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HomeMy WebLinkAbout03-10-21 CAHAB Agenda and Packet MaterialsA. Call meeting to order B. Disclosures C. Changes to the Agenda D. Approval of Minutes D.1 Minutes Approval for 02-10-21(Andreasen) E. Public Comment Please state your name and address in an audible tone of voice for the record. This is the time for individuals to comment on matters falling within the purview of the Committee. There will also be THE COMMUNITY AFFORDABLE HOUSING ADVISORY BOARD OF BOZEMAN, MONTANA CAHAB AGENDA Wednesday, March 10, 2021 WebEx Meeting Information Via Webex: https://cityofbozeman.webex.com/cityofbozeman/onstage/g.php? MTID=ed965408c1fdcb40b54b5fb215029b522 Click the Register link, enter the required information, and click submit. Click Join Now to enter the meeting Via Phone: This is for listening only if you cannot watch the stream or channel 190 • Call-in toll number (US/Canada ): 1-650-479-3208 • Access code: 182 845 8748 Public Comment: If you are interested in commenting in writing on items on the agenda, please send an email to agenda@ bozeman.net prior to 12:00pm on Tuesday, March 9th, 2021. You may also comment by visiting the City's public comment page. You can also comment by joining the Webex meeting. If you do join the Webex meeting, we ask you please be patient in helping us work through this online meeting. If you are not able to join the Webex meeting and would like to provide oral comment you may send a request to agenda@bozeman.net with your phone number, the item(s) you wish to comment on, and someone will call you during the meeting to provide an opportunity to comment. You may also send the above information via text to 406-224-3967. As always, the meeting will be streamed through the City's video page (click the Streaming Live in the drop down menu), and available in the City on cable channel 190. Bozeman Community Affordable Housing Advisory Board Meeting Agenda, March 10, 2021 1 an opportunity in conjunction with each action item for comments pertaining to that item. Please limit your comments to three minutes. F. Action Items F.1 Blackwood Groves Affordable Housing Plan Review and Recommendation (Andreasen) F.2 Review and approve a memorandum from the Community Affordable Housing Advisory Board to City Manager Jeff Mihelich recommending that the value of seven (7) mills be appropriated to the Community Housing Fund in the City Manager's Recommended Fiscal Year 2022 Budget.(Seeburg) G. FYI/Discussion G.1 Review of City Commission Work Session 1/26/2021: Builders Panel Discussion (Stratton) G.2 Housing resources and needs for clients and families of REACH, Inc., a local non-profit service provider to adults with developmental disabilities.(Conradt) G.3 Community Housing Program Update(Tanya Andreasen) G.4 Board Member Updates(Board Members) H. Adjournment For more information please contact Tanya Andreasen, tandreasen@bozeman.net This board generally meets the second Wednesday of the month from 08:00 am to 10:00 am. Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301). Bozeman Community Affordable Housing Advisory Board Meeting Agenda, March 10, 2021 2 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Minutes Approval for 02-10-21 MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Minutes RECOMMENDATION: Suggested Motion: I move to approve the meeting minutes for February 10th, 2021 STRATEGIC PLAN: 1.2 Community Engagement: Broaden and deepen engagement of the community in city government, innovating methods for inviting input from the community and stakeholders. BACKGROUND: None UNRESOLVED ISSUES: None ALTERNATIVES: 1. Approve meeting minutes with corrections. 2. Do not approve meeting minutes. FISCAL EFFECTS: None. Attachments: CAHAB Minutes 02-10-21 DRAFT.pdf Report compiled on: March 2, 2021 3 Bozeman Community Affordable Housing Advisory Board Meeting Minutes, 2-10-21 Page 1 of 4 THE COMMUNITY AFFORDABLE HOUSING ADVISORY BOARD MEETING OF BOZEMAN, MONTANA MINUTES Wednesday, February 10, 2021 00:12:05 WebEx Meeting Information A) 00:12:15 Call meeting to order B) 00:12:16 Disclosures C) 00:12:28 Changes to the Agenda Chairman Seeburg requested that Board Member updates be the last FYI item instead of the first. D) Public Service Announcements E) 00:13:08 Approval of Minutes E.1 Minutes Approval for 01-13-2021 Cover Page CAHAB Minutes 01-13-2021 DRAFT.docx 00:13:37 Motion E) Approval of Minutes Greg Stratton: Motion Kevin Thane: 2nd Board Member Thane made a correction to change the word for to from at time stamp 29:03. 00:14:43 Vote on the Motion to approve E) Approval of Minutes. The Motion carried 7 - 0 Approve: David Magistrelli Noel Seeburg Hannah Van Wetter 4 Bozeman Community Affordable Housing Advisory Board Meeting Minutes, 2-10-21 Page 2 of 4 Kevin Thane Kyla Tengdin Greg Stratton Jacy Conradt Disapprove: None F) Consent G) 00:14:59 Public Comment Amy Ferrence (410 N Willson) commented on the meeting she had with Marty Matsen at the beginning of the week regarding redevelopment of lots. Encouraged maintaining the character of the neighborhoods when considering making changes to lots. H) 00:21:13 Special Presentation H.1 The Bozeman Community Plan 2020 - Highlights and Intersections with Housing Affordability Cover Page 00:21:24 Staff Presentation Planner Chris Saunders presented on the City of Bozeman Growth Policy where he informed the board of the role the Growth Policy plays in development of the City and went over the process of moving forward after a new Growth Policy is adopted. 00:37:20 Board Questions Board member Thane asked for clarification of the relationship between the community plan and the strategic plan. Board Member Stratton asked about the development atmosphere in Bozeman regarding the turnover time of projects and mentioned that he would like to see projects move through the planning stages in a timelier manner. He also asked if there is anything in the works to improve the congeniality of building and growth within the city limits and stated that he does not feel that the different implemented policies are working well together. Board Member Thane asked about the Wastewater Plan update and how it works with the Strategic Plan. I) Action Items J) 01:02:14 FYI/Discussion J.2 01:02:26 Review of City Commission Work Session 1/26/2021: Builders Panel Discussion 5 Bozeman Community Affordable Housing Advisory Board Meeting Minutes, 2-10-21 Page 3 of 4 Cover Page Board Member Stratton commented on building projects and the cost of affordable housing projects and that it is cheaper for builders to support affordable housing rather than inclusionary zoning projects. Chairman Seeburg recommended waiting to bring up the discussion again next month once more is known about inclusionary zoning. J.3 01:13:10 Community Affordable Housing Advisory Board - Setting Board Priorities for 2021 Cover Page 2021 priorities email.pdf Chairman Seeburg commented on a discussion he had with Board Member Van Wetter regarding the direction that CAHAB should be moving towards in the future. Board Member Tengdin commented on the need for more resources for those in the median income and that those people need to not be left out of access to resources. Board Member Stratton added a goal to replenish cash funds to builders in order to encourage them to support projects that support people that fall below the median income Board Member Tengdin commented on an idea to implement zoning for affordable housing. Which would give better resources to those in lower income categories. Board Member Van Wetter commented on her discussion with Chairman Seeburg, asking for focus on tying everything back to overlaying topics that are addressed during meetings as well as tackling strategies that are easy to address in a timelier manner. Board Member Thane added that CAHAB should be more specific with plans and ideas in order to strictly convey wants and expectations for projects and their builders. Staff liaison Andreasen recommended that board members send their ideas to the chairman and he compile everything and share with the group. J.1 01:35:28 Board Member Updates Cover Page Board Member Ripley-Weamer announced that she will be taking a leave of absence for Maternity Leave and gave HRDC project updates. Deputy Mayor Cunningham gave an update on the affordable housing action plan. Chairman Seeburg provided an update on affordable housing in the community. Staff Liasion Andreasen gave an update to the Board regarding projects that she has been working on. 6 Bozeman Community Affordable Housing Advisory Board Meeting Minutes, 2-10-21 Page 4 of 4 01:41:42 Chairman Seeburg extended meeting to 10:00 a.m. in order for the board to view Liaison Andreasen's slide show. 01:43:08 Staff Presentation Staff Liaison Andreasen presented on year end information regarding what CAHAB did last year and where she views CAHAB going in the following year. 01:55:16 Board Questions Board Member Thane requested clarification on engineering design updates. 01:58:41 Legislative update Liaison Andreasen gave an update on recent legislative actions regarding Affordable Housing. K) 02:00:41 Adjournment 02:00:54 Motion K) Adjournment Greg Stratton: Motion Kevin Thane: 2nd For more information please contact Tanya Andreasen, tandreasen@bozeman.net. This board generally meets the second Wednesday of the month from 08:00 am to 9:30 am. 7 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Blackwood Groves Affordable Housing Plan Review and Recommendation MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: Move to recommend approval of the Blackwood Groves Subdivision Affordable Housing Plan. Having reviewed the materials provided, considered the applicant’s presentation, and reviewed the findings contained in the staff memorandum, I hereby move to recommend the approval of the Blackwood Groves Subdivision Affordable Housing Plan. STRATEGIC PLAN: 4.5 Housing and Transportation Choices: Vigorously encourage, through a wide variety of actions, the development of sustainable and lasting housing options for underserved individuals and families and improve mobility options that accommodate all travel modes. BACKGROUND: As the Affordable Housing Plan is adequate for continued review, the Community Housing Program Manager recommends approval of the current application. The developer proposes to provide 10.6% percent, or twenty-six (26) detached Lower Priced Homes of the 246 total homes in the development as required by the City’s Affordable Housing Ordinance (a minimum of 10% of total homes to be built in the subdivision and priced to be affordable to households earning 70% AMI). The applicant proposes to provide the 26 lower priced homes throughout several of the 9 phases of development, to be developed concurrently with the 220 market rate homes. The lower priced and market rate homes will all have a mixture of one (1), two (2), and three (3) bedrooms, and will be built in clustered cottage housing, as described in the Narrative Affordable Housing Plan, submitted with the Affordable Housing Plan form (AH Plan) on January 5th , 2021. The applicant will be seeking Impact Fee reimbursement from the Community Housing Fund for the qualifying Lower Priced Homes (up to 8 twenty-six homes). In addition, the applicant is requesting down payment assistance for qualifying buyers under the City’s Affordable Housing Ordinance (up to $10,000 for each qualifying home buyer of a qualifying home). The review of the Affordable Housing Plan requires the review and recommendation of the citizen advisory board responsible for this issue; the Community Affordable Housing Advisory Board (CAHAB). The City Commission is the approval authority for the affordable housing plan and the overall subdivision approval. UNRESOLVED ISSUES: None. ALTERNATIVES: As suggested by the board. FISCAL EFFECTS: The Affordable Housing Plan for this subdivision requests that the developer be reimbursed for some qualifying impact fees, and that qualified buyers of the 26 Lower Priced Homes be eligible for down payment assistance ($10,000 per qualified home buyer). The estimated budget amount for these requests could reach an estimated $500,000 in FY22. The Community Housing Fund relies on General Fund mills and cash paid in lieu of built affordable homes for the bulk of its revenues. As of the writing of this memorandum, the estimated amount is not available in the Community Housing Fund. Projected revenues of cash in lieu, along with the potential for additional mills added to the Community Housing Fund by the City Commission in FY22 could provide for that amount, however it is not a guarantee. Attachments: Appendix M.0 - AH_Affordable Housing Application 01-05- 2021.pdf Appendix M.1 - Affordable Housing Plan 01-05-2021.pdf Appendix M.2 - Affordable Housing Plan_AH Prelim Site Plan 01-05-2021.pdf Blackwood Groves - Preliminary Plat Narrative 01-06- 2021.pdf Report compiled on: March 2, 2021 9 AH Affordable Housing Required Materials Page 1 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: AFFORDABLE HOUSING PLAN APPLICATION The City of Bozeman’s Affordable Housing Ordinance requires that any new subdivision development, site plan or annexation of 10 units (single detached or attached townhomes) or larger are required to submit an Affordable Housing Plan. This application is to be submitted in conjunction with a development plan. Please also provide a site plan highlighting the proposed affordable housing lots. 1. PROJECT DESCRIPTION Development Name:_____________________________________________________________________________________________ Description:______________________________________________________________________________________________________ Property Owner Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Applicant Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Representative Name:_____________________________________________________________________________________________________________ Full Address:_____________________________________________________________________________________________________ Phone:____________________________ Email:____________________________________________________________________ Property Full Street Address:_____________________________________________________________________________________________ Full Legal Description:__________________________________________________________________________________________ Current Zoning:_____________________ Current Use:_____________________________________________________________________________________________________ Community Plan Designation:__________________________________________________________________________________ 10 AH Affordable Housing Required Materials Page 2 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 1. QUANTITY AND TYPE OF AFFORDABLE HOUSING UNITS The City of Bozeman’s Affordable Housing Ordinance requirements: - 10% of all units must be built lower priced (70% AMI) or - 30% of all units must be built moderately prices (90% AMI) or - A combination of lower priced and moderately priced home to meet the requirements Townhomes Detached Homes Total Total Units in Development Market Rate Units Lower Priced Units – 10% of Total or Moderate-Priced Units – 30% of Total Fractional Units (Cash-in-Lieu) When entering numbers into the above table, if required number of units is as a decimal, the developer/builder has the option to round up to the next whole number of units or pay cash-in-lieu to cover that partial unit. - Example:(14 total units = 1.4 lower-priced, build 2 or build 1 and pay .4 * Cash-in-Lieu Rate) 2. CITY OF BOZEMAN MAXIMUM HOME PRICE & CASH-IN-LIEU SCHEDULE – 2020 AMI Pricing for homes in the Affordable Housing Program are set annually and are based off of the US Department of Housing & Urban Development’s (HUD) annual Area Median Income (AMI). 2020 Maximum Home Prices Allowed Sales Prices Studio (AMI for 1-person household) 1 Bedroom (AMI for 2-person household) 2 Bedroom (AMI for 3-person household) 3 Bedroom (AMI for 4-person household Lower-Priced Home at 70% AMI $189,573 $219,736 $245,604 $274,877 Moderate-Priced Home at 90% AMI $255,945 $296,290 $330,781 $368,899 2020 Cash-in-Lieu Rates Formula 1 Bedroom 2 Bedrooms 3+ Bedrooms (Median Market Rate Sale Price – Lower-Priced Home Sales Price) $430,750 - $219,736 $353,694 - $245,604 $378,064 - $274,877 Cash-in-Lieu $211,014 $108,090 $103,187 2020 Fractional Fee Scale in Dollars .1 .2 .3 .4 .5 .6 .7 .8 .9 1 bedrm 21,101 42,203 63,304 84,405 105,507 126,608 147,710 168,811 189,912 2 bedrm 10,809 21,618 32,427 43,236 54,045 64,854 75,663 86,472 97,281 3 bedrm 10,319 20,637 30,956 41,275 51,593 61,912 72,231 82,550 92,868 11 AH Affordable Housing Required Materials Page 3 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 3. ELIGIBLE SUBSIDIES & PROCEDURAL ADJUSTMENTS (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) Expedited Permit Review (All AH) Reduced Minimum Lot Sizes (All AH) Down Payment Assistance (70% AMI Sales Price & up to 80% AMI Buyer) Impact Fee Subsidy (70% AMI) Simultaneous Construction of Housing and Infrastructure (70% AMI) Reduced Parking (70% AMI) Reduction of Parkland (70% AMI) Explain the subsidies & procedural adjustments being requested: 4. AFFORDABLE HOUSING PLAN The Affordable Housing Plan must include answers to the following questions. 1. Explain the timing of the delivery of the affordable homes in relation to the market-rate homes in the development? 12 AH Affordable Housing Required Materials Page 4 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 2. Construction of affordable homes is required to be consistent with the makeup of the rest of the homes in the development. What is the mix of 1, 2 and 3+ bedrooms among market rate units and how will the affordable homes that are being proposed match with that? 3. Explain the construction plan for the affordable homes in the development including any timelines for the projects 4. Does the site have any unusual features (terrain, wetlands, rock outcroppings, streams, etc.) a. List any unusual features here. Townhomes Detached Homes 1 BDR 2 BDR 3+ BDR 1 BDR 2 BDR 3+ BDR Total Market Rate Units Lower-Price-Units Moderate-Priced Units 13 AH Affordable Housing Required Materials Page 5 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 5. Are there any other special features within the development (how does the project meet the green building/renovation guidelines, cottage housing, common open space, dedicate parks, etc.)? a. List any special features here. 6. Explain the marketing plan for the sale of the affordable homes in the development. If you are going to be working with any partners, please list them here. (Possible partners include HRDC, the City of Bozeman, etc.) 14 AH Affordable Housing Required Materials Page 6 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 7. Plan for the construction of Affordable Homes in a phased development. The Affordable Homes being built need to be consistent with the market-rate homes in development. If the exact number of units in a phased development is not known, the developer may estimate the total number of affordable homes (if not a phased development, do not fill out this part). 8. If Affordable Homes are not being built there may be two alternatives: a. Cash-in-lieu may be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Cash-in-lieu will be determined at time of application based on the current AMI for the area. (describe cash-in-lieu plan below if requesting this option): b. Land-donations may be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Land donation values and amount will be determined at time of application based of the current AMI for the area. (describe land-donation plan below if requesting this option): Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Studio/1 Bedroom 2 Bedroom 3 Bedroom 15 AH Affordable Housing Required Materials Page 7 of 7 Revision Date 06-22-2020 Required Forms: A1, AH Recommended Forms: 9. The submission of a final affordable housing building permit form (AHB) is required in addition to other required documents at the time of building permit application. 10. I hereby certify and attest to the following: a. I am an authorized representative of the property owner/developer b. I understand that this AHO plan, when approved, will become part of a recorded development agreement in which I will agree to comply with all requirements of the AHO ordinance and Administrative Procedures including but not limited to: i. Requirements for design, timing of delivery, marketing and sale of AHO Homes ii. Required AHO prices and maximum qualifying incomes of buyers that are in effect at the time of marketing and sale of the homes and the requirements for timing and amounts of payment of cash-in-lieu and or acceptance and transfer of donated property. Submitted this the ______ day of _____________, 20______by __________________________________________________________________ ______________________ Signature of Developer, Owner or Representative Date __________________________________________________________________ Printed or Typed Name City Staff Recommendation for Approval of the AHO Plan (to be signed only for the final AH plan) I hereby recommend this AHO Proposal for approval by the City of Bozeman __________________________________________________________________ ______________________ Signature of Affordable Housing Program Manager Date __________________________________________________________________ Printed or Typed Name __________________________________________________________________ ______________________ Signature of Community Development Director Date __________________________________________________________________ Printed or Typed Name CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net 16 AFFORDABLE HOUSING PLAN Blackwood Groves Subdivision Blackwood Groves Subdivision proposes to exceed the requirements of the affordable housing ordinance by providing 26 affordable homes in the lower‐priced category (22 homes required) with a mix of one, two, and three‐bedroom cottages located in Phase 1 of the development (Blocks 10 and 11). The conceptual cottage development plan for Blocks 10 and 11 is attached to this Plan. The affordable homes will be mixed‐in with market‐rate homes. Since the affordable homes will all be located within Phase 1 of the development, all infrastructure for the affordable lots will be installed early and will allow for timely delivery of affordable units throughout all phases of the development. The Bozeman Community Housing Needs Assessment (2019) identifies the need for affordable homes with a variety of bedroom counts. The affordable homes provided by Blackwood Groves Subdivision will contribute a variety of bedroom counts available for ownership which will contribute to achieving the goals from the Housing Needs Assessment. Bozeman provides a variety – we’re providing a variety. Reference Appendix for conceptual site plan displaying the mix of affordable homes within the subdivision. 1. Number of affordable homes proposed in each affordable home category; Blackwood Groves Subdivision is required to provide 22 affordable homes at the lower‐priced category (10% of the market‐rate homes). The developer proposes to provide 26 affordable homes within the lower‐priced category. 2. The number of bedrooms in each affordable home; The 26 affordable homes will provide 13 three‐bedroom units, 4 two‐bedroom units, and 9 one‐ bedroom units for a total of 56 affordable bedrooms. 3. Number of market‐rate homes in the development; Blackwood Groves Subdivision contains 220 market‐rate homes. 4. The number of bedrooms in each market‐rate home; The total number of bedrooms within all market‐rate homes is anticipated to be 557. 5. Location of affordable homes in the development (lots in the plat or units within a site plan); The affordable homes will be mixed in with market rate homes and focused within the cottage developments in Blocks 10 and 11 (Phase 1) in order to deliver affordable units as early as possible. 6. Timing of delivery of the affordable homes in relation to the market‐rate homes in the development; The affordable homes will be constructed on a phase‐by‐phase basis per the phasing plan outlined in section 8 of this plan. The affordable homes in each phase will be delivered prior to the final plat approval for the following phase. 7. Marketing plan describing how affordable homes will be offered to the public; The developer will provide the City with floor plans, elevation drawings, and the location of the affordable unit, and anticipated construction schedule prior to construction. A pre‐construction coordination meeting may be held between the City and the developer/builder at this time. The developer will handle all marketing for the proposed affordable homes. The listing will likely be listed on 17 the Multiple Listing Service (MLS) and/or other typical real estate websites and will specify that potential buyers must meet all qualification standards as outlined in Sec 38.380.150.A of the Bozeman Municipal Code. Only buyers that adequately prove that all criteria within Section 38.380.150.A are met will be considered. Information provided by potential buyers will be shared with the City Affordable Housing Manager as the City is required to verify and certify income. The developer may coordinate with HRDC to market the homes to qualifying households through the HRDC’s homeownership education programs. The developer may also utilize any future marketing processes established by the City or the HRDC. The sales contract will not be signed until the buyer is certified eligible to purchase an affordable home by the City or the HRDC. A copy of the sales contract will be transmitted to the City within 3 business days after execution. The City or the City’s Agent will be responsible for the origination of all lien documents including, but not limited to: the buyer subsidy lien (to recapture the difference between 98% of the market value and the maximum price of a lower‐priced home as determined in the Affordable Housing Ordinance, and/or the down payment assistance lien (to recapture the City’s loan of cash to an eligible buyer for down payment assistance for the purchase), if applicable. 8. Plan for construction of affordable homes in phased developments: Blackwood Groves Subdivision is planned to be constructed in 9 phases. Affordable homes will be delivered at a proportional rate to the number of qualifying market rate homes within each phase per the table below. The developer reserves the right to deliver affordable homes earlier than shown in this table. Market Rate Units 10% of Market Rate Units Affordable Units Provided Per Phase # of Affordable Bedrooms Provided Per Phase Location of Affordable Units Phase 1 107 10.7 11 24 Blocks 10 and/or 11 Phase 2 0 0.0 0 0 Blocks 10 and/or 11 Phase 3 19 1.9 2 4 Blocks 10 and/or 11 Phase 4 43 4.3 5 11 Blocks 10 and/or 11 Phase 5 21 2.1 3 6 Blocks 10 and/or 11 Phase 6 0 0.0 0 0 NA Phase 7 0 0.0 0 0 NA Phase 8 30 3.0 5 11 Blocks 10 and/or 11 Phase 9 0 0.0 0 0 NA Total 220 22 26 56 9. A description of the procedural adjustments and subsidies requested in the affordable housing plan. The following procedural adjustments and subsidies are included with this plan: 18  Impact Fee Subsidy. The developer will request full subsidization of impact fees (through waiver or reimbursement) for all affordable housing units.  Down Payment Assistance. The developer will accept potential buyers that plan to utilize funds from the City’s down payment assistance funds.  Reduced Minimum Lot Sizes. The developer may utilize any of the form and intensity standard reductions as described in article 38.320 for qualifying homes.  Concurrent Infrastructure Housing Construction. Concurrent construction of infrastructure and housing development is expected with this project.  Reduced Parking Requirement. The reduced parking requirement of two spaces per three‐ bedroom dwelling will be utilized for this project. 10. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this article. All information regarding the compliance with the Affordable Housing Ordinance is provided herein and within the AH application form. Attachments: Conceptual Cottage Development Plan – Blocks 10 and 11, Phase 1, Blackwood Groves Subdivision 19 sheet BLACKWOOD GROVES BLC project code address 111 N Tracy Avenue Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 © 2020 INTRINSIK 1.4.2021 A R C H I T E C T U R E I N C O R P O R A T E D 20 PRELIMINARY PLAT NARRATIVE 21 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 2 of 49 Table of Contents NARRATIVE Section I. – Project Team Section II – Introduction Section III – Subdivision Pre-Application Plan Narrative Section IV – Response to Pre-Application Comments (File No. 20-377) Section V – Response to Preliminary Plat Approval Criteria APPENDICES Appendix A: Phasing Plan Appendix B: Block Frontages Appendix C: Preliminary Plat Supplements Appendix D: Vicinity Map Parks and Trails Appendix E: Parks Master Plan Appendix F: Covenant Location Exhibit Appendix G: Residential Density Covenant Appendix H: Commercial Area Restrictive Covenant Appendix I: Park Restriction Covenant Appendix J: Recorded Annexation Agreement Appendix K: USGS Topo Map Appendix L: ECCRS, Design Guidelines, & Bylaws Appendix M: Affordable Housing Plan Appendix N: Street Cross Sections Appendix O: Wetland Delineation Report and Supporting Documents Appendix P: Lighting Plan and Lighting Cut Sheets Appendix Q: Impact Letters and Responses Appendix R: Building Envelope Diagrams Appendix S: Land Use Map Appendix T: Project Schedule 22 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 3 of 49 Appendix U: Traffic Impact Study Appendix V: Geotechnical Investigation Report Appendix W: Water and Sanitary Sewer Design Reports Appendix X: Stormwater Management Design Report Appendix Y: Floodplain No-Rise Certification Appendix Z: Preliminary Plat Certificate of Title Appendix AA: Lot Guide (Blocks 9 & 26) Appendix AB: Noxious Weed Management Plan PLANS: LANDSCAPE Green Plan Plan Sheets L000 - Overall Site Plan L001 - Notes & Legends L002 - Notes & Legends L300 - South 19th Avenue Planting L301 - South 19th Avenue Planting L302 - Blackwood Road Median Planting L303 - Blackwood Road Median Planting L304 - South 11th Avenue, Park 4, & Open Space A Planting L305 - Open Space Planting L306 - Open Space Planting L307 - Park 1 Boulevard Planting L308 - Park 1 Boulevard Planting L309 - Park 2 Boulevard Planting L310 - Park 3 Boulevard Planting L311 - Park 6 & 7 Boulevard Planting L312 - Park 8, 9, & 10 Boulevard Planting L313 - Park 5 & 11 Boulevard Planting L314 - Park 12 & 13 Boulevard Planting 23 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 4 of 49 L315 - Park 14, 15, & 16 Boulevard Planting L500 - Landscape Details L501 - Landscape Details L600 - Overall Irrigation Plan L601 - Well 1 & 2 Irrigation L602 - Well 3 West Irrigation L603 - Well 3 East Irrigation L604 - Well 4 South Irrigation L605 - Well 4 West Irrigation L606 - Well 4 East Irrigation L607 - Well 5 North/Central Irrigation L608 - Well 5 South Irrigation L609 - OS Areas L700 - Irrigation Details L701 - Irrigation Detail CIVIL Preliminary Plat and Associated Sheets Preliminary Plat Exhibits Phasing Exhibit Street Exhibit Utility Exhibit Monitoring Well Location Map Monitor Well Data Sheet C.1.0 - Existing Site Conditions Sheet C.2.0 - Zoning Map Sheet C.3.0 - Existing Surface Water & Wetlands Sheet C.4.0 - Construction Management Plan Sheet C.5.0 - Water Utility Plan Sheet C.6.0 - Sanitary Sewer Utility Plan Sheet C.7.0 - Lot Layout Sheet C.8.0 - Street Layout 24 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 5 of 49 I. PROJECT TEAM OWNER & Blackwood Land Fund, LLC APPLICANT 140 Village Crossing Way, Unit 3B Bozeman, MT 59715 p: 406.539.6015 PLANNER Intrinsik Architecture, Inc. 111 N. Tracy Avenue, Bozeman, MT 59715 p: 406.582.8988 PLANNER Design Workshop 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 p: 949.851.2133 ARCHITECT Abramson Architects 5171 West Jefferson Blvd. Los Angeles, CA 90016 p: 310.630.2126 ARCHITECT KTGY Architecture + Planning 1390 Lawrence Street, Suite 100 Denver, CO 80204 p: 303.623.5186 ENGINEER C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 p: 406.587.1115 LANDSCAPE Design 5 Landscape Architecture ARCHITECT 37 E. Main Street, Bozeman, MT 59715 p: 406.587.4873 WATER & WETLAND TerraQuatic, LLC CONSULTANT 614 W. Lamme Street, Bozeman, MT 59715 P: 406.580.6993 25 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 6 of 49 Property Vicinity Map II. INTRODUCTION Blackwood Groves (“Blackwood Groves”, the “Neighborhood”, or the “Property”) is a 119.45-acre property that is located to the south and west of the current terminus of South 11th Avenue and sits directly south of Alder Creek Subdivision. Sacajawea Middle School comprises most of the eastern boundary, whereas South 19th Ave acts as the Property’s western boundary. Blackwood Groves is envisioned as a walkable, lifestyle-oriented, mixed-use community, which consists of a diverse set of residents with a range of income and demographics, that also provides amenities and services to all surrounding neighborhoods. The Property, approximately 2.5 miles south of Downtown Bozeman, is situated with panoramic views to the Bridger Range to the north, Gallatin Range to the east, Spanish Peaks and Madison Range to the south, and Tobacco Root Mountains to the west. The community is specifically planned to embrace the Property’s proximity, natural features, and stunning vistas to create a public realm that is seamlessly connected to greater Bozeman but distinct in its inherent walkability and sense of place. The neighborhood will coalesce around a dynamic center that is planned to serve as a hub of community-oriented amenities; amenities such as restaurants, retail and commercial services, entertainment, and recreational activities. This mixed-use hub of features and services will be surrounded by a variety of housing types and price points, specifically intended to encourage a diverse 26 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 7 of 49 and dynamic mix of residents with a range of demographics and income levels. This is of particular importance, given the proximity of significant education centers to the property – namely Sacajawea Middle School, Morning Star Elementary, and Montana State University. The residential and mixed-use town center neighborhoods within the Property are envisioned to be interconnected by a series of parks, plazas, natural open spaces and biking/hiking trails that celebrate the connection to the outdoors and encourage vehicles to be used as a last resort – instead of the first (or more often, the only) option. This series of multi-modal connections throughout the Property, along with well-planned and activated streetscapes, are intended to encourage a social atmosphere within the community. In June 2020, the Property was annexed into the City of Bozeman and underwent a Growth Policy Amendment and Zone Map Amendment Review. Following those approvals, the property is now classified as Residential Emphasis Mixed Use (REMU) zoning and future land use. This proposal shows conformance with the UDC standards for development within this zone or clarifies when such necessary information is to be provided (see below for additional Land Use Analysis). The Applicant has also submitted a Master Site Plan application (File No. 20-292) to ensure the project is consistent with the REMU standards and has received comments from the City of Bozeman in response to that application. It is the intention of the project team to respond to the Master Site Plan comments, as well as update that submittal, using the Revisions and Corrections process. The estimated project schedule for Phase 1 review of the subdivision is included as Appendix T. 27 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 8 of 49 Artist rendering looking northeast along a linear park corridor (Park 14) Land Use Analysis The Blackwood Groves neighborhood is to be developed under the existing Residential Emphasis Mixed Use (REMU) zoning district. The site is larger than the five (5) acres minimum specified in the UDC and is located adjacent to existing residential neighborhoods, which will help sustain Blackwood Groves proposed commercial uses. The property is designated Residential Mixed Use on the current Future Land Use Map, and the attributes of that designation further encourage neighborhoods sustainability and community interconnectivity. Please see Alignment with Bozeman’s 2020 Community Plan, below, for additional information on the alignment of this proposal with the City’s adopted Community Plan. REMU zoning confers an expectation on future site development that the area will be mixed-use in character and provide options for a variety of housing, employment, retail, and neighborhood services. The neighborhood design of Blackwood Groves embodies this expectation. From the variety of housing options proposed (Appendix S – Land Use Map) to the Town Center area envisioned in the heart of the community providing employment and retail opportunities, this neighborhood strives to exceed the REMU intent expectations established in the UDC. While the walkable neighborhood will emphasize residential as the primary use, the inclusion of community scale retail and services supports the overall neighborhood design and experience. A diverse array of community scale commercial uses is envisioned for the Town Center area of the site, including retail, restaurants, offices, maker spaces, grocery, small-scale cinemas, and fitness facilities (not to exceed 30% of the total gross building square footage allowed within the REMU zoning standards). Residential uses will also be heavily integrated into the upper floors of the Town Center. The community has been designed to be complimented by vibrant, urban, and pedestrian-oriented complete streets. The proposed street sections (Appendix N) provide for safe and broad connections 28 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 9 of 49 across and through the neighborhood, while the linkages enhance neighborhood's sense of place and park experiences (Appendix E – Parks Master Plan). The proposed off- and on-streets connections encourage pedestrian and bicycle travel, transit, on-street parking, and include the required physical elements of complete streets. Natural spaces have been incorporated throughout the development to serve the community needs for both neighborhood residents and visitors alike. The streets of Blackwood Grove incorporate natural drainage technologies. On-street parking is planned throughout the site, with back-in angled parking proposed adjacent to the Town Center area. Shared access drives and alleys are proposed throughout the development to create a more vibrant public realm as well as reduce the need for additional curb cuts. Buildings are to be oriented to the streets and public spaces as is allowed in the BMC, and the proposed building envelopes have also been analyzed for BMC compliance (Appendix R – Building Envelope Diagram). The neighborhood seamlessly integrates complete streets to accommodate pedestrians, bicycles, buses, automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. These streets are designed to be community-oriented and pedestrian-friendly multimodal transportation routes. The neighborhood also includes a significant number of public spaces that are intended to facilitate distinct types of activities and encourage consistent human presence and activity. The proposed public parks and recreational areas are inviting to everyone and have been designed to reflect the more connected character imagined in the REMU zoning district. Design standards that emphasize the sense of place and stipulate maintenance of the neighborhood facilities have been created and these have been included in this submittal (Appendix L). The community design intended for this community encourages thoughtful development while providing for providing flexibility for future phases of the development to respond to changing market conditions. The design standards and guidelines proposed for Blackwood Groves also include provisions that promote sustainable development. Initial land use assumptions for Blackwood Groves have been outlined in Table 1. For additional details on the precise parkland assumptions for Blackwood Groves, including discussion of CILP, please reference the Parks Master Plan (Appendix E). Condominiums are to be developed within the Blackwood Groves subdivision, and the location and design of these condo units will be proposed for review under future Site Plan and Condominium review applications as that development plan is assembled. No Planned Unit Developments are anticipated, and no manufactured homes, or RV parks are to be developed within this neighborhood. Table 1: Blackwood Groves Land Use Table Use Proposed Land Area (square feet) Single Household 30.02 Acres (1,307,845 sf) Multi-Household* 17.35 Acres (755,777 sf) Commercial (Mixed Use)* 16.42 Acres (715,627 sf) Parkland 18.51 Acres (806,296 sf) Open Space 3.42 Acres (149,017 sf) ROW/Easements/Streets 33.72 Acres (1,468,682 sf) TOTAL 119.45 Acres (5,203,242 sf) * = Type of structures and number of units to be determined at Site Plan. 29 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 10 of 49 Alignment With Bozeman’s 2020 Community Plan Artist rendering looking southeast at the intersection of Cambridge Drive and Spring Ridge Drive Bozeman’s newly minted 2020 Community Plan designates this parcel as Residential Mixed-Use on the Future Land Use Map. This Future Land Use category promotes neighborhoods that are largely residential in nature but integrate small-scale commercial and civic uses. A mix of housing types and densities is suggested under this category, and it further encourages that all uses should complement planned residential ones. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale. Commercial centers are envisioned within this category, especially those served by multi-modal transit. Non-residential spaces should provide an interesting pedestrian experience with quality urban design for buildings, sites, and open spaces. Under this category commercial neighborhood centers and pedestrian oriented open spaces are highly encouraged. As has been described herein, this project decidedly fits the framework established under the Residential Mixed- Use category described within the Community Plan. The following additional themes and goals of the Community Plan have been incorporated into the overall project design and demonstrate how the proposed development aligns with this foundational community document. Examples that illustrate how specific components of this project support the growth policy have also been included to provide further evidence of the suitability of this neighborhood within Bozeman. 1. Theme 1 - A Resilient City The Neighborhood has been intentionally designed to mitigate future natural hazard and climate change impacts. The property is not shown within the mapped wildlands-urban interface (WUI) in Gallatin County’s effective Community Wildfire Protection Plan, Hazard Mitigation Plan, or GIS mapping resources. While this location is outside the effective WUI, the neighborhood will still be 30 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 11 of 49 designed to minimize potential future fire risk through the utilization of fire-resistant materials and landscaping where practical. Blackwood Groves has also been developed in consultation with the 2020 Climate Plan. Blackwood Groves is envisioned to be an equitable and resilient low-carbon community for current and future generations. In line with the Plan’s Guiding Principles, the application of renewable energy is encouraged through the Design Guidelines and solar orientation of project. The Neighborhood also includes innovative mechanisms to address climate change, such as the interactive tree groves found in Parks [3], 9 and 10 that will effectively serve to sequester compounding carbon as the groves age (see Appendix E - Parks Master Plan, Page 13). The linear parks and pathways described in the Parks Master Plan further advance multimodal transit opportunities for residents and visitors alike, weaving resilience and sustainability into the design of neighborhood by encouraging walkability and significantly reducing the need for vehicles. Figure 2: Proposed Road Alignment Avoiding Wetland Areas Blackwood Groves was designed with a focus on preserving the natural elements that exist within the property. For example, an existing tree grove has been designed as a community park with organic playground materials and water features planned adjacent to it (Park 3). Importantly, 31 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 12 of 49 there is an existing wetland that runs near the eastern border of the site. While 11th Avenue was originally designed to cut through the widest area of the wetland (per the City’s long range Transportation Plan), the Project Team worked closely with City staff to shift 11th westward to limit any impacts on this important natural element (See Figure 2, above). This has a secondary benefit of providing for spectacular views for pedestrians as it aligns with views of the Bridgers and Spanish Peaks ranges. The sustainable neighborhood design employed for Blackwood Groves also includes community agriculture options. Compact and diverse housing is proposed in portions of the neighborhood, as well as mixed-use development opportunities that allow for individuals to live and work in proximity to each other. The roadway design, as discussed above, intentionally avoids wetlands and floodplains to provide regenerative green spaces that protect natural systems. Moreover, the street and park designs provide an extensive but diverse array of transit options through and across the Property. Figure 3: Green Plan (See also Appendix E) 2. Theme 2 - A City of Unique Neighborhoods Homesites and residential units have been designed to take advantage of unique vistas, solar orientation opportunities, and the ability to create a unique, but Bozeman-appropriate, neighborhood. For example, angled homesites were utilized in some areas in order to take 32 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 13 of 49 advantage of views overlooking the Bridger and Gallatin ranges as well as community parks. Floor plans for these units allow for a variety of bedroom counts, while activating important collector streets and providing for a unique streetscape. 3. Goal N-1: Support well planned, walkable neighborhoods Blackwood Groves was planned – from its original concept designs – as a walkable, pedestrian- oriented community. The broader goal for this project is to be a “park once” community, after which all residents and guests can easily and safely walk or bike ride to each neighborhood and amenity. Importantly, Blackwood Groves was thoughtful in its planning for access for students attending Sacajawea Middle School and Morningstar Elementary. Children commuting back and forth to school may utilize the linear parks and trail systems within these parks as a safer means of access. All critical crossings have been thoughtfully designed and include bulb-outs for additional pedestrian safety. Lastly, community-oriented commercial services are planned at the heart of the project, which will allow residents and guests to easily walk or bike ride to amenities and services instead of being required to get in a vehicle. See Appendix N - Street Sections and Appendix E – Parks Master Plan for additional information. 4. N-1.1 Promote housing diversity, including missing middle housing. Particularly given its location within an education hub, Blackwood Groves was envisioned as a “melting pot” community that includes a wide range of residential product types and price points. Instead of catering to a single demographic with homogenous product offerings, this community will seek to provide a wide range of housing options from affordable cottages, to townhomes, condos and apartments, to custom single family homesites – and everything in between. See Appendix M - Affordable Housing Plan for additional details. 5. N-1.5 Encourage neighborhood focal point development with functions, activities, and facilities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. The Blackwood Groves neighborhood provides four distinct neighborhood centers. The locations are easily recognizable and will feature a gathering space and plaza that is easily accessible. See Appendix E – Parks Master Plan for additional information on the proposed neighborhood centers. 6. N-1.6: Encourage urban agriculture as part of focal point development, in close proximity to schools and near dense or multi-unit housing. Several Open Space areas throughout the community are envisioned to include urban agriculture uses such as shared community gardens. Most of these sites are within the cottage communities and adjacent to the higher-density multifamily product. See Appendix E – Parks Master Plan for additional information on the proposed community garden. 7. N-1.9 Ensure multimodal connections between adjacent developments 33 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 14 of 49 Each neighborhood within the broader Blackwood Groves project will be interconnected to each other and to the town center via a series of linear parks, green connections, and open spaces (most of which include bulb-outs for safe crossing of streets). These corridors continue to the edge of the development such that they can be easily connected to and extended upon future development of the surrounding properties. In addition, planned trails and loops that run throughout the property will be included in maps and signage for Fitness Trails, Safe Routes to School, to Parks and for wayfinding to the commercial services. Bike lanes have been thoughtfully incorporated along important connection routes to further these multimodal connections. See Appendix N - Street Sections and Appendix E – Parks Master Plan for additional information on proposed connections. 8. N-1.10: Increase connectivity between parks and neighborhoods through continued trails and sidewalk development. Prioritize closing gaps within the network. All neighborhoods and parks will be interconnected by a series of green connections, linear parks, and open spaces. The overarching goal is to create a full and safe circuit for residents and members of the community. In any area where a required City street conflicted with one of these connections, bulb-outs are provided to ensure a short and safe crossing area. See Appendix N - Street Sections, Appendix E – Parks Master Plan, and the Preliminary Plat for additional information. 9. N-2.5 Ensure that new development includes opportunities for urban agriculture, including rooftop and home gardens, community gardens, or urban farms. See response to N-1.6 and Appendix E – Parks Master Plan for additional information on the proposed community gardens. 10. Goal N-3: Promote a diverse supply of quality housing units. Blackwood Groves has been envisioned as a pedestrian-oriented community with a diverse residential base. To deliver on this vision, a wide range of residential product types and price points will be delivered – from affordable for-sale and rental cottages, to townhomes, condos, and apartments of various sizes, to small and large custom single family homesites – and everything in between. See Appendix M - Affordable Housing Plan for additional details. 11. N-3.3 Encourage distribution of affordable housing units throughout the City with priority given to locations near commercial, recreational, and transit assets. Blackwood Groves intends to exceed the affordable housing provisions required by the City. While 22 lower-priced affordable homes are required per the Blackwood Groves plan, 26 affordable homes are being proposed. Further, each of these affordable homes are located within a short walk of Sacajawea Middle School, several parks as well as the proposed town center. See Appendix M - Affordable Housing Plan for additional details. 12. N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially through 34 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 15 of 49 mechanisms such as density bonuses. Blackwood Groves’ residential plan includes a wide mix of unit types and sizes. Several neighborhoods with small lots are proposed, along with several Cottage Communities (per the City’s Cottage Ordinance). The preliminary plat shows the wide variety of residential lot sizes and uses, also see Appendix M - Affordable Housing Plan for additional details. 13. N-3.8 Promote the development of "Missing Middle" housing (side by side or stacked duplex, triplex, live-work, cottage housing, group living, rowhouses/ townhouses, etc.) as one of the most critical components of affordable housing. Blackwood Groves is envisioned to include a variety of product types including duplex units, stacked flats, apartments, cottage homes, rowhouses, townhouses, condos and custom homesites. These are viewed as critical to the long-term success of the project to promote a diverse and dynamic community that provides for a variety of housing options – especially for young families with children attending the nearby schools. See Appendix M - Affordable Housing Plan for additional details. 14. Goal N-4: Continue to encourage Bozeman’s sense of place. The Blackwood Groves community was envisioned and planned with significant use of outdoor amenities and activities, which Bozeman is well known for. Located along the Gallagator Trail, numerous large parks are planned alongside the trail and its existing wetland features. A variety of housing types are included within the project, including generational housing that allows different types of families to live together within a single unit. The project is oriented to take advantage of the spectacular views of the Bridgers, Spanish Peaks and Gallatin ranges and is scaled to largely provide a neighborhood feel. 15. N-4.4 Ensure an adequate supply of off-leash facilities to meet the demand of Bozeman dog owners. Dog owners will have several off-leash facilities purpose-built and designed for their needs. Several dog parks are planned within parks and open spaces at Blackwood Groves to ensure their needs are met. See Appendix E – Parks Master Plan for additional information on the proposed off-leash amenities. 16. Theme 3 - A City Bolstered by Downtown and Complimentary Districts The vision of Blackwood Groves is to create its own district that compliments other significant districts in Bozeman. The goal and vision are not to eliminate the desire to travel to other districts in the City; but instead to create a variety of great local uses and commercial services, while not directly competing with other areas. 17. Goal DCD-3: Ensure multi-modal connectivity within the City. Blackwood Groves will have full connectivity for pedestrians and bikes via a series of linear parks, 35 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 16 of 49 green connections, shared use paths, and bike lanes. The Gallagator Trail runs along the eastern border of the site, which connects to Downtown Bozeman. A full park and trail system is planned for the Gallagator Trail within Blackwood Groves. One of the premier parks within the community will house the trail system. In addition, two significant collector streets – 11th Avenue and Blackwood Road – run through the site, connecting it directly to the broader Bozeman community. 18. DCD-3.3: Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. Blackwood Groves was designed around a few key features, both on site and off site, namely, a stream corridor, existing tree grove, nearby assets like Sacajawea Middle School and Morningstar Elementary, and continuing key connections along the collectors of Blackwood and 11th. The site was designed to enhance each one of these elements and the site plan allows for multiple connections to each one of these key features. See Appendix N - Street Sections and Appendix E – Parks Master Plan for additional information on proposed connections. 19. Theme 4 A City Influenced by Our Natural Environment, Parks, and Open Lands. The initial planning for Blackwood Groves was based on the premise of preserving a preponderance of the site’s natural elements. A large existing grove of trees will be preserved with a large community park planned around it. An existing wetland running along the eastern portion of the site (adjacent to the future extension of the Gallagator Trail) is being preserved as much as possible. While 11th Ave was intended to run through the widest portion of the wetland, Blackwood Groves is shifting 11th Ave to the west slightly to allow the important collector street to run through the narrowest portion – minimizing any impact on the wetland itself (See Figure 2, above). Lastly, the view corridors of the nearby mountain ranges are enhanced as several streets are proposed to be shifted away from a strict grid, which allows for direct views of both the Bridger and Spanish Peaks ranges. 20. Goal EPO-1: Prioritize strategic acquisition of parks to provide a variety of recreational opportunities throughout the City. The project is incorporating a significant number of parks and open spaces throughout the community. Amenities are proposed for each park, all of which were thoughtfully designed with specific uses in mind based on the nearest residential product types. For instance, in areas where many young families are anticipated to live, playgrounds and play areas for children are proposed. In higher density residential areas, off-leash dog parks, scavenger hunts and outdoor working areas are proposed. In addition, several fitness loops are proposed with organic fitness equipment and stations throughout the project. See Appendix E – Parks Master Plan for additional information on the proposed parks. 21. EPO-1.3: Incorporate unique and inclusive recreational and artistic elements into parks. The proposed Blackwood Groves parks incorporate several unique and inclusive elements 36 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 17 of 49 throughout the entire development. Neighborhood parks provide active features with scavenger hunts, nature play features, playground equipment, community gardens, dog parks and fitness stations to serve a wide variety of age groups throughout the neighborhood. The existing mature trees are being preserved and incorporated into Park 3 to create a unique, interactive park space adjacent to residential uses and the community’s town center. See Appendix E – Parks Master Plan for additional information on the proposed parks. 22. EPO-1.5: Work with partner organizations to identify and reduce impacts on at-risk, environmentally sensitive areas to contribute to water quality, wildlife corridors, or wildlife habitat, specifically wildlife habitat as we continue outward growth. Blackwood Groves was designed with a focus on preserving the natural elements that exist within the property. Natural watercourse corridors are being maintained with 50-ft wetland setbacks provided on both sides to create a minimum 100-ft corridor along the site’s natural watercourses. The existing tree grove is being preserved and incorporated into Park 3. Importantly, there is an existing wetland that runs near the eastern border of the site. While 11th Avenue was originally designed to cut through the widest area of the wetland (per the City’s long range Transportation Plan), we worked closely with City staff to shift 11th westward to limit any impacts on this important natural element. See Figure 2, above. 23. EPO-2: Work to ensure that development is responsive to natural features. The master planning efforts for Blackwood Groves began with identification of important natural features of the site – namely, an existing grove of trees, a wetland on the eastern portion of the project, and amazing views of the nearby ranges. These features shaped the initial planning for streets and parks. 11th Ave was shifted westward to protect as much of the wetland as possible and minimize the impact on this important feature. Through this shift, 11th Ave and Spring Ridge were re-aligned to ensure perfect views of the Bridger and Spanish Peaks ranges – both for pedestrians walking along the sidewalks as well as for drivers. Lastly, the grove of trees is being preserved and enhanced as part of a park itself that will take advantage of the beautiful natural features with organic playground equipment. 24. EPO-3: Address climate change in the City’s plans and operations. See response #1 above. 25. EPO-3.2: Ensure complete streets and identify long-term resources for the maintenance of year- round bike and multi-use paths to improve utilization and reduce annual per capita miles traveled. Long-term maintenance and snow removal were thoughtfully designed into each street, alley and park and green connection throughout the project. Specific requirements and maintenance plans will be addressed within the Master Covenant (CCR’s) and Design Guidelines (Appendix L). Bike and multi-use paths will be maintained and able to be used year-round. 26. EPO-3.3: Support water conservation, use of native plants in landscaping, and development of 37 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 18 of 49 The project proposes to use native and drought-tolerant plants where practical (and allowed under City standards). Watercourse plantings along the site’s natural watercourses will also be provided. Parks and open spaces will be irrigated with exempt irrigation wells using efficient watering techniques and technologies to promote water conservation. See Appendix E – Parks Master Plan for additional information on the proposed plantings and irrigation plan. 27. EPO-3.10: Inclusion of community gardens, edible landscaping, and urban micro-farms as part of open spaces outside of watercourses and wetlands in subdivision is encouraged where appropriate. Several neighborhoods are envisioned to include community gardens. For example, Park 5 and the Cottage Communities proposed in Phase I include a garden area for residents to plant and harvest edible landscaping and urban micro-farms. See Appendix E – Parks Master Plan for additional information on the proposed community gardens. 28. Goal 5 A City that Prioritizes Accessibility and Mobility Choices. While the project has been designed with safe streets and access for pedestrians and bikers, it is also comprehensively planned for auto vehicles with sufficient parking throughout. Street sections have been reviewed with City Staff to ensure compliance with all City needs. In addition, the Parks Master Plan, including linear parks, provides for easy and safe pedestrian and bike connections throughout the project. 29. Goal M-1: Ensure multimodal accessibility. The master planning efforts for the entire community considered pedestrians and bike riders first and foremost. The goal was to allow for a “park once” community, where residents and members of the community could arrive at the project and only return to their car when they need to leave the community. But once on-site, easy pedestrian access would be the primary focus. That said, vehicle access and parking will be sufficient based on current requirements and public transportation is currently envisioned to be added to our future town center to allow for easy access to Montana State University and other areas of the City. See Appendix N - Street Sections and Appendix E – Parks Master Plan for additional information on proposed connections. 30. M-1.5: Identify locations for key mobility hubs (e.g. rideshare drop off/pick up areas, bike/scooter share, transit service, bike, and pedestrian connections) A mobility hub will be incorporated into the future Town Center within Blackwood Groves. Discussions have been held with HRDC for a Streamline bus route directly to the core of the property – particularly with the project’s location within an education hub in mind (Montana State University, Sacajawea Middle School and Morningstar Elementary School). 31. M-2.5: Develop safe crossing along priority and high utilization pedestrian and biking corridor. All infrastructure proposed within the project includes safe paths for pedestrians and bikers. The 38 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 19 of 49 Street Sections proposed throughout the project include either separate bike lanes or shared use lanes. In addition, Safe Routes to School with specific signage will be incorporated through the linear parks and green connections that will afford a safe passage to Sacajawea from each neighborhood within the broader project. Linear parks and green connections include bulb-outs at intersections to provide a short and safe crossing. 39 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 20 of 49 III. SUBDIVISION PRELIMINARY PLAT SUBMITTAL REQUIREMENTS The Preliminary Plat application must include the following information: 1. Complete and signed development review application Form A1. The A1 form has been included with this submittal. 2. Project narrative describing the project type, proposed use scope, type of buildings, and intent. The narrative must include a response to the City’s pre-app plan review comments. The narrative is included above and the response to the City’s Pre-application Comments is included at the end of this document. 3. If the overall development plan is to be developed in phases, provide a phasing plan. The Phase Plan has been included as Appendix A. A project schedule has also been submitted as Appendix T. 4. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to 38.250.080, BMC and the SVAR Checklist. This subdivision has not requested any variances. 5. Covenants, Restrictions, and Articles of Incorporation for the Property Owners’ Association. A draft of the Covenants, Restrictions, and Articles of Incorporation for the Property Owners’ Association has been included as Appendix L. 6. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or driveways intersect State, County, or City highways, streets or roads. Encroachment permits are not anticipated for this project. The Montana Department of Transportation (MDT) has indicated that this section of South 19th Avenue is covered under a Citywide Agreement between the City of Bozeman and MDT classifying this section as an urban route that will not require an encroachment permit. 7. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary. This item is not applicable to this subdivision submittal. 8. Provision of maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public or if private. 40 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 21 of 49 All streets, parks, and other required public improvements will be dedicated to the public and the provision for maintenance will be stated on the final plat for each future phase. 9. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds. The required plan has been included as Appendix AB. 10. A preliminary platting certificate prepared by a Montana title company. The required certificate has been included as Appendix Z. 11. A draft of such other appropriate certificates. All required certificates have been included. 12. Profile sheets for street grades greater than five percent. No street grades greater than five percent are proposed. 13. 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 list of adjoining owners’ has been included with this submittal. 14. When a subdivision does not qualify for the certification established in 38.240.100, the subdivider must provide information regarding sanitation set forth in MCA 76-3-622. The subdivision qualifies for the certification established in 38.240.100. 15. List of waivers granted from the requirements of 38.220.060, BMC during the pre-application process. No waivers from the requirements of Plat Supplements called for UDC Sec. 38.220.060 were granted during the Pre-application process, therefore the required supplements have been included in the Preliminary Plat Supplements document located in Appendix C. 41 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 22 of 49 IV. Response to Pre-Application Comments (File No. 20-377) Replying to the Pre-application Comments provided by City Planning Staff on December 8, 2021, the following responses are included in this Preliminary Plat submittal. The Table of Contents also provides additional direction to relevant response materials. No. Comment Review Entity Response/Comments 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. Planning Understood. 1 The subject property has not gone through subdivision review pursuant to the Montana Subdivision and Platting Act. Potential impacts of development on the site have not been analyzed. Based on the preliminary nature of the plat the DRC does not grant any of the waivers to the supplemental information under 38.220.060, BMC with this pre-application plan review application. Planning All information required by the Montana Subdivision and Platting Act, and all supplemental information required under BMC 38.220.060 have been included in this submittal. Please see the Table of Contents (above) for more precise details on the location of the supplemental plat information. 2 BMC 38.410.030.D. The pedestrian access easement through Block 1, 13, 14, 24 should be designated as a tract/lot. Ensure that the setbacks are met with the site plan (10 foot path = 15 foot setback to buildings). On the green plan, this easement appears to be going directly through a building or parking lot. The green plan needs to reflect the plat and it is advised that the buildings are removed from the plan. Planning The pedestrian access easements have been updated on the Preliminary Plat and on the Green Plan. 42 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 23 of 49 3 BMC 38.410.030.A & H – Lot designs with irregular shapes are not permitted and the side lot lines must be substantially right angles. The lots on Block 9 and 26 need to be revised. Planning As detailed further within Appendix AA, angled homesites are utilized in some areas to take advantage of views overlooking the Bridger and Gallatin ranges as well as significant community parks and open spaces. In addition, these units take advantage of Solar Gain Orientation. Floor plans for these units allow for a variety of bedroom counts, while activating important collector streets and providing for a unique streetscape. 4 All lots that front onto a greenway corridor requires a sidewalk through the park/open space to meet frontage. A maintenance agreement with the Parks Department should be provided that addresses who is in charge of maintaining the sidewalk/pathway. Planning All lots that front onto a greenway corridor are shown adjacent to a sidewalk to provide for frontage for these lots. A maintenance agreement will be provided concurrent with the Final Plat submittal. 5 The cottage housing portion of the development can be included within the preliminary plat, however, provide additional supplement materials using 38.360.110 for the cottage housing blocks. Ensure that it is separate document that identifies all the standards within the code section. The following also apply: i. There needs to be clarity on the utilities, services, and easements. ii. Identify the larger lots in the cottage housing development. iii. The design standards (38.360.110.G) can be part of preliminary plat or as a future site plan application Planning The cottage primary lots are proposed to be subdivided by a future subdivision exemption application. The Affordable Housing Plan included herein (Appendix M) provides initial details on the possible cottage layout. Additional information will be BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 24 of 49 stormwater facilities, rights of ways for pedestrians and perimeter street public lands landscaping required that is the responsibility of the property owners’ association to own (open space) and maintain (all). The plat must clearly state maintenance responsibilities for these facilities and the supplementary documents must be provided in draft form with the preliminary plat application. Table of Contents for the precise location of the required supplemental items. The plat clearly states the maintenance responsibilities for all facilities. 9 Section 38.400.020 - Street and road dedication. Any private street must include documented proof of adequate funding and scheduling for maintenance of all private streets, must be provided. Planning No private streets are proposed for this development. 10 Section 38.400.080 - Sidewalks. City standard sidewalks (including a concrete sidewalk section through all private drive approaches) must be constructed in all developments on all public and private street frontages, except for alleys. The requirements of the city design standards and specifications policy and the city modifications to state public works standard specifications and per the block frontage standards of division 38.510 apply. Sidewalks adjacent to public lands. The developer must install sidewalks adjacent to public lands, including, but not limited to, parks, open space, and the intersection of alleys and streets or street easements. Applicable sidewalks and development frontages adjacent to public lands are subject to the provisions of section 38.510.030.I. Planning City standard sidewalks will be installed per all applicable standards. 11 Section 38.400.070 – Street Lighting. Provide street lighting plans consistent with Section 38.570.030 compliant with the City of Bozeman Design Standards and Specifications Policy to be incorporated into an SILD to be reviewed by the City Commission. Planning Street Lighting Plans have been included in this submittal, plans consistent with the BMC, City Design Standards and Specifications Policy that will allow for incorporation into a future SILD. Please see Appendix P. 12 Section 38.400.110.C - Recreation pathways. For the BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 25 of 49 13 Section 38.400.120 – Public Transportation. All interior and exterior development streets that are designated as transit routes must be designed to accommodate transit vehicles and facilities. If any streets on the interior or exterior of the development are designated as transit routes, the review authority may require the developer to provide transit facilities such as transit stop signage, benches, bike racks, lighting and bus shelters. Coordinate best practices with Taylor Lonsdale, the City’s transportation engineer. Planning The applicant is coordinating with Streamline on a potential bus stop in close vicinity to the Town Center. All streets will be built to City standards and will be able to accommodate public transportation. 14 Section 38.410.020 – A neighborhood centers must be identified and should be no less than one acre in size. Although a number of common areas are proposed staff is unable to determine if these areas will meet the standards herein. Planning The Parks Master Plan includes details on the proposed design, location, and phase of development. Please see Appendix E for additional information. 15 Section 38.410.030.E - Frontage. Unless otherwise allowed by this chapter, all lots must have frontage in compliance with section 38.400.090.B to provide, among other things, adequate room for snow removal, lot access and utility easements. Provide direct frontage and connection to a sidewalk for all lots along exterior roadways. Written approval from the utility company is required if an alternative easement is proposed (i.e. cottage housing). Planning All lots show proper frontage as required by the BMC. Cottage housing and the associated easements will be developed in consultation with the utility company. 16 Section 38.410.040.D - Rights-of-way for pedestrians. Landscape and irrigation plans must be submitted with the preliminary plat application for the required landscaping in these rights of ways with the preliminary plat. This area must provide trees at one per every fifty feet in place of street trees. Utilize species recommendations for street trees. Maintenance of these rights of ways is the responsibility of the property owners’ association and must be represented in the POA documents required in BMC 38.220 part 2. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 26 of 49 submitted with the preliminary plat application for the required landscaping in all open space lots. 18 Section 38.410.100A. 2 - Watercourse Setbacks – Follow watercourse setbacks guidelines for developments granted preliminary plan or plat approval on or after July 10, 2002. A minimum 50- foot setback must be provided along both sides of all other watercourses. The setback must extend to the edge of any delineated 100-year floodplain if the floodplain is larger than the setbacks established in this subsection. The setback must include immediately adjacent wetlands (i.e., fringe). The buffer width must be extended by the width of the wetland. Delineate all watercourse setbacks in the preliminary plat including zones 1 and 2. Planning The required watercourse setbacks are shown on the Preliminary Plat. 19 Section 38.550.070 - All perimeter street boulevard, street trees and landscaping must be installed within one year of final plat approval. Landscape plans for these areas must be submitted with the preliminary plat application. Provide provisions for phased improvements as necessary. Planning Understood. Phases of the neighborhood as shown in the Phase Plan (Appendix A) and within the Civil exhibits. 20 With the Preliminary Plat submittal, provide an Affordable Housing Plan Application (AH Form) detailing how Phase 1 will satisfy the requirements of Section 38.380, BMC. Planning An Affordable Housing Plan, including the required form, has been included as Appendix L. 21 Pursuant to Section 38.420, parkland dedication is required. Prepare a master park plan and density calculation meeting the requirements of this section with your preliminary plat submittal. Required watercourse setbacks and stormwater facilities are unacceptable for parkland dedication unless approved by the review authority for incorporation into the design of the larger park area. The master park plan must address park frontage and linear park requirements. At this time, the large park on the east side will not meet park frontage requirements unless the entire section of 11th and Blackwood around it is constructed with the phase that the park will be built in, which in this case, is phase 2. A parkland tracking and accounting table must be included on the plat. Please also identify irrigation systems within each of these parks. Planning The Parks Master Plan includes details on the BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 27 of 49 easements. Looking at the latest site plan easements are shown along all street fronts. Alleyway show 30-ft access utility easements. 2 With the current phasing plan potential location to bring in gas and single phase electric could be along the west side of Spring Ridge Drive. Applicant will need to work with NWE project engineer to determine the best path for bringing utilities into the project. NWE The applicant has been in contact with Kory Graham of NWE to start laying out the power/gas lines for the development. 3 With the potential of a mixed use project, the area project engineer will help in getting three phase power to the locations needing three phase service. Currently the only available three phase power will need to initiate off the three phase distribution along S19th St. NWE The applicant has been in contact with Kory Graham of NWE to start laying out the power/gas lines for the development. 4 Certain street crossings will need 12” HDPE utility culverts across street intersections. Location for utility culverts will be determined by the NWE project engineer. NWE The applicant has been in contact with Kory Graham of NWE to start laying out the power/gas lines for the development. 5 NWE will need to review landscape plan. NWE does not allow large deep rooted trees or bushes within the 10-foot utility easement. Any landscaping within the utility easement will need to be approved by NWE. NWE This comment is noted and will be accounted for. 6 Meter locations will need to be approved by NWE. All meters are to be located outdoors on the corner of the building closest to the transformer or secondary junction can serving the property. NWE policy is to maintain a minimum 30-inches wide by 3-foot clear zone between the front of the meter and landscape screening and allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to NWE meters NWE This comment is noted and will be accounted for. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 28 of 49 8 Have reviewed this proposed design submittal with NWE Project Engineer and as of this submittal and an application for new services has not been submitted. Recommendation is to submit an application online, as soon as possible, to have the NWE project engineer work with the applicant through NWE engineering design process. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements NWE The applicant has been in contact with Kory Graham of NWE to start laying out the power/gas lines for the development. 1 Section 38.220, All preliminary plat requirements, as outlined in Article 220, shall be provided with the preliminary plat submittal, unless otherwise approved by the Development Review Committee via waiver. Standard Code Provisions Understood 2 Section 38.240.050, Disposition of Water Rights. Water rights, or cash-in-lieu thereof, as calculated by the Director of Public Works, is due with the filing of each subdivision final plat. Standard Code Provisions Understood. 3 Per Section 38.240.420, Mortgagee. If there are liens or mortgages against the property, the appropriate Mortgagee certificate must be included. Standard Code Provisions Understood. 4 Section 38.400.110.B.1, Transportation Pathways. Developers must install transportation pathways, to provide adequate multimodal transportation facilities within the development, as part of the required development improvements. Transportation pathways must be Americans with Disabilities Act (ADA) accessible, and include the following types of facilities: a. Sidewalks (also see division 38.510 for sidewalk standards, depending on the applicable block frontage designation); b. On-street bike lanes and bike routes; c. Boulevard trails; and d. Class I trails; i. With the exception of trail corridors within required watercourse setbacks, corridors for Class I trails must be dedicated to the city. The dedicated BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 29 of 49 f. Pathways that connect major residential, employment, educational, or other service nodes by a reasonably direct route. 5 Section 38.400.110.B.2, Recreation pathways. For the definition of recreation pathways, please see section 38.420.110.B. Delineate recreation and transportation pathways in the preliminary plat submittal. Standard Code Provisions Understood. 6 Section 38.410.060, Utility easements shall be provided in accordance with the UDC. The required 10-foot front yard easement is required for all lots unless written confirmation is submitted with the preliminary plat from ALL utility companies providing service indicating that front yard easements are not needed. Standard Code Provisions Understood. 7 Section 38.410.080.D, Grading and Drainage. Proposed storm water facilities must be constructed and contained on an individual lot as a common area(s) or parkland owned by the City and maintained by the property owners’ association and noted accordingly in the protective covenants. Standard Code Provisions Understood. 8 Section 38.410.080.H, Landscape Amenities. Stormwater retention/detention facilities in landscaped areas shall be designed as landscape amenities. They shall be an organic feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional yet, natural site feature. Standard Code Provisions Understood. 9 Section 38.410.120, If mail delivery will not be to each individual lot within the development, the developer shall provide an off-street area for mail delivery within the development in cooperation with the USPS. It shall not be the responsibility of the City to maintain or plow any mail delivery area constructed within a City right-of-way. If cluster boxes are use a dedicated area to pull up and access the boxes must be provided. Standard Code Provisions Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 30 of 49 preliminary plat as “common open space”, not “open space”, and so noted accordingly in the property owners’ association documents. 12 Section 38.220.320, Covenants. Covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development and shall contain, but not be limited to the following items: 1) the orientation and setbacks for corner lots, 2) all additional setbacks required when lots are adjacent to pathway corridors and minor arterial roads, 3) provisions for fences, 4) provisions for snow removal, maintenance and upkeep of all common areas, public and private parks, trails, storm water runoff facilities, 5) guidelines that outline architectural and landscape requirements for each individual lot and/or phase of the subdivision, including placement of boulevard trees at a regular spacing for each residential lot, 6) provisions that outline the renewal of an annual contract with a certified landscape nursery person for the upkeep and maintenance of all parklands, common open space, trails, etc., 7) landscape details for detention ponds, outlet structures, boulevard trees, parkland, irrigation, etc., 8) mitigation of groundwater with established floor elevations, 9) noxious weed control, and 10) assessment of existing and future Special Improvement Districts. These documents shall be submitted to the city attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. Standard Code Provisions Understood. 13 Section 38.270.030, Completion of Improvements. If it is the developer’s intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior Standard Code Provisions Understood. 50 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 31 of 49 to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements. 14 Section 38.270.040, Special provisions for timing of certain improvements. Park, pathway, boulevard, and neighborhood center improvements must be installed or financially guaranteed prior to final plat approval. Standard Code Provisions Understood. 15 Section 38.220.050.A.8, requires that any noxious weeds be identified and mapped by a person with experience in weed management and knowledgeable in weed identification. A noxious weed management and revegetation plan, approved by the County Weed Control District, shall be submitted with the preliminary plat. Standard Code Provisions Understood. 16 Section 38.220.050.A.5, Documents and Certificates. A draft copy of the covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the preliminary plat application for review and approval by the Community Development Department and shall contain, but not be limited to, provisions for assessment, maintenance, repair and upkeep of private streets, common open space areas, public parkland/open space corridors, mail delivery areas, stormwater facilities, public trails, sidewalks, snow removal, and other areas common to the association pursuant to 38.220 Part 1 of the Bozeman Unified Development Code. Standard Code Provisions Understood. 17 Section 38.220.020, The developer must provide the community development department with a copy of all required streambed, streambank or wetlands permits, or written notification from the appropriate agency that a permit is not required, prior to the commencement of any work on the site and/or final plat approval, whichever is sooner. Standard Code Provisions Understood. 18 Section 38.240.110, A complete preliminary plat application shall be submitted to the Community Development Department within one calendar year of the date the Community Development Department dates, signs and places pre-application comments in the outgoing mail. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 32 of 49 the typical location 1 foot off the property line. At this point, both the applicant and the City’s engineering department need to discuss the proposed future use, typical cross sections, context of the development in relation to adjacent properties, City utility needs (16-inch transmission main along Blackwood and South 11th), etc. As presented, the proposed amenity zone is located within the City’s right-of-way. As currently proposed, Blackwood Rd is a primary conduit for future pedestrian and multi-modal movement through and within Blackwood Groves, additional details for regarding the proposed facilities need be provided in order for engineering to provide a final answer. The applicant must coordinate with Taylor Lonsdale (City of Bozeman transportation engineer) prior to preliminary plat submittal. 1 Bozeman Municipal Code (BMC) 38.230.100.A.12: Please provide a detailed phasing plan accompanied with exhibits that show how the development intends to build out. In addition, the phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. Engineering - General A detailed phasing plan is included in Appendix A and in the Phasing Exhibit provided in the civil plans/exhibits. Phasing boundaries are also provided on the preliminary plat. 2 Design Standards and Specifications Policy (DSSP): The applicant provided a general overview of the water and sanitary sewer layout, however, given the scale and size of the overall development the applicant needs to provide a detailed utility plan showing how future services will be provided to each lot. a. This utility plan should include water, sewer, stormwater, gas, electrical, fiber, and other relevant utilities that will service the development. The water a sewer department has initial concerns over the tight spacing on the smaller lots located on the Alley’s. The applicant is advised to meet with John Alston (City Water and Sewer Department) to discuss future service requirements). Engineering - General All utilities are shown on the Utility Exhibit provided in the civil plans/exhibits. Utilities are also include on the preliminary plat. Private BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 33 of 49 determine the final locations of the easements with the preliminary plat. may adjust slightly with future site plan reviews and will be finalized with the final plat of the applicable phase. 3 BMC 38.410.060.C.1: The existing 16-inch water main extending down south 11th Ave and Blackwood Road must reside within a minimum 30- ft water main easement. The applicant is advised that at no point may the water main be less than 9 feet from the edge of the easement. The water mains must be a minimum of (2) two feet from the edge of the concrete gutters at all locations. Engineering - Legal A median was added to Blackwood Road to move the existing 16-inch water main into the pavement along Blackwood. The applicant requests that the minor interferences along 11th be allowed as realigning the water main here may introduce more issues than it resolves. Deep rooted trees will not be planted within the boulevard where the water main runs through. 4 BMC 38.410.080.E: A pubic drainage easement(s) must be provided for the stormwater facilitates supporting drainage from public roadways. The property owner(s) are responsible for the maintenance of these facilities. The application is unclear on how the development intends to handle stormwater. Engineering - Legal All stormwater facilities are located in Open Space parcels with drainage and maintenance easements as shown on the preliminary plat. 1 DSSP Section XVIII Submittal Requirements a. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires. b. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with Section XIV. Pedestrian Luminaires. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 34 of 49 The initial adoption of the special improvement lighting district shall include the entire area of the preliminary plat. The approval to create or annex to an existing SILD shall be granted prior to final plat for a subdivision or Occupancy if a final plat is not required. 1 BMC 38.210.060.A.12: A traffic impact study (TIS) will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads, and alleys when the subdivision is fully developed. Engineering - TIS The traffic impact study is included in Appendix U. 2 The associated trip distribution within the TIS needs to be expanded given the scale of the development, which should include critical intersections in order for the City to accurately assess the capacity of the system. The applicant must coordinate with Taylor Lonsdale (City of Bozeman transportation engineer). Engineering - TIS Please refer to the TIS in Appendix U. The applicant has coordinated with Taylor Lonsdale on these items. 3 Multimodal transportation, such as bike lanes and pedestrian facilities must be addressed within the TIS. The TIS should include detail on multimodal transportation to address circulation within the proposed development as well as impacts/needed improvements to the City’s surrounding non- motorized transportation network. The applicant must coordinate with Taylor Lonsdale (City of Bozeman transportation engineer). Engineering - TIS Please refer to the TIS in Appendix U, the proposed street sections in Appendix N, and the Parks Master Plan in Appendix E for information on multimodal transportation provided within this development. The applicant has coordinated with Taylor Lonsdale on these items. 1 BMC 38.400.010: All streets must comply with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets must be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 35 of 49 be completed with Phase 3 of the development. In summary, Blackwood Road would need to connect between South 11th Street and South 19th Ave. c. The applicant needs to consider how the phasing impacts the future widening of South 19th adjacent to each phase. For example, the applicant may want to widen South 19th from Blackwood south end of Phase 4 with the Phase 3 intersection improvements, etc. Otherwise, the subsequent phases would need to complete the upgrade in short succession for such a small stretch. The extent and timing of these improvements must be clearly identified in the phasing plan. now proposed to connect in Phase 3 of the development. The phasing plan currently shows 19th being widened in two phases (Phases 2 and 4). 2 BMC 38.400.010: South 11th and Blackwood Road must be constructed to a collector standard according to the City’s Transportation Master Plan (TMP). The extent and timing of these improvements must be clearly identified in the phasing plan. a. Blackwood Road will serve as a bicycle connection to and from Sacajawea Middle School. Accommodation of through bicyclists needs to be incorporated into street cross section and overall plan. Engineering - Transportation South 11th and Blackwood will be constructed to collector standards. Please refer to the street sections provided in Appendix N. 3 BMC 38.400.010: South 19th Avenue must be upgraded to a principal arterial standard along the western edge of the property according to the City’s Transportation Master Plan (TMP). Timing of this improvement must be clearly identified with the phasing plan. Engineering - Transportation South 19th will be upgraded to a principal arterial, please refer to the phasing plan in Appendix A. 4 BMC 38.400.110. and 38.410.120: A trail network must be constructed through the property as defined in the City Parks, Recreation, Open Space, and Trails (PROST) Plan and TMP. The design of all trails identified in the TMP must be included on the infrastructure plan submittal for the corresponding phase. In addition, the applicant is encouraged to coordinate with the Bozeman public transit service BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 36 of 49 School, separated facilities provide a greater level of comfort for a wider range of users. b. Blackwood Road will likely require a two- way left turn lane or center median to accommodate the addition of left turn lanes. This issue must be addressed as part of the traffic impact study requirements. c. The desire for on street parking on South 11th Ave and Blackwood Road warrants further discussion with the engineering department. The applicant must coordinate with Taylor Lonsdale. d. Typical sections and their tie to context is appreciated. However, further details are needed to provide substantive comment. The applicant is encourage to work with Taylor Lonsdale on the typical street sections. 6 BMC 38.330.020: Angled parking will be permitted for the development, however, the following requirements must be satisfied. a. The proposed streets will still remain a public street. A note must be added to the plat under the Conditions of Approval that states the POA must maintain the back-in angled parking spaces which includes snow removal, pavement maintenance, and all of the maintenance functions of the back-in angled parking spaces. b. The applicant must file a maintenance agreement with the County Clerk and Recorder in addition to the plat note identifying the maintenance requirements and responsibilities of the back-in angled parking spaces. c. The street design must include a concrete delineator between the asphalt in the drive lanes and the parking spaces. The parking delineator can be valley gutter, a concrete apron, or something similar deemed acceptable by the City’s engineering department. d. The radii on the transitions to the angled parking spaces need to be 25’ minimum to allow the plows to navigate the street edges. Also, vertical delineators need to be posted on the edges. e. The applicant’s snow storage plan must identify areas in the subdivision where the snow will be hauled and there must be sufficient volume in the snow storage areas for the volume that would have otherwise been stored in the boulevards. Engineering - Transportation The proposed angled parking streets will remain public streets. Please see note #5 on page 6 of 6 of the Preliminary Plat. The applicant will file a maintenance agreement with the County Clerk and BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 37 of 49 7 Cambridge Drive and the roundabout at Cambridge ant 11th – a. Cambridge Drive should have 10 foot shared use path on both sides. The south side should connect to the path at Sacajawea Middle School and the north side should connect with the Gallagator Trail System. b. The crossings at the roundabout should all be for a 10 foot shared use path c. Smooth/rounded corner transitions should be included at pathway crossing locations. Engineering - Transportation Cambridge includes 10-ft sidewalks surrounding the roundabout continuing east to the Gallagator trail connection and to the Sacajawea Middle School sidewalk. 8 A roundabout at South 11th Ave and Blackwood Road should be evaluated. This has been the typical channelization method utilized on South 11th. Engineering - Transportation A standard intersection is proposed at South 11th and Blackwood to enhance the pedestrian experience at the Town Center and the Gallagtor trail connection. Please refer to the TIS in Appendix U. 9 The proposed mid-block crossing located on South 11th Ave (between Street B and Cambridge Drive) should be a 10 foot wide path crossing. a. The trail corridor located west of the mid- block crossing located off-of Alley 2 should accommodate a 10 foot wide path. The easement will need to be a 30 foot public access easement. Engineering - Transportation A 10-ft wide path crossing is included at this mid-block crossing. 10 South 11th Ave should have 10 foot shared use path on both sides of the street. This is a continuation of the existing street section to the north. Engineering - Transportation The applicant has coordinated this with Taylor Lonsdale. A 10-ft sidewalk is provided along the east side of 11th (along the Park) but a shared-use trail along the BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 38 of 49 12 The applicant is advised that access for Street B at South 19th Avenue will be subject to intersection spacing requirements and will be reviewed by MDT with respect to potential access control and spacing with other intersections along S outh 19th Ave which is an Urban Route on MDT’s system. The applicant will need to provide the City and MDT with access approvals for any street connecting to South 19 th. Engineering - Transportation The applicant is coordinating with Montana Department of Transportation (MDT) on these connections to South 19th. 1 DSSP Section (V) (A) Main Size: The applicant is advised that the subject property is located at the southern end of the City’s main pressure zone (Sourdough Zone). Water pressures around the subject property vary from 35 to 50 psi. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand requirements upon future development. All additions to the water system will be designed and installed in accordance with the Montana Department of Environmental Quality Circular 1; Montana Public Works Standards and Specifications (MPWSS); City of Bozeman Modifications to MPWSS; and the City’s most recent Water Facility Plan;. a. The applicant did not provide adequate information to determine if the entire site can be serviced within the existing Sourdough pressure zone. The water facility plan identified the need for a new pressure zone (Water Treatment Plan Zone) in ordered to service the southern end of the proposed development. Engineering – Water & Wastewater Please see the Water Design Report in Appendix W. 2 BMC 38.410.070. and 38.230.100.A.12: Each phase of development must connect to the water distribution system at a minimum of two points to allow a redundant feed (per City of Bozeman Engineering DSSP Section V.A. 5). Engineering – Water & Wastewater Each phase of development provides connections to the water distribution system at a minimum of two points. 3 Bozeman Design Standards and Specifications Policy BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 39 of 49 must revise the proposed utility plans to satisfy DSSP conditions prior to master site plan approval. 4 DSSP. V.D.2.c: When water mains cross sanitary or storm sewer mains, the water line must have an eighteen (18) inch minimum vertical separation, with all water pipe joints no closer than ten (10) feet horizontal from the sewer pipe centerline, and the crossing will be perpendicular to the sewer line. A minimum of (10) feet horizontal separation shall be maintained between any water main and any sanitary or storm sewer main. a. As presented, the applicant must revise the proposed utility plans to satisfy DSSP conditions prior to master site plan approval. b. The applicant is advised to minimize utility crossings, cross perpendicular, and keep private utilities, including storm drainage out of public easements, whenever possible. c. The applicant is advised that the City must have the ability to access buried utilities for maintenance activities. d. Horizontal alignment between manholes shall be straight, if applicable. Engineering – Water & Wastewater The alignment and depth of all water, sanitary sewer, and storm sewer mains will satisfy City Standard requirements. 5 BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems: The subject property is located within the Cattail Creek Sanitary Sewer Drainage Basin. The wastewater facility plan identified the need for a future sanitary sewer extension through the subject property (CIP Reference: 12-inch South 3rd Ave – Goldenstein Ln to S 19th & 18-inch S 19th Ave – South 3rd intersection to Graf) that must be constructed upon future development to serve the proposed area. All sanitary sewer flows must be routed to the drainage basin that serves the area as identified in the City of Bozeman Wastewater Collection Facilities Plan. The applicant is advised that the development must complete and install the sanitary sewer extension from the developments southern property boundary to the intersection of Graf & South 19th as defined in the City wastewater facility plan. a. The applicant is advised that all wastewater flow generated from the proposed development must remain in the Cattail Creek sanitary sewer drainage basin and that Alternative 1 within the Master Site Plan submittal would not be allowed. Alternative 1 allocates a certain portion of the development into the Spring Creek Drainage Engineering – BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 40 of 49 basin, which did not account for flow from the proposed development in the City’s wastewater facility plan. 6 DSSP Section (V) (B) Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand for the different phases certified by a professional engineer for the proposed project prior to master site plan approval. Given the size of the proposed development additional information is needed to verify downstream sewer capacity as well as keep the City’s wastewater model updated. a. The report must show that the provided design estimates are in accordance with City of Bozeman design standards, and are sized to accurately accommodate the full build out of the Blackwood Groves Development. b. Localized Infiltration & Inflow must be included in sewer main sizing. Per the DSSP, an infiltration rate of 150 gallons/acre/day shall be added to all flow calculations when designing new sewers. c. Provide a summary of allocated sewer flows for each future lot that may be referenced for individual site plan design review. d. The applicant is advised that downstream sewer capacity has not be analyzed because inadequate sewer flow information has been provided. Engineering – Water & Wastewater Please refer to the Sanitary Sewer Design Report in Appendix W. 1 1. BMC 40.04.700: A comprehensive drainage plan is required for all development larger than five acres. "Comprehensive drainage plan" means a stormwater management plan that covers all current and anticipated development on a site greater than five acres and sites planned for phased development, including the impact on existing off- site infrastructure. a. The applicant is advised that if the drainage design utilizes infiltration, the applicant must demonstrate that the infiltration rate can be maintained for the lifespan of the facility. To maintain infiltration, the design must include pretreatment, which removes silts and sediment from entering the infiltration area. b. The stormwater report for the master site plan should include calculations demonstrating that adequate space has been dedicated to meet the City storage requirement during seasonal high groundwater. Detailed calculations for these facilities are not required with the master site plan. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 41 of 49 Geotechnical reports and seasonal high groundwater levels need to be provided to verify that future designs will function. The applicant is advised to verify local groundwater elevations and incorporate these levels into the drainage design report. c. The applicant is advised that the engineering department will allow boulevard strips and medians that incorporate natural drainage technologies. The applicant is encourage to utilize the Montana Post-Construction Stormwater BMP Design Guidance Manual. Lastly, the applicant needs to provide enough information that both engineering and the streets department can evaluate the proposed design to ensure that it can be maintained. d. The drainage report must include an exhibit that defines the overall drainage area, respective subwatersheds, and required storage volumes. The overall stormwater design must consider the proposed phasing of the development and ensure that both water quality and quantity standards are satisfied. e. In the event that the applicant wishes to dedicate the proposed street and utility easements as public ROW, public drainage easements must be provided for all storm conveyance facilities located outside of the easements. All stormwater basins must be located in common open space lots, overlaid with a pubic drainage easement. The property owner(s) will remain responsible for the maintenance of the facilities. f. The applicant did not provide any information on how the site will manage drainage. Therefore, engineer cannot provide any substantive comment. 1 BMC 38.600: The Master Site Plan must depict the delineated floodplain where the BFE from the new FEMA flood study intersects natural ground. The location of the floodway shall be shown using georeferenced digital shapefiles provided by the floodplain administrator. Engineering – Natural Resources The floodplain is delineated on the preliminary plat. 2 BMC 38.600: The applicant must provide a floodway encroachment analysis and “no- rise” certification for the Blackwood Road and Cambridge Drive crossings of Figgins Creek. If “no-rise” cannot be achieved, then a conditional letter of map revision (CLOMR) shall be approved by FEMA prior to Master Site Plan approval. Engineering – Natural BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 42 of 49 3 BMC 38.600: The applicant is advised that a floodplain permit must be obtained for any work proposed in the FEMA floodplain. The floodplain administrator must issue an approved floodplain permit prior to Master Site Plan approval. The applicant is advised that the floodplain permit cannot be issued until all other required stream permits have been obtained, and if applicable, a CLOMR is approved by FEMA. Engineering – Natural Resources The applicant will secure all necessary floodplain permits prior to construction. 4 BMC 38.600: The Master Site Plan shows a waterway that appears to meet the definition of a watercourse as it appears a portion of its flow is contributed by a spring on the adjoining property to the south. The watercourse setback must be provided along this waterway unless it can be shown that all water within this waterway is not naturally occurring, which in that case a minimum 20’ wide ditch easement shall be provided and remain free of building encroachments. Regardless of its classification as a ditch or a watercourse, this waterway must be contained within a pipe where it encroaches upon street right of way. Engineering – Natural Resources This watercourse is sourced from a man-made draintile on the property to the south. The farmers on the property to the south installed a draintile system on the property several years ago. The applicant is coordinating with the Middle Creek Ditch Company on all applicable ditch easements. These easements are shown on the preliminary plat. 5 BMC 38.600: The irrigation ditch along the west property boundary must be provided with a minimum 20’ wide access and maintenance easement. It is unclear if the ditch is contain within the 19th Ave ROW. Engineering – Natural Resources The ditch easement is shown on the Preliminary Plat. 6 BMC 38.600: There are a number of proposed culverts located throughout the property that are BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 43 of 49 1 38.420.030.A Cash-in-lieu The review authority may determine whether the park dedication must be a land dedication, cash donation in-lieu of land dedication or a combination of both. For the purposes of this section construction of park improvements above the minimum improvements required by ordinance may be allowed as a method of cash donation. When making this determination, the review authority must consider the factors established by resolution of the city commission. The preliminary CILP proposal, meeting the requirements of 38.420.030 and Resolution 4784, must be approved with the Park Master Plan. All subsequent preliminary plat phases must show compliance with the Park Master Plan CILP proposal, be updated to reflect the CILP appraisal value at the time of review, and provide the value of specific improvements to be installed at that time. See condition of approval. Parks – Code Corrections Understood. For RPAB’s review of the parkland dedication, please share the following documents with the Advisory Board to allow for their review (RPAB members are also encouraged to review additional Preliminary Plat files as needed). • Parks Master Plan and Parks Master Plan Appendices (Appendix E) • Wetland Delineation Report and Supporting Documents (Appendix O) • Preliminary Plat and Associated Civil Sheets 2 38.420.030.C Cash donation in-lieu of land dedication must be equal to the fair market value of the amount of land that would have been dedicated. The valuation used for calculating the amount due will be the valuation in effect at the time an application for final plat or final plan approval is complete. Once CILP is provided, the requirement has been met and no new adjustments are required upon future phase completion. Current appraisal value is $1.72 psf. Parks – Code Corrections BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 44 of 49 Land for future phases is not transferred to the City for maintenance responsibilities until the park is improved and accepted by the Parks Division. See condition of approval 5 38.420.080.B - Boundaries. The park boundary bordering all private lots must be delineated at the common private/public corner pins, with flat, flexible fiberglass posts, a minimum of six feet in length with no less than two feet driven into the ground. Each post must be labeled with a permanent glued on sign stating "Park Boundary" or "Property Boundary." Other forms of boundary marking may be approved by the planning or other appropriate department. Individual park construction/site plans must include designs for these signs that complement the standard park sign or any adopted wayfinding signage. Parks – Code Corrections Understood. 6 All individual park construction/site plans submitted with preliminary plat applications must provide a park sign and naming plan meeting the requirements of Appendix G of the PROST and Resolution 5092 Park Naming Policy. Parks – Code Corrections Understood. 7 All individual park construction/site plans must meet the requirements of Appendix C of the PROST. Irrigation system requirements have been updated/should be coordinated with Parks Division staff. Alternative fencing solutions may be accepted depending on their use. Parks – Code Corrections Understood. 8 Parks staff requests a discussion with landscape architects and Engineering Division/Brian Heaston regarding well placement, easements, etc. Additional Conditions of Approval may be recommended. Parks – Code Corrections Understood. 1 To be included within a park, stormwater facilities within parks must be designed, constructed and/or added to so as to be conducive to the normal use and maintenance of the park. Stormwater facilities must be designed to be minimally intrusive (i.e. designed underground or fenced off), must be signed as a stormwater facility, and the Plat conditions of approval sheet must indicate that all maintenance is responsibility of POA. Parks – BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 45 of 49 3 Regarding inclusion of wetland and watercourse setback areas within parkland boundaries: a. PROST 8.1.2.4 With the preliminary plat or plan, the developer must provide an evaluation of the future maintenance requirements for the wetland(s) and a preliminary maintenance plan, both prepared by a qualified person or agency. b. PROST 8.1.2.5 The proposal must be reviewed by, and receive a favorable recommendation from, the RPAB. c. PROST 8.1.2.6 If City Commission agrees to grant the waiver or accept the land dedication, the Commission may request that amenities such as benches, trails and interpretive signage be installed. If these sorts of amenities will be installed, public access must be provided. Parks – Conditions of Approval The applicant is no longer requesting a waiver for the inclusion of watercourse setbacks or stormwater facilities as dedicated parkland. 4 A note stating the following shall be placed on the Final Plat Conditions of Approval Sheet: The City is not responsible for maintenance of parkland dedicated for future phases, in accordance with BMC 38.420.020.D., until parkland improvements are complete and fully accepted by the City. Parks – Conditions of Approval Understood. 5 All subsequent preliminary plat phases incorporating CILP must show compliance with the Park Master Plan CILP proposal, be updated to reflect any changes to CILP appraisal value, and must provide an itemized table with the value of specific improvements to be installed with the phase. Parks – Conditions of Approval Understood. 65 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 46 of 49 V. Response to Applicable Subdivision Review Criteria (BMC Sec. 38.240.130) 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act. The Preliminary Plat demonstrates compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act and has been prepared by a Professional Engineer registered in the State of Montana. The subsequent Final Plat will comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. This application is in compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. The final plat shall comply with the standards identified and referenced in the Bozeman Municipal Code (BMC). 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act. This Preliminary Plat is undergoing review according to the procedures provided for in UDC Section 38.240.130 and Part 6 of the Montana Subdivision and Platting Act. 4) Compliance with Chapter 38, BMC and other relevant regulations. The application is in compliance with Chapter 38, BMC and all other relevant regulations, or, as stipulated in any unmet code provisions, will be in substantial compliance prior to Preliminary Plat approval. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities. All necessary utility easements have been provided for, both to and within the subdivision, as shown on the Preliminary Plat. 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 subdivision parcels have been provided with legal and physical, as shown on the Preliminary Plat, which includes the relevant instrument numbers as required. 66 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 47 of 49 Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture. The subject property is designated as Residential Mixed according to the City of Bozeman Community Plan. The area is zoned Residential-Emphasis Mixed Use and has been annexed but is vacant. The buildable portion of the proposed subdivision is primarily residential with some community commercial uses. The property has been producing alfalfa and will continue to farm alfalfa as Blackwood Groves is developed in phases. The subdivision will not have adverse effects on surrounding agricultural operations. 2) The effect on Agricultural water user facilities. All agricultural water uses facilities on and adjacent to this project will be protected. The applicant has worked with the Middle Creek Ditch Company to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. 3) The effect on Local services. Water/Sewer – Municipal water and sewer mains exist within the development and in the adjacent street rights of way of to serve the development. The subdivider proposes to extend water and sewer mains throughout the development and to the individual lots within the subdivision. These internal water and sewer mains will be installed or guaranteed prior to final plat approval. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout utilizes South 19th Avenue (arterial), Blackwood Road (future collector), and South 11th Avenue (collector) to provide primary site connectivity. Other internal local streets provide access to all lots. The project is well connected and meets block length requirements with the proposed streets and pedestrian midblock crossings. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual homes prior to recording of the final plat. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water facilities is an obligation of the property owners’ association. This responsibility is addressed on the plat proposed with the subdivision. 67 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 48 of 49 Parklands - The proposal meets the required park dedication and improvement standards as described in Appendix E. 4) The effect on the Natural environment. The subdivision will not have a significant effect on the Natural environment. Blackwood Groves was designed with a focus on preserving the natural elements that exist within the property. Natural watercourse corridors are being maintained with 50-ft wetland setbacks provided on both sides to create a minimum 100-ft corridor along the site’s natural watercourses. The existing tree grove is being preserved and incorporated into Park 3. Importantly, there is an existing wetland that runs near the eastern border of the site. While 11th Avenue was originally designed to cut through the widest area of the wetland (per the City’s long range Transportation Plan), we worked closely with City staff to shift 11th westward to limit any impacts on this important natural element. Wetlands and watercourses run throughout the eastern portion of the property as shown in the wetlands report (Appendix O). All required wetland permits will be secured prior to any disturbance of wetlands on site. The watercourse setback for the watercourse is located within the proposed parks corridor, and this area is to be protected as part of the overall development of the parks. The project proposes to use native and drought-tolerant plants where practical (and allowed under City standards). Watercourse plantings along the site’s natural watercourses will also be provided. Parks and open spaces will be irrigated with exempt irrigation wells using efficient watering techniques and technologies to promote water conservation. See Appendix E – Parks Master Plan for additional information on the proposed plantings and irrigation plan. 5) The effect on wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat at this property. The Parks Master Plan (Appendix E) has demonstrated a dedication to preservation and enhancement of Blackwood Groves’ riparian corridors. There are no known endangered or threatened species on the property. 6) The effect on Public Health and Safety The proposed subdivision will not have a negative effect on public health and safety. All infrastructure will meet or exceed City standards and will protect public health and safety. The improvements to watercourses will not impact the current floodplains on the project site nor will they increase flood risk on the property or surrounding properties. The No-Rise analysis and floodway encroachment analysis will be provided for the Blackwood Road and 68 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative January 2021 Page 49 of 49 Cambridge Drive to ensure protection of life and property from flood impacts. The project will be further reviewed through future Final Plats and Site Plans to ensure the intent of the regulations in Chapter 38 of the Bozeman Municipal Code is met. Chapter 38 includes the protection of public health, safety, and general welfare as a foundational tenet; therefore, the subdivision continues to be reviewed with this expectation in mind. DRC review has shown that this submittal is in general compliance with the Chapter 38, and conditions of approval are expected in response to this submittal where additional information is required to ensure approval. All subdivisions must be reviewed against the criteria listed in 76-3- 608.3.b-d, Mont Code Annotated, and this narrative demonstrates compliance with the requirements as shown herein. 69 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Review and approve a memorandum from the Community Affordable Housing Advisory Board to City Manager Jeff Mihelich recommending that the value of seven (7) mills be appropriated to the Community Housing Fund in the City Manager's Recommended Fiscal Year 2022 Budget. MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: Move to approve a memorandum from the Community Affordable Housing Advisory Board to City Manager Jeff Mihelich recommending that the value of seven (7) mills be appropriated to the Community Housing Fund in the City Manager's Recommended Fiscal Year 2022 Budget. Having reviewed the draft memorandum provided in the packet materials, and after considering the discussion of the board, I move to approve the memorandum from the Community Affordable Housing Advisory Board to City Manager Jeff Mihelich recommending that the value of seven (7) mills be appropriated to the Community Housing Fund in the City Manager's Recommended Fiscal Year 2022 Budget. STRATEGIC PLAN: 1.2 Community Engagement: Broaden and deepen engagement of the community in city government, innovating methods for inviting input from the community and stakeholders. BACKGROUND: The CAHAB board members engaged in a discussion at their January 13th, 2021 meeting, about making a recommendation to the City Manager, Jeff Mihelich, to propose in the City Manager's Recommended FY22 budget that the Community Housing Fund be allocated the value of 7 mills of general fund dollars. The value of a mill in FY 21 was $129,547, meaning the Community Housing Fund budget for FY21 was approximately $390,000, having received 3 mills. The board chair has drafted a letter attached to this memorandum that describes the justification for the board's recommendation of a higher allocation amount for FY22. Once approved in final form, the memorandum will be forwarded to City Manager Mihelich for consideration during budget preparation in March and April of 2021. The City Manager's Recommended Budget will be presented to the City Commission in June of 2021 during publicly noticed and accessible City Commission Meetings. UNRESOLVED ISSUES: none. 70 ALTERNATIVES: as recommended by the board. FISCAL EFFECTS: none. Attachments: 7 mils memorandum.pdf Report compiled on: March 3, 2021 71 To: Jeff Mihelich, City Manager Subject: Community Affordable Housing Advisory Board FY22 Funding Recommendation From: City of Bozeman Community Affordable Housing Advisory Board Date: March 10, 2021 This memorandum summarizes the results of CAHAB meetings held in December of 2020 and January of 2021 with regards to discussion of the members’ preliminary thoughts on funding the Community Housing Fund. Based on these discussions, CAHAB recommends that the Community Housing Fund receive the equivalent of 7 mills, or approximately $900,000 in FY22. 2020 Community Housing Action Plan There is general agreement that the Community Housing Fund is lacking finances to support the requests CAHAB receives for housing related projects in our community. Focus & Measurable Objectives This past year we were particularly short on funds due to the increased demand from HRDC for their Boulevards, Darlington Manor and Warming Center projects. As a result of funding those community needs, the Bridger View Subdivision targeting the “Missing Middle” we were unable to lend any support to this development even though it catered directly to our Affordable Housing Action Plan by several of the parties that helped develop the plan. Economics and Issues The current housing situation in Bozeman has moved from an affordable housing crisis to a housing crisis in general with Median sales prices increasing close to $90,000 this past year (the greatest increase on record and much greater than wages increased) and record low inventory. If it is truly a priority for the city and commissioners and our community to make an impact on affordable housing in Bozeman, we respectfully ask that you provide us the funds to continue to say “yes” to these requests rather than turn them down due to lack of funding. Summary From the CAHAB meeting of January 13th : 00:54:50 Vote on the Motion to approve Suggested Motion Language: Having reviewed the packet materials and considered today's discussion, I move to recommend that the City Manager's proposed budget funds the Community Housing Fund at 7 mills for fiscal year 2022. The Motion carried 6 – 0 We appreciate your consideration of this important topic and including the request for 7 mils in the City Manager’s FY 22 recommended budget. 72 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Review of City Commission Work Session 1/26/2021: Builders Panel Discussion MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: none STRATEGIC PLAN: 1.2 Community Engagement: Broaden and deepen engagement of the community in city government, innovating methods for inviting input from the community and stakeholders. BACKGROUND: The City's adopted 2019 Community Housing Action Plan states that in order to keep up with population growth rates, our community will need to build somewhere close to 6,000 homes, and more than half of those priced below market rate. With high demand in mind, along with the complexities of home building, The City of Bozeman's City Commission invited four home builders to engage in a work session to discuss how to “get below market rate homes out of the ground by 2025” (a partial quotation from Deputy Mayor Terry Cunningham). CAHAB member Greg Stratton of Kilday & Stratton was one of the four panelists. He will give an overview of the discussion, and his thoughts. Time ran short at the February CAHAB meeting, so this is an opportunity for Greg to extend his thoughts and discussion that resulted from his experience participating on the Builders of Affordable Homes Panel Discussion. UNRESOLVED ISSUES: none ALTERNATIVES: none FISCAL EFFECTS: none Report compiled on: February 2, 2021 73 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Housing resources and needs for clients and families of REACH, Inc., a local non-profit service provider to adults with developmental disabilities. MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: none. STRATEGIC PLAN: 1.2 Community Engagement: Broaden and deepen engagement of the community in city government, innovating methods for inviting input from the community and stakeholders. BACKGROUND: Board member, Jacy Conradt, is the Community Relations and Development Director for REACH, Inc. Jacy will give the board some information about housing-related needs of developmentally disabled adults in our community, including actual housing, but also the crucial supportive services associated with providing comprehensive services to their clients and their families. UNRESOLVED ISSUES: None. ALTERNATIVES: None. FISCAL EFFECTS: None. Report compiled on: March 3, 2021 74 Memorandum REPORT TO: Community Affordable Housing Advisory Board SUBJECT: Community Housing Program Update MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: none STRATEGIC PLAN: 1.1 Outreach: Continue to strengthen and innovate in how we deliver information to the community and our partners. BACKGROUND: City staff will give a brief update from the Community Housing Program. Updates will vary monthly, but could include progress reports on the implementation of the Community Housing Action Plan, new or ongoing programming initiatives, special projects or community partnerships, and other matters of interest to or related to the development and preservation of community housing in Bozeman. UNRESOLVED ISSUES: none ALTERNATIVES: none FISCAL EFFECTS: none Report compiled on: March 2, 2021 75 Memorandum REPORT TO: Community Affordable Housing Advisory Board FROM: Tanya Andreasen SUBJECT: Board Member Updates MEETING DATE: March 10, 2021 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: none STRATEGIC PLAN: 1.1 Outreach: Continue to strengthen and innovate in how we deliver information to the community and our partners. BACKGROUND: CAHAB members work and volunteer in various public and private sectors in our community. Monthly or periodic reports or updates from members helps to communicate community wide work being done around housing and housing affordability/attainability. Members wishing to give an update will be given the opportunity at each CAHAB meeting as time permits. UNRESOLVED ISSUES: none ALTERNATIVES: none FISCAL EFFECTS: none Report compiled on: March 2, 2021 76 Conditions of Approval Understood. Landscape plans for all stormwater facilities are included within the Boulevard and Open Space Landscape Plans submitted with Preliminary Plat. Maintenance of these areas are described within the Appendix E: Parks Master Plan - Section 1. 2 Stormwater Memorandum of Understanding to supplement maintenance plan may be required; to be coordinated with Engineering and Parks. Parks – Conditions of Approval Understood. 64 Understood. All documents have been updated to reflect this current appraisal value. 3 38.420.030.D CILP Amount must be stated on the Final Plat or Plan. Amounts are estimates until application completeness is determined. Parks – Code Corrections Understood. 4 38.420.020.D To ensure coordination when parks are being created by a multiphase development, the entire parkland dedication must be accomplished at the time of the initial phase of the development. If necessary, this may be accomplished through the grant of public access easements during later phases. Parks – Code Corrections Understood. 63 intended to convey water via the ditch systems and potentially stormwater. The applicant must provide hydraulic calculations showing that the culverts throughout the development have been adequately sized. Engineering – Natural Resources The no-rise certification and floodway encroachment analysis includes the hydraulic calculations to prove adequate sizing for these culverts. Any additional sizing calculations will be provided during infrastructure plan review. 7 BMC 38.220.020 & 38.610.050. Prior to final plat, the applicant must provide the Community Development Department with a written statement of a wetland boundary determination from the U.S. Army Corps of the wetland status. If the wetlands are determined to be jurisdictional, a 404 permit must be submitted to the Community Development office prior to final plat approval. Engineering – Natural Resources This item is noted. The wetland delineation summary and supporting documents are included in Appendix O. 1 BMC 38.410.130: Water rights and/or payment of cash-in-lieu of water right is required prior to development for the demand on the City’s potable water system. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). Engineering – Water Rights Water rights and/or payment of cash-in-lieu of water rights will be provided prior to final plat of all applicable phases. 62 Resources The no-rise certification and floodway encroachment analysis are included in Appendix Y. 61 Engineering - Stormwater Please refer to the Stormwater Management Design Report in Appendix X. 60 Water & Wastewater All sanitary sewer generated within Blackwood Groves will be routed to the Cattail Creek Drainage Basin. 59 (DSSP) V.D.1: The alignment of all water, sanitary sewer, and storm sewer mains and services shall be arranged so that there is a minimum of ten (10) feet of horizontal separation between these lines and with any gas lines, power lines, communication lines, utility poles or other above-grade utility structures, and street lights. a. The applicant must provide adequate separation from the edge of streets, etc. In general, private utilities should be removed from public utility easements or have adequate separation. The applicant is advised to work with the water and sewer department to determine what is acceptable for future maintenance. As presented, the applicant Engineering – Water & Wastewater The alignment of all water, sanitary sewer, and storm sewer mains satisfy City Standard requirements. 58 west side of 11th is not appropriate due to the storefront block frontage of the Town Center. 11 The trail corridor running E-W through Blocks 17 and 18 will need to have a 30 foot wide public access easement and accommodate a 10 foot path. Engineering - Transportation A 10-ft pedestrian easement is included for Blocks 17 and 18 as this is the community commercial Town Center. Setbacks required from a 10- ft easement will create a 30- ft corridor for pedestrians. Plans for the Town Center will incorporate this important pedestrian connection and will be reviewed under a future site plan application. 57 Recorder identifying the maintenance requirements and responsibilities – this agreement will be filed at final plat for the applicable phases. A concrete delineator will be included between the travel lanes and the angled parking spaces – please see the street sections in Appendix N. The radii of the transitions will accommodate snow plows and vertical delineators will be provided – this information will be included in the infrastructure plans for the applicable phases. Additional landscaped medians have been added to the angled parking street sections for snow storage. Snow can also be hauled to the stormwater pond in the northwest corner of the Subdivision. 56 (Streamline) to incorporate service into the development. Engineering - Transportation The proposed trail network satisfies the requirements of the City PROST Plan – please see the Parks Master Plan in Appendix E. The applicant will continue to coordinate with Streamline on a potential service to the development. 5 The typical sections shown for South 11th Ave and Blackwood Road need additional detail , which includes the following: a. South 11th Avenue and Blackwood Road should be designed with separated bike/pedestrian facilities. For South 11th Ave, this matches the typical section to the north and is in line with a general trend away from on street bike lanes for higher volume streets. Likewise, with Blackwood Road providing direct access to Sacajawea Middle Engineering - Transportation Please refer to the street sections provided in Appendix N and the TIS in Appendix U for all details on the proposed street sections. 55 safety, and to the proposed uses of the land to be served by such streets. The design standards contained in these regulations apply to all construction, reconstruction and paving of streets. Review authority for exceptions or modifications to this section is specified in division 38.200.010. a. As presented in the phasing plan, Street B must connect to South 19th with the first phase (Phase 1) of the development. Without this segment, all traffic from Phase 1 is forced onto South 11th Ave. The applicant’s traffic impact study will need to evaluate the Street B/19th connection. Furthermore, a left turn lane may be needed into the subject property from South 19th street. b. As presented in the phasing plan, the Phase 5 portion of Blackwood Road and South 11th must Engineering - Transportation All streets comply with the adopted growth policy and transportation plan. Please refer to the proposed street sections in Appendix N and the phasing plan in Appendix A. The applicant does not propose to connect Street B to 19th Ave. as part of Phase 1 as the multiple connections provided to South 15th, Spring Ridge Drive, 11th Ave. (collector), and to South 3rd Ave. (collector) provide ample capacity for the Phase 1 generated traffic. The development will connect to 19th as part of Phase 2. This is addressed in the TIS (Appendix U). The applicant concurs with comment 2.b and Blackwood and 11th are 54 c. Provide lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII – D), and light trespass (Section XII – D). d. The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP) will be required with infrastructure review. Engineering - Lighting The preliminary overall lighting plan for public streets is included in Appendix P. City Lighting standards will be achieved. Detailed calculations will be provided during civil infrastructure review. 2 BMC 38.400.070: Subdivision lighting special improvement lighting district (SILD) information shall be submitted to the City and the district formed after preliminary plat approval in hard copy and digital form. Any final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. Engineering - Lighting A SILD will be created prior to final plat approval for any phase. 53 utility will be placed within the private utility easements in standard locations across the subdivision. The applicant has visited with John Alston to discuss future service requirements – many utility extensions will be reviewed under future site plan applications. 1 BMC 38.410.060: A ten foot minimum front set back easement using the City’s standard language must be provided along dedicated streets for the extension of dry utilities. The application is unclear if the utility easement has been included along all street frontages Engineering - Legal The 10’ utility easements are displayed on the preliminary plat, the City standard language is included in the Certificate of Dedication language on page 6 of 6 of the preliminary plat. 2 BMC 38.410.060: The proposed ten foot pedestrian easements shown on the plat are presented as “approximate locations”. The applicant must Engineering - Legal The 10’ pedestrian access easements are shown on the preliminary plat. The locations of these easement 52 Standard Code Provisions Understood. Question 2: The proposed street sections along collector streets Blackwood Road and South 11th show the boulevard sidewalks along the commercial and residential lots in a location more centered in the boulevard 6 feet off the property line, instead of Engineering Understood. 51 10 Section 38.550.070 requires that the perimeter external streets of the subdivision be constructed with a vegetative boulevard, street trees and irrigation in the public right of way. Standard Code Provisions Understood. 11 Section 38.220.310, Property Owners’ Association. All areas reserved for open space and other common areas (i.e., storm water facilities) to be owned and maintained by the property owners’ association will need to be identified on the Standard Code Provisions Understood. 49 trail corridor must be at least 25 feet in width to ensure adequate room for the construction, maintenance and use of the trail. Transportation trail corridors cannot be used to satisfy parkland dedication requirements; and e. Pathways that connect community or neighborhood commercial nodes by a reasonably direct route; or Standard Code Provisions Understood. 48 7 The following applies to all buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window or door. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. NWE This comment is noted and will be accounted for. 47 proposed parkland dedication. Please see Appendix E for additional information. 1 Need to have plated 10-foot public utility easements along the streets and any alley ways where the lot does not front a street. Will need to work with NWE project engineer to determine best location for NWE Public utility easements are included on the preliminary plat. 46 Planning All blocks will include required rights-of-way, with final location to be determined with the Site Plan. 17 Section 38.410.080 - Grading and drainage. Stormwater facilities must be provided for the public streets. All lots provided to accommodate stormwater from the public streets must be titled “open space” lots with the correct lot and block number depending on location. The open space lots must be maintained by the POA and noted accordingly in the documents required in BMC 38.220 part 2 and on the conditions of approval sheet of the plat. BMC 38.410.080 outlines the requirements for stormwater drainage facilities including landscape design if s surface facility is proposed. Landscape and irrigation plans must be Planning All stormwater facilities will be located on open space parcels with public access and maintenance easements. 45 definition of recreation pathways, please see section 38.420.110.B. For lots proposed to front on pedestrian pathways specify whether this pathway is a transportation pathway or recreation pathway included in parkland or open space boundaries. Planning The Parks Master Plan specifies the typology of pathways proposed for this neighborhood. Please see Appendix E for additional information. 44 included with the subsequent Master Site Plan and Site Plan applications. 6 Correct any notes on the plat that state location is approximate with location to be finalized with final plat. Planning All plats notes have been updated to reflect the final nature of the relevant notes. 7 The preliminary plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). Planning The Preliminary Plat conforms to all necessary BMC and Uniform Standards for Subdivision Plat. 8 The supplemental documents outlined in BMC 38.220, part 2 are deemed required with this application as there are common facilities including city parkland, open space and the associated Planning All draft supplemental documents required by the BMC have been included in this submittal. Please see the 43