The URL can be used to link to this page

Home My WebLink About02-24-20 City Commission Packet Materials - A2. Prelim Plat for The Nest App 19373Commission Memorandum REPORT TO: Mayor and City Commission FROM: Sarah Rosenberg, Associate Planner SUBJECT: A Major Subdivision Application to subdivide 13 lot residential subdivision on 5.411 acres. Four relaxations are requested with the PUD associated with this application. Application 19373. STRATEGIC PLAN: 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. MEETING DATE: February 24, 2020 AGENDA ITEM TYPE: Action RECOMMENDATION: Approve the Preliminary Plat application to allow a residential development of 45 dwelling units on 13 lots on 5.411 acres. BACKGROUND: On August 13, 2019 a Preliminary PUD and associated Preliminary Plat application were submitted to propose a residential development on 13 lots with relaxations. UNRESOLVED ISSUES: None identified. ALTERNATIVES: None suggested or proposed. 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. Report compiled on: February 10, 2020 Attachments: Staff Memo 392 19373 Planning Board Staff Report for the Nest Major Subdivision Public Hearing Date: Planning Board, February 18, 2020 at 7:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana City Commission, February 24, 2020 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana Project Description: A Major Subdivision Application to subdivide 13 lot residential subdivision on 5.411 acres. Four relaxations are requested with the PUD associated with this application. Project Location: Lot R1, Westbrook Subdivision, Phase 2, 3, 4, S04, T02 S, Block 5, P.M.M., Bozeman, Gallatin County, Montana. Recommendation: The application conforms to standards and is sufficient for approval with conditions and code provisions. 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 19373 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Report Date: February 12, 2020 Staff Contact: Sarah Rosenberg, AICP, Associate Planner Anna Russell, Project Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues If the Planned Unit Development (PUD) and associated relaxations are not approved, then the conditions and findings of this report will need to be modified. The analysis summarized in this report assumed approval of the requested relaxations. Staff has recommended approval of the PUD and associated relaxations. Project Summary This report is based on the application materials submitted and any public comment received to date. This subdivision is associated with a separate PUD application. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of 393 19373 The Nest Preliminary Plat Major Subdivision Page 2 of 24 the default R-3 district. The outcome will be a higher density residential infill project containing 13 lots with 45 residential dwelling units. There are four types of condo buildings in a mix of two, three, and four unit clusters. The property is zoned R-3 Residential Medium Density and is currently vacant. The lot to be platted for residential development is surrounded by residential subdivisions to the north, east, and south, and open space to the west. The site is accessed from Annie Street, Durston Road, and Glenwood Avenue. An alternative street standard (woonerf) is proposed throughout the development. Approval for the non-standard street and a total of 4 relaxations from the City of Bozeman standards have been requested through the associated PUD. There will also be two common open space lots totaling 1.805 acres, one which will adjoin the neighboring open space to the west that is part of the Westbrook Subdivision. A portion of the subject property is within the watercourse setback. Parkland dedication is not required with this application as the platting of the Westbrook Subdivision satisfied Parkland requirements. The Development Review Committee determined the application adequate for continued review. The Planning Board held a public hearing on the application on February 18, 2020. The Planning Board is the advisory body to the City Commission on this subdivision application. The Planning Board recommended approval 7:0 of the project with the conditions and code provisions outlined in this staff report. No public comment was received. Viewing of the Planning Board meeting can be found here: https://media.avcaptureall.com/session.html?sessionid=662d47d5-ac83-44ee-a08f- 579975763f53&prefilter=654,3835 No public comment has been received. Alternatives 1. Approve of the application with the recommended conditions; 2. Approve of the application with modifications to the recommended conditions; 3. Deny of the application based on the Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. This alternative is requested if the Board wishes to amend or add conditions of approval. 394 19373 The Nest Preliminary Plat Major Subdivision Page 3 of 24 TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES ................................................................................................................. 4 SECTION 2 – REQUESTED RELAXATIONS ......................................................................................... 9 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................................ 9 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ......................................... 13 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................................... 16 SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................................... 16 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ....................................................... 23 APPENDIX B – NOTICING AND PUBLIC COMMENT ....................................................................... 24 APPENDIX C – PROJECT BACKGROUND ........................................................................................ 24 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF ................................................... 24 ATTACHMENTS .............................................................................................................................. 24 395 19373 The Nest Preliminary Plat Major Subdivision Page 4 of 24 SECTION 1 - MAP SERIES Zoning Classification Map 396 19373 The Nest Preliminary Plat Major Subdivision Page 5 of 24 Future Land Use Map 397 19373 The Nest Preliminary Plat Major Subdivision Page 6 of 24 Current Land Use Map 398 The Nest Preliminary Plat 399 Landscape Plan 400 SECTION 2 – REQUESTED RELAXATIONS There are no variances requested with this subdivision application. The associated PUD has requested four relaxations. Analysis of the requested relaxations is provided under the PUD staff report. To enable understanding of why the proposed plat does not comply with typical standards, the relaxations are listed here: 1. BMC 38.320.050 Form and Intensity Standards. The application proposes to decrease the required minimum lot size for R-3 from 3000 square feet for Block 1, Lot 1 & 2, Block 2, Lot 1, 2, & 3, Block 3, Lot 2 & 3, Block 4, Lot 2 & 3. 2. BMC 38.320.050 Form and Intensity Standards. The application proposes encroachment into the rear setback to allow porches and/or carports to project 5 feet facing the woonerf. 3. BMC 38.400.090.D Access Standards. The application proposes an allowance to the access separation at Durston Road from Rosa Way. 4. BMC 38.400.060.B. Alternate Access Standards. The application proposes an alternate access section to allow for a woonerf. 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. 1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 2. 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. 3. The final plat and all associated improvements must be completed consistent with the application as submitted except where required to be changed by the City of Bozeman. 4. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the 401 19373 The Nest Preliminary Plat Major Subdivision Page 10 of 24 entire Final Plat submittal. This narrative must in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 5. 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 Annie Street, Durston Road, Glenwood Drive.” 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. Realty transfer certificates must be provided for transfer of any platted tract to the City or other entity in association with filing of the final plat. 8. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owner’s association of all any open space proposed to be conveyed to the property owner’s association and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owner’s association and associated realty transfer certificate. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat. For personal property installed upon open space owned by the property owner’s association, the subdivider shall provide an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 9. The location of mailboxes must be coordinated with the City Engineering Department prior to their installation. 10. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. 11. Public access easements must be provided for the common open spaces and trails as a separate document describing the scope of the grant of easement and naming a custodian of the public’s interest in the easement. 402 19373 The Nest Preliminary Plat Major Subdivision Page 11 of 24 12. Final design of the trail on the subject property that will be constructed with permeable pavers must be approved by the Engineering Division. 13. All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance. 14. 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. 15. If not already filed, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Durston Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Annie Street including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to N Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage d. Street improvements to N Cottonwood Road including paving, curb/gutter, sidewalk, and storm drainage e. Intersection improvements to Annie Street and N Cottonwood Road f. Intersection improvements to W Oak Street and N Laurel Parkway The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. 16. Subdivision lighting SILD information shall be submitted to the Clerk of Commission after Preliminary Plat approval in hard copy and digital form. The final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. The initial adoption of the special improvement lighting district shall include the entire area of the preliminary plat for the Nest Subdivision. 17. Any public street lighting installed by this development shall be LED. 18. The boundary between Westbrook Subdivision Phase 2 Open Space and the Nest Subdivision shall be clearly delineated by installing a corner monument of a 6-inch diameter concrete cylinder copped with a brass survey cap at each point where the property line changes direction. 19. Trail totems shall be installed at the entrances of the trail on Annie Street and Durston Road. Final design of the trail totem must be approved by the Parks Department. 403 19373 The Nest Preliminary Plat Major Subdivision Page 12 of 24 20. A letter is required from the owner of Lakes at Valley West stating the remaining unused 10 units of sewer capacity will be transferred to the Nest prior to Final Plat approval. If an agreement is not reached, a building restriction needs to be placed on the final plat. 21. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 22. All clear distances between the City utilities and right of way lines, gutters, trees, and other utilities shall be maintained as specified in the City Design Standards and Specification Policy. 23. The developer shall make arrangements with the City Engineer's office to provide addresses for all individual lots in the subdivision prior to filing of the final plat. 24. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Nest Subdivision Phase are subject to specific design standards and unique building setbacks from property lines. These standards may be found in The Nest Planned Unit Development Design Guidelines. Lot owners are advised that these are specific to the Nest Subdivision and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Nest Subdivision approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Nest Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 25. The applicant must add a note to the Conditions sheet of the plat to the effect that maintenance of stormwater infrastructure is the responsibility of the property owner’s association. 26. The Conditions and Notes sheet of the final plat shall contain the following language that is readily visible with lettering, at a minimum size of 12 point type, placing future landowners of individual lots on notice of the presence of high groundwater in the area of the subdivision: “Due to the potential of high ground water tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction.” 27. The applicant must add a note to the Conditions sheet of the plat to the effect that this development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed 404 19373 The Nest Preliminary Plat Major Subdivision Page 13 of 24 into the drainage system to accept the pumped water. Water from sump pumps may not be discharge onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 28. The applicant must add a note to the Conditions sheet of the plat to the effect that due to the potential for high groundwater tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction. 29. The applicant must add a note to the Conditions sheet of the plat to the effect City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed on all public and private street frontages prior to occupancy of any structure on individual lots. Upon a third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed the required sidewalk shall, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made on upon the lot. 30. The applicant must indicate the proposed snow storage areas for all woonerf alleys on the Conditions sheet of the plat. The applicant must also add a note to the Conditions sheet of the plat to the effect that snow removed from the woonerf alleys must either be placed in the snow storage areas or hauled offsite to an approved location. Snow may not be deposited on public right of way or in street vision triangles. 31. The applicant must construct no parking signs and paint curbs 20-feet from intersections of woonerf alleys with local streets. City solid waste trucks are not able to turn onto local streets from woonerf alleys in prior phases when cars are parked on the local street too close to the intersections. The applicant must demonstrate this item prior to approval of engineering plans and specifications and prior to final plat approval. 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. 405 19373 The Nest Preliminary Plat Major Subdivision Page 14 of 24 (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 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 38.550.070. Perimeter street landscaping. In accordance with the requirements of this section, installation by the developer of vegetative ground cover, boulevard trees, and 406 19373 The Nest Preliminary Plat Major Subdivision Page 15 of 24 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. 9. BMC 38.420.080.B. The open space boundary bordering all private lots must be delineated at the common private/public corner pins in accordance with this section. Delineation is required between the Westbrook Subdivision Phase 2 Open Space and private lots within the Nest prior to final plat approval. 10. BMC 38.420.080.B. The trail totems at the entrances of the trail on Annie Street and Durston Road shall be delineated on the final plat. 11. 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. 12. 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. A new drainage easement must be created around the proposed pond on the southern end of the lot prior to Final Plat approval. 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. 13. 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 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. 407 19373 The Nest Preliminary Plat Major Subdivision Page 16 of 24 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC determined that the application was adequate for continued review on December 31, 2019. The Planning Board held a public hearing on the related subdivision on February 18, 2020. The Planning Board recommended approval 7:0 of the project with the conditions and code provisions outlined in this staff report. No public comment was received. Public hearing date for the City Commission is February 24, 2020. 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 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. 408 19373 The Nest Preliminary Plat Major Subdivision Page 17 of 24 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 November 28, 2018. The initial preliminary plat application was received on August 13, 2019 and was deemed inadequate for further review on October 2, 2019. A revised application was submitted on October 29, 2019. The City reviewed the application through the Development Review Committee and on December 6, 2019 the application was deemed inadequate for review. Revised materials were received on December 12, 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 December 31, 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 February 28, 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 no comment has been received as of the issuance of this staff report. On January 16, 2020, this major subdivision staff report was completed and forwarded with a recommendation for consideration by the Planning Board. 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 409 19373 The Nest Preliminary Plat Major Subdivision Page 18 of 24 depicted and addressed on the final plat and in the final plat application. Public utilities will be located within dedicated street right of ways. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel All of the proposed lots have frontage to public streets constructed to City standards or an approved alternative with lot frontage as shown on the preliminary plat. In addition, pursuant to Section 38.24.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to the standard contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications. The applicant has proposed use of an alternative “woonerfs” standard to provide legal and physical access to some of the lots. A woonerf is a narrower street with a greater degree of sharing of use of the same space by multiple types of users. Approval for the woonerf section has been requested through the associated PUD which is the correct method. If the request is not approved, then this criterion has not been met. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development. There is no adverse effects on agriculture. 2) The effect on Agricultural water user facilities No agricultural water user facilities were discovered during review. 3) The effect on Local services Water/Sewer –Municipal water and sewer mains exist in the adjacent street rights of way. Internal water and sewer mains will be installed prior to final plat approval. The proposed water mains will connect to the existing water mains in Durston Road, Glenwood Drive, and Annie Street. 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. Sewer will be provided through connection to the existing sanitary sewer collection system. The sewer system capacity for this subdivision is allocated for 35 units out of the 45 units. Condition 19 ensures that the remaining ten units will either receive proper sewer or a building restriction will be placed on them. Streets – The proposed subdivision has legal access onto Annie Street, Glenwood Drive, and Durston Road. The proposed woonerf runs north-south through the property and will complement the existing street grid structure. The woonerf’s right of way width is 34’ and is 410 19373 The Nest Preliminary Plat Major Subdivision Page 19 of 24 made up of a 5’ mountable concrete border, 17’ asphalt section, and a 2’ mountable concrete border for a full width of 24’. There is an 8’ parking lane adjacent to the 2’ mountable concrete border that will be utilized for parallel parking. Street lighting is a component of the required street improvements. Road maintenance will be provided by the Westbrook Subdivision Homeowner’s Association. Street lighting is a component of the required street improvements. The applicant has proposed a lighting plan to meet the requirement. A special improvement lighting district is proposed to maintain these facilities. Conditions 16 and 17 ensures that the SILD will be formed and effective before final plat and that the lighting will be LED which will reduce long term costs and improve reliability for the residents. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Stormwater will be conveyed via surface flow to storm inlets, then underground via storm drain piping to an existing stormwater pond in the northwest corner of the site. 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 home owners association. This responsibility is addressed in the covenants proposed with the subdivision which were previously recorded and are applied to this development. Conditions 4 and 6 ensure that the stormwater system is integrated with the individual developed lots to prevent flooding and stagnant water. Parklands – All parkland has been provided with the underlying subdivision. 4) The effect on the Natural environment The subdivision has considerable wetlands and surface waters. An existing wetland associated with Baxter Creek exists in the Common Open Space E of the Westbrook Subdivision directly west of the Nest. A 30’ and 50’ watercourse setback encroaches onto the subject property. A wetland delineation report was provided with the application. An additional 404 permit was not required as the original 404 permit from 2008 still applies. No structures are to be constructed within the watercourse setback and portions of the trail and sidewalk that connect to the proposed houses will be permeable pavers. Condition 12 requires approval by the Engineering Department of the final design of the permeable pavers. Appropriate watercourse setback plantings will be established. The site is in an area of high groundwater which may negatively impact future homes. Adequate drainage plans are necessary to prevent the inappropriate transfer of stormwater runoff onto adjacent private property. Condition 26 notifies owners of potential hazard of groundwater and put a procedure in place to avoid in appropriate grade changes. 411 19373 The Nest Preliminary Plat Major Subdivision Page 20 of 24 5) The effect on Wildlife and wildlife habitat No critical wildlife species of habitats are known to be found on this property. The site has been substantially impacted already which has reduced wildlife habitat. The approved and constructed 404 permit created additional wetlands which provide small animal and bird habitat. 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 November 2018. With the pre-application plan review application, waivers were requested from the materials required in Section 38.220.060 “Additional Subdivision Preliminary Plat Supplements.” Some items were not waived and all required materials have been addressed. Staff offers the following summary comments on the supplemental information required with Article 38.220.060, BMC. 38.220.060.A.1 Surface Water The subdivision will not significantly impact surface water. Baxter Creek is located on the existing open space lot part of the Westbrook Subdivision to the west of the Nest. Wetlands exist on the open space lot and a 30’ and 50’ watercourse setback encroach into the property. A wetland delineation report was performed in Winter 2018. A 404 permit was approved in 2008 and no updated permit was required. There is an existing stormwater pond in the northwest corner of the site that is to remain with the development. 38.220.060.A.2 Floodplains The DRC waived this supplement. No mapped 100-year floodplains impact the subject property. 412 19373 The Nest Preliminary Plat Major Subdivision Page 21 of 24 38.220.060.A.3 Groundwater Groundwater or seepage was observed in all fifteen exploratory test pits excavated during the site visit. Groundwater was encountered at depts. Varying from 3.5 to 7.5 feet bgs. The proposed woonerf section will be installed at ~18” above existing grade to help mitigate the presence of groundwater on site. Due to the comparatively high level of ground water, Condition 26 requires that a note be placed on the plat advising future lot purchasers of the high groundwater. 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 and no unusual geological features are present on the subdivision site. 38.220.060.A.5 Vegetation The DRC waived this supplement. The subdivision will not significantly impact vegetation. No substantial native vegetation was identified. 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. 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 DRC waived this supplement. The subdivision will not significantly impact agricultural water user facilities. See comments under primary subdivision criteria #1 above. 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 application proposes to manage stormwater onsite. The required stormwater design report was provided. See discussion above under primary review criteria. Further analysis will occur during the plans and specifications review by the Engineering Division. 413 19373 The Nest Preliminary Plat Major Subdivision Page 22 of 24 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 dedicate new public street easements through the property. The proposed street sections are requested as a relaxation with the supplemental PUD. A traffic impact study was conducted for the proposed development and reviewed by the Engineering Division. 38.220.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. 38.220.060.A.14 Educational Facilities A letter from the district was included in the submittal materials. Facilities are adequate. 38.220.060.A.15 Land Use The associated planned unit development is the vehicle to modify form and intensity standards and alternative access standards. If the PUD is approved then the subdivision will be in conformance with required land use regulations. The use proposed is exclusively residential which conforms to the future land use designation and zoning purposes. 38.220.060.A.16 Parks and Recreation Facilities All parkland has been provided with the underlying Westbrook Subdivision. 38.220.060.A.17 Neighborhood Center Plan The DRC waived this supplement. 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. Three standard 25’ street lights are proposed within the subdivision. 38.220.060.A.19 Miscellaneous The subdivision will improve the access to public lands. No know hazardous conditions exist on the property. 414 19373 The Nest Preliminary Plat Major Subdivision Page 23 of 24 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. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned R-3 (Residential Medium Density District). The intent of the R-3 residential medium density district is to provide for the development of one- to five-household residential structures near service facilities within the city. This purpose is accomplished by, providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas, providing for a variety of housing types, including single household dwellings, two to four household dwellings, and townhouses to serve the varied needs of households of different size, age and character, while reducing the adverse effect of non-residential uses. Use of this zone is appropriate for areas with good access to parks, community services and/or transit. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Residential.” The “Residential” classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. 415 19373 The Nest Preliminary Plat Major Subdivision Page 24 of 24 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 January 31, 2020, and by legal advertisement publication in the Bozeman Daily Chronicle on February 16 and February 23, 2020. Content of the notice contained all elements required by Article 38.220., BMC. No public comment has been received. APPENDIX C – PROJECT BACKGROUND The Nest Subdivision has been submitted in conjunction with a Planned Unit Development. The subdivision of the property is proposed with 45 dwellings on 13 lots, common open space lots, and a woonerf which are multi-user streets with narrow character. The property is adjacent to existing open space part of the Westbrook Subdivision. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: Center Arrow Partners, LLC, PO Box 1633, Bozeman, MT 59771 Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd, Suite 271, Bozeman, MT 59718 Representatives: Kilday & Stratton, Inc., 2880 Technology Blvd, Suite 271, Bozeman, MT 59718 Report By: Sarah Rosenberg, AICP, Associate Planner 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: None to date 416 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: Affordable housing (Y/N): Cash in lieu of parkland (Y/N): VICINITY MAP CITY USE ONLY Submittal date: Application ﬁle number: Planner: DRC required (Y/N): Revision Date: Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS The Nest PUD Subdivision at Westbrook Residential Preliminary PUD and Preliminary Plat consisting of 45 residential condominium units. S. of Annie Street, W. of Rosa Way, N. of Durston Road 59718 R-3 5.41 Acres Landscaped 13 Residential Buildings 45 Units 0 0 136 Y N 417 DEVELOPMENT REVIEW APPLICATION 1. PROPERTY OWNER Name: Full address (with zip code): Phone: Email: 2. APPLICANT Name: Full address (with zip code): Phone: Email: 3. REPRESENTATIVE Name: Full address (with zip code): Phone: Email: 4. SPECIAL DISTRICTS Overlay District: Neighborhood Conservation None Urban Renewal District: Downtown North 7th Avenue Northeast North Park None 5. CERTIFICATIONS AND SIGNATURES This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certiﬁcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved ﬁnal plan may result in delays of occupancy or costs to correct noncompliance. continued on next page Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS Center Arrow Partners, LLC (c/o Aaron Odegard) P.O. Box 1633, Bozeman, MT 59771 (406) 579-5552 aaron.odegard@hotmail.com Kilday & Stratton, Inc. 2880 Technology Blvd. West, Suite 271, Bozeman, MT 59718 (406) 599-5603 greg@kildaystratton.com Same as Applicant 418 419 PRELIMINARY PLAT FEBRUARY 2020 at Westbrook 420 PROJECT TEAM OWNER Center Arrow Partners, LLC PO Box 1633 Bozeman, MT 59771 p: 406.579.5552 APPLICANT Kilday & Stratton, Inc. 2880 Technology Blvd. West, Suite 271 Bozeman, MT 59718 p: 406.99.5603 PROJECT TEAM Planner Intrinsik Architecture, inc. 111 N. Tracy Avenue, Bozeman, MT 59715 p: 406.582.8988 Engineer C&H Engineering and Surveying, inc. 1091 Stoneridge Drive, Bozeman, MT 59718 p: 406.587.1115 Architect dzyn2 architects 3805 Valley Commons Drive # 11, Bozeman, MT 59718 p: 406.539.5067 421 Introduction The Nest entails a Planned Unit Development of 45 residential units on 13 Lots to be completed in one Phase along with associated parking, trails, and site improvements. The Nest is located within the Westbrook Subdivision on Lot R1. This lot presents several challenges with respect to site design due to its unique size, shape and proximity to adjacent wetlands. The proposed PUD will capitalize on these challenges and use the site’s attributes to create a vibrant infill neighborhood. The anticipated timeline is to finalize entitlements in summer of 2019 and construct the residential units and site improvements beginning in the fall of 2019. The Nest, located on Lot R1 Block 5, Westbrook Subdivision, Phase 4, will consist of 45 dwelling units providing Bozeman residents with both home ownership and rental opportunities. The project will consist of 13 condominium units. The Nest at Westbrook is located along Baxter Creek in West Bozeman in a R-3 Residential District. This PUD Concept outlines the overall project, goals, and design intent. See attached for project maps, materials and support documentation. The subject property (5.411 acres) is located between Annie Street to the north and Durston Road to the south. The project site is an undeveloped primary lot within the Westbrook Subdivision. The legal description is Westbrook Subdivision, Phase 4, Block 5, Lot R1, SE 1/4, S4, T 2S, R5E, City of Bozeman, Gallatin County, Montana. The Nest is also located along the Baxter Creek corridor and trail system. Trails and/or parkland to both the east and west of the project site are connected via a trail that bisects the Nest neighborhood. The substantial open space, parks and trail corridor along the western boundary of the project provide an additional sense of openness for this compact and connected neighborhood. BMC Section 38.220.040 – Subdivision Preliminary Plat Below is a summary of the Bozeman Municipal Code Section 38.22.040 regarding submittal requirements for a subdivision preliminary plat as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The preliminary plat must be legibly drawn as specified in the application form provided by the community development department. Where accurate information is required, surveying and engineering data must be prepared under the supervision of a registered engineer or registered land surveyor, licensed in the state, as their respective licensing laws allow. The plat submittal must include the following: 1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.220.030. • All information required with the pre-application plan is included with this submittal. 2. Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. • This information is shown on page 1 of the preliminary plat. 3. Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and 422 street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. • This information is shown on page 1 and page 2 of the preliminary plat. 4. Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. • This information is shown on page 1 of the preliminary plat. 5. Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. • This information is included in section 4 of this submittal. 6. Perimeter survey. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. • A full perimeter and topographic survey has been conducted by C&H Engineering for this property. Property dimensions are shown on page 1 of the preliminary plat. 7. Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. • This information is shown on page 1 of the preliminary plat. 8. Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. • This subdivision will be completed in one phase. 9. Contours. Ground contours must be provided for the tract. • This information is shown on page 1 of the preliminary plat. 10. Waivers. List of waivers granted from the requirements of section 38.220.060 during the pre- application process must be submitted with the preliminary plat application. • Waivers were granted for Vegetation, Wildlife, Historical Features, Agriculture, Agricultural Water User Facilities, Neighborhood Center Plan, and Miscellaneous. 11. Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. • This certificate is included on page 1 of the preliminary 423 plat. BMC Section 38.220.050 – Preliminary Plat Supplements Required for all Subdivisions Below is a summary of the Bozeman Municipal Code Section 38.22.050 regarding submittal requirements for a subdivision preliminary plan as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The following supplemental information must be submitted with the preliminary plat. 1. Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. • This information is shown on page 1 of the preliminary plat as well as section 4 of this submittal. 2. Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. • This information is shown on page 1 and page 2 of the preliminary plat included in section 4. 3. Variances. A written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). RELAXATION UDC STAFF COMMENT & APPLICANT RESPONSE #1 38.320.020.A Minimum Lot area (R-3) in household configurations: To allow multifamily lots that are smaller than the minimum lot area provided in 38.320.030. As designed the buildings still meet the minimum open space area required by 38.520.060. The design concept is to minimize individual lot area in favor of public open space. This configuration provides for a more cohesive neighborhood with common maintenance of most green spaces. Each lot will front onto a public landscaped open space with pedestrian facilities that is maintained by the HOA. This will act to increase the usable open space for the individual lots. When considering all of the open space with the individual lot areas, the total area provided is well in excess of the 3000 sf per dwelling. 424 #5 38.350.050.A.4 Porch Encroachment: To allow porches/entries to encroach up to 5 feet into the rear yard (woonerf) setback in a similar manner to the allowed 5’ front yard (open space) encroachment. The encroachment will not affect utility easements or the ability to access utilities. Architectural features which do not add usable area to a structure, such as chimneys, wing walls, sills, pilasters, lintels, cornices, eaves, gutters, awnings, window wells and steps, provided such architectural features do not extend more than five feet into any required front or rear setback are already allowed. This encroachment will simply allow these features to be structurally supported by posts located in the setback. #10 38.400.090.D Minimum distance between access: Woonerf access at Durston Road from Rosa Way does not meet the minimum standard #11 38.400.060.B Alternate alley section: Woonerf modifications 4. Property owners’. A certified list of adjoining property owners’, their mailing addresses and property description, including property owners’ across public rights-of-way and/or easements. The names and addresses must also be provided on self-adhesive mailing labels, one set of labels for first minor subdivisions or subdivisions eligible for summary review, and three sets of labels for all other subdivisions. • This information is included in section 4 of this submittal. 5. Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners’ association. • This information is included in section 4 of this submittal. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or drive aisles intersect state, county or city highways, streets or roads. • No encroachment permits are required with this subdivision. c. A letter of approval or preliminary approval from the city where a zoning change is necessary. 425 • No zoning change is proposed with this subdivision. d. A draft of such other appropriate certificates. • All appropriate certificates are included on page 1 of the preliminary plat. e. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private. • This information is included on page 1 of the preliminary plat. 6. Street profile sheets. Profile sheets for street grades greater than five percent. • No streets exceed 5% slope. 7. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. • The preliminary plat application and the associated fee are included with this submittal. 8. Noxious weed management and revegetation plan. Noxious weeds must be controlled in all developments as directed by the county weed control district (district) in accordance with the Montana County Noxious Weed Control Act (MCA 7-22-21). The developer must have any noxious weeds identified and their location mapped by a person with experience in weed management and knowledgeable in weed identification. A noxious weed management and revegetation plan approved by the district for control of noxious weeds must be submitted with the preliminary plat application. This plan must ensure the control of noxious weeds upon preliminary plat approval and the revegetation of any land disturbed during the construction of subdivision improvements. • A noxious weed management and revegetation plan has been included in section 4 of this submittal. 9. Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.100 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. • This subdivision qualifies for the certification established in section 38.240.100 of the BMC. BMC Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements Below is a summary of the Bozeman Municipal Code Section 38.22.060 regarding submittal requirements for a subdivision preliminary plan as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The following list of preliminary plat application supplements must also be provided for all subdivisions unless waived by the development review committee during the pre-application process. The developer must include documentation of any waivers granted by the city after the pre-application meeting or plan review. Additional relevant and reasonable information may be required to adequately assess whether the proposed 426 subdivision complies with this chapter and the Montana Subdivision and Platting Act. The need for additional information is determined during the pre-application process. 1. Surface Water • There are no watercourses on this site. An existing wetland associated with Baxter Creek exists in the Common Open Space E of the Westbrook Subdivision directly west of this subdivision. The 30’ and 50’ wetland setbacks encroach into the property. Additionally, there is an existing stormwater pond in the northwest corner of the site that is to remain with this development. Please refer to the wetland summary letter provided in Appendix E of this submittal for supporting information. 2. Floodplains • There are no designated floodplains on or immediately adjacent to this site. 3. Groundwater • Groundwater or seepage was observed in all fifteen exploratory test pits excavated during the site visit. Groundwater was encounter at depths varying from 3.5 to 7.5 feet bgs. The proposed woonerf section will be installed ~18” above existing grade to help mitigate the presence of groundwater on site. Please refer to the geotechnical investigation report included in Appendix C of this submittal for more information regarding groundwater. 4. Geology, Soils and Slope • No unusual geological features are present on the subdivision site. The geotechnical investigation report is included in Appendix C of this submittal. 5. Vegetation (Waived) • No special vegetation is located within the property. 6. Wildlife (Waived) • No critical wildlife species or habitats are known to be found on this property. 7. Historical Features (Waived) • There are no known historical features located within the property. 8. Agriculture (Waived) • The property is not a viable farm unit. 9. Agricultural Water User Facilities (Waived) • No water user facilities exist within the proposed subdivision. 10. Water and Sewer • Water Supply 427 Water for domestic use will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Durston Road, Glenwood Drive, and Annie Street. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with the final plat application. • Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The sewer system will connect to the 8” main stub located to the south of the Annie Street/Cassandra Lane intersection. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 11. Storm Water Management • Storm water within the subdivision will be conveyed via surface flow to storm inlets, then underground via storm drain piping to an existing stormwater pond in the northwest corner of the site. The pond will have an outlet structure installed to reduce the required size of the pond, and the structure will be designed to limit the discharge to pre-development rates. Please see the Stormwater Design Report in Appendix B for more information. 12. Streets, Roads, and Alleys • The proposed Nest PUD Subdivision at Westbrook has legal access onto Annie Street, Glenwood Drive, and Durston Road. The proposed woonerf section will complement the established (existing) street grid structure and be within a dedicated right-of-way. The right- of-way width is 34’. The woonerf section is made up of a 5’ mountable concrete border, 17’ asphalt section, and a 2’ mountable concrete border for a full width of 24’. There is an 8’ parking lane adjacent to the 2’ mountable concrete border that will be utilized for parallel parking. Concrete sidewalks will provide pedestrian circulation within the subdivision. The Traffic Impact Study is included in Appendix F of this submittal. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the woonerf section is 3” asphalt surface course over 6” of 1-1/2” minus crushed gravel base course over 18” of 6” minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the Westbrook Subdivision Homewner’s Association for the subdivision after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in “Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water Quality Bureau. 13. Utilities • Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications, NorthWestern Energy, 428 CenturyLink, Streamline Transit, and the United States Postal Service. Response letters from all of those who chose to comment are enclosed in Appendix D. Standard 10-ft front yard utility easements will be provided along the western blocks. 14. Educational Facilities • A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A copy of the letter and the response are enclosed in Appendix D. 15. Land Use • The Nest PUD Subdivision is proposed as a 15-lot subdivision. The subdivision includes 45 condominium units located on 13 separate lots. Two Common Open Space parcels are provided along the western and eastern borders of the site. The Common Open Space parcels will be landscaped to provide usable space for the subdivision’s residents. 16. Parks and Recreation Facilities • All parkland has been provided with the underlying subdivision. Please refer to the table below for a breakdown of existing parkland credits. A comprehensive landscape plan has been included with this submittal showing the required landscaping within the Common Open Space and the required landscaping points. PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES: Westbrook Subdivision SUBDIVISION NAME: Westbrook Subdivision PROJECT NAME: The Nest TOTAL FOR SUBDIV The Nest & Westbrook THIS PROPOSAL: The Nest (Phase 4, Block 5, Lot R1 Westbrook) PHASE/ LOT: PH 1 PARK DED AC. PHASE/ LOT: PH 2 PARK DED AC. PHASE/ LOT: PH 3 PARK DED AC. PHASE/ LOT: PH 4 PARK DED AC. 429 NUMBER OF RES. UNITS PER PHASE/LOT / SITE PLAN 108 0 22 21 19 12/acre ACREAGE PARK LAND AND/OR CIL REQUIRED: N/A, Parkland dedication has been met 3.81 Westbrook Subdivision PH 1-4 0.66 =22 x 0.03 acres/DU 0.63 =21 x 0.03 acres/DU 0.57 =19 x 0.03 acres/DU 1.95 =5.411 acres (R3) x DU/acre x 0.03 acres/DU VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $ VS. VALUE OF CODE REQD. BASIC PARK IMPROVEMENTS: $ N/A N/A N/A N/A N/A N/A ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB: 3.8313 Westbrook Subdivision Ph 1-4 1.4728 N/A 2.3585 N/A BLOCK OPEN SPACE (SF) LOTS (SF) TOTAL (SF) 1 0 27,686 27,686 2 0 28,543 28,543 3 0 22,884 22,884 4 0 34,692 34,692 OS A 58,601 0 58,601 OS B 20,016 0 20,016 R.O.W. 43,283 TOTAL 78,617 113,805 235,705 431 Δ Δ Δ Δ 432 433 Park Benches Bike Racks 434 435 SEE SHEET L102 SEE SHEET L103 SEE SHEET L103 SEE SHEET L104 W BOZEMAN U.D.O. REQUIREMENTS 23 POINTS REQUIRED POINT TABULATION ~3 POINTS FOR MOSS ROCK BOULDERS INSTALLED LARGER THAN 3' DIAMETER ~5 POINTS FOR NORTH YARD LANDSCAPE 5 GROUPS SHOWN -8 SMALL TREES, 1 LARGE TREE, 30 SHRUBS ~5 POINTS FOR SOUTH YARD LANDSCAPE 3 GROUPS SHOWN -3 LARGE TREES, 18 SHRUBS ~5 POINTS FOR EAST YARD LANDSCAPE 23 GROUPS SHOWN -22 LARGE TREES, 6 SMALL TREES, 138 SHRUBS ~3 POINTS FOR 50% OR GREATER DROUGHT TOLERANT LANDSCAPE ~2 POINTS FOR 70% OF FOUNDATION COVERED WITH LANDSCAPE MATERIAL ~23 TOTAL POINTS PROVIDED ~ADDITIONAL LANDSCAPE SHOWN TO ENHANCE THE VISUAL APPEAL OF THE PROJECT OTHER PARKING LOT LANDSCAPING: 35 STALLS-700 SF LANDSCAPE REQUIRED, 1,357 SF SHOWN 50' WATERCOURSE SETBACK- 870 LF, 29 RIPARIAN TREES AND 87 RIPARIAN SHRUBS REQUIRED. 29 RIPARIAN TREES AND 88 RIPARIAN SHRUBS SHOWN IN ZONE 1. ZONE 2 PLANTED WITH NATIVE SEED MIX. BOULEVARD TREES-1 TREE SHOWN PER EVERY 50' OF STREET FRONTAGE OWNER CENTER ARROW PARTNERS, LLC PO BOX 1633 BOZEMAN, MT 59771 LEGAL Lot R1, Block 5, Westbrook Subdivision, Phase 4 and located in the SE ¼ of Section 4, Township 2 South, Range 5 East of P.M.M., Gallatin County, Montana. GENERAL NOTES ~ ALL LANDSCAPED AREAS SHALL HAVE PERMANENT UNDERGROUND IRRIGATION INSTALLED TO ENSURE A HEALTHY LANDSCAPE. ~ALL EDGING SHALL BE METAL (PRO EDGE-STEEL/ALUMINUM) ~ALL SHRUB BEDS SHALL BE LINED WITH PROFESSIONAL GRADE TYPAR WEED FABRIC, AND COVERED WITH 3-4" OF 1 1 2 " WASHED ROCK MATERIAL ~ALL TREES SHALL BE STAKED WITH WOOD STAKES (MIN OF 2 PER TREE) ANY TREE OR SHRUB PLANTED THAT IS NOT IN A SHRUB BED SHALL HAVE A 3' DIA. 4" DEPTH ORGANIC MULCH RING AT THE BASE. ~CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES PRIOR TO INSTALLATION, EXCAVATION OR PLANTING. ~NO TREE SHALL BE PLANTED WITHIN 10' OF ANY FIRE HYDRANT, SEWER OR WATER LINE. ~ALL STREET TREES SHALL BE APPROVED BY CITY FORESTER AND PLANTED SLIGHTLY HIGHER THAN GRADE AND WITH THE TREE COLLAR EXPOSED. THE HOLE EXCAVATED SHALL BE TWICE THE SIZE OF THE POT OR ROOTBALL OF THE TREE. ~ALL PLANTS SHALL BE GUARANTEED FOR ONE YEAR AFTER PROJECT COMPLETION. ~ALL LAWN AREAS SHALL BE LOCALLY GROWN SOD ~ALL OTHER DISTURBED AREAS ON SITE SHALL BE RE-GRADED ROCK HOUNDED AND SEEDED TO MATCH DISTURBED AREA EXISTING LANDSCAPE ~NO PLANT SUBSTITUTIONS WITHOUT WRITTEN APPROVAL FROM THE OWNER AND LANDSCAPE DESIGNER WETLAND BOUNDARY FENCE, TYP. FENCE, TYP. HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. BOULDER, TYP. BOULDER, TYP. NORTH YARD LANDSCAPE: 5 GROUPS- 8 SMALL TREES, 1 LARGE TREE 30 SHRUBS EAST YARD LANDSCAPE: 23 GROUPS- 6 SMALL TREES, 22 LARGE TREES 133 SHRUBS HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. RIPARIAN SEED MIX (WATERCOURSE ZONE 1) FENCE, TYP. RIPARIAN SEED MIX FENCE, TYP. ANNIE STREET IRRIGATED TURF SNOW STORAGE NATIVE SEEDING RETENTION POND PROPERTY LINE PROPERTY LINE EXISTING TRAIL IRRIGATED TURF PROPERTY LINE SIDEWALK 30' WETLAND SETBACK 50' WETLAND SETBACK 30' WETLAND SETBACK 50' WETLAND SETBACK NATIVE SEEDING EXISTING TRAIL IRRIGATED TURF VISION TRIANGLE VISION TRIANGLE IRRIGATED TURF CONIFERS QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 18 Juniperus scopulorum `Welchi` / Welch Juniper 10 gal 10-12` Yes 9 Picea pungens / Colorado Spruce B & B 8`-10` 50`-60` Yes 12 Pinus nigra / Austrian Black Pine B & B 8`-10` 40`-50` No DECIDUOUS TREES QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 17 Acer platanoides `Emerald Queen` / Emerald Queen Maple B & B 1.5"-2.0" 50`-60` No 8 Acer rubrum `Northwood` / Northwood Maple B & B 1.5"-2.0" 40`-50` No 26 Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 1.5"-2.0" 40`-50` Yes 5 Malus x `Radiant` / Radiant Crab Apple B & B 1"Cal 20-30` No 48 Populus tremuloides / Quaking Aspen B & B 1.5"Cal 35`-45` No 3 Salix alba vitellina / Golden Willow B & B 2.5"Cal 30`-40` No 8 Tilia americana `Boulevard` / Boulevard Linden B & B 1.5"-2.0" 40`-50` No WETLAND BOUNDARY FENCE, TYP. HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. BOULDER, TYP. BOULDER, TYP. EAST YARD LANDSCAPE: 23 GROUPS- 6 SMALL TREES, 22 LARGE TREES 133 SHRUBS HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. RIPARIAN SEED MIX (WATERCOURSE ZONE 1) IRRIGATION WELL/ SNOW STORAGE POC. IRRIGATED TURF IRRIGATED TURF NATIVE SEEDING NATIVE SEEDING PROPERTY LINE EXISTING TRAIL PROPERTY LINE 30' WETLAND SETBACK 50' WETLAND SETBACK VISION TRIANGLE VISION TRIANGLE NATIVE SEEDING IRRIGATED TURF GLENWOOD DR. W CONIFERS QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 18 Juniperus scopulorum `Welchi` / Welch Juniper 10 gal 10-12` Yes 9 Picea pungens / Colorado Spruce B & B 8`-10` 50`-60` Yes 12 Pinus nigra / Austrian Black Pine B & B 8`-10` 40`-50` No DECIDUOUS TREES QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 17 Acer platanoides `Emerald Queen` / Emerald Queen Maple B & B 1.5"-2.0" 50`-60` No 8 Acer rubrum `Northwood` / Northwood Maple B & B 1.5"-2.0" 40`-50` No 26 Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 1.5"-2.0" 40`-50` Yes 5 Malus x `Radiant` / Radiant Crab Apple B & B 1"Cal 20-30` No 48 Populus tremuloides / Quaking Aspen B & B 1.5"Cal 35`-45` No 3 Salix alba vitellina / Golden Willow B & B 2.5"Cal 30`-40` No 8 Tilia americana `Boulevard` / Boulevard Linden B & B 1.5"-2.0" 40`-50` No 10 Ulmus davidiana japonica `Discovery` / Discovery Elm B & B 1.5"-2.0" 40`-50` No SHRUBS QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT 76 Cornus sericea `Isanti` / Isanti Redosier Dogwood 5 gal 5`-6` No 68 Cornus stolonifera `Arctic Fire` / Arctic Fire Dogwood 5 gal 4`-5` No 6 Juniperus horizontalis plumosa `Andorra` / Andorra Juniper 5 gal 12-18" Yes 17 Juniperus sabina `Buffalo` / Buffalo Juniper 5 gal 6-12" Yes 7 Pinus mugo `Compacta` / Dwarf Mugo Pine 5 gal 3`-4` Yes 43 Potentilla fruticosa `Abbotswood` / Abbotswood Potentilla 5 gal 2`-3` Yes 8 Rhus aromatica `Gro-Low` / Gro-Low Fragrant Sumac 5 gal 2`-3` Yes 7 Ribes alpinum / Alpine Currant 3 gal 4`-5` Yes 9 Ribes alpinum `Green Mound` / Green Mound Alpine Currant 5 gal 2`-3` Yes 77 Rosa x `Nearly Wild` / Nearly Wild Rose 5 gal 2`-3` Yes 12 Salix bebbiana / Bebb`s Willow 5 gal 10-15` No 111 Spiraea japonica `Goldflame` / Spirea 5 gal 2`-3` Yes 40 Symphoricarpos albus / Common White Snowberry 5 gal 4`-5` Yes 34 Syringa meyeri `Palibin` / Dwarf Korean Lilac 5 gal 5`-6` Yes WETLAND BOUNDARY FENCE, TYP. HIGH EFFICIENCY DRIP IRRIGATED BEDS, TYP. BOULDER, TYP. EAST YARD LANDSCAPE: 23 GROUPS- 6 SMALL TREES, 22 LARGE TREES 133 SHRUBS SOUTH YARD LANDSCAPE: 3 GROUPS- 3 LARGE TREES 18 SHRUBS RIPARIAN SEED MIX (WATERCOURSE ZONE 1) DURSTON ROAD IRRIGATED TURF NATIVE SEEDING RETENTION NATIVE SEEDING POND PROPERTY LINE PROPERTY LINE EXISTING TRAIL IRRIGATED TURF PROPERTY LINE 30' WETLAND SETBACK EXISTING SIDEWALK VISION TRIANGLE VISION TRIANGLE 50' WETLAND SETBACK IRRIGATED TURF CONIFERS QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 18 Juniperus scopulorum `Welchi` / Welch Juniper 10 gal 10-12` Yes 9 Picea pungens / Colorado Spruce B & B 8`-10` 50`-60` Yes 12 Pinus nigra / Austrian Black Pine B & B 8`-10` 40`-50` No DECIDUOUS TREES QTY BOTANICAL / COMMON NAME CONT CAL SIZE MATURE SIZE DROUGHT TOLERANT 17 Acer platanoides `Emerald Queen` / Emerald Queen Maple B & B 1.5"-2.0" 50`-60` No 8 Acer rubrum `Northwood` / Northwood Maple B & B 1.5"-2.0" 40`-50` No 26 Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 1.5"-2.0" 40`-50` Yes 5 Malus x `Radiant` / Radiant Crab Apple B & B 1"Cal 20-30` No 48 Populus tremuloides / Quaking Aspen B & B 1.5"Cal 35`-45` No 3 Salix alba vitellina / Golden Willow B & B 2.5"Cal 30`-40` No 8 Tilia americana `Boulevard` / Boulevard Linden B & B 1.5"-2.0" 40`-50` No 10 Ulmus davidiana japonica `Discovery` / Discovery Elm B & B 1.5"-2.0" 40`-50` No SHRUBS QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT 76 Cornus sericea `Isanti` / Isanti Redosier Dogwood 5 gal 5`-6` No 68 Cornus stolonifera `Arctic Fire` / Arctic Fire Dogwood 5 gal 4`-5` No 6 Juniperus horizontalis plumosa `Andorra` / Andorra Juniper 5 gal 12-18" Yes 17 Juniperus sabina `Buffalo` / Buffalo Juniper 5 gal 6-12" Yes 7 Pinus mugo `Compacta` / Dwarf Mugo Pine 5 gal 3`-4` Yes 43 Potentilla fruticosa `Abbotswood` / Abbotswood Potentilla 5 gal 2`-3` Yes 8 Rhus aromatica `Gro-Low` / Gro-Low Fragrant Sumac 5 gal 2`-3` Yes 7 Ribes alpinum / Alpine Currant 3 gal 4`-5` Yes 9 Ribes alpinum `Green Mound` / Green Mound Alpine Currant 5 gal 2`-3` Yes 77 Rosa x `Nearly Wild` / Nearly Wild Rose 5 gal 2`-3` Yes 12 Salix bebbiana / Bebb`s Willow 5 gal 10-15` No 111 Spiraea japonica `Goldflame` / Spirea 5 gal 2`-3` Yes 40 Symphoricarpos albus / Common White Snowberry 5 gal 4`-5` Yes 34 Syringa meyeri `Palibin` / Dwarf Korean Lilac 5 gal 5`-6` Yes GRASSES QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT STAKE WITH 2" WOOD TREE STAKES AND RUBBER STYLE TIES. PROVIDE SLACK IN LINE TIES. STAKES SHALL NOT PENETRATE ROOT BALL. MULCH AS SPECIFIED. PULL MULCH AWAY FROM TRUNK. TREE IS TO BE PLANTED SLIGHTLY HIGHER THAN GRADE WITH THE TREE COLLAR EXPOSED 1. CREATE A SAUCER AROUND TREES TO RETAIN IRRIGATION WATER. NOTES: USE PROPER PRUNING TECHNIQUES TO REMOVE DEAD OR BROKEN LIMBS, AND COMPETING APICAL LEADERS EXCAVATE HOLE: WIDTH = 3 x DIA. OF ROOTBALL DEPTH = HEIGHT OF ROOTBALL + 6" MIN. 1 L201 PLANTING DETAIL TREE NTS FINISH GRADE 4' EDGING AMENDED TOPSOIL BACKFILL. OVEREXCAVATE TREE WELL & PROVIDE 6" MIN. COMPACTED PLANTING SOIL UNDER TREE BALL AS SHOWN 1. SHRUBS TO BE PLANTED TO BEAR THE SAME RELATION TO FINISH GRADE AS ORIGINALLY GROWN IN THE NURSERY. NOTES: EXCAVATED HOLE 2X DIAMETER OF ROOTBALL BACKFILL WITH AMENDED TOPSOIL REMOVE ROOT CONTAINMENT MATERIALS IF PRESENT MULCH -PULL MULCH AWAY FROM STEM. MULCH 3" MIN. CREATE SAUCER AROUND SHRUB PRUNE SHRUB TO REMOVE DEAD OR DAMAGED BRANCHES. 2 L201 SHRUB PLANTING DETAIL NTS 6" MIN. PERENNIALS AS SHOWN ON PLAN MULCH W/ 1" SOIL PEP OR COMPOST 10" MIN. DEPTH OF PLANTING SOIL MIX UNDISTURBED SOIL NOTE: 1) SPREAD PLANTING SOIL TO 10" DEPTH, ADDING AMENDMENTS IN RESPONSE TO SOIL ANALYSIS TO ACHIEVE SPECIFIED SOIL NUTRIENTS, TEXTURE AND ORGANIC MATTER. 3 L201 PERENNIAL / ORNAMENTAL GRASS PLANTING NTS 4 L201 LANDSCAPE EDGING NTS FINISH GRADE. STEEL EDGING AS SHOWN. PRO-EDGE STEEL/ALUMINUM MULCH AS NOTED. WEED BARRIER FABRIC. LAP 6" AT JOINTS. 8" STAPLES TO ANCHOR WEED BARRIER, TRIANGULAR SPACING 3' O.C. AND 1' O.C. LINEAR SPACING AT JOINTS. 3" MIN. WHERE STEEL EDGING INTERSECTS WITH OTHER STEEL EDGING, SECURE (BOLT OR WELD) THE TWO PIECES OF EDGING TOGETHER. 5 L201 BOULDER PLACEMENT NTS BURY BOULDERS 1 4 TO 1 3 OF THEIR HEIGHT BELOW FINISHED GRADE COMPACTED SUBGRADE PLANT BED NOTES: 1) BOULDERS ARE TO BE SET IN PLACE PRIOR TO PLANTING OR IRRIGATION INSTALLATION. 2) BOULDER TYPE TO BE AS NOTED ON PLAN 3) BOULDERS TO BE IN NATURAL GROUPINGS WITH VARYING HEIGHTS AND SIZES. 2" THICK CONCRETE PAVER SLOPE NOT TO EXCEED 4:1 NATIVE TREE AND SHRUB PLANTINGS ON UPPER EDGES OF GRADE RIPARIAN SEED MIX IN BOTTOM AND UP SIDES OF RETENTION POND SEE PLANT LEGEND NATIVE SEED MIX ON UPPER EDGES OF GRADE SEE PLANT LEGEND 6 L201 SECTION RETENTION POND NTS Landscape Details L201 Project For: The Nest Lot 1 R1, Westbrook Subdivision Bozeman, MT 07/23/19 City Submittal Date Issue 3084 Thorpe Road Belgrade, Montana 59714 Ph 406.924.8038 chad@redbarnmontana.com 10/23/19 City Submittal 440 6 Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 124 Helictotrichon sempervirens `Blue Oats` / Blue Oat Grass 1 gal 114 Panicum virgatum `Shenandoah` / Switch Grass 1 gal 3`-4` GROUND COVERS QTY BOTANICAL / COMMON NAME CONT - - 63,269 sf Poa pratensis / Kentucky Bluegrass Sod flat PLANT SCHEDULE NATIVE SEED MIX: SMOOTH BROMEGRASS 40% WESTERN WHEATGRASS 25% IDAHO FESCUE 25% CANBY BLUEGRASS 10% SEEDING RATE: 25 LBS/ACRE RIPARIAN SEED MIX (DETENTION/RETENTION BASIN AND ZONE 1 OF WATERCOURSE SETBACK): SLENDER RUSH .5 LBS PER ACRE WATER SEDGE 1.0 LBS PER ACRE CREEPING SPIKE RUSH 2.0 LBS PER ACRE NEBRASKA SEDGE 2.0 LBS PER ACRE SMALLFRUITED BULL RUSH .2 LBS PER ACRE BLUE JOINTED REED GRASS .5 LBS PER ACRE N Project For: The Nest Lot 1 R1, Westbrook Subdivision Gallatin County, MT Enlarged Landscape Plan SCALE: 1"=20'-0" L104 12/21/18 For Review Date Issue 3084 Thorpe Road Belgrade, Montana 59714 Ph 406.924.8038 chad@redbarnmontana.com 7/18/19 For Review 7/23/19 City Submittal 10/29/19 City Submittal 439 GRASSES QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT 6 Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 124 Helictotrichon sempervirens `Blue Oats` / Blue Oat Grass 1 gal 114 Panicum virgatum `Shenandoah` / Switch Grass 1 gal 3`-4` GROUND COVERS QTY BOTANICAL / COMMON NAME CONT - - 63,269 sf Poa pratensis / Kentucky Bluegrass Sod flat PLANT SCHEDULE NATIVE SEED MIX: SMOOTH BROMEGRASS 40% WESTERN WHEATGRASS 25% IDAHO FESCUE 25% CANBY BLUEGRASS 10% SEEDING RATE: 25 LBS/ACRE RIPARIAN SEED MIX (DETENTION/RETENTION BASIN AND ZONE 1 OF WATERCOURSE SETBACK): SLENDER RUSH .5 LBS PER ACRE WATER SEDGE 1.0 LBS PER ACRE CREEPING SPIKE RUSH 2.0 LBS PER ACRE NEBRASKA SEDGE 2.0 LBS PER ACRE SMALLFRUITED BULL RUSH .2 LBS PER ACRE BLUE JOINTED REED GRASS .5 LBS PER ACRE N Project For: The Nest Lot 1 R1, Westbrook Subdivision Gallatin County, MT Enlarged Landscape Plan SCALE: 1"=20'-0" L103 12/21/18 For Review Date Issue 3084 Thorpe Road Belgrade, Montana 59714 Ph 406.924.8038 chad@redbarnmontana.com 7/18/19 For Review 7/23/19 City Submittal 10/29/19 City Submittal 438 10 Ulmus davidiana japonica `Discovery` / Discovery Elm B & B 1.5"-2.0" 40`-50` No SHRUBS QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT 76 Cornus sericea `Isanti` / Isanti Redosier Dogwood 5 gal 5`-6` No 68 Cornus stolonifera `Arctic Fire` / Arctic Fire Dogwood 5 gal 4`-5` No 6 Juniperus horizontalis plumosa `Andorra` / Andorra Juniper 5 gal 12-18" Yes 17 Juniperus sabina `Buffalo` / Buffalo Juniper 5 gal 6-12" Yes 7 Pinus mugo `Compacta` / Dwarf Mugo Pine 5 gal 3`-4` Yes 43 Potentilla fruticosa `Abbotswood` / Abbotswood Potentilla 5 gal 2`-3` Yes 8 Rhus aromatica `Gro-Low` / Gro-Low Fragrant Sumac 5 gal 2`-3` Yes 7 Ribes alpinum / Alpine Currant 3 gal 4`-5` Yes 9 Ribes alpinum `Green Mound` / Green Mound Alpine Currant 5 gal 2`-3` Yes 77 Rosa x `Nearly Wild` / Nearly Wild Rose 5 gal 2`-3` Yes 12 Salix bebbiana / Bebb`s Willow 5 gal 10-15` No 111 Spiraea japonica `Goldflame` / Spirea 5 gal 2`-3` Yes 40 Symphoricarpos albus / Common White Snowberry 5 gal 4`-5` Yes 34 Syringa meyeri `Palibin` / Dwarf Korean Lilac 5 gal 5`-6` Yes GRASSES QTY BOTANICAL / COMMON NAME SIZE MATURE SIZE DROUGHT TOLERANT 6 Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal 124 Helictotrichon sempervirens `Blue Oats` / Blue Oat Grass 1 gal 114 Panicum virgatum `Shenandoah` / Switch Grass 1 gal 3`-4` GROUND COVERS QTY BOTANICAL / COMMON NAME CONT - - 63,269 sf Poa pratensis / Kentucky Bluegrass Sod flat PLANT SCHEDULE NATIVE SEED MIX: SMOOTH BROMEGRASS 40% WESTERN WHEATGRASS 25% IDAHO FESCUE 25% CANBY BLUEGRASS 10% SEEDING RATE: 25 LBS/ACRE RIPARIAN SEED MIX (DETENTION/RETENTION BASIN AND ZONE 1 OF WATERCOURSE SETBACK): SLENDER RUSH .5 LBS PER ACRE WATER SEDGE 1.0 LBS PER ACRE CREEPING SPIKE RUSH 2.0 LBS PER ACRE NEBRASKA SEDGE 2.0 LBS PER ACRE SMALLFRUITED BULL RUSH .2 LBS PER ACRE BLUE JOINTED REED GRASS .5 LBS PER ACRE N Project For: The Nest Lot 1 R1, Westbrook Subdivision Gallatin County, MT Enlarged Landscape Plan SCALE: 1"=20'-0" L102 Date Issue 3084 Thorpe Road Belgrade, Montana 59714 Ph 406.924.8038 chad@redbarnmontana.com 12/21/18 For Review 7/18/19 For Review 7/23/19 City Submittal 10/29/19 City Submittal 437 ~CONTRACTOR TO VERIFY ALL PLANT QUANTITIES. IF THERE IS A DISCREPANCY BETWEEN PLANT TABLE AND PLAN, THE PLAN SHALL DICTATE QUANTITY ~ALL GROUND MOUNTED MECHANICAL NOT SHOWN ON PLAN SHALL BE HARD SCREENED WITH FENCE OR SIDING MATERIAL IRRIGATION GENERAL NOTES ~THIS IRRIGATION PLAN IS CONCEPTUAL IN NATURE AND FINAL DESIGN SHALL BE VERIFIED BY IRRIGATION CONTRACTOR. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY A PROFESSIONAL IRRIGATION CONTRACTOR PER THE REQUIREMENTS BELOW. ~A BACKFLOW PREVENTER SHALL BE PROFESSIONALLY INSTALLED AS PER THE CITY OF BOZEMAN REQUIREMENTS ~A PRESSURE RELEASE VALVE/REGULATOR MAY BE NEEDED DEPENDING ON THE PSI AT POC ~IRRIGATION POINT OF CONNECTION WILL BE A WELL WEST OF THE PARKING LOT ~IRRIGATION DESIGN ASSUMES 25-28GPM FROM WATER SOURCE ~CARE SHALL BE TAKEN TO ENSURE IRRIGATION SYSTEM IS INSTALLED PROPERLY TO MINIMIZE/ELIMINATE WATER WASTE DUE TO OVER SPRAY ONTO WALKS, DRIVEWAYS AND PARKING LOTS. ~IRRIGATION CONTRACTOR SHALL INSTALL A RAINBIRD (OR EQUAL) RAIN SENSOR THAT WILL AUTOMATICALLY TURN OFF THE SYSTEM DURING RAIN EVENTS ~ALL TURF AREAS TO BE IRRIGATED WITH OVERHEAD SPRAY IRRIGATION. MPR NOZZLES OR SIMILAR SHALL BE INSTALLED TO MAXIMIZE EFFICIENCY WHERE POSSIBLE ~HIGH EFFICIENCY IRRIGATION DRIP ZONES SHALL HAVE 5 GPH EMITTERS TO TREES, 2 GPH EMITTERS TO ALL SHRUBS AND 1GPH EMITTERS TO ALL PERENNIALS AND GRASSES. ~ALL TREES AND SHRUBS IN NATIVE SEEDED AREAS ARE TO RECEIVE DRIP IRRIGATION. ~CARE SHALL BE TAKEN AND THE SIZE OF EMITTER MAY BE REDUCED ON THE NORTH SIDES OF STRUCTURES OR HEAVY CLAY SOILS TO MINIMIZE OVER WATERING DEPENDING ON SOIL CONDITIONS IRRIGATION CALCULATIONS THIS ESTIMATE ASSUMES THE SPRINKLER CONTROLLER IS PROGRAMMED CORRECTLY AND ASSUMES A 3 TIME A WEEK IRRIGATION SCHEDULE ESTIMATED (63,269) SQFT TURF AREA) 151,845 GALLONS PER MONTH OUT OF ALL SPRAY/LAWN ZONES. 6,752 GALLONS PER MONTH USED IN THE DRIP ZONES FOR THE TREES, SHRUBS AND GRASSES. TOTAL ESTIMATED 158,598 GALLONS PER MONTH USED ANNUAL IRRIGATION (JUNE-OCTOBER), APPROXIMATELY 5 MONTHS: TOTAL ACRE FEET PER YEAR: 2.26 ACRE FEET N Project For: The Nest Lot 1 R1, Westbrook Subdivision Gallatin County, MT Overall Landscape Plan SCALE: 1"=40'-0" L101 12/21/18 For Review Date Issue 3084 Thorpe Road Belgrade, Montana 59714 Ph 406.924.8038 chad@redbarnmontana.com 7/18/19 For Review PROPERTY LINE-667.03' PROPERTY LINE-151.46' 7/23/19 City Submittal PROPERTY LINE-182.03' PROPERTY LINE-112.51' PROPERTY LINE-223.52' PROPERTY LINE-260.59' PROPERTY LINE-1171.04' DURSTON ROAD ANNIE STREET GLENWOOD DRIVE WETLAND BOUNDARY WETLAND BOUNDARY WETLAND BOUNDARY 50' WETLAND SETBACK 30' WETLAND SETBACK 50' WETLAND SETBACK 30' WETLAND SETBACK 10/29/19 City Submittal 436 ACREAGE PARK LAND YET TO BE CONVEYED: 0 0 0 0 0 0 PARK MASTER PLAN APPROVAL DATE:_March 16, 2017 March 16, 2017 17. Neighborhood Center Plan (Waived) • The proposed subdivision is less than ten acres and does not include a neighborhood center. 18. Lighting Plan • Three standard 25’ street lights are proposed within the subdivision. Existing street lights exist at the intersection of Woonerf A/Annie Street and Woonerf A/Durston Road. The existing street light at the intersection of Woonerf A/Durston Road will need to be moved approximately 20’ to the east to accommodate the new intersection. Please refer to the lighting plan included in Appendix J. 19. Miscellaneous • No additional impacts or hazards are anticipated. 20. Affordable Housing • No affordable housing is proposed with this subdivision. 430