.220.060.A.6 Wildlife
The DRC waived this supplement. The subdivision will not significantly impact wildlife. See
comments under primary subdivision criteria #5 above.
38.220.060.A.7 Historical Features
The DRC waived this supplement. A previous cultural resources study done for the South University District found that no notable features are on the site.
38.220.060.A.8 Agriculture
The DRC waived this supplement. The subdivision will not significantly impact agriculture. See
comments under primary subdivision criteria #1 above.
38.220.060.A.9 Agricultural Water User Facilities
The subdivision will not significantly impact agricultural water user facilities. There are two
agricultural water courses that will be affected by the subdivision improvements: both are
laterals of the Middle Creek Irrigation Ditch. The irrigation ditch located adjacent to the South
19th Avenue ROW is approximately 2-feet wide and 2-feet deep running north from the south end of the property until approximately 500 feet south of West Kagy Boulevard, where the ditch
is piped as it continues north. There is no plan to alter the alignment outside of its existing
easement. It is proposed to pipe the ditch along the property frontage. Access structures for
periodic maintenance will be installed at a spacing agreed to with Montana State University
(MSU). The second irrigation ditch is located within the park parcel and will need to be realigned slightly and put through a culvert as it crosses the Campus Boulevard. The intent is to
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perpetuate the existing irrigation water through the property in an altered alignment to avoid the
proposed stormwater facilities located in the park lot. The applicant is working with Craig White
at the Middle Creek Ditch Company, E.J. Hooke at MSU, and Cheryl Boylan (water user)
concerning the proposed improvements to the two Middle Creek Ditch Laterals.
38.220.060.A.10 Water and Sewer
The subdivision will not significantly impact city water and sewer infrastructure. See discussion
above under primary review criteria. The required design reports have been provided. Formal
plans and specifications will be prepared and reviewed after action on the preliminary plat. 38.220.060.A.11 Stormwater Management
The subdivision will not significantly impact stormwater infrastructure. The required stormwater
design report was provided. See discussion above under primary review criteria. Permits from
the State for stormwater control will be required prior to any onsite construction. 38.220.060.A.12 Streets, Roads and Alleys
The subdivision will not significantly impact the City’s street infrastructure and will provide
adequate improvements to support the development. See discussion above under primary review
criteria. In addition to the dedicated and constructed streets in the subdivision, the applicant will
will dedicate new public street easements for South 17th Avenue from State Street to Arnold Street. The proposed street sections are in accordance with the South University District Master Plan. South 17th Avenue is proposed to be a 47’-wide “local plus” street, which is a local street
plus bike lanes. State Street will be a local street with a 35’-ft width to better accommodate on-
street parking. Campus Boulevard is proposed to be a 48’-wide road including bike lanes.
Access to the proposed development will be through the aforementioned subdivision roads. The intersection and signal at South 19th Avenue and Campus Boulevard will be upgraded, and right-in, right-out accesses are being proposed at the intersections of South 19th Avenue and State
Street, and West Kagy Boulevard and South 17th Avenue, and West Kagy Boulevard and the
mid-block access (South 18th Avenue). West Kagy Boulevard is planned to be improved in the
existing Capital Improvements Plan (CIP). South 19th Avenue is a principal arterial and a Montana Department of Transportation (MDT) secondary highway. A portion of South 19th
Avenue will be widened to accommodate the new intersections. MDT approval will be required
for improvements to South 19th Avenue. No alleys are proposed in this development. A traffic
impact study was conducted for the proposed development and reviewed by the Engineering
Division.
38.220.060.A.13 Utilities
The subdivision will not significantly impact utilities. All private utilities servicing the
subdivision will be installed underground. See discussion above under primary review criteria
regarding extension of water and sewer. All private utilities are available in the area. Easements will be provided per code requirements.
38.220.060.A.14 Educational Facilities
The DRC waived this supplement. No residential development is proposed in this phase of the
subdivision.
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38.220.060.A.15 Land Use
The DRC waived this supplement. The property is zoned REMU, Residential Emphasis Mixed
Use and is being developed consistent with the approved South University District Master Plan. 38.220.060.A.16 Parks and Recreation Facilities
See discussion above under primary review criteria. A master parks plan was included with the
South University District Master Plan. Phases 1 and 2 of the South University District
subdivisions have dedicated 14.05-acres of park. 15.87 acres of park are proposed to be dedicated with this subdivision. Park improvements will occur concurrent with the subsequent subdivision and development of the restricted development lots in this subdivision.
38.220.060.A.17 Neighborhood Center Plan
The DRC waived this supplement. The Mandeville Creek South University District Park is the
neighborhood center for this district as approved in the South University District Master Plan. 38.220.060.A.18 Lighting Plan
Subdivision or street lighting is required pursuant to BMC 38.570.030. All street lights installed
must use LED light heads and must conform to the City’s requirement for cut-off shields as
required by the City’s specifications. A Special Improvement Lighting District (SILD) will be
created prior to final plat application. This area will be added to the existing South University District SILD.
38.220.060.A.19 Miscellaneous
The DRC waived this supplement. The subdivision will improve the access to public lands. No
know hazardous conditions exist on the property. The proposed subdivision is outside of the Wildland Urban Interface (WUI).
38.220.060.A.20 Affordable Housing
The subdivision does not meet the thresholds for requiring an affordable housing plan per BMC
38.380.030.A.1. This subdivision is a commercial subdivision.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is zoned REMU, Residential Emphasis Mixed
Use and PLI, Public Lands and Institutions.
The intent of the REMU District is to promote neighborhoods with supporting services that are
substantially dominated by housing. A diversity of residential housing types should be built on the
majority of any area within this category. Housing choice for a variety of households is desired
and can include attached and small detached single-household dwellings, apartments, and live-
work units. Residences should be included on the upper floors of buildings with ground floor
commercial uses. Variation in building massing, height, and other design characteristics should
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contribute to a complete and interesting streetscape and may be larger than in the Residential
category. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the
ground floor. All uses should complement existing and planned residential uses. Non-residential
uses are expected to be pedestrian oriented and emphasize the human scale with modulation as
needed in larger structures. Stand alone, large, non-residential uses are discouraged. Non-
residential spaces should provide an interesting pedestrian experience with quality urban design
for buildings, sites, and open spaces. This category is implemented at different scales. The details
of implementing standards will vary with the scale. The category is appropriate near commercial
centers and larger areas should have access on collector and arterial streets. Multi-household
higher density urban development is expected. Any development within this category should have
a well integrated transportation and open space network which encourages pedestrian activity and
provides ready access within and to adjacent development.
Adopted Growth Policy Designation: The property is designated as Residential Emphasis Mixed
Use. The REMU land use designation category promotes neighborhoods with supporting services
that are substantially dominated by housing. A diversity of residential housing types should be
built on the majority of any area within this category. Housing choice for a variety of households
is desired and can include attached and small detached single-household dwellings, apartments,
and live-work units. Residences should be included on the upper floors of buildings with ground
floor commercial uses. Variation in building massing, height, and other design characteristics
should contribute to a complete and interesting streetscape and may be larger than in the
Residential category.
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor.
All uses should complement existing and planned residential uses. Non-residential uses are
expected to be pedestrian oriented and emphasize the human scale with modulation as needed in
larger structures. Standalone, large, non-residential uses are discouraged. Non-residential spaces
should provide an interesting pedestrian experience with quality urban design for buildings, sites,
and open spaces.
This category is implemented at different scales. The details of implementing standards will vary
with the scale. The category is appropriate near commercial centers and larger areas should have
access on collector and arterial streets. Multi-household higher density urban development is
expected. Any development within this category should have a well-integrated transportation and
open space network that encourages pedestrian activity and provides ready access within and to
adjacent development.
APPENDIX B – NOTICING AND PUBLIC COMMENT
Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City
Commission public hearings. BMC 38.220.420, Notice was provided by posting the site, mailing
by certified mail to adjacent property owners and by first class mail to all other owners within
200 feet on September 13, 2019, and by legal advertisement publication in the Bozeman Daily
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Chronicle on September 15 and 22, 2019. Content of the notice contained all elements required
by Article 38.220., BMC. One public comment letter has been received, one member of the
public spoke at the Planning Board public hearing. The letter writer and the commenter were the
same individual.
APPENDIX C – PROJECT BACKGROUND
The South University District was formally annexed to the City of Bozeman in 2011. The City
Commission approved a zoning master plan for the entire district in 2012, which was later
modified on November 11, 2013. The approved master plan remains valid until November 11,
2019. Two phases of the subdivision have been previously subdivided and developed and include
group living developments for Montana State University students with both projects on the east
side of the South University District. Phase 3 is the first phase of the development on the west
side of the South University District.
APPENDIX D - OWNER INFORMATION
Owner/Applicant: RTR Holdings II, LLC 22 Turtle Rock Court, Tiburon CA 94920
Representatives: Stahly Engineering & Associates 851 Bridger Drive, Suite1, Bozeman MT
59715
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 – Available through the Laserfiche archive linked agenda materials.
Public Comment: Dratz 9-27-19
131
^:t^•rd»NTE3SORIConstance Dratz, Head of School1705 West Kagy Blvd.Bozeman, Montana 59715Phone: 406-587-5667E-mail: YeUow8toneMontessori@hotmail.comwww.yeUowBtonemontessori.comTO:FROM:RE:DATE:DMEMORANDUMCITY PLANNING BOARD, BOZEMAN, MONTANACONSTANCE and EDWARD DRATZ, OWNERSYELLOWSTONE MONTESSORI ACADEMYr"^Bai=3Wl£SEP 2 7 2019"^^JDEPARTMENT OFI nnjv^MUNiTi' DEVELOPMENTSOUTH UNWERSITY DISTMCT-PHASE 3 PRELIMINARY PLATAPPLICATION 19090September 25,2019FACTS:We own two properties on the north side of West Kagy Blvd. One of them is in the City. Alicensed daycare and private preschool is located on the premises. Every day at least 34 carsenter and leave the parking lot of the pre-school from Kagy Blvd. twice a day. This does notnot count the mail carrier, garbage collectors, lawn care, janitors, snow removal, or deliverytrucks.2) Because of the Montana State University student and staff traffic, Kagy Blvd. must be themost travelled two-lane road in Gallatin County. Whereas several intersections at Baxterand Love Lane and Baxter and Davis among others, are receiving millions of dollars of up-grades, Kagy Blvd. has not received such attention. When the Kagy improvement projectswere reviewed in 2016, they were deemed by the City to be too expensive to complete atthe time. Now they will be more expensive and more critical because of the increasingamount of traffic.3) Kagy is the primary conduit for ambulances and fire trucks from the west side of Bozeman toBozeman Deaconess Hospital. Main Street is the only other direct passageway, but has toomuch traffic and too many stoplights. Thus every day several ambulances and fire truckswith lights and sirens on roar pass the entrance to our day care going to and from thehospital and fire stations.4) Every year several bad accidents happen in front of our school. These are sometimes due toparents stopping to turn left or right into our parking lot. Many of the car accidents involvestudents from Hawkes Ridge condos. There are no left or right turn lanes on Kagy between11th Avenue and 19th Avenue. In the winter with snow piled on the side of the roadway anda ditch on one side, there is no way to pass by an automobile waiting to turn into the schooland other properties that line Kagy or to Hawkes Ridge condos. Kagy needs turning lanesand wider streets to accommodate snow. Few people walk or bike along Kagy because it'sso unsafe. There are no sidewalks or bike lanes.132
5) The South University Subdivision, Phase 3 will add a significant number of people and cars totraffic on Kagy Blvd.6) The first twenty years we lived in Bozeman, the city planning department often reiterated aphilosophy/policy of not housing students in "student ghettos." It was understood thatconcentrations of students lead to large parties and excessive police and 911 calls. A mixed-age neighborhood population curbs misbehavior in the young.7) It is very difficult to find sites that meet city, county and state regulations for daycare centerlicensing. We have one of the most beautiful facilities in the county for small children. It isconveniently located for parents and the lawns and trees are a delight for the children.8) Behind us is Hawks Ridge condos, which, for many years, has been the only "student ghetto"in Bozeman. The police have repeatedly told us that up until recently it received by far themost "calls" and visits in the city. Trying to change the character of the place, the condoassociation has more recently encouraged condo owners to live in their properties ratherthan rent them. It is well known that a mixed-age distribution helps to control studentbehavior.9) Nevertheless, we continually pick up beer bottles, and garbage of all kinds in the parking lotand on the playground. Our doors have been pried unsuccessfully, classroom windowsshattered, a van window shot out and fences bent or torn open.10) Students use our signed, private school parking lot as a place to store vehicles. There is notadequate parking for visitors in the condo parking lots.11) The City has repeatedly stated that bringing the "donut" properties still in the County intothe City is a primary goal of the planning departments. Properties along the north side ofWest Kagy between 11th and 18 are in the "donut". They cannot become part of the citybecause there is no access to city water and sewer services along Kagy. Last year a watermain was put down Willow from Lincoln to West Kagy. Since the underground water flowswest from 11th down to 19th, the water must be brought from Willow west to 19th. Themains were installed on Lincoln last year.12) We have been discussing these issues with the city and County since 2007 when we openedour facility.QUESTIONS:1) How many total building units with what rate of occupancy are planned for this site?2) How many acres will have living units?3) How many living units per acre?4) Will any of the living space be residential R-2 or Single Family housing?5) Will units housed mixed-aged residents?133
6) Are there plans to widen Kagy for cars from 19th to Willson to cope with the additionaltraffic on Kagy?7) How many lanes will be going east and west? Will there be dedicated right and left turninglanes?8) Are foot and/or bicycle traffic lanes planned for one or both sides of Kagy?9) Will water and sewer lines be brought down Kagy Blvd.? Often the city has developers buildinfra-structure as part of the development process. Is that being required of the developersof the South University District subdivision?10) Will there be adequate parking for residents and visitors?11) Where will the entrances to the subdivision be located?12) What will be done to develop Kagy to make it safe for parents of small children and at thesame time facilitate fire trucks and ambulances speeding quickly to save lives?Thank you for your consideration of these issues.Sincerely yours,Constance B. DratzEdward A. Dratz134
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A1
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:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle 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 137
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 diferent) 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.
Certifcation 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
fnal 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 138
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140
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1/10/2019South University Phase III Adjacent Owners ListMap ID Legal Description Name Mailing Address City State Zip Code Geo Code Adjoiner1 MDT Montana Department of Transportation P.O. Box 201001 Helena MT 59620-1001 YES2 S13 T02 S, R05 E, COS 2661A, Tract 1A Cheryl Boylan 1550 W. Kagy Boulevard Bozeman MT 59715-6510 06-0798-13-3-01-01-0000 YES3 S13 T02 S, R05 E, COS 2661A, Tract 3A Peggy Easton 167 Cougar Drive Bozeman MT 59718-8358 06-0798-13-3-02-03-0000 YES4 South University District Ph2, S13 T02 S, R05 E, Lot 2, Plat J-605 City of Bozeman PO Box 1230 Bozeman MT 59771-1230 06-0798-24-2-01-20-6500 YES5 South University District Ph1, S13 T02 S, R05 E, Lot 2, Plat J-518 CCC Bozeman, LLC 431 Office Park Dr Mountain Brk AL 35223-2411 06-0798-24-2-01-01-0000 YES6 South University District Ph2, S13 T02 S, R05 E, Lot 2, Plat J-605 CCC Bozeman, LLC 431 Office Park Dr Mountain Brk AL 35223-2411 06-0798-24-2-01-08-0000 YES7 Allison Sub Ph3A, S24, T02S, R05 E, Lot 1, Plat J-584 Bon Ton, Inc. P.O. Box 906 Bozeman MT59771-0906 06-0798-24-4-01-99-0000 YES8 Allison Sub Annex, S24, T02S, R05 E, SE4NW4 Bon Ton, Inc. P.O. Box 906 Bozeman MT 59771-0906 06-0798-24-4-01-98-0000 YES9 MS 494, S24, T02 S, R05 E, Block 1 Lot 4 Gilhousen Community Property TR DTD 3/30/99 599 Hightower Rd Bozeman MT 59718-8163 06-0798-24-2-01-04-0000 NO10 MS 494, S24, T02 S, R05 E, Block 1 Common Open Space Gilhousen Community Property TR DTD 3/30/99 599 Hightower Rd Bozeman MT 59718-8163 06-0798-24-2-01-16-6500 NO11 Minor Sub 235, S23, T02 S, R05 E, Lot 1 G Force 1 LLC 1320 Manley Rd Bozeman MT 59715-8779 06-0798-23-1-01-01-0000 NO12 S23, T02 S, R05 E, COS 1969 Tract 1 Grace Bible Church Limited of Bozeman 3625 S. 19th Avenue Bozeman MT 59718-9108 06-0798-23-1-01-01-0900 NO13 Minor Sub 191, S14, T02 S, R05 E, Lot 2A Steven R. & Ralph K. Aaker 1461 Monroe Place Louisville CO80027-1560 06-0798-14-4-02-20-0000 NO14 S14, T02 S, R05 E, COS 2008A Tract 1A 19th Capital Group, LLC 19 Lariat Loop Bozeman MT 59715-9200 06-0798-14-4-02-08-0000 NO15 Kagy Crossroads Sub, S14 T02 S, R05 E, Block 1, Lot 4-5, Plat J-328-A Stockman Bank of Montana P.O. Box 250 Miles City MT 59301-0250 06-0798-14-4-01-30-0000 NO16 Remington ADD, S13, T02 S, R05 E, Lot 7 Church of Christ of Bozeman 1825 W. Kagy Boulevard Bozeman MT 59715-6505 06-0798-13-3-28-04-0000 NO17 Hawks Ridge Condo, S13, T02 S, R05 E, Tract A, COS 573 Hawks Ridge HOA, Inc 716 S. 20th Ave., Suite 102 Bozeman MT 59718 06-0798-13-3-01-18-7000 NO17-1 Hawks Ridge Condominiums Tract A COS 573 Unit 1715 James C Ruger & Sara Schnittgrund 1715 West Kagy Boulevard Bozeman MT 59715 06-0798-13-3-01-18-7001 NO17-2 Hawks Ridge Condominiums Tract A COS 573 Unit 1717 Lee Living Trust 103 Alton Way Bozeman MT 59718-7271 06-0798-13-3-01-18-7023 NO17-3 Hawks Ridge Condominiums Tract A COS 573 Unit 1719 Fenqjen Luo 607 LEXINGTON DR Bozeman MT 59715-7169 NO17-4 Hawks Ridge Condominiums Tract A COS 573 Unit 1721 Claudio Kaempfen 4641 Pannonia Rd Carlsbad CA 92008-3667 06-0798-13-3-01-18-7004 NO17-5 Hawks Ridge Condominiums Tract A COS 573 Unit 1723 William Finkle10490 Holman Ave Los Angeles CA 90024-6013 06-0798-13-3-01-18-7005 NO17-6 Hawks Ridge Condominiums Tract A COS 573 Unit 1725 Eyer Family Revocable Trust 662 Wintergreen Lane Bozeman MT 59715-7855 06-0798-13-3-01-18-7006 NO17-7 Hawks Ridge Condominiums Tract A COS 573 Unit 1727 Brunner Investments, LLC PO Box 160881 Big Sky MT 59716-0881 06-0798-13-3-01-18-7007 NO17-8 Hawks Ridge Condominiums Tract A COS 573 Unit 1729 Michael L. & Callie C. Peters 14 Chinook Trl Bozeman MT 59718-9412 06-0798-13-3-01-18-7008 NO17-9 Hawks Ridge Condominiums Tract A COS 573 Unit 1731 HR Condos 710 East Fridley Bozeman MT 59715 NO17-10 Hawks Ridge Condominiums Tract A COS 573 Unit 1733 Chung-Hsuan Huang 1733 West Kagy Boulevard Bozeman MT 59715 NO17-11 Hawks Ridge Condominiums Tract A COS 573 Unit 1735 Performance Investment Properties 2724 E Lakin Dr Ste #1 Flagstaff AZ 86004-3900 06-0798-13-3-01-18-7011 NO17-12 Hawks Ridge Condominiums Tract A COS 573 Unit 1737 William Finkle10490 Holman Ave Los Angeles CA 90024-6013 06-0798-13-3-01-18-7012 NO17-13 Hawks Ridge Condominiums Tract A COS 573 Unit 1739 Angie Lee 103 Alton Way Bozeman MT 59718-7271 06-0798-13-3-01-18-7013 NO17-14 Hawks Ridge Condominiums Tract A COS 573 Unit 1741 Charles M. Lawrence & Crista S. Merzdorf 1128 Holly Dr Bozeman MT 59715-593306-0798-13-3-01-18-7014 NO17-15 Hawks Ridge Condominiums Tract A COS 573 Unit 1743 Scott H. Luckay 600 Triple Tree RD Bozeman MT 597157851 06-0798-13-3-01-18-7015 NO17-16 Hawks Ridge Condominiums Tract A COS 573 Unit 1745 Dale H. & Brit D. Jackson 1116 23RD AVE SW Great Falls MT 59404-3437 06-0798-13-3-01-18-7016 NO17-17 Hawks Ridge Condominiums Tract A COS 573 Unit 1747 Christopher T Geddes 19 Pacific Bay Circle Apt #303 San Bruno CA 94066 NO17-18 Hawks Ridge Condominiums Tract A COS 573 Unit 1749 Claudio Kaempfen 4641 Pannonia Rd Carlsbad CA 92008-3667 06-0798-13-3-01-18-7018 NO17-19 Hawks Ridge Condominiums Tract A COS 573 Unit 1751 Stephen M. Seeger & Beth A. Daly 20 Barley Field CT Dickerson MD 20842-8806 06-0798-13-3-01-18-7019 NO17-20 Hawks Ridge Condominiums Tract A COS 573 Unit 1753 William R. & Karen L Bailey1753 W. Kagy Boulevard Bozeman MT 59715 NO17-21 Hawks Ridge Condominiums Tract A COS 573 Unit 1755 Scott H. Luckay 600 Triple Tree RD Bozeman MT 59715-7851 06-0798-13-3-01-18-7021 NO17-22 Hawks Ridge Condominiums Tract A COS 573 Unit 1757 Charles M. Lawrence & Crista S. Merzdorf 1128 Holly Dr Bozeman MT 59715-593306-0798-13-3-01-18-7022 NO17-23 Hawks Ridge Condominiums Tract A COS 573 Unit 1759 Lee Living Trust 103 Alton Way Bozeman MT 59718-7271 06-0798-13-3-01-18-7023 NO17-24 Hawks Ridge Condominiums Tract A COS 573 Unit 1761 Thomas Williams868 Western DR Santa Cruz CA 95060-3035 06-0798-13-3-01-18-7024 NO17-25 Hawks Ridge Condominiums Tract A COS 573 Unit 1763 Will J. & Christine M. Kern16125 Pryor Rd Billings MT59101 NO17-26 Hawks Ridge Condominiums Tract A COS 573 Unit 1765 Deborah L. Meyer P.O. Box 2045 Arvada CO 80001-2045 06-0798-13-3-01-18-7026 NO17-27 Hawks Ridge Condominiums Tract A COS 573 Unit 1767 Michael L. & Callie C. Peters 14 Chinook Trl Bozeman MT 59718-9412 06-0798-13-3-01-18-7027 NO17-28 Hawks Ridge Condominiums Tract A COS 573 Unit 1769 Lei Cai & Mengyao Liu 2 Erin CT Bridgewater NJ 08807-5518 06-0798-13-3-01-18-7028 NO17-29 Hawks Ridge Condominiums Tract A COS 573 Unit 1771 Gregg T. & Kristin K. Lundin 7855 Parkwood Drive Missoula MT 59808 06-0798-13-3-01-18-7029 NO17-30 Hawks Ridge Condominiums Tract A COS 573 Unit 1773 Bobcat Boarding, LLC 2300 Shootin Iron Ranch Road Jackson WY 83001 NO17-31 Hawks Ridge Condominiums Tract A COS 573 Unit 1775 Deborah Schonscheck 16417 E Auburn Hills DR Parker CO80134-3037 06-0798-13-3-01-18-7031 NO17-32 Hawks Ridge Condominiums Tract A COS 573 Unit 1777 Knute H. & Marne B. Oaas 1238 W Gold ST Butte MT 59701-2110 06-0798-13-3-01-18-7032 NO17-33 Hawks Ridge Condominiums Tract A COS 573 Unit 1779 Sachs Corporation 4480 Bannock DR Bozeman MT 59715-9303 06-0798-13-3-01-18-7033 NO17-34 Hawks Ridge Condominiums Tract A COS 573 Unit 1781 Brenda L. Blazer 431B East Brandon DR Bismark ND 58503 NO18 S13 T02 S, R05 E, Tract B, COS 573 YMA Properties 1705 W Kagy Blvd Bozeman MT 59715-6513 06-0798-13-3-01-14-0000 NO19 Beatty Sub, S13, T02 S, R05 E, Tract 31 & Part W2 of Tract 11 (Parcel #4) Edward A. & Constance B. Dratz 114 Sir Arthur Dr Bozeman MT 59718-7866 06-0798-13-3-30-37-0000 NO20 Beattys Sub, S13, T02 S, R05 E, Tract 29 less Hwy Right of way 1605 W Kagy LLC P.O. Box 4730 Bozeman MT 59772-4730 06-0798-13-3-30-35-0000 NO21 Beattys Sub, S13, T02 S, R05 E, Tract 8 less Hwy Right of way 1805 Willow Way LLC P.O. Box 4730 Bozeman MT 59772-4730 06-0798-13-3-30-07-0000 NOADJOINER (Master List - Owners within 200' of SUD Phase 3)Page 1PH 3 Adjacent Owner List 01-10-19.xlsx142
FUTURETRAILS (TYP)WETLANDSMANDEVILLE CREEKSOUTH 14TH AVEY3Y3Y3Y3P3SOUTH 14TH AVEProposedBlock 1Lot 18.20 AcresProposed Block 1 CommonOpen Space Lot 10.09 AcresProposed Block 2 CommonOpen Space Lot 10.07 AcresProposedCity Park 314.03 AcresProposed Block 1 CommonOpen Space Lot 20.07 AcresCAMPUS BLVD(48' WIDTH - 90' ROW)Proposed RestrictedBlock 2Lot 18.62 AcresSTATE ST(35' WIDTH - 60' ROW)S 17TH AVE(47' WIDTH - 70' ROW)PIPE IRRIGATION DITCHALONG PROPERTYFRONTAGEWIDEN S 19TH AVE TO 41'FROM CL TO BACK OFCURB ON EAST SIDENEW S 19TH AVECURB INLET TOSUD PONDCONSTRUCTMEANDERING 10'WIDE CONCRETESIDEWALK ALONG S19TH AVE.MODIFICATION OFEXISTING TRAFFICSIGNAL ON CAMPUSAND 19TH NEW DETENTIONPONDPOND OUTFALLSTRUCTURE45" x 73" ARC CULVERT (60"EQUIVALENT ROUND) ATMANDEVILLE CREEKCROSSINGCONSTRUCT ROUNDABOUTAT CAMPUS BLVD AND S17TH AVEEXISTINGTRAILS (TYP)RELOCATEPOWER POLEPEDESTRIANCROSSWALKNEW S 19TH AVECURB ONEXISTING SYSTEMEXISTING TRAILMODIFICATIONNEW STREETLIGHTS (TYP)SETBACK ZONE 1SETBACK ZONE 2CONNECT TOEXISTING CURBCONNECT TOEXISTING CURBCONNECT TOEXISTINGSIDEWALKINTERIM RIGHT IN RIGHTOUT APPROACH ONTOKAGY (TYP)NEW PUBLIC ACCESSEASEMENT WHERE S 19THWIDENS FROM 60' ROW TO88' ROW FROM CLINTERIM RIGHT INRIGHT OUTAPPROACHCONNECT TOEXISTING WATERCONNECT TO EXISTINGSEWER MANHOLE IN KAGYNEW 10' UTIL EASE(TYP)EX 28.58' IRR EASENEW 20' GAS(?) EASEPER EX GASBLANKET EASES 19TH AVE (ROW WIDTH VARIES)Proposed Block 2 CommonOpen Space Lot 20.09 AcresBOULEVARDLANDSCAPINGWATER CONNECTIONSTUB WATERFOR FUTUREEXTENSION(TYP)CONNECT TOEXISTING WATERCONNECT TOEXISTING WATERNEW HYDRANT ONEXISTING MAIN(TYP)12" LOOP MAINBETWEEN S 19THAVE AND 11TH AVE8" STUB FOR FUTUREUSE WITH HYDRANTCONNECT TOEXISTING WATERNEW HYDRANT(TYP)NEW HYDRANT ONEXISTING MAIN(TYP)NEW WATERMAIN (TYP)NEW SEWERMAIN (TYP)NEW 8" SEWER STUBFOR FUTURE USE (TYP)60' WIDTH FROM CLTO PROPERTY LINE88' WIDTH FROM CLTO PROPERTY LINE41' WIDTH FROM CLTO BACK OF CURBMIDDLECREEKIRRIGATIONDITCHDIVERSIONMIDDLE CREEKIRRIGATION DITCH10:1 TAPER53' WIDTH FROM CLTO BACK OF CURBPROPOSED 70'PUBLIC STREET ANDUTILITY EASEMENTEXISTING 90' PUBLIC
STREET AND UTILITY
EASEMENTProposed Right of Way2.17 AcresCONNECT TOEXISTINGROUNDABOUTNEW 8" SEWER STUBFOR FUTURE USE (TYP)8" STUB FORFUTURE USE24" STUB FORFUTURE USE24" STUB FORFUTURE USENEW STORMMAIN (TYP)MODIFY MEDIANSTRIPING FOR LEFTTURN LANESTUCKY STRIPINGMODIFICATIONSAWCUT 1' PAST EDGEOF EXISTINGPAVEMENTMANDEVILLE CREEKADJUST MEDIAN STRIPING TOACCOMMODATE TRAVELLANES AS NEEDED (TYP)MODIFY STRIPING TOCONNECT TO EXISTINGSTRIPING TO SOUTHREMOVE EXISTINGAREA INLET FUTURE S 17TH AVE(47' WIDTH - 70' ROW)NEW LIGHTING ON EASTSIDE OF S 19TH AVE TEMPORARY ASPHALTSIDEWALK ALONG KAGYFETS IRRIGATIONDITCH PIPE INTAKECONNECT TO EXISTING30" RCP IRRIGATIONPIPEBOULEVARD LANDSCAPING AREASSHOWN WITH TREES (TYP)KAGY BLVD(ROW VARIES)NEW SIDEWALK (HATCHED)CONSTRUCT LOTAPPROACH (TYP)CONSTRUCT NEW 2.5' DEEPDITCH ALONG KAGYFRONTAGEINSTALL CULVERTS UNDERKAGY APPROACHESCONNECT TOEXISTING WATERUTILITY SLEEVES (TYP)DEFER BOULEVARDLANDSCAPING ADJACENTTO SITE TO FUTURE SITEDEVELOPMENT (TYP) Proposed RestrictedBlock 3Lot 121.41 Acres (Gross)18.87 Acres (Net)IRRIGATIONPIPINGCAMPUS BLVD(48' WIDTH - 90' ROW)KAGY BLVD(ROW VARIES)FUTURE ARNOLD ST(35' WIDTH - 70' ROW)ASPHALT WIDENING(HATCHED)VISION TRIANGLES(TYP)PLUG AND ABANDONEXISTING 18" CMPCULVERT AND INSTALLNEW 18" RCP CULVERTNEW 10' UTIL EASE(TYP)EX 28.58' IRR EASENEW 20' GAS(?) EASEPER EX GASBLANKET EASE60' WIDTH FROM CLTO PROPERTY LINE88' WIDTH FROM CLTO PROPERTY LINEEXISTINGIRRIGATIONEASEMENTNEW STRIPING (TYP)ABANDON EXISTING IRRIGATIONDITCH AND REMOVE EXISTINGBARBED WIRE FENCERELOCATE IRRIGATIONEASEMENT AND PIPE DITCHIN NEW LOCATIONRELOCATEDIRRIGATIONEASEMENTDO NOT DISTURBEXISTINGDIVERSIONCONNECT TOEXISTINGIRRIGATION DITCHCONSTRUCT NEWIRRIGATION PIPEIRRIGATIONMANHOLE (TYP) FUTURE S 14TH AVEEXISTING 90' PUBLIC
STREET AND UTILITY
EASEMENTPROPOSED 10'UTILITY EASEMENT(TYP)ProposedCity Park 41.84 AcresREV: ADDED TEXTREV: ADDED TEXTREV: ADDED TEXTREV: SIDEWALK ADDEDC 1.0
SUBDIVISION
IMPROVEMENTSPLAN
PROFESSIONALENGINEERS &SURVEYORS
SUD PHASE 3STAHLY
ENGINEERING
& ASSOCIATES
RTR HOLDINGSII, LLC143
H YDH YDHYD
CAMPUS BLVD
SOUTH 11TH AVESOUTH 11TH AVESTUDENT DRIVESOUTH 14TH AVESUD PHASE 1
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CAMPUS BLVDCAMPUS BLVD
SOUTH 14TH AVEEXISTING
TRAILS (TYP)
EXISTING TRAIL
MODIFICATION
CONNECT TO
EXISTING WATER
CONNECT TO
EXISTING
ROUNDABOUT
FUTURE ARNOLD ST(35' WIDTH - 70' ROW)
Proposed Restricted
Block 4
Lot 1
14.18 Acres (Gross)
11.89 Acres (Net) FUTURE S 14TH AVESOUTH 13TH AVESOUTH 12TH AVEEXISTING 70' PUBLIC
STREET AND UTILITY
EASEMENT EXISTING 35' PUBLICSTREET AND UTILITYEASEMENTPROPOSED 10'
UTILITY EASEMENT
(TYP)
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PHASE 1
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Proposed
City Park 4
1.84 Acres
REV: ADDED TEXT
C 1.1SUBDIVISIONIMPROVEMENTSPLANPROFESSIONALENGINEERS &SURVEYORSSUD PHASE 3
STAHLYENGINEERING& ASSOCIATESRTR HOLDINGS
II, LLC144
SOUTH 17TH AVENUETYPICAL SECTIONSTATE STREETTYPICAL SECTIONSOUTH 19TH AVENUETYPICAL SECTIONWECAMPUS BLVDTYPICAL SECTIONSOUTH 19TH AVENUERIGHT TURN LANE SECTIONETYPICAL PAVEMENT SECTIONNOTESROAD COURSE THICKNESSTYPICAL CONCRETE APRON, DRIVEWAY, PAD, ORCROSSWALK SECTION (TRAFFIC AREAS)NOTESTYPICAL CONCRETE SIDEWALK/MEDIAN CAP SECTIONNOTESC 4.1TYPICALSECTIONSPROFESSIONALENGINEERS &SURVEYORSSUD PHASE 3
STAHLYENGINEERING& ASSOCIATESRTR HOLDINGS
II, LLC145
4FINAL MASTER PLANSITE MAP146
E
E
C
10'
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EASEMENT
264'-11"
234'-4"
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CONCRETE SIDEWALK
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IRRIGATION PIPE WITH
NEW MANHOLE
IRRIGATION DITCH TO
BE PIPED THROUGH
NEW IRRIGATION PIPE
NEW PUBLIC
ACCESS EASEMENT
CONNECT
TO EXISTING
WATER MAIN
UNDERGROUND RETENTION
CHAMBERS, SEE CIVIL
CHAMBERMAXX OPEN BOTTOM
RETENTION CHAMBERS, SEE CIVIL
PROPOSED
WATER MAINS
COMMON OPEN
SPACE LOT1
0.09 AC
UTILITY SLEEVES
TYP., SEE CIVIL
6' SIDEWALKS
VISION
TRIANGLE, TYP.
NEW HYDRANT
(TYP. OF 6)
DRIVEWAY
VISION
TRIANGLE (TYP.)
DRIVEWAY
STATE ST (35' WIDTH - 60' ROW)
KAGY BLVD (ROW VARIES)SOUTH 17TH AVE (47' WIDTH - 70' ROW)SOUTH 19TH AVE (ROW VARIES)10' TEMP. ASPHALT PATH
MANDATORY PLANTING
SETBACK FROM BIKE LANE
15'8'
POPULUS SONGARICA
SONGARICA POPLAR
POPULUS ACUMINATA
LANCELEAF POPLAR
SALIX LUTEA
YELLOW WILLOW
SALIX GEYERIANA
GEYER WILLOW
SHRUBS
5 GAL
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING QUANTITYCOMMON NAME
PLANT SCHEDULE: WATERCOURSE SETBACK AND DETENTION POND
1.5" CAL B & B PER PLAN 11
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
1.5" CAL B & B PER PLAN 7 40' - 60'35' - 50'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
B & B PER PLANPRUNUS VIRGINIANA
NATIVE CHOKECHERRY
6'-8'
B & B PER PLAN
PER PLANB & B 6'-12'6'-8'7 GAL
7
13
8
6'-10'6'-10'
SIO
LAN
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING #COMMON NAME
PLANT SCHEDULE
GLEDITSIA TRIACANTHOS VAR. INERMIS 'HARVE'***
NORTHERN ACCLAIM THORNLESS
HONEYLOCUST
1.5" CAL B & B PER PLAN 36
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
TILIA CORDATA***
LITTLE LEAF LINDEN 1.5" CAL B & B PER PLAN 26 40' - 60'35' - 50'
ULMUS AMERICANA 'LEWIS & CLARK'***
PRAIRIE EXPEDITION AMERICAN ELM 1.5" CAL B & B PER PLAN 13 40' - 60'30' - 60'
SOD AND SEED SCHEDULE
CRATAEGUS MORDENENSIS***
RUSSIAN HAWTHORNE 'SNOWBIRD'1.5" CAL B & B PER PLAN 48 12' - 15'20'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
SPIRAEA BETULIFOLIA ***
TOR SPIRAEA
JUNIPERUS SABINA 'BUFFALO' ***
BUFFALO JUNIPER
CALAMAGROSTIS x ACUTIFLORA 'EL DORADO'
KARL FOERESTER 'EL DORADO' ***
SHRUBS
PERENNIALS AND ORNAMENTAL GRASSES
5 GAL POT PER PLAN 24 3'-4'3'-4'
5 GAL POT PER PLAN 19 8"-12"5'-8'
1 GAL POT PER PLAN 15 4'-6'2'-3'
PLAT ACER PLATANOIDES
NORWAY MAPLE 1.5" CAL B & B PER PLAN 8 35' - 50'30' - 50'
SNO
MULCH MATERIAL
3' DIAMETER MULCH RINGS AROUND EACH BLVD
TREE - TO BE 3" IN DEPTH. SHREDDED CEDAR MULCH
917 SF
SYMBOL SEED/SOD MIXES
LBS/ACRE QUANTITYCOMMON NAME (BOTANICAL NAME)
RECOMMENDED NATIVE/UPLAND SEED BLEND & WATERCOURSE ZONE 2
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
CANADA WILDRYE (ELYMUS CANADENSIS)
SHEEP FESCUE (FESTUCA OVINA)
WESTERN WHEATGRASS (AGROPYRON SMITHII)
4.0
5.0
4.0
1.0
4.0
29,500 SF
LAWN AND BOULEVARD SEED MIX 100,826 SF
SOD AND SEED SCHEDULE
DETENTION POND AND ZONE 1 WATERCOURSE SEED MIX
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
GLYCERIA STRIATA (FOWL MANNAGRASS)
DESCHAMPSIA CAESPITOSA (TUFTED HAIRGRASS)
POA PALUSTRIS (FOWL BLUEGRASS)
JUNCUS TENUIS (SLENDER RUSH)
6.5
5.0
0.5
3.5
0.25
0.06
34,500 SF
COMMON KENTUCKY BLUEGRASS 26%
NEWPORT KENTUCKY BLUEGRASS 27%
PARK KENTUCKY BLUEGRASS 27%
PERENNIAL RYEGRASS 12%
CREEPING RED FESCUE 8%
APPLY AT
4 LBS./
1000SF
40100 80
N
1
L102 1"=40'-0"
Landscape Plan Enlargement
Landscape
Plan
Enlargement
L 102
design5la.com
406.587.4873
date issue
drawn by:checked by:filename:z:\south university district\autocad\01_sheets\l100_south university district_landscape.dwgSouth University District Phase ThreeBozeman, MontanaMJCTMS02/19/19 Pre Plat
06/11/19 Pre Plat
MATCHLINE SHEET L103
147
E
E
E
C
C
EXISTING
FENCE
TO BE
REMOVED
HYDRANT TO
REMAIN
NEW STREET LIGHTS
ON CAMPUS BLVD
MEANDERING 10' WIDE
CONCRETE SIDEWALK
LANDSCAPED
ROUNDABOUT
CONCRETE UTILITY
STATE ST (35' WIDTH - 60' ROW)
CAMPUS BLVD (48' WIDTH - 90' ROW)
15'8'
POPULUS SONGARICA
SONGARICA POPLAR
POPULUS ACUMINATA
LANCELEAF POPLAR
SALIX LUTEA
YELLOW WILLOW
SALIX GEYERIANA
GEYER WILLOW
SHRUBS
5 GAL
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING QUANTITYCOMMON NAME
PLANT SCHEDULE: WATERCOURSE SETBACK AND DETENTION POND
1.5" CAL B & B PER PLAN 11
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
1.5" CAL B & B PER PLAN 7 40' - 60'35' - 50'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
B & B PER PLANPRUNUS VIRGINIANA
NATIVE CHOKECHERRY
6'-8'
B & B PER PLAN
PER PLANB & B 6'-12'6'-8'7 GAL
7
13
8
6'-10'6'-10'
SIO
LAN
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING #COMMON NAME
PLANT SCHEDULE
GLEDITSIA TRIACANTHOS VAR. INERMIS 'HARVE'***
NORTHERN ACCLAIM THORNLESS
HONEYLOCUST
1.5" CAL B & B PER PLAN 36
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
TILIA CORDATA***
LITTLE LEAF LINDEN 1.5" CAL B & B PER PLAN 26 40' - 60'35' - 50'
ULMUS AMERICANA 'LEWIS & CLARK'***
PRAIRIE EXPEDITION AMERICAN ELM 1.5" CAL B & B PER PLAN 13 40' - 60'30' - 60'
SOD AND SEED SCHEDULE
CRATAEGUS MORDENENSIS***
RUSSIAN HAWTHORNE 'SNOWBIRD'1.5" CAL B & B PER PLAN 48 12' - 15'20'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
SPIRAEA BETULIFOLIA ***
TOR SPIRAEA
JUNIPERUS SABINA 'BUFFALO' ***
BUFFALO JUNIPER
CALAMAGROSTIS x ACUTIFLORA 'EL DORADO'
KARL FOERESTER 'EL DORADO' ***
SHRUBS
PERENNIALS AND ORNAMENTAL GRASSES
5 GAL POT PER PLAN 24 3'-4'3'-4'
5 GAL POT PER PLAN 19 8"-12"5'-8'
1 GAL POT PER PLAN 15 4'-6'2'-3'
PLAT ACER PLATANOIDES
NORWAY MAPLE 1.5" CAL B & B PER PLAN 8 35' - 50'30' - 50'
SNO
MULCH MATERIAL
3' DIAMETER MULCH RINGS AROUND EACH BLVD
TREE - TO BE 3" IN DEPTH. SHREDDED CEDAR MULCH
917 SF
SYMBOL SEED/SOD MIXES
LBS/ACRE QUANTITYCOMMON NAME (BOTANICAL NAME)
RECOMMENDED NATIVE/UPLAND SEED BLEND & WATERCOURSE ZONE 2
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
CANADA WILDRYE (ELYMUS CANADENSIS)
SHEEP FESCUE (FESTUCA OVINA)
WESTERN WHEATGRASS (AGROPYRON SMITHII)
4.0
5.0
4.0
1.0
4.0
29,500 SF
LAWN AND BOULEVARD SEED MIX 100,826 SF
SOD AND SEED SCHEDULE
DETENTION POND AND ZONE 1 WATERCOURSE SEED MIX
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
GLYCERIA STRIATA (FOWL MANNAGRASS)
DESCHAMPSIA CAESPITOSA (TUFTED HAIRGRASS)
POA PALUSTRIS (FOWL BLUEGRASS)
JUNCUS TENUIS (SLENDER RUSH)
6.5
5.0
0.5
3.5
0.25
0.06
34,500 SF
COMMON KENTUCKY BLUEGRASS 26%
NEWPORT KENTUCKY BLUEGRASS 27%
PARK KENTUCKY BLUEGRASS 27%
PERENNIAL RYEGRASS 12%
CREEPING RED FESCUE 8%
APPLY AT
4 LBS./
1000SF
40200 80
N
1
L103 1"=40'-0"
Landscape Plan Enlargement
Landscape
Plan
Enlargement
L 103
design5la.com
406.587.4873
date issue
drawn by:checked by:filename:z:\south university district\autocad\01_sheets\l100_south university district_landscape.dwgSouth University District Phase ThreeBozeman, MontanaMJCTMS02/19/19 Pre Plat
06/11/19 Pre Plat
MATCHLINE SHEET L102
MATCHLINE SHEET L104148
M
711'-1"560'-5"SIO
SIO
SIO
SIO
SIO
SIO SIO
SIO
SIO
SIO
SIOLAN
LAN
LAN
LAN
LANLAN
LAN
PLAT PLAT PLAT PLAT PLAT PLAT PLATPLAT
749'-7"
SNOSNOSNO SNO
SNO SNO SNO SNO SNO SNO SNO SNO SNO SNO SNO
SNO SNO
SNO SNO SNO SNO SNO SNO SNO SNO SNO SNO
SNO
TYP., SEE CIVIL
NEW DETENTION
POND
WATERCOURSE
SETBACK (ZONE 1)
WATERCOURSE
SETBACK (ZONE 2)
UTILITY SLEEVES
TYP., SEE CIVIL
UTILITY SLEEVES
TYP., SEE CIVIL
BOULEVARD
LANDSCAPING
WATER CONNECTION
CAMPUS BLVD (48' WIDTH - 90' ROW)
15'8'
POPULUS SONGARICA
SONGARICA POPLAR
POPULUS ACUMINATA
LANCELEAF POPLAR
SALIX LUTEA
YELLOW WILLOW
SALIX GEYERIANA
GEYER WILLOW
SHRUBS
5 GAL
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING QUANTITYCOMMON NAME
PLANT SCHEDULE: WATERCOURSE SETBACK AND DETENTION POND
1.5" CAL B & B PER PLAN 11
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
1.5" CAL B & B PER PLAN 7 40' - 60'35' - 50'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
B & B PER PLANPRUNUS VIRGINIANA
NATIVE CHOKECHERRY
6'-8'
B & B PER PLAN
PER PLANB & B 6'-12'6'-8'7 GAL
7
13
8
6'-10'6'-10'
SIO
LAN
TREES
SYMBOL
BOTANICAL NAME
SIZE TYPE SPACING #COMMON NAME
PLANT SCHEDULE
GLEDITSIA TRIACANTHOS VAR. INERMIS 'HARVE'***
NORTHERN ACCLAIM THORNLESS
HONEYLOCUST
1.5" CAL B & B PER PLAN 36
MATURE
HEIGHT
40' - 50'
MATURE
SPREAD
30' - 35'
TILIA CORDATA***
LITTLE LEAF LINDEN 1.5" CAL B & B PER PLAN 26 40' - 60'35' - 50'
ULMUS AMERICANA 'LEWIS & CLARK'***
PRAIRIE EXPEDITION AMERICAN ELM 1.5" CAL B & B PER PLAN 13 40' - 60'30' - 60'
SOD AND SEED SCHEDULE
CRATAEGUS MORDENENSIS***
RUSSIAN HAWTHORNE 'SNOWBIRD'1.5" CAL B & B PER PLAN 48 12' - 15'20'
*** DROUGHT TOLERANT SPECIES
SEE SEED MIX TABLE FOR SPECIFICATIONS
SPIRAEA BETULIFOLIA ***
TOR SPIRAEA
JUNIPERUS SABINA 'BUFFALO' ***
BUFFALO JUNIPER
CALAMAGROSTIS x ACUTIFLORA 'EL DORADO'
KARL FOERESTER 'EL DORADO' ***
SHRUBS
PERENNIALS AND ORNAMENTAL GRASSES
5 GAL POT PER PLAN 24 3'-4'3'-4'
5 GAL POT PER PLAN 19 8"-12"5'-8'
1 GAL POT PER PLAN 15 4'-6'2'-3'
PLAT ACER PLATANOIDES
NORWAY MAPLE 1.5" CAL B & B PER PLAN 8 35' - 50'30' - 50'
SNO
MULCH MATERIAL
3' DIAMETER MULCH RINGS AROUND EACH BLVD
TREE - TO BE 3" IN DEPTH. SHREDDED CEDAR MULCH
917 SF
LANDSCAPE INSTALL NOTES
SYMBOL SEED/SOD MIXES
LBS/ACRE QUANTITYCOMMON NAME (BOTANICAL NAME)
RECOMMENDED NATIVE/UPLAND SEED BLEND & WATERCOURSE ZONE 2
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
CANADA WILDRYE (ELYMUS CANADENSIS)
SHEEP FESCUE (FESTUCA OVINA)
WESTERN WHEATGRASS (AGROPYRON SMITHII)
4.0
5.0
4.0
1.0
4.0
29,500 SF
LAWN AND BOULEVARD SEED MIX 100,826 SF
SOD AND SEED SCHEDULE
DETENTION POND AND ZONE 1 WATERCOURSE SEED MIX
SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM)
"SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM)
GLYCERIA STRIATA (FOWL MANNAGRASS)
DESCHAMPSIA CAESPITOSA (TUFTED HAIRGRASS)
POA PALUSTRIS (FOWL BLUEGRASS)
JUNCUS TENUIS (SLENDER RUSH)
6.5
5.0
0.5
3.5
0.25
0.06
34,500 SF
COMMON KENTUCKY BLUEGRASS 26%
NEWPORT KENTUCKY BLUEGRASS 27%
PARK KENTUCKY BLUEGRASS 27%
PERENNIAL RYEGRASS 12%
CREEPING RED FESCUE 8%
APPLY AT
4 LBS./
1000SF
40200 80
N
1
L104 1"=40'-0"
Landscape Plan Enlargement
Landscape
Plan
Enlargement
L 104
design5la.com
406.587.4873
date issue
drawn by:checked by:filename:z:\south university district\autocad\01_sheets\l100_south university district_landscape.dwgSouth University District Phase ThreeBozeman, MontanaMJCTMS02/19/19 Pre Plat
06/11/19 Pre PlatMATCHLINE SHEET L103149
SHRUBS
PERENNIALS & GRASSES
5 GAL
PLANT SCHEDULE
CALAMAGROSTIS X ACUTIFOLIA ***
KARL FORESTER GRASS
5 GAL
1 GAL
BOTANICAL NAME
SIZECOMMON NAMESYMBOL
*** DROUGHT TOLERANT SPECIES
SPIRAEA BETULIFOLIA ***
TOR SPIRAEA
JUNIPERUS SABINA 'BUFFALO' ***
BUFFALO JUNIPER
1050 20
N
1
L105 1"=10'-0"
Landscape Plan Enlargement
Landscape
Plan
Enlargement
L105
design5la.com
406.587.4873
date issue
drawn by:checked by:filename:z:\south university district\autocad\01_sheets\l100_south university district_landscape.dwgSouth University District Phase ThreeBozeman, MontanaMJCTMS02/19/19 Pre Plat
06/11/19 Pre Plat
150