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Home My WebLink AboutBlackwood Groves - PP Narrative RC#1 - 03-25-2021 PRELIMINARY PLAT NARRATIVE RC#1 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 2 of 48 Table of Contents NARRATIVE Section I. – Project Team Section II – Introduction Section III – Subdivision Pre-Application Plan Narrative Section IV – Response to Preliminary Plat Comments (File No. 20-447) 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 and Appendices 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: Draft ECCRS, Design Guidelines, & Bylaws Appendix M: Affordable Housing Application and Plan Appendix N: Street Sections Appendix O: Watercourse Summary, Wetland Delineation Report and Supporting Documents Appendix P: Lighting Plan Appendix Q: Impact Letters and Responses Appendix R: Building Envelope Diagram Appendix S: Land Use Map Appendix T: Project Schedule BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 3 of 48 Appendix U: Traffic Impact Study Addendum Appendix V: Geotechnical Investigation Report Appendix W: Water and Sanitary Sewer Design Reports Appendix X: Stormwater Management Design Report and Irrigation Ditch Company Letter 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 4 of 48 L315 - Park 14, 15, & 16 Boulevard Planting L316 - Block 28 Watercourse 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 Phasing Exhibits Preliminary Plat Maps 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 5 of 48 Sheet C.7.0 - Lot Layout Sheet C.8.0 - Street Layout 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 6 of 48 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 and dynamic mix of residents with a range of demographics and income levels. This is of particular BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 7 of 48 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 two sets comments from the City of Bozeman in response to that application. Revisions to the Master Site Plan application are to be submitted concurrently with this Preliminary Plat submittal. 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 8 of 48 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 9 of 48 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)* 16.82 Acres (732,621 sf) Parkland 18.34 Acres (798,747 sf) Open Space 3.43 Acres (149,459 sf) ROW/Easements/Streets 33.49 Acres (1,458,878 sf) TOTAL 119.45 Acres (5,203,782 sf) * = Type of structures and number of units to be determined at Site Plan. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 10 of 48 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 11 of 48 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 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, BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 12 of 48 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 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 13 of 48 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. Each neighborhood within the broader Blackwood Groves project will be interconnected to each BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 14 of 48 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 mechanisms such as density bonuses. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 15 of 48 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, green connections, shared use paths, and bike lanes. The Gallagator Trail runs along the eastern BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 16 of 48 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, and Appendix O). 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 throughout the entire development. Neighborhood parks provide active features with scavenger BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 17 of 48 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, and Appendix O. 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 18 of 48 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 19 of 48 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 20 of 48 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 for the initial subdivision phase 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 21 of 48 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 22 of 48 IV. Response to DRC Comments (File No. 20-447) Replying to the DRC provided by City Staff on February 2021, the following responses are included in this RC submittal. The Table of Contents also provides additional direction to relevant response materials. No. Comment Review Entity Response/Comments 1 The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Planning – Conditions of Approval Understood. 2 The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats 24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. Planning – Conditions of Approval Understood. 3 The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Planning – Conditions of Approval Understood. 4 Any public access easement for the common open spaces must be provided as a separate document describing the scope of the grant of easement and naming a custodian of the public’s interest in the easement. Planning – Conditions of Approval Understood. 5 The applicant must include a note on the conditions of approval sheet of the final plat that states that maintenance of all stormwater facilities, including stormwater facilities within Planning – Conditions of Approval Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 23 of 48 the park parcel, is the responsibility of the property owners’ association (POA). 6 The approved affordable housing plan must be recorded concurrent with the final plat and a reference to the recorded document must be provided on the conditions of approval page of the final plat. The reference on the conditions of approval sheet must be “This subdivision is subject to affordable housing requirements. The subdivision’s requirements and obligations can be found in the Bridger Meadows Affordable Housing Plan recorded as document no.___________ at the Gallatin County Clerk and Recorders Office.” Planning – Conditions of Approval Understood. 7 The applicant must add a note to the conditions of approval sheet of the plat that all stormwater infrastructure located outside of the public right- of-way must be maintained by the property owners’ association (POA). Planning – Conditions of Approval Understood. 1 Everything but conditions of approval and required signature block for conditions of approval need to be on sheet 1 of the plat. Planning Understood. 2 The park/greenway corridor replaces the frontage of a lot onto a street. Any of the lots that front onto a park or open space should have the sidewalk placed on the lots as a 10 foot wide easement with a 5 foot wide sidewalk rather than in the park or open space. This should be reflected along the lots in Block 8, 10, 11, 20, and 22. Planning The sidewalks/trails are located within the parks to provide a clear, public sidewalk/trail connection to the Subdivision’s major parks and neighborhood core while also providing foot traffic entrances to the lots fronting on the parks. These sidewalks/trails also frame the linear parks in order to activate smaller, public recreation areas scattered across the entire subdivision. 3 If it is determined that the waterway along lots 1-6 in block 28 is an actual waterway and not a ditch, information is required on how the watercourse setback will be mitigated for. A landscape plan will be required for these lots and a restriction will also be required that the landscaping cannot be mowed or altered. The building envelope diagram appears to show that the lot is buildable into the watercourse setback which is not allowed per 38.410.100. There should be some sort of delineation of the wetland boundary on the lot (i.e. fence). The developer is required to do the watercourse landscaping and provide a barrier. The planting Planning The applicant has coordinated with the City Engineering Department on these watercourse setbacks. Please see the Watercourse Summary Memo in Appendix O for the summary of these determinations. The landscape plan for Lots 1-6, Block 28 is included in Sheet L316. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 24 of 48 plan will be required to be installed with Phase 8 Final Plat. 4 The lighting at some of the intersections states that they are 0.0 while there are street lights located there. Please clarify or update. Planning Please see the updated lighting plan in Appendix P and within the “plans” folder of the preliminary plat application. 5 The path through park 14, open space D, park 5, park 3, and open space B is considered a midblock crossing which requires 1 tree for every 50 feet per 38.550.050.D. Please adjust the landscape plans to reflect this. Planning The landscape plans have been updated to include 1 tree for every 50 feet. Please reference Landscape Plan sheets L305, L306, L310, L313, and L315. 1 On sheet L600, specify that overhead irrigation sprinkler heads will be installed and adjusted properly to minimize water over throw onto the pavement. Water Conservation Division Sheet L600 has been updated to meet this expectation. 2 On sheet L600, specify the installation of water efficient sprinkler (multi-spray, multi-trajectory or rotating spray) nozzles. Water Conservation Division Sheet L600 has been updated to meet this expectation. 3 On sheets L601, L602, L603, L604, L605, L606, L607, L608, L609, specify the total landscaped (trees, shrubs, perennials) area in square feet to be irrigated with drip irrigation. Water Conservation Division All sheets have been updated to meet this expectation. 1 The applicant is required to meet with the Forestry Division Manager prior to construction. A tree preservation and removal plan must be agreed upon for existing trees. Forestry Understood. 1 The easement on the south side of the lots for block 8 should be relocated to the 30 foot wide public utility easement. NWE There is not adequate space to move the utility easement to the 30-ft public utility easement in the alley. The alley has public water and sanitary sewer mains and requires the entire 30-ft easement. Rather than having all utilities packed into the alley, the applicant is proposing to separate the private utilities to the front yards of the lots fronting park space. An 8-ft wide asphalt trail or 5-6 ft wide sidewalk will run adjacent and BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 25 of 48 parallel to this easement which will provide a hardscaped access for equipment to be able to access any private utility equipment located in the easement. 2 The utility easement on blocks 20 and 22 should front onto the alley and not the park. NWE There is not adequate space to move the utility easement to the 30-ft public utility easement in the alley. The alley has public water and sanitary sewer mains and requires the entire 30-ft easement. Rather than having all utilities packed into the alley, the applicant is proposing to separate the private utilities to the front yards of the lots fronting park space. An 8-ft wide asphalt trail or 5-6 ft wide sidewalk will run adjacent and parallel to this easement which will provide a hardscaped access for equipment to be able to access any private utility equipment located in the easement. 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 Required 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 Required 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 Required 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); Standard Code Provisions Required Understood. The updated Landscape Plans and Parks Master Plan provide this information. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 26 of 48 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 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 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 Required The updated Landscape Plans and Parks Master Plan provide details on the proposed recreation and transportation pathways. 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 Required The applicant will secure written confirmation from all utility companies prior to the final plat approval. The applicant discussed this item with the project planner and determined that this would be necessary for final plat and not required for preliminary plat. 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 Required Understood, the plans and POA documents contain the required details in response to this comment. 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 Required Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 27 of 48 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 Required Understood. The applicant will continue to coordinate with the USPS on cluster box locations. 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 Required 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 preliminary plat as “common open space”, not “open space”, and so noted accordingly in the property owners’ association documents. Standard Code Provisions Required Understood, the POA documents contain the requisite language. 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. Standard Code Provisions Required Understood. A draft of these covenants has been included with this submittal as Appendix L. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 28 of 48 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. 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 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. Standard Code Provisions Required Understood. 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 Required 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 Required A Noxious Weed Management Plan has been included as Appendix AB. 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 Standard Code Provisions Required These have been included with this submittal as Appendix L. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 29 of 48 common to the association pursuant to 38.220 Part 1 of the Bozeman Unified Development Code. 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 Required Understood. These will be provided prior to the commencement of any site work and/or Final Plat approval. 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. Standard Code Provisions Required Understood. Staff recommends approval of the Blackwood Groves Park Master Plan with code corrections and conditions of approval. Staff recommends approval of the watercourse setbacks and stormwater facilities within the design of the larger park area as this land will provide valuable trail connections, unobstructed frontage for the parks, and attractive trail and park side features; however, the land cannot be counted toward the required parkland amount. The stormwater facilities shall remain the long-term maintenance responsibility of the Property Owners Association. Inclusion of the above is not considered a “waiver” and the equivalent area of land shall be provided as either land or CILP as recommended by the Recreation and Parks Advisory Board and finally approved by the City Commission. Parks Understood. The applicant is no longer requesting inclusion of stormwater facilities as dedicated parkland. 1 The level of detail provided within the Master Plan Park Landscape drawings has not been reviewed/approved. Please note that the designs are preliminary on each drawing with a watermark or other clearly visible indication that further review is required at preliminary plat. Parks – Code Corrections Understood. Plans have been updated accordingly. 2 With the passing of the Parks and Trails District, park maintenance responsibility will fall to the Parks Division upon acceptance of parkland dedication (easement or deed) or park staff acceptance of improvements, whichever comes later. Parks – Code Corrections Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 30 of 48 3 To mitigate for the unconsolidated parkland configuration, fewer improvements-in-lieu should be provided above what is required and/or smaller parks should be changed to open space parcels to lessen long-term maintenance responsibilities of the Parks and Recreation Department. Adjust the proposal/summary of IILP within Master Park Plan and consider the following adjustments within individual park plans, to be confirmed at the time of preliminary plat review: a. Trail crossings within street section should be enhanced as part of the Improvements-in-lieu proposal. Raised trail surface or pavement markings must be approved by engineering. b. Add more trees as part of the Improvements-in-lieu proposal. c. Move certain proposed improvements into private open space lots. d. Increase number of bike racks. e. Count expenses related to the ADA on- street parking spaces toward IILP. f. Add small parking lot or back-in angled parking areas to larger parks. Anywhere that angled parking adjoins parkland, an additional 2 feet is required to sidewalk/trail width to account for vehicle overhangs. Parks – Code Corrections See Parks Master Plan RC #1: Appendix C for an updated Improvements in Lieu estimate. 1 The Master Park Plan Conditions of Approval shall be added as an addendum to the Park Master Plan. Parks – Parks Master Plan Conditions of Approval Understood. See Parks Master Plan RC #1 document Section 5: City of Bozeman Conditions of Approval. 2 Upon phased development of the Blackwood Groves Park Master Plan, the applicant shall submit to the department, sequential individual site plan for specific areas within the master site plan. Each subsequent application for a site plan shall be consistent with the approved master site plan and subject to the review criteria of Unified Development Code (including but not limited to 38.230.100.A, 38.220.060.A.16, 38.420, 38.410.100) PROST Plan, Park-naming policy, CILP Criteria/IILP proposal and other relevant requirements. Parks – Parks Master Plan Conditions of Approval Understood. 3 Section 38.420.070.A.2. Blackwood Groves Park Master Plan conceptually approves inclusion of the stormwater features shown. Further review and conditions will be determined prior to preliminary plat approval. Stormwater areas to be removed from the required land calculation and shall be maintained by the POA. Parks – Parks Master Plan Conditions of Approval Understood, these stormwater facilities have been removed from the required parkland calculation. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 31 of 48 4 Although an easement or parkland dedication is required at the time of initial subdivision, the Parks and Recreation Department does not assume maintenance responsibility until improvements within each phase have been installed and fully accepted on behalf of the City, or at Final Plat whichever comes later. Parks – Parks Master Plan Conditions of Approval Understood. See Parks Master Plan Section 1: Maintenance for the inclusion of this agreement. 5 Trail Classifications per 38.420.110. shall be determined at the time of individual park plan review. Trails in parkland and open space parcels shall be of a consistent specification. Parks – Parks Master Plan Conditions of Approval All trail classifications in parkland and open space areas have been identified in the Parks Master Plan. 6 The City of Bozeman is developing a city-wide wayfinding program. Wayfinding improvements shall not be installed as improvements-in-lieu until completion of a city-wide wayfinding plan or must be reviewed for compliance with the City’s existing parks sign specifications. Parks – Parks Master Plan Conditions of Approval Understood. All wayfinding improvements have been removed from Phase 1 in order to give the City time to complete its city-wide wayfinding plan. Improvements for Phase 1 wayfinding will be installed within Phase 2. 7 All trails or pathways within parks that serve as egress for buildings must be maintained by the POA. Parks – Parks Master Plan Conditions of Approval Understood. 8 Placeholder: Additional conditions as required by the Recreation and Parks Advisory Board Subdivision Review Committee or City Commission. Parks – Parks Master Plan Conditions of Approval Understood. 1 No Park Site Plan/Landscaping Sheet was provided for Park 4. Parks – Preliminary Plat Requirements prior to PP Approval See Phase 1-3 Concept Park Drawings for the conceptual park plan for Park #4 and all other Phase 1 parks. 2 Remove Landscaping Sheets for future phase parks from the Phase 1 application (see item 3). Parks – Preliminary Plat Requirements prior to PP Approval Understood. 3 Make corrections to trail alignments and consolidate per meeting with Park staff. Parks – Preliminary Plat Requirements prior to PP Approval See Phase 1-3 Concept Park Drawings for the conceptual park plans for all Linear Parks, including the agreed upon trail alignments. 4 To mitigate for the unconsolidated parkland proposal, staff recommends that fewer improvements-in-lieu be provided beyond that required in order to lessen long-term maintenance responsibilities. The following adjustments are recommended: a. Trail crossings within street section should be enhanced as part of the Improvements-in-lieu proposal. Raised trail Parks – Preliminary Plat Requirements prior to PP Approval See Parks Master Plan RC #1: Appendix C for an updated Improvements in Lieu estimate. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 32 of 48 surface or pavement markings must be approved by engineering. b. Add more trees as part of the Improvements-in-lieu proposal. c. Move certain proposed improvements into private open space lots. d. Increase number of bike racks. e. Count expenses related to the ADA on- street parking spaces toward IILP. f. Add small parking lot or back-in angled parking areas to larger parks. Anywhere that angled parking adjoins parkland, an additional 2 feet is required to sidewalk/trail width to account for vehicle overhangs. g. Provide secure well-house or other feature to protect wellheads, electric meters, etc. h. Within larger parks, provide sheds for maintenance equipment (if this feature is not added, please indicate a location for future storage sheds and mark as a “future” improvement) 5 Details provided in Landscape drawings do not meet the requirement in Sec. 38.220.060.A.16: a. Additional information regarding phase 1 park furniture or other proposed IILP is required, including proposed locations within the park. b. Provide lot dimensions and area calculation on all parkland sheets. c. No information regarding irrigation is provided. Parks – Preliminary Plat Requirements prior to PP Approval Detailed landscape Construction Drawings, park amenities, and a detailed cost estimate for all parks will be provided at sequential individual site plan applications for each phase of construction. At this stage of the development, see Phase 1-3 Concept Park Drawings for current proposed park improvements and locations (Appendix E of the Parks Master Plan). 6 Sec. 38.220.060.A.16. includes the requirement for approval of the final park plan by the review authority with a recommendation from the city recreation and parks advisory board prior to any site work. This application will be reviewed by RPAB or its subdivision review committee prior to preliminary plat approval. City Commission will give preliminary approval concurrently with preliminary plat. Parks – Preliminary Plat Requirements prior to PP Approval Understood. 7 Others to be determined upon submittal of individual park site plans for all Phase 1 parks. Parks – Preliminary Plat Requirements prior to PP Approval Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 33 of 48 1 Park easements required for all parks at Final Plat. Provide, for all 16 parks, exhibits/adapt the Landscaping set to support the required preliminary plat park easements with land area, area of stormwater features, watercourse setbacks, well/irrigation easements and park dimensions clearly denoted. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed Easements for parks will be provided at each phased Final Plat submittal. 2 A separate maintenance access easement from the City is required for access to stormwater features prior to Final Plat or City acceptance of parkland, whichever comes later. Prepare easement documents that include the area of access for stormwater feature maintenance. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed Easements for stormwater facilities will be provided at each phased Final Plat submittal. 3 Easements for trails within open space parcels shall include agreement to utilize city-wide wayfinding and allow parks staff to install and/or repair wayfinding. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed Understood. This language has been added to the Parks Master Plan RC #1 document. 4 A note on the plat and within park maintenance documents shall indicate that snow-clearing of park trails/sidewalks that serve as primary egress shall be the sole responsibility of the POA. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed See Parks Master Plan RC #1 document Section 5: City of Bozeman Conditions of Approval. 5 A preconstruction meeting with Park Division is required prior to any site work. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 34 of 48 meeting or Final Plat if to be financially guaranteed 6 City Commission will adopt the final park plan by resolution prior to any site work. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed Understood. 7 Prior to final plan approval, applicants must show conformance with 38.420.080.A.1.a. a. It is recommended that applicants decrease areas of sod. b. Mulched Planting beds – no detail is shown. Ensure mulched areas are consolidated into larger spaces more easily maintained. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed a. A reduction of sod is being considered throughout all park designs. Due to the nature of the linear parks and their usage and frontage, sod has been selected for ease of maintenance and aesthetic. At Parks 1, 2, 3, & 4, the majority will be planted with native seed, with a few carefully placed mulched planting beds and lawn areas. The percentage allocated within the Phase 1 parks is approximately 36% sod and 48% native seed. b. Detailed planting plans for mulched planting beds will be provided at sequential individual site plan applications. 75% of the plant material installed will be drought tolerant varieties per Sec 38.550.050.B of the BMC. Simplicity of maintenance will also be prioritized. 8 A note shall be added to the final plat stating: Although an easement or parkland dedication is required at the time of initial subdivision, the Parks and Recreation Department does not assume maintenance responsibility until park improvements have been installed and fully accepted on behalf of the City or at Final Plat, whichever comes later. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed See Parks Master Plan RC #1 document Section 5: City of Bozeman Conditions of Approval. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 35 of 48 9 Others to be determined upon submittal of all Phase 1 Park Plans. Parks – Preliminary Plat Conditions of Approval required prior to preconstruction meeting or Final Plat if to be financially guaranteed Understood. 1 Bozeman Municipal Code (BMC) 38.230.100.A.12: As presented, the phasing plan is difficult to follow given the complexity and scale of the development. 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. a. It is advisable to color code infrastructure or create drawings for each phase of the development to clearly identify infrastructure proposed and existing with respective phases. Engineering - General A detailed phasing plan is included in Appendix A and in the “Phasing Exhibits Set” provided in the civil plans/exhibits. The “Phasing Exhibits Set” provides exhibits of each individual phase. Phasing boundaries are also provided on the preliminary plat. 1 BMC 38.400.110 Transportation Pathways – A 25 feet wide public access easement is required for all class I trails. A smaller easement section could be acceptable if approved by the City’s Parks department in writing. Engineering - Legal There are no class I trails outside of the right-of-way of Blackwood Road and 11th Avenue. 2 BMC 38.400.110 Transportation Pathways – The proposed “private pedestrian access easement” in block 21 is not acceptable. This must be a public access easement. Engineering - Legal The private pedestrian access easement in Block 21 has been removed. This is a private common open space for the use of the courtyard lots to have an east/west connection to Avenue A and Avenue B. This is not a public access corridor to break up the block length/width as Block 21 does not exceed block length/width standards. 3 BMC 38.410.060 Easements - The proposed ten foot pedestrian easements shown on the plat are presented as “approximate locations”. The applicant must determine the final locations of the easements with the preliminary plat. Engineering - Legal 3. All ten-foot pedestrian access easements are noted as “location to be finalized with final plat” which addressed a comment from the City on the pre-application plat. The exact BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 36 of 48 location of these easements depends on the site plans for the applicable blocks which are currently under development. These easements will be provided as a separate document with the corresponding final plat such that they can be altered slightly (depending on future site plans) without having to file an amended plat in the future should the locations change slightly. 4 BMC 38.410.080.E: A public 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. a. Ponds #2, 3, 4, 5, and 7 must be included in a public drainage easement. Engineering - Legal All stormwater facilities are located within Open Space parcels with drainage and maintenance easements as shown on the preliminary plat or within Park parcels which will be owned by the City of Bozeman. Ponds #2, 3, 4, 5, and 7 are all within Park parcels which will be owned by the City of Bozeman. 5 BMC 38.410.060 Easements - A minimum easement width of ten feet is required on each side of irrigation canals and ditches. All portions of the irrigation canal and proposed culverts must be contained within a minimum 20 feet wide ditch maintenance easement. Engineering - Legal Per an email from the Karl Johnson (City Engineer) on 3/15/2021, a 10’ wide ditch maintenance (as shown on the plat) easement is acceptable so long as an appropriate written maintenance agreement with the ditch company is secured. The formal maintenance agreement will be executed and filed with the Phase 1 final plat. A preliminary agreement letter from the Middle Creek Ditch Company is provided in Appendix X of this application. 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. a. The TIS does not discuss existing or future traffic impacts associated with the interaction of Goldenstein Lane and South 3rd Avenue. This intersection must be analyzed with an updated TIS. Engineering - TIS An addendum to the traffic impact study is included in Appendix U of this application which includes an analysis of the intersection of Goldenstein Lane and South 3rd Avenue as well as additional analysis of the individual phases of the subdivision. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 37 of 48 b. The provided TIS only analyzes Phase 1 and full buildout traffic impacts. However, the applicant is showing various infrastructure upgrades (i.e. South 19th Widening, the extension of South 11th, etc.) with the various proposed phases of the development. The TIS must clearly discuss the impacts of the different phases with respect to the timing of these improvements. 1 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 the development connects to the water distribution system at a minimum of two points. 2 BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems: 2015 Wastewater Facility Plan – The following improvements are required. a. (Name: Cattail Creek Basin – S 3rd Ave (Goldenstein Ln to S 19th St) requires the extension of 12 inch sanitary sewer main through the project site. b. (Name: Cattail Creek Basin – S 19th Ave (Driftwood Dr to Goldenstein Ln) requires the extension of 12 inch sanitary sewer main adjacent to the project site. c. It appears the applicant is combining these improvements into a single 18” sanitary sewer main running south to north along Avenue A. The city is receptive to this alternative. The applicant must provide a narrative and an analysis of the future conditions on this main prior to acceptance of this alternative. Engineering – Water & Wastewater The applicant discussed the sanitary sewer alternatives with the City of Bozeman and came to an agreement on the sewer layout. An additional 8” sewer main stub has been added along Blackwood to South 19th to provide for a potential connection from the northeast corner of the adjacent property (southwest of Blackwood/19th intersection). 3 DSSP V.B.12 Access Roads - A 12'-wide all- weather gravel access road, with turnarounds if needed, shall be constructed to provide access to all sanitary sewer manholes not located within a paved public or private street or parking lot. a. It appears the termination of the 18 inch sewer main will be located outside of the 19th Avenue pavement. The sewer extension must be relocated to be within 19th Ave pavement and greater than 2 feet from the curb and gutter. Engineering – Water & Wastewater The termination of the 18” sewer main will be located within the 19th Avenue pavement. 4 DSSP V.A.5 Main Extensions – All main extensions must be looped. a. It appears water mains will extend into blocks 10, 11, 19, and 21 without looping. This configuration proves a single point of failure for multiple lots. This system must be designed to allow looping. Engineering – Water & Wastewater All main extensions will be looped in accordance with the City of Bozeman design standards and specifications. The applicant will work with the City on appropriate water main BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 38 of 48 configurations with future site plan applications. 5 DSSP V.D.5.a Easements – All Public Utility easements must be a minimum of 30 feet wide for one or two utility mains. Engineering – Water & Wastewater All public utility easement are a minimum of 30 feet wide. 6 BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems: 2016 Water Facility Plan Recommendation – (CIP Number: FP_2033) requires the extension of a new 12 inch water main from the existing 16 inch water main in Blackwood Road to the southern boundary along South 11th Avenue alignment of the parcel. a. The proposed water main extension from the existing 16 inch water main to the east border of the parcel along Blackwood Road is not required to be upsized to 12 inches. Engineering – Water & Wastewater A 12” water main is now included in 11th Avenue to the south property boundary. The new water main running in Blackwood to the east property boundary is now shown as 8”. 1 BMC 38.600: There are a number of proposed culverts located throughout the property that are 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. a. The FEMA No Rise Certification report is not clear on the adequacy of the culvert sizing. Please indicate specific sections (pages) in this report related to proposed culvert sizing. Engineering – Natural Resources The hydraulic calculations for the proposed culverts will be provided during the infrastructure plan review. Please see page 6 of the No-Rise Certification report (Appendix Y) for the summary of the adequacy of the culvert sizing. The proposed culverts do not affect the 100-year flood elevations. 1 1. 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 applicant is encouraged to continue to coordinate with the Engineering Department on the following items. 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. The applicant is encouraged to continue coordination with the Engineering Department. b. 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 Engineering Advisory Comments - TIS The applicant has worked continuously with the City Engineering Department to determine appropriate street cross sections for Blackwood and 11th. The agreed-upon street sections are included in the preliminary plat and in the street section exhibits in Appendix N. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 39 of 48 Sacajawea Middle School, separated facilities provide a greater level of comfort for a wider range of users. c. 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. d. The desire for on street parking on South 11th Ave and Blackwood Road warrants further discussion with the engineering department. 2 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). Engineering Advisory Comments - TIS This advisory comment is noted. 3 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 (Streamline) to incorporate service into the development. Engineering Advisory Comments - TIS This advisory comment is noted. 4 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 South 19 th 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 19th. Engineering Advisory Comments - TIS This advisory comment is noted. 5 A southbound left turn lane from South 19th Avenue into the subject property will not be granted until South 19th Avenue has been widened to the City’s arterial standard and approved by the Montana Department of Transportation. Engineering Advisory Comments - TIS This advisory comment is noted. 6 The applicant must provide safe intersections with all phases of the development. Engineering Advisory Comments - TIS This advisory comment is noted. 7 BMC 38.330.020: Angled parking will be permitted for the development, however, the following requirements must be satisfied. a. The applicant must file a maintenance agreement with the County Clerk and Recorder Engineering Advisory Comments - TIS This item is noted – the applicant will file a maintenance agreement prior to final plat approval and address final design considerations during BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 40 of 48 in addition to the plat note identifying the maintenance requirements and responsibilities of the back-in angled parking spaces prior to final plat approval. b. 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. c. 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. infrastructure plan review prior to construction. 1 The applicant must obtain a floodplain permit and stream permits for piping the ditch prior to infrastructure approval. Engineering Advisory Comments – Natural Resources This advisory comment is noted. 2 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 Advisory Comments – Natural Resources This advisory comment is noted. 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 Griffin Nielsen with the City Engineering Department to obtain a determination of cash- in-lieu of water rights (CILWR). Engineering Advisory Comments – 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. 1 The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) or special districts for the following, if not already filed: a. Street improvements to S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to S. 11th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to Blackwood Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Engineering – Recommended Conditions of Approval The applicable Waivers of Right to Protest Creation of SIDs will be filed prior to final plat approval. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 41 of 48 d. Intersection improvements at Blackwood Road and S. 11th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Blackwood Road and S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Blackwood Road and S. 3rd Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements at Goldenstein Lane and S. 3rd Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements at Goldenstein Lane and S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to master site plan approval or preliminary plat approval. 2 The final plat must provide all necessary utility easements and they must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Engineering – Recommended Conditions of Approval Understood. 3 All dedicated public easements must be recorded the City’s standard template easement documents separate from the plat and the recorded document number must be listed on the final plat. Engineering – Recommended Conditions of Approval Public easements with City standard language are typically dedicated on the final plat and not in separate documents. The applicant will work with the City Engineering Department during the final plat review process to ensure all dedicated easements are satisfactory. 4 The project falls in the “Meadow Creek signal, water, and sewer Payback” area. The applicant must pay all of the payback fees prior to final plat approval. Engineering – Recommended Conditions of Approval Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 42 of 48 5 The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant. Engineering – Recommended Conditions of Approval Understood. 6 The subject property is located in an area with high groundwater with potentially corrosive soils, which can increase the likelihood of water main failure over the lifespan of the asset. The applicant must perform a corrosivity analysis to determine if cathodic protection is required for the proposed distribution mains. Engineering – Recommended Conditions of Approval Understood. 7 Privately maintained storm drainage infrastructure, including drainage canal piping as well as easements required for the infrastructure, must not encroach on public street right of way. Engineering – Recommended Conditions of Approval Understood, however there will be sections of irrigation infrastructure that will need to cross public right-of-way and will therefore encroach within the right-of-way for these crossings. The applicant would like this condition to be updated to acknowledge these crossings. 8 A road connection to South 19th Avenue must occur with the first phase of the development. Engineering – Recommended Conditions of Approval Understood. 9 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. 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. Engineering – Recommended Conditions of Approval Understood. 1 The responsibility of maintenance for the stormwater facilities, stormwater open space lots, pedestrian open space lots and street frontage landscaping for the perimeter streets must be that of the property owners’ association. Maintenance responsibility must include, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of- way boulevard strips along all external perimeter development streets. The property owners’ Engineering – Recommended Conditions of Approval Sheet Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 43 of 48 association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all perimeter street frontage landscaping and stormwater facilities and all open space landscaping. 2 All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance. Engineering – Recommended Conditions of Approval Sheet Understood. 3 A 1 foot no access strip shall be placed along all lots fronting on South 19th Street. Engineering – Recommended Conditions of Approval Sheet Understood. 4 A 1 foot no access strip shall be placed along all lots fronting on South 11th Street. Engineering – Recommended Conditions of Approval Sheet Understood. 5 A 1 foot no access strip shall be placed along all lots fronting on Blackwood Road. Engineering – Recommended Conditions of Approval Sheet Understood. 6 No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. This note must appear on the final plat. Engineering – Recommended Conditions of Approval Sheet Note #2 in the general notes contains this language with one change. The note requires consultation with a professional engineer to determine if a crawl space can be constructed on a site-specific basis. There are some areas within the property where the roads will be above existing grade with lower seasonal high-groundwater levels that may allow for crawl spaces to be built. The applicant requests that this condition be updated to reflect this. 7 All downstream water user facilities will not be impacted by this Subdivision. Engineering – Recommended Conditions of Approval Sheet Understood. 8 All lots are subject to a 10-foot wide front yard utility easement. Engineering – Recommended Conditions of Approval Sheet The applicant requests that this condition be updated to read that “all lots are subject to a 10- foot wide front yard utility easement with the exception of all lots with storefront block frontage designations.” The requirements for the City’s storefront block frontage designation do not allow for a BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 44 of 48 10-ft utility easement outside of the right-of-way. 9 All Open Space and Public Access areas to be owned and maintained by the property owners association (Blackwood Groves Homeowners). Engineering – Recommended Conditions of Approval Sheet Understood. 10 All open Space Lots X & X of Block X are subject to a public utility easement for stormwater facility maintenance. Engineering – Recommended Conditions of Approval Sheet Understood. 11 Lot access must be constructed to the standard set forth by the City of Bozeman Design Standards and Specifications Policy, and the City of Bozeman Modifications to the State Public Works Standard Specifications per Bozeman Municipal Code requirements. Engineering – Recommended Conditions of Approval Sheet Understood. 12 A median is the portion of the roadway separating opposing directions of the roadway, or local lanes from through travel lanes. All medians are to be maintained by the property owners association (Blackwood Groves Homeowners). Engineering – Recommended Conditions of Approval Sheet Understood. 13 The back-in angled parking is to be maintained by the property owners association (Blackwood Groves Homeowners) which includes snow removal, pavement maintenance, and all other maintenance functions of the back-in angled parking spaces. Engineering – Recommended Conditions of Approval Sheet Understood. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 45 of 48 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 46 of 48 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. BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 47 of 48 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 BLACKWOOD GROVES Subdivision Preliminary Plat Narrative – RC#1 March 2021 Page 48 of 48 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.