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HomeMy WebLinkAbout06-06-22 CDB Agenda and Packet MaterialsA.Call to Order - 6:00 pm B.Disclosures C.Changes to the Agenda D.Approval of Minutes E.Consent Items E.1 Recommendation of approval for a site plan for construction of a multi-household condominium development including 13 buildings with five 3-unit buildings and eight 4-unit buildings. Required parking, stormwater management, landscaping, etc are all included.(Hyde) F.Public Comments This is the time to comment on any matter falling within the scope of the Community Development Board. There will also be time in conjunction with each agenda item for public THE COMMUNITY DEVELOPMENT BOARD OF BOZEMAN, MONTANA CD AGENDA Monday, June 6, 2022 This meeting will be held both in-person and also using Webex, an online videoconferencing system. You can join this meeting: Via Webex: Click the Register link, enter the required information, and click submit. Click Join Now to enter the meeting. Via Phone: This is for listening only if you cannot watch the stream, channel 190, or attend in-person United States Toll +1-650-479-3208 Access code: 2555 235 5213 If you are interested in commenting in writing on items on the agenda please send an email to agenda@bozeman.net prior to 12:00pm on the day of the meeting. Public comments will be accepted in-person during the appropriate agenda items. You may also comment by visiting the Commission's comment page. You can also comment by joining the Webex meeting. If you do join the Webex meeting, we ask you please be patient in helping us work through this hybrid meeting. As always, the meeting will be streamed through the Commission's video page and available in the City on cable channel 190. 1 comment relating to that item but you may only speak once. Please note, the Community Development Board cannot take action on any item which does not appear on the agenda. All persons addressing the Community Development Board shall speak in a civil and courteous manner and members of the audience shall be respectful of others. Please state your name and place of residence in an audible tone of voice for the record and limit your comments to three minutes. General public comments to the Board can be found in their Laserfiche repository folder. G.Special Presentations H.Action Items H.1 Recommendation of approval for a site plan for new construction of a 65-unit combination single-detached household and rowhouse rental residential development on 4-acres consisting of two blocks within the Blackwood Groves Subdivision, Phase 1 located at the southeast corner of S. 19th Ave. and Cambridge Drive.(Montana) H.2 Annexation and initial zoning application 21443 requesting annexation of 8.56 acres and amendment to the City Zoning Map for the establishment of a zoning designation of B-2M (Community Business-Mixed District).(Rogers) H.3 Shady Glen Concept Planned Unit Development Plan, Application 22102.(Rosenberg) I.FYI/Discussions I.1 Upcoming Items for June 27, 2022 Community Development Board meeting.(Saunders) I.2 Advisory Board Rules and Procedures.(Bentley) J.Adjournment For more information please contact Anna Bentley, abentley@bozeman.net General information about the Community Development Board is available in our Laserfiche repository. This board generally meets the first and third Monday of the month from 6:00 pm to 8:00 pm. Citizen Advisory Board meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 406-582- 2301). 2 Memorandum REPORT TO:Community Development Board FROM:Lynn Hyde, Development Review Planner Brian Krueger, Development Review Manager Anna Bentley, Community Development Interim Director SUBJECT:Recommendation of approval for a site plan for construction of a multi- household condominium development including 13 buildings with five 3-unit buildings and eight 4-unit buildings. Required parking, stormwater management, landscaping, etc are all included. MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Community Development - Quasi-Judicial RECOMMENDATION:Authorize the Community Development Interim Director to conditionally- approve the site plan. STRATEGIC PLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods. BACKGROUND:This application is a proposed residential condominium development located in West Winds Subdivision, Phase 5. The parcel is approximately 5 acres and zoned R-3 (Residential Medium-Density District). The project is adjacent to a 1.5 acre park to the south, Davis Lane to the west, and West Winds residential developments to the north and east. The proposal is for 47 units total with five 3-unit buildings and eight 4-unit buildings. The buildings are all proposed to be two stories high. Parking for the development is located in the garages, driveways, designated parking spaces, and on street. Access to the site will be provided from Windward Avenue and Autumn Grove Street. Required open space is proposed through a combination of porch, private and shared common open space. To view all submitted documents, navigate here, https://weblink.bozeman.net/WebLink/Browse.aspx? id=136921&dbid=0&repo=BOZEMAN&cr=1, then navigate to Planning Project 21479. UNRESOLVED ISSUES:There are no unresolved issues at this time. As is standard, there will be conditions of approval prior to final site plan approval. 3 ALTERNATIVES:As identified by the Board. FISCAL EFFECTS:None. Attachments: 21479 Autumn Grove Condominium Community Dev Board SR.pdf 000 Site Plan Cover Letter.pdf 003 Form A1 Development Review.pdf 007 Autumn Grove Arch Narrative Departure Request Letter 11-21-21.pdf 015 Plat J-494.pdf 016 Site Plan Project Narrative.pdf 002 C0.1 CMP & Phasing.pdf 003 C1.0 Site Plan.pdf 001 C0.0 Cover.pdf 010 A00.1 - CONCEPTUAL RENDERINGS.pdf 011 A00.2 - MATERIALS BOARD.pdf 009 A00.0 - COVER.pdf 103 L101 - Overall Landscape Plan - Autumn Grove Condominiums_21-12-06.pdf 107 L201 - Landscape Details - Autumn Grove Condominiums_21-12-06.pdf 108 Site Lighting.pdf 109 Photometrics.pdf 018 A01.6 BLDG 1 - TYPE 3-C - ELEVATIONS.pdf 025 A02.6 BLDG 2 - TYPE 4-A - ELEVATIONS.pdf 032 A03.6 BLDG 3 - TYPE 3-A - ELEVATIONS.pdf 039 A04.6 BLDG 4 - TYPE 4-B - ELEVATIONS.pdf 046 A05.6 BLDG 5 - TYPE 4-C - ELEVATIONS.pdf 053 A06.6 BLDG 6 - TYPE 4-C - ELEVATIONS.pdf 060 A07.6 BLDG 7 - TYPE 4-C - ELEVATIONS.pdf 067 A08.6 BLDG 8 - TYPE 4-A - ELEVATIONS.pdf 074 A09.6 BLDG 9 - TYPE 3-A - ELEVATIONS.pdf 081 A10.6 BLDG 10 - TYPE 4-B - ELEVATIONS.pdf 088 A11.6 BLDG 11 - TYPE 3-B - ELEVATIONS.pdf 095 A12.6 BLDG 12 - TYPE 3-D - ELEVATIONS.pdf 102 A13.6 BLDG 13 - TYPE 4-D - ELEVATIONS.pdf Report compiled on: May 31, 2022 4 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 1 of 15 Application No. 21479 Type Site Plan Project Name Autumn Grove Condominium SP Summary Site Plan application for the construction of a multi-household condominium development including 13 rowhouse/townhouse buildings with five 3-units buildings and eight 4-units buildings for a total of 47 units. Zoning R-3 Growth Policy Urban Neighborhood Parcel Size 218,018 sf, or 5.0 acres Overlay District(s) NA Street Address No addressed assigned – general location is north of Winter Park St, east of Davis Lane, and south of Autumn Grove Street. Legal Description Lot 5 of Block 2 in the West Winds Phase 5 Subdivision P.M.M. City of Bozeman, Gallatin County, Montana. Owner TruNorth Construction, 6730 Tawny Brown Lane, Bozeman MT., 59718 Applicant TruNorth Construction, 6730 Tawny Brown Lane, Bozeman MT., 59718 Representative Chris Budeski, Madison Engineering, 895 Technology Blvd. Suite 203, Bozeman, MT, 59718 Staff Planner Lynn Hyde Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 05/06/22 – 06/06/22 05/06/2022 05/06/2022 NA Advisory Boards Board Date Recommendation Development Review Committee 4/20/2022 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Community Development Board 06/06/2022 TBD Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 5 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 2 of 15 RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development. 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 (BMC) or State law. 2. The Applicant must pay the Cash-in-lieu of Water Rights (CILWR) prior to final site plan approval. 3. The Applicant must pay the Cash-in-lieu of Parkland (CILP) prior to final site plan approval. 4. The final bylaws for the condominiums, including the covenants, conditions and restrictions for the condominium development must be submitted and approved prior to final site plan approval. 5. Approval of the final engineering design, including location and grade, for the sewer main extensions must be obtained from the Engineering Department and the Montana Department of Environmental Quality, when applicable, prior to issuance of any building permit for the development. 6. BMC 38.410.060.C.1 – The proposal provided public utility easement language which was found to be sufficient by the Engineering Department. Approval is pending submission and review of the owner executed easement inclusive of the pending public utility easement exhibit as noted in the concept review comments narrative. 7. Water demand inquiry , 010 Residential WW Usage & Peaking factor.pdf DSSP V A - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. 8. City of Bozeman Resolution 5076, Policy 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 (SIDs) on City standard form for the following: a. Street improvements to W. Oak Street including paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Davis Lane including paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to Baxter Lane including paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements to the intersection of Davis Lane and Baxter Lane. e. Intersection improvements to the intersection of W. Oak Street and N. 27th Avenue. f. Intersection improvements to the intersection of W. Oak Street and Ferguson Avenue. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to Site Plan approval. Code Requirements 1. The alignment of all water, sanitary sewer services shall be arranged so that there is a minimum of 10 feet of horizontal separation between these lines and with any gas lines, power lines etc. 2. BMC 38.540.020 M - Provide sufficient snow storage onsite. Provide a brief snow storage calculation and additional areas for storage onsite prior to Final Site Plan Approval. 3. The Applicant must submit a bicycle rack that is consistent with the requirements found in 38.540.050.A.5.a. prior to Final Site Plan Approval. 6 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 3 of 15 Departure Request 1. Applicant is requesting a departure for the minimum required transparency found in the block frontage requirements for landscaped facades, BMC 38.510.030.C which requires 15% transparency. The applicant is proposing 13.9% on 8 facades (total of 7 buildings). The applicant states that “the buildings as designed have significantly larger façade areas than is typical for two-story residential construction. This is due to the design intent to create verticality through the use of taller forms to break up longer facades, vary massing, create visual interest, and create please proportions. The side effect of these taller forms is that it drives up the overall area, and therefore increases the required transparency area.” a. The departure is allowed if it meets the additional criteria that “The proposed alternative design treatment of façade area between ground level windows provides visual interest to the pedestrian and mitigates impacts of any blank wall areas.” Staff supports the departure and concurs with the applicants reasoning. The applicant has added ‘floor-to- ceiling’ and ‘wall-to-wall’ glass that provides the desired effect of transparency, visual interest, and does not create any blank walls. 7 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 4 of 15 Figure 1: Location & Current Zoning Map 8 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 5 of 15 Figure 2: Growth Policy Map 9 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 6 of 15 Figure 3: Proposed site plan 10 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 7 of 15 Figure 4: Conceptual Renderings 11 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 8 of 15 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Urban Neighborhood Yes Zoning R-3 Yes Comments: Growth Policy - Urban Neighborhood: This category primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. . . Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. . . . Staff Evaluation: This project meets the goals of urban neighborhood by providing a relatively more dense housing development than the adjacent pattern of primarily single detached household. It is adjacent to parks, including a linear park immediately to the south, Zoning District - Residential medium density district (R-3): The intent of the R-3 district is to provide for the development of one-to five-household residential structures near service facilities within the city. This purpose is accomplished by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas. 2. Providing for a variety of housing types, including single household dwellings, two to four household dwellings, and townhouses to serve the varied needs of households of different size, age and character, while reducing the adverse affect of non-residential uses. Use of this zone is appropriate for areas with good access to parks, community services and/or transit. Staff Evaluation: This project meets the allowed uses and density for the R-3 zoning district. In addition, it is providing an alternative housing type than the surrounding neighborhoods, with more density than the adjacent detached households. The 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership Yes, with Conditions The final bylaws for the condominiums, including the covenants, conditions and restrictions for the condominium development must be submitted and approved prior to final site plan approval. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA 12 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 9 of 15 Comments: There are no current violations on the subject property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 4 Yes Comments: The site plan criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site and neighborhood. There are four phases proposed for this site plan. The construction management plan, pavement, curb line and street boulevard, sidewalks, signage and striping, water and sewer mains and services, storm water collection and retention systems for the entire site will all be constructed with Phase 1. The buildings will be built in four phases. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional use permits are required. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Townhouse and rowhouse dwelling Yes Form and intensity standards 38.320 Zoning: R-3 Setbacks (feet) Structures Parking / Loading Yes Front (Refer to block frontage) NA Rear 20’ NA Side 5’ NA Alley NA NA Comments: The proposed townhouse dwellings are a principle use in R-3 zoning. The proposed setbacks meet the minimum requirement. Lot coverage 32% Allowed: 40% Yes Building height 34’ (pitch up at 12:12) Allowed: <3:12 – 36’ >3:12 – 46’ Yes Comments: The residential buildings roof pitch alternates between 4:12 and 12:12 and are below the maximum height limit of 46’ for roofs pitched over 3:12. Applicable zone specific or overlay standards 38.330-40 NA Comments: There are no applicable zone specific or overlay standards. General land use standards and requirements 38.350 Yes Comments: The proposal is consistent with the land use standards and criteria. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Townhouse and rowhouse dwellings Yes Comments: The project is in compliance with the supplemental use criteria for townhouse and rowhouse dwellings. The units provide pedestrian access directly to a right of way and vehicular access via an 13 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 10 of 15 internal drive that meets the minimum width adopted by the city. The proposed design implements a variety of architectural features to achieve “repetition by variety” including, changing roofline, building articulation at a cadence equal to the width of the units, change in window size and placement, and change in building materials. The project proposes adequate usable space next to each unit, refer to Section 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) below for additional discussion on open space. . Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No affordable housing or wireless facilities are proposed with this site plan. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements Yes, with Conditions Level of Service 38.400.060 NA Transportation grid adequate to serve site Yes The proposal provided public access easement language which was found to be sufficient by the Engineering Department. Final Site Plan Approval is pending submission and review of the owner executed easement inclusive of the pending public utility easement exhibit as noted in the concept review comments narrative. Based on the anticipated peak hour trips (as determined using the Institute of Transportation Engineers Trip Generation Manual, 10th ED), the Engineering Department waived the requirements for a Transportation Impact Study for this site plan. Sidewalks 38.400.080 Yes Comments: Sidewalks are required along all public roads and are either already installed or being installed with this site plan. In addition, sidewalks are proposed along the internal drive for the site plan development. The onsite sidewalks must be installed prior to issuance of occupancy permit, or are subject to an approved improvements agreement and must be financially guaranteed. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided via Westwind Way to the east and Autumn Grove Street to the north. Fire lanes, curbing, sriping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. In addition to the two vehicular access points, pedestrians have access to Davis Lane to the west and to a public trail corridor to the south. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA Comments: There are no known obstructions to the site vision triangles. There are no applicable pathways or transportation facilities, nor public transportation for this project. 14 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 11 of 15 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: Requirements of BMC 38.410 such as lot and block standards and midblock crossings were reviewed and found adequate. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Yes Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes, with condition Water, sewer, and stormwater Yes, with condition Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes, with conditions Comments: BMC 38.410.060.C.1 – The proposal provided public utility easement language which was found to be sufficient by the Engineering Department. Approval is pending submission and review of the owner executed easement inclusive of the pending public utility easement exhibit as noted in the concept review comments narrative. A water design report must be prepared by a professional engineer, reviewed and approved by the City for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. The CILWR is estimated to be $34,968.00. The final amount owed must be approved and paid prior to final site plan approval. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Comments: The proposal submitted a Stormwater Management Design Report, prepared by Madison Engineering, dated December 2021. The report was reviewed and found sufficient by the Engineering Department. The proposed storm water management system consists of overland sheet flow, curb and gutter and piping that will direct stormwater to an on site ADS Stormtech SC-740 retention/infiltration basins to serve the site. 15 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 12 of 15 Off-site discharge is not proposed. The infiltration basins will be excavated to native gravels to permit maximum infiltration. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A 1.41 ac. Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu NA Comments: The applicant is proposing cash in lieu (CIL) of parkland. Pursuant to section 38.420.030.A, the review authority may determine whether the park dedication must be a land dedication, cash donation in-lieu of land dedication or a combination of both. The Parks and Recreation Director reviewed the criteria for evaluation of requests, as established per Resolution 4784, for use of CIL of parkland and concurred with the justification provided by the applicant. This proposal is required to provide 1.41 acres of parkland, which is valued at $2.07 per square foot, totaling $127,138.57. This CIL is required to be paid prior to final plan approval. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: Project is proposing Cash-in-Lieu of Parkland. This contribution must be paid to the City prior to final site plan approval. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape block frontage Trail/park block frontage Special residential block frontage Yes, with the Director’s granting of the departure request Departure criteria Façade transparency Yes, with departure approval Comments: The project is surrounded by Landscape block frontages designated streets, a park/trail block frontage designation to the south, and internal pathways within the Site. The project would meet the requirements for all of the above block frontage designations with one departure request that is discussed further below. Building placement: All buildings are meeting minimum 10’ building setback along the Landscape block frontage designations. Where the buildings are adjacent to the public linear park to the south, they are meeting the Mixed/Landscape block frontage and set back at least 10’. Building entrances: The buildings have entrances facing the streets. Façade transparency: All buildings are meeting the minimum required transparency except for those requesting a departure (see discussion below). 16 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 13 of 15 Weather Protection: All building entrances have provided weather protection of at least 3’ in depth. Parking location: All parking is located to the side, on street, or within garages. Landscaping: The area between the street and building is a combination of landscaping (adjacent to the sidewalk), and pedestrian oriented space adjacent to the building. Sidewalk width: The street frontage sidewalks are either existing (along Davis Lane), or proposed with the site plan and meet City standards. The buildings facing Davis Lane have been designed so the facades facing the arterial street both appear and function as front facades. Departure Request - Applicant is requesting a departure for the minimum required transparency found in the block frontage requirements for landscaped facades, BMC 38.510.030.C which requires 15% transparency. The applicant is proposing 13.9% on 8 facades (total of 7 buildings). The applicant states that “the buildings as designed have significantly larger façade areas than is typical for two-story residential construction. This is due to the design intent to create verticality through the use of taller forms to break up longer facades, vary massing, create visual interest, and create please proportions. The side effect of these taller forms is that it drives up the overall area, and therefore increases the required transparency area.” Staff supports the departure and concurs with the applicants reasoning. In addition, the applicant has added ‘floor-to-ceiling’ and ‘wall-to-wall’ glass that provides the desired effect of transparency. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 NA Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: This proposed development conforms to requirements of Sec. 38.520. This includes a proposed internal sidewalk system with pedestrian connections to the rights of way. Appropriate onsite pathways for pedestrians have been provided. The additional requirements for ‘relationship to adjacent properties’ are not applicable to this site plan as the proposed development is separated from existing developments by a future right of way, thus not triggering the residential adjacencies criteria found within 38.520.030. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes 17 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 14 of 15 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes, with code requirement Parking requirements residential 38.540.050.A.1 141 Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 205 Provided on-street NA Bicycle parking 38.540.050.A.4 30 Yes Comments: Parking is provided with a combination of garage, driveway and open parking alone the internal drive. There are 94 garage spaces, 94 driveway parking spaces, and 17 internal drive parking spaces. Total parking provided is 205. There are 15 required bicycle parking spaces, and 30 spaces are provided, in addition to presumed storage within the garages. This exceeds the required bicycle parking spaces. The Applicant must submit a bicycle rack that is consistent with the requirements found in 38.540.050.A.5.a. prior to Final Site Plan Approval. Loading and uploading area requirements 38.540.080 NA Internal roadway design 38.520.050.D Yes Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design were reviewed by the Engineering Department and found adequate. On-site open space 38.520.060 Yes Total required 9,296 sf Yes Total provided 9,639 sf Yes Comments: In addition to the requirements within 38.520.060, this proposal is required to meet the open space criteria for Townhouse and Rowhouse dwellings found in the supplemental criteria, 38.360.250. Townhouses and rowhouses must provide open space at least equal to ten percent of the building living space. The required open space is being provided through private porches and private open space. The private space adjacent to the buildings are meeting the minimum dimensions of 12 feet on all sides. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The service areas are located to provide safe and convenient use while minimizing any adverse effects and protect residential uses. They are appropriately screened and landscaped. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The proposed buildings are meeting the massing and articulation requirements, as well as the supplemental criteria for townhomes and rowhouses. The buildings provide façade articulation at a cadence of approximately every 30 feet with change in material, change in windows, change in roofline, and entries with weather protection features. As discussed previously, the proposed design implements a variety of architectural features to achieve “repetition by variety” including, changing roofline, building articulation at a cadence equal to the width of the units, change in window size and placement, and change in building materials. 18 Community Development Board Staff Report Autumn Grove Condominium Site Plan Application 21479 May 31, 2022 Page 15 of 15 First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: No loading berths or require or proposed for this site plan. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: The project has been reviewed and found to be in conformance with the landscaping requirements, including, but not limited to, minimum drought tolerant species proposed, street frontage landscaping, and acceptable landscape materials proposed. Landscaping of public lands 38.550.070 NA Comments: NA 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: No signs are proposed with this site plan. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: The project proposes wall mount lighting that is full cut off. There is no measurable lighting proposed that leaves the Site. The project lighting is found to be sufficient and meets code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no mapped or suspected wetlands or floodplains. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: The public notice period ran from May 6th until June 6th. No comments had been received to date (5/31/2022). 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: NA 19 G:\MADISON ENGINEERING\PROJECTS\2021\21-104 Autumn Grove Condominium\Application\Site Plan\Site\SitePlanCoverLetter_09-09-21.doc 895 Technology Blvd, Suite 203 Bozeman, MT 59718 (406) 586-0262 (406) 586-5740 Fax December 10Th, 2021 Lynn Hyde City of Bozeman Community Development 20 East Olive Bozeman, MT 59715 RE: Autumn Grove Condominiums (21273) - Site Plan Application Dear Lynn, On behalf of the applicant, True North Properties LLC, we are submitting a Site Plan application for review for the Autumn Grove Condominiums located on Lot 5 of Block 2 in the West Winds Phase 5 Subdivision. The general location of the subject property is North of Winter Park St, East of Davis Ln, and South of Autumn Grove St. Access to the proposed development will be from Autumn Grove St. and Winward Ave. Site improvements include water and sewer main extensions, parking, drive lanes, sidewalks, trash enclosures, landscaping and storm water facilities. The application package has been prepared based on the conceptual review comments. A narrative of how each comment was addressed has been included in the attached narrative. Included in our submittal package is one (1) copy of the following items: • 001 Site Plan Review Fee Summary - $8,544.00 ($2,669.00 base fee + ($125/unit x 47 units) o To be paid when requested by the City • Development Review Forms: o 002 Form SP – Site Plan Required Material o 003 Form A1 Development Review Application o 004 Form N1 – Noticing Material • 005 Adjacent Property Owner List • 006 Concept Review Comment Response Narrative o 007 Autumn Grove Arch Narrative Departure Request o 008 Sewer and Water Pipeline Access Easement o 009 North 19th and Baxter Intersection Payback Correspondence o 010 Residential Wastewater Usage & Peaking Factor o 011 Cash in Lieu of Water Rights Correspondence o 012 Cash in Lieu of Water Rights – Autumn Grove Calculation o 013 Storm Water Report o 014 Traffic Study Waiver Correspondence • 015 Final Plat J -494 • 016 Site Plan Project Narrative 20 Project: Autumn Grove Condominiums Page 2 of 2 895 Technology Blvd, Suite 203 Bozeman, MT 59718 (406) 586-0262 (406) 586-5740 Fax • 017 Open Space Calculations • 018 Parking Calculations • 019 Concurrent Review Request Letter • Site Calculations (on Site Plan Cover Sheet) • Digital copies of all required plan sets o Civil Sheets 001 - 008 o Architectural Sheets 009 - 102 o Landscape Sheets 103 - 107 o Lighting Sheets 108 - 109 The subject property is not located in a neighborhood conservation overlay district or historic district. Please review the submitted material at your earliest convenience. If you have any questions or need additional information please feel free to contact us at 586-0262. Sincerely, Madison Engineering, Inc. ____________________________ Erik Ringsak, EI, CMI cc: Bill Senecal, Owner Representative file 21 22 23 24 PROOF Architecture 37 E. Main St., Suite 10 Bozeman, MT 59715 (406) 570-3235 Page 1 of 4 Dean Burgess, AIA, NCARB PROOF Architecture LLC 37 E. Main St., Suite 10 Bozeman, MT 59715 dburgess@proofarch.com (406) 570-3235 November 18th, 2021 City of Bozeman Department of Community Development Alfred M. Stiff Professional Building 20 East Olive St. Bozeman, MT 59771 RE: Autumn Grove Condominiums – Site Plan Submittal – Architectural Narrative & Departure Request Dear Department of Community Development, This narrative is regarding the Autumn Grove Condominiums Site Plan submittal, Application No. 21273. We have reviewed the Concept Review memo issued by Lynn Hyde on August 8th, 2021. 1. Original PUD Documents We have reviewed the original West Winds PUD Conditional Use Permit with subsequent modifications, recorded document #2298713 dated 05/01/2008. Regarding the Conditions of Approval titled “May 24, 2004 Conditions”: Condition 9: “The Covenants and Design Guidelines must state the means in which building orientation will be mitigated along the arterial and collector streets. The lots shall provide a front porch or false façade, a sidewalk connection to each building, and the covenants shall prohibit the construction of fences unless constructed less than 4 feet tall with a coordinated design for all of the lots backing up to Oak Street, Baxter Lane, 27th Avenue, and Davis Lane.” The two buildings facing Davis Lane, Buildings #12 & 13, have been designed so the façades facing the arterial street both appear and function as front facades, including:  Front porches w/ stoops which provide opportunity for public/private interaction and “eyes on the street”;  Covered entries for weather protection;  Additional form and massing articulation;  Additional glazing and transparency articulation;  Sidewalk connections to each front porch. Regarding the front yard fences fronting on Davis Lane, we believe the proposed fence design contributes to the goal of presenting a front yard face to the street. The conditions of approval appear to be intended to prevent tall rear-yard privacy fencing along the arterial street in order to minimize any potential negative aspects of placing back yards along the street. The proposed design actively works to present a front yard to the street, with the low 3’ tall black aluminum fence serving as delineation of public vs. private space in line with traditional “white 25 Page 2 of 4 picket fence” design, as opposed to being a visual privacy measure. The proposed fence design creates a visually inviting and formal street presentation. 2. Site Plan Comments a. BMC 38.360.250. Townhouse and rowhouse dwellings. Subsection C: For rowhouses where the primary pedestrian access to the dwelling is from an alley or private internal vehicular access, buildings must emphasize individual pedestrian entrances over individual garages by using both of the following measures: (refer to code) Pedestrian entrances adjacent to the garage doors on the private internal vehicular access side of the buildings have been emphasized through the following architectural design features:  3’ deep covered weather protection is provided through the eave extension of the roof form above. The roof form is incorporated into the fundamental design of the building and acts as a transitional element between outside and inside the dwelling.  An accent wall of shiplap cedar has been provided adjacent to each pedestrian entrance. This provides implied privacy and delineation between adjacent units, assists wayfinding, adds visual interest to the entrance, and acts as a transitional element between the outside and inside of the dwelling.  Secondary building address signage will be placed on the cedar shiplap accent walls adjacent to each pedestrian entrance. This will assist with wayfinding and emphasizes the pedestrian entrance.  Curb and gutter planters are proposed with a dogleg design to jog in front of the pedestrian entrances. In addition to providing separation between units, the dogleg planters allow for plantings directly in front of the pedestrian entrances, creating an area of implied protection for the pedestrian entrance and allowing for plantings to screen the entrance. Planter areas exceed the 20 s.f. minimum requirement, with no dimension less than 4’. Plantings by landscape designer. b. BMC 38.360.250. Townhouse and rowhouse dwellings. Subsection E: Usable open space. Townhouse and rowhouse dwellings must provide open space at least equal to ten percent of the building living space, not counting automobile storage. The required open space may be provided by one or more of the following ways: (1) Usable private open space directly adjacent and accessible to dwelling units. Such space must have minimum dimensions of at least 12’ on all sides and be configured to accommodate human activity such as outdoor eating, gardening, toddler play, etc. Front setbacks may be used to meet this standard, provided they are defined with a fence meeting the standards of Section 38.350.060. (2) Balconies, roof decks, and/or front porches. Open space has been provided in accordance with the above section. Open space is provided via a fenced front yard space combined with covered front porches configured for human activity. Please see Open Space Calculations on a building-by-building basis in the attached architectural set. See Sheets A0X.1 – replace the “X” with each building number. In addition to the minimum open space requirements provided on a unit-by-unit basis, please note that the site has additional large, landscaped spaces open to all residents that will provide additional opportunity for recreational activity. These spaces are above and beyond the required minimums and are not included in the attached calculations. Also please note that each private fenced front yard includes more usable space beyond the minimums depicted in the open space calculations in the form of an L-shape that extends in front of the covered front porch. This L-space is not included in the open space calculations 26 Page 3 of 4 due to having usable dimensions of less than 12’, however it will create more functional private outdoor space than is indicated in the calculations. c. BMC 38.510.020.F.(1&2): When a building or buildings is located such that it faces and is adjacent to multiple street block frontages, the orientation of the front of the building must be sited and placed on the property in the following order of precedence: (refer to code) The proposed building designs address this code requirement by presenting facades that both appear and function as front facades to both Davis Lane and the public park to the south and satisfy all block frontage requirements, with the exception of transparency requirements in limited locations (please see Departure Request section below). See the response to Item #1 – Original PUD Documents above. d. BMC 38.510.030.C: Landscaped block frontage standards. (Refer to code) Façade transparency calculations have been provided for all buildings facades facing streets, private internal drive aisles, or large landscaped areas. Please refer to Sheets A0X.3 – replace the “X” with each building number. Transparency calculations meet the required standards in the majority of locations with the exception of limited locations (please see Departure Request section below). e. BMC 38.540.020: Dimensions of parking spaces and modules. Parking spaces have been dimensioned on plans. Please refer to Sheets A0X.4 – replace the “X” with each building number. All buildings have the same parking stall configuration, a two- car stall with clear dimensions of 20’ wide x 22’ deep. Departure Request We believe the building designs as proposed meet the landscaped block frontage requirements of BMC 38.510.030.C with the exception of falling short of the required residential façade transparency of 15% in limited locations. The locations where departures for façade transparency are requested are as follows: Bldg Façade Location Transparency Provided Sheet Ref.  Bldg 4 “Project Left” (actual East façade) 13.9% transparency provided 2/A04.3  Bldg 5 “Project Left” (actual South façade) 13.9% transparency provided 2/A05.3  Bldg 6 “Project Left” (actual West façade) 13.9% transparency provided 2/A06.3  Bldg 7 “Project Left” (actual West façade) 13.9% transparency provided 2/A07.3  Bldg 10 “Project Left” (actual West façade) 13.9% transparency provided 2/A10.3  Bldg 12 “Project Left” (actual West façade) 12.4% transparency provided 2/A12.3  Bldg 13 “Project Left” (actual East façade) 13.9% transparency provided 2/A13.3  Bldg 13 “Project Right” (actual West façade) 13.9% transparency provided 3/A13.3 Reasoning for Departure Request:  The buildings as designed have significantly larger façade areas than is typical for two-story residential construction. This is due to the design intent to create verticality through the use of taller forms to break up longer facades, vary massing, create visual interest, and create pleasing proportions. The side effect of these taller forms is that it drives up the overall area, and therefore increases the required transparency area.  The glazing area has been essentially maxed out as much as the floor plans will reasonably accommodate. This has led to “floor-to-ceiling” and “wall-to-wall” glass in the master bedroom suites and upstairs living rooms. (Note it’s not true floor-to-ceiling and wall-to-wall glazing, but as close as we 27 Page 4 of 4 can achieve using standard residential window systems and construction methods). These large glass areas will create pleasing and relatively unique living experiences for the residents of these units.  The glazing area provided is in excess of what would be typically found on two-story residential designs and all glazing is held below the second floor top of plate height. The designs will present more transparency from a human scale pedestrian experience than is typical for two-story residential construction, even where falling short of the 15% threshold.  The majority of facades meet, and well exceed, the transparency requirements, including all the large primary facades. Please consider the additional glazing provided on those facades.  Even with the larger façade proportions as described above, the designs still come close to meeting the threshold (13.9% vs. 15%).  Everything is in proportion and the facades are well composed. We studied enlarging the glazing areas on these facades where possible, but it breaks the consistent design language and creates awkward proportions. We believe the proposed designs both look great and meet the intent of the transparency requirements. Thank you for your review. Please let us know of any additional required information. Sincerely, Dean Burgess, AIA PROOF Architecture 28 29 30 31 Concept Site Plan Narrative Autumn Grove Condominiums Multi-Unit Housing Development West Winds Sub PH 5, Block 2, Lot 5 Plat J-494 “Autumn Grove Condominiums” is a proposed phased residential condominium development, in an R-3 (Residential Medium-Density District) zoned property located South of Autumn Grove Street and East of Davis Lane in Bozeman, Montana. The project will be located on approximately a 5-acre parcel, adjacent to an existing 1.5-acre park which is located to the South. Public water and sanitary sewer mains and services will need to be installed to serve the majority of the development. There are 5 – 3 Plex units and 8 – 4 Plex units consisting of 3-bedroom units in each that will be in two stories high buildings. Parking for the development will be located in the garages, driveways, designated parking spaces and on street parking located on Windward Avenue and Autumn Grove Street. One hundred and forty-one parking spaces are required and two hundred and five parking spaces will be provided for the future condominiums. Access to the site will be provided by a full access from Windward Avenue and Autumn Grove Street. Required open space will be provided by a combination of porch area, gardening/planter area, and adjoining landscaped open space. The landscaped open space area will be located immediately adjacent to the porches. The stormwater retention/infiltration facilities will be located on both the East and West ends of the site. This will include a combination of surface curb flow, curb cuts, area drains and piping to subsurface facilities. CILWR is proposed as well as CIL/IIL of parkland dedication, will be provided. Previous correspondence is included for previous CILWR credit. Phasing is proposed for the project, phasing will consist of 4 phases and 13 buildings when fully developed. Phasing will consist of the following: • Phase 1 – Buildings 2 – 5, Northern buildings and only building located on the East property line - Water, Sewer and gravel access located in phase 2 to be installed. • Phase 2 – Buildings 6 and 7, interior buildings • Phase 3 – Building 8 – 10, South side of property • Phase 4 – Buildings 11 – 13 & 1, West side of corner of property Phasing will be determined on current market and project funding. 32 UGP GASUG-FIBWHBENCH SINGL E STREA MBINWORKBENCH& CABS144 SFFRONT Y AR DOPEN SP AC E PR OV ID ED193 SF TOTA L OP EN S PA CE REQU IR ED196 SF TOTA L OP EN S PA CE PROV ID ED (F RON T Y AR D +PORCH )COVERE D FR ON T PO RC H 52 S. F .FRONT P OR CH OPEN S PA CE PRO V ID ED TRAS HBIN WH SINGLESTREAMBINWORKBENCH& CABSTRASHBIN WH SINGL E STREA MBINWORKBENCH& CABS TRAS HBIN BENC H 144 S F FRON T YA RD OPEN S PA CE P RO V IDE D 193 S FTOTAL O PE N SP AC EREQUI RE D 196 S FTOTAL O PE N SP AC EPROVI DE D ( FR ON T YA RD +PORCH) COV ER ED FRO NT POR CH52 S.F . FRON T PO RC HOPEN S PAC E P ROV I DE D BEN CH144 SF FRO NT YAR DOPEN SP AC E PR OV I DED193 SF TOTA L OP EN S PA CEREQUIR ED196 SF TOTA L OP EN S PA CE PROV ID ED (F RON T Y AR D + POR CH )COVE RE D F RON T PO RC H 52 S.F .FRONT P OR CHOPEN SP ACE PRO V ID ED ACACACACACACAC AC AC WH SINGLESTREAMBIN WORKB EN C H& CABS TRASHBIN WH SINGLESTREAMBIN WORKB E NC H & CAB S TRASHBIN WH SINGLESTREAMBIN WORKB E NC H & CAB S TRASHBIN BENCH 144 SFFRONT YARDOPEN SPACE PROVIDED 193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH 52 S.F.FRONT PORCHOPEN SPACE PROVIDED BENCH 144 SFFRONT YARDOPEN SPACE PROVIDED193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH 52 S.F.FRONT PORCHOPEN SPACE PROVIDED BENCH 144 SFFRONT YARDOPEN SPACE PROVIDED193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH52 S.F.FRONT PORCHOPEN SPACE PROVIDED AC AC AC WH BENCH SINGLESTREAMBIN WORK B EN CH& CABS 144 SFFRONT YARDOPEN SPACE PROVIDED193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH52 S.F.FRONT PORCHOPEN SPACE PROVIDED TRASHBIN WH SINGLESTREAMBIN WORKB EN CH& CABS TRASHBIN WH SINGLESTREAMBIN WORKB EN C H& CABS TRASHBIN BENCH 144 SFFRONT YARDOPEN SPACE PROVIDED193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH52 S.F.FRONT PORCHOPEN SPACE PROVIDED BENCH 144 SFFRONT YARDOPEN SPACE PROVIDED193 SFTOTAL OPEN SPACEREQUIRED196 SFTOTAL OPEN SPACEPROVIDED (FRONT YARD +PORCH) COVERED FRONT PORCH52 S.F.FRONT PORCHOPEN SPACE PROVIDED ACACACACACACACACAC AC AC AC AC AC AC ACACACACACAC AC AC AUTUMN GROVE STREET DAVIS LANE(NORTH BOUND)WINDWARD AVEEXT'G PUBLIC PARK BLDG 2 TYPE 4-A 4-PLEX 3-BEDROOM UNITS BLDG 5 TYPE 4-C 4-PLEX 3-BEDROOM UNITS BLDG 4 TYPE 4-B 4-PLEX 3-BEDROOM UNITS BLDG 3 TYPE 3-A 3-PLEX 3-BEDROOM UNITS BLDG 1 TYPE 3-C 3-PLEX 3-BEDROOM UNITS BLDG 13 TYPE 4-D 4-PLEX 3-BEDROOM UNITS BLDG 7 TYPE 4-C 4-PLEX 3-BEDROOM UNITS BLDG 6 TYPE 4-C 4-PLEX 3-BEDROOM UNITS BLDG 12 TYPE 3-D 3-PLEX 3-BEDROOM UNITS BLDG 10 TYPE 4-B 4-PLEX 3-BEDROOM UNITS BLDG 9 TYPE 3-A 4-PLEX 3-BEDROOM UNITS BLDG 8 TYPE 4-A 4-PLEX 3-BEDROOM UNITS BLDG 11 TYPE 3-B 3-PLEX 3-BEDROOM UNITS WESTWIND WAY WINTER PARK STREET PHASE 1 PHASE 2 PHASE 3 PHASE 4 DETAIL1 C0.1 CONSTRUCTION TRASH ENCLOSURE & MATERIAL STORAGE AREA 1" = 0 SCALE 50' 100'25'50' CMP C0.1 CONSTRUCTION ROUTE MAP NTS PROJECT LOCATION CONSTRUCTION ROUTE SHEETMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203BOZEMAN, MT 59718(406) 586-0262 (406) 586-5740 FAXAUTUMN GROVEAUTUMN GROVECONDOMINIUMSCONSTRUCTION MANAGEMENT&PHASING PLANBOZEMAN, MT33 34 COVER SHEET SITE PLAN FOR AUTUMN GROVE CONDOMINIUMS BOZEMAN, MT AUTUMN GROVE CONDOMINIUMSCONCEPT SITE PLANVICINITY MAP NTS DECEMBER 6TH, 2021 Civil Engineering by: MADISON ENGINEERING 895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718 (406) 586-0262 Architectural Design by: PROOF ARCHITECTURE 37 E. MAIN STREET SUITE 10 BOZEMAN, MT 59719 (406) 570-3235 PROJECT LOCATION Zone: R5 Zone: PLI Zone: R3 Zone: R4 Owner: TRUNORTH PROPERTIES 18411 FRONTAGE ROAD BELGRADE, MT 59714 (406) 586-2014 SHEET INDEX Landscape Design by: RED BARN MONTANA 3084 THORPE ROAD BELGRADE, MT 59714 (406) 924-8038 Applicant: TRUNORTH PROPERTIES 18411 FRONTAGE ROAD BELGRADE, MT 59714 (406) 586-2014 35 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANAA00.1PERSPECTIVE - LOOKING NORTHWEST FROM WINDWARD AVENUEN.T.S.2A00.1PERSPECTIVE - TYPICAL FRONTAGE ALONG INTERNAL DRIVEN.T.S.1A00.1PERSPECTIVE - LOOKING SOUTHEAST FROM DAVIS LANEN.T.S.3A00.1CONCEPTUALRENDERINGSARTISTIC RENDERING CONCEPTUAL IN NATURE ONLY.2D DRAWINGS SUPERSEDE RENDERINGS. SEE INDIVIDUAL BUILDINGSHEETS FOR PROPOSED FRONT YARD FENCE CONFIGURATIONS.ARTISTIC RENDERING CONCEPTUAL IN NATURE ONLY.2D DRAWINGS SUPERSEDE RENDERINGS. SEE INDIVIDUAL BUILDINGSHEETS FOR PROPOSED FRONT YARD FENCE CONFIGURATIONS.ARTISTIC RENDERING CONCEPTUAL IN NATURE ONLY.2D DRAWINGS SUPERSEDE RENDERINGS. SEE INDIVIDUAL BUILDINGSHEETS FOR PROPOSED FRONT YARD FENCE CONFIGURATIONS.36 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANAA00.2MATERIALSBOARDEXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERSEX-01CEMENTITIOUS PANELW/ VERTICAL BATTENSJAMES HARDIE"COBBLE STONE"EX-02CEMENTITIOUS LAPSIDINGJAMES HARDIE"IRON GRAY"EX-03CEMENTITIOUS PANELJAMES HARDIE"IRON GRAY"EX-04SHIPLAP CEDARSHERWIN WILLIAMS"CROSSROADS"SW3521EX-05BOARD-FORMEDCONCRETENATURALEX-06ASPHALT SHINGLESMALARKEY"MIDNIGHT BLACK"WOOD COMPOSITE TRIMMIRATEC"GREENBLACK"SW6994ALUMINUM FENCEJERITH LEGACY #202"BLACK"FRONT DOORSTHERMATRUPULSE ARI 8'-0""ONYX"GARAGE DOORSCLOPAY MODERN STEEL"BLACK"WINDOWSFBIERGLASS/COMPOSITE"BLACK"37 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANAA00.0COVERA U T U M N G R O V E C O N D O M I N I U M SOWNERTruNorth Properties LLC18411 Frontage RoadBelgrade, MT 59714Contact:Bill SenecalPhone:(406) 586-2014Email:bsenecal@trunorthcontractors.comARTISTIC RENDERING CONCEPTUAL IN NATURE ONLY.2D DRAWINGS SUPERSEDE RENDERINGS. SEE INDIVIDUAL BUILDINGSHEETS FOR PROPOSED FRONT YARD FENCE CONFIGURATIONS.CIVIL ENGINEERMadison Engineering, LLC895 Technology Blvd., Suite 203Bozeman, MT 59718Contact:Chris Budeski, PEPhone:(406) 586-0262Email:chris@mad-eng.comARCHITECTPROOF Architecture LLC37 E. Main St., Suite 10Bozeman, MT 59715Contact:Dean Burgess, AIA, NCARBPhone:(406) 570-3235Email:dburgess@proofarch.comSTRUCTURAL ENGINEERStahly Engineering & Associates851 Bridger Drive, Suite 1Bozeman, MT 59715Contact:John Nicholas, PEPhone:(406) 522-8594Email:jnicholas@seaeng.comMEP ENGINEERIMEG Corp.175 N. 27th St., Suite 1312Billings, MT 59101Contact:Clint Laferriere, PEPhone:(406) 256-1141Email:clint.e.laferriere@imegcorp.comGEOTECHNICAL ENGINEERAllied Engineering Services Inc.32 Discovery DriveBozeman, MT 59718Contact:Lee Evans, PEPhone:(406) 582-0221Email:levans@alliedengineering.com38 UGPUGPGASGASGASUG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIBUGP UGPGASGASGASUG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIB UG-FIBDNDNUPUPUPDNDNDNDNACACACUPUPUPDNDNDNDNDNDNACACACUPUP UP DNDN DNDN DN DNACACACUPUPUPDNDNDNDNDNDNAC ACACDNDNUPUPUPUP DNDNDNDNDN DNACACACACDNDNUPUPUPUP DNDNDN DNDN DNACACACACDN DN UP UP UP UP DN DN DN DN DN DN AC AC AC AC DNDN UP UPUP UP DN DNDNDN DN DNACACACACDNDN UPUPUPUPDNDNDNDNDNDN ACACACACDN DNUP UP UP UPDNDNDNDNDN DN ACACACACDNDN UPUPUPUPDNDNDNDNDNDN ACACACACDN DNUPUPUPUP DN DNDN DNDN DNACACACACBLDGTYPE 4-DDNCOVEREDWRAP-AROUNDFRONT PORCHDNDN UPUPUPDNDNDNDN ACACDN COVEREDFRONT PORCH ACBOZEMAN U.D.C. REQUIREMENTSPARKING LOT LANDSCAPINGTOTAL PARKING STALLS: 19LANDSCAPE AREA REQUIRED: 380 SF; 1,070 SF SHOWN2 PARKING LOT TREES REQUIRED, 3 SHOWNBOULEVARD TREES:1 LARGE CANOPY TREE PROVIDED FOR EACH 50' OF STREET FRONTAGERESIDENTIAL ADJACENCY:1 LARGE CANOPY TREE OR NON-CANOPY TREE PROVIDED FOR EACH 50LINEAR FT. OF RESIDENTIAL ADJACENCY.DROUGHT TOLERANT SPECIES:75% OF TREES AND SHRUBS USED ARE DROUGHT TOLERANT SPECIESOWNERCHURCH OF JESUS CHRIST, LATTER DAY SAINTSLDS CHURCH REAL ESTATESALT LAKE CITY, UTAH 84150LEGAL DESCRIPTIONWEST WIND SUB PH 5, BLOCK 2, LOT 5, PLAT J-494CITY OF BOZEMAN, GALLATIN COUNTY, STATE OF MONTANAGENERAL NOTES1.ALL LANDSCAPED AREAS SHALL HAVE PERMANENT UNDERGROUND. IRRIGATION INSTALLED TO ENSURE A HEALTHY LANDSCAPE. SEE IRRIGATION NOTES.2.ALL AREAS DISTURBED BY CONSTRUCTION TO BE SEEDED OR PLANTED ANDMAINTAINED.3.ALL EDGING SHALL BE METAL (PRO EDGE-STEEL/ALUMINUM).4.ALL SHRUB BEDS SHALL BE LINED WITH PROFESSIONAL GRADE TYPAR WEEDFABRIC, AND COVERED WITH 3-4" OF 1 12" WASHED ROCK MATERIAL.5.ALL TREES SHALL BE STAKED WITH WOOD STAKES (MIN OF 2 PER TREE) ANYTREE OR SHRUB PLANTED THAT IS NOT IN A SHRUB BED SHALL HAVE A 3' DIAM. 4" DEPTH ORGANIC MULCH RING AT THE BASE.6.CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES PRIOR TO INSTALLATION,EXCAVATION, OR PLANTING.7.NO TREE SHALL BE PLANTED WITHIN 10' OF ANY FIRE HYDRANT, SEWER ORWATER LINE.8.ALL STREET TREES SHALL BE APPROVED BY CITY FORESTER AND PLANTEDSLIGHTLY HIGHER THAN GRADE AND WITH THE TREE COLLAR EXPOSED. THE HOLEEXCAVATED SHALL BE TWICE THE SIZE OF THE POT OR ROOT BALL OF THE TREE.9.ALL PLANTS SHALL BE GUARANTEED FOR ONE YEAR AFTER PROJECT COMPLETION.10.ALL LAWN AREAS SHALL BE LOCALLY GROWN SOD.11.ALL SOD AREAS TO HAVE 4-6" MINIMUM TOPSOIL DEPTH TO PROMOTE PLANTGROWTH.12.ALL OTHER DISTURBED AREAS ON SITE SHALL BE RE-GRADED ROCK HOUNDEDAND SEEDED TO MATCH DISTURBED AREA EXISTING LANDSCAPE.13.SEEDED GRASS AREAS ARE TO BE FINANCIALLY GUARANTEED FOR 2 YEARS BYOWNER OR CONTRACTOR. TEMPORARY IRRIGATION FOR ESTABLISHMENT ISHIGHLY RECOMMENDED.14.NO PLANT SUBSTITUTIONS WITHOUT WRITTEN APPROVAL FROM THE OWNER ANDLANDSCAPE DESIGNER.15.CONTRACTOR TO VERIFY ALL PLANT QUANTITIES. IF THERE IS A DISCREPANCYBETWEEN PLANT TABLE AND PLAN, THE PLAN SHALL DICTATE QUANTITY.16.ALL GROUND MOUNTED MECHANICAL NOT SHOWN ON PLAN SHALL BE HARDSCREENED WITH FENCE OR SIDING MATERIAL.IRRIGATION CALCULATIONS~THIS ESTIMATE ASSUMES THE SPRINKLER CONTROLLER IS PROGRAMMEDCORRECTLY AND ASSUMES A 3 TIME A WEEK IRRIGATION SCHEDULE~TOTAL ESTIMATED 94,661 GALLONS OF WATER PER MONTH (39,448 SF. TURFAREA) USED FOR ALL SPRAY/LAWN ZONES.~TOTAL ESTIMATED 8,336 GALLONS OF WATER PER MONTH USED IN THE DRIPZONES FOR THE TREES/SHRUBS PERENNIALS AND GRASSES.TOTAL ESTIMATED WATER USAGE PER MONTH FOR LANDSCAPE: 102,997 GALLONS(DOES NOT INCLUDE NATIVE SEED WHICH IS NOT PERMANENTLY IRRIGATED)AVERAGE OF 4 MONTHS PER YEAR (JUNE-SEPTEMBER)DRIP IRRIGATED LANDSCAPE AREA: 18,635 SF (27% OF LANDSCAPE AREA)IRRIGATED LAWN AREA: 39,448 SF (58% OF LANDSCAPE AREA)NATIVE SEED MIX: 10,065 SF (15% OF LANDSCAPE AREA)TOTAL LANDSCAPE AREA: 68,148 SFNATIVE SEED MIX:SLENDER WHEATGRASS25%WESTERN WHEATGRASS10%THICKSPIKE WHEATGRASS10%MOUNTAIN BROME13%NEVADA BLUEGRASS15%BLUEBUNCH/SNAKE RIVER WHEATGRASS25%BLUE FLAX2%SEEDING RATE:DRILL SEED 8-10LBS/ACREBROADCAST SEED 16-20LBS/ACRESOURCE: CIRCLE S SEEDS OF MONTANA INC.: 406-285-3269NProject For: Autumn Grove Condominiums Autumn Grove St. Bozeman, MTOverallLandscapePlan &NotesL10112/6/21City SubmittalDate Issue3084 Thorpe RoadBelgrade, Montana 59714Ph 406.924.8038alyssa@redbarnmontana.comBLDG 24-PLEX3-BEDROOMUNITSBLDG 33-PLEX3-BEDROOMUNITSBLDG 44-PLEX3-BEDROOMUNITSBLDG 74-PLEX3-BEDROOMUNITSBLDG 64-PLEX3-BEDROOMUNITSBLDG 54-PLEX3-BEDROOMUNITSBLDG 84-PLEX3-BEDROOMUNITSBLDG 104-PLEX3-BEDROOMUNITSBLDG 134-PLEX3-BEDROOMUNITSBLDG 13-PLEX3-BEDROOMUNITSBLDG 123-PLEX3-BEDROOMUNITSBLDG 113-PLEX3-BEDROOMUNITSBLDG 93-PLEX3-BEDROOMUNITSPROPERTY LINE: 493.06'PROPERTY LINE: 707.96'PROPERTY LINE: 135.70' PROPERTY LINE: 103.83'AUTUMN GROVE ST.WINWARD AVE.WINTER PARK ST.DAVIS LN.SHEET l102SHEET L103 SHEET L104 SHEET L103 SHEET L104 SHEET L103 SHEET L102SHEET L103 0SCALE: feet40801201" = 40'SCALE: 1"=40'-0"39 STAKE WITH 2" WOOD TREESTAKES AND RUBBER STYLE TIES.PROVIDE SLACK IN LINE TIES.STAKES SHALL NOT PENETRATEROOT BALL.MULCH AS SPECIFIED. PULLMULCH AWAY FROM TRUNK.TREE IS TO BE PLANTED SLIGHTLY HIGHERTHAN GRADE WITH THE TREE COLLAREXPOSED1. CREATE A SAUCER AROUND TREES TO RETAIN IRRIGATION WATER.NOTES:USE PROPER PRUNINGTECHNIQUES TO REMOVE DEADOR BROKEN LIMBS, ANDCOMPETING APICAL LEADERSEXCAVATE HOLE:WIDTH = 3 x DIA. OF ROOTBALLDEPTH = HEIGHT OF ROOTBALL + 6" MIN.1L201PLANTING DETAILTREE NTSFINISH GRADE4'EDGINGAMENDED TOPSOIL BACKFILL.OVEREXCAVATE TREE WELL & PROVIDE 6"MIN. COMPACTED PLANTING SOILUNDER TREE BALL AS SHOWN1. SHRUBS TO BE PLANTED TO BEAR THE SAME RELATION TO FINISH GRADE ASORIGINALLY GROWN IN THE NURSERY.NOTES:EXCAVATED HOLE 2X DIAMETEROF ROOTBALLBACKFILL WITH AMENDED TOPSOILREMOVE ROOTCONTAINMENTMATERIALS IFPRESENTMULCH -PULL MULCHAWAY FROM STEM. MULCH3" MIN.CREATE SAUCERAROUND SHRUBPRUNE SHRUB TOREMOVE DEAD ORDAMAGED BRANCHES.2L201SHRUB PLANTING DETAIL NTS6" MIN.PERENNIALS AS SHOWN ON PLANMULCH W/ 1" SOIL PEP ORCOMPOST10" MIN. DEPTH OF PLANTINGSOIL MIXUNDISTURBED SOILNOTE:1) SPREAD PLANTING SOIL TO 10" DEPTH, ADDING AMENDMENTS INRESPONSE TO SOIL ANALYSIS TO ACHIEVE SPECIFIED SOIL NUTRIENTS,TEXTURE AND ORGANIC MATTER.3L201PERENNIAL / ORNAMENTAL GRASS PLANTING NTS4L201LANDSCAPE EDGING NTSFINISH GRADE.STEEL EDGING AS SHOWN. PRO-EDGESTEEL/ALUMINUMMULCH AS NOTED.WEED BARRIER FABRIC. LAP 6" AT JOINTS.8" STAPLES TO ANCHOR WEED BARRIER, TRIANGULARSPACING 3' O.C. AND 1' O.C. LINEAR SPACING AT JOINTS.3" MIN.WHERE STEEL EDGING INTERSECTS WITH OTHER STEELEDGING, SECURE (BOLT OR WELD) THE TWO PIECES OFEDGING TOGETHER.6L201BOULDER PLACEMENT NTSBURY BOULDERS 14 TO 13 OF THEIRHEIGHT BELOW FINISHED GRADECOMPACTED SUBGRADEPLANT BEDNOTES:1)BOULDERS ARE TO BE SET IN PLACE PRIOR TO PLANTING OR IRRIGATION INSTALLATION.2)BOULDER TO BE MONTANA MOSS ROCK3)BOULDERS TO BE IN NATURAL GROUPINGS WITH VARYING HEIGHTS AND SIZES.2" THICK CONCRETE PAVER18'-478"KEEP OUTTREEPROTECTIONAREA7L201EXISTING TREE PROTECTION DETAIL NTSNOTES:1)NO PRUNING SHALL BE PERFORMED EXCEPT BY AN APPROVED ARBORIST2)NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVE FENCING INCLUDINGDURING FENCE INSTALLATION AND REMOVAL.3)DETAIL MODIFIED FROM URBAN TREE FOUNDATIONTREE PROTECTION FENCE: HIGHDENSITY POLYETHYLENE FENCINGWITH 3.5" X 1.5" OPENINGS;COLOR-ORANGE. STEEL POSTSINSTALLED AT 8' O.C.2" x 6' STEEL POSTS ORAPPROVED EQUALMAINTAIN EXISTING GRADE WITHTHE TREE PROTECTION FENCEUNLESS OTHERWISE INDICATEDON THE PLANS© 20148.5" X 11" OR LARGERSIGN, LAMINATEDIN PLASTIC ANDSPACED EVERY 50'ALONG THE FENCE4'CROWN DRIP LINE OR OTHER LIMIT OF TREEPROTECTION AREA5L201BENCH DETAIL NTSNOTES:1) MODEL # 79-60I-MANUFACTURED BY DUMOR, INC.1-800-598-40181) ALL STL MEMBERS W/ ZINC RICH EPOXY THEN FINISHED W/ POLYESTER POWDER COATING2) ALL WOOD MEMBERS TREATED W/CLEAR PRESERVATIVE3) 12" x 3 34" EXPANSION ANCHOR BOLTS PROVIDED FOR S-2 & S-4 OPTIONS4) WOOD SLATS TO BE IPE S4S EES-1 EMBEDMENTS-2 SURFACE22"19 516"30"52"9 12"17"9 12"12"1"1"30"18"12"CAPEXPOSEDENDS2" x 4" (NOM.) SLATS(SEE WOOD OPTIONS)516" x 4 " S.STL.CGE. BOLT W/ RUBBERWASHER & NUT2" SCH 40 STL. PIPE(2 38" O.D.)CONT. WELD12" x 3"STL. BAR1116"HOLE LandscapeDetailsL20112/06/21City SubmittalDate Issue3084 Thorpe RoadBelgrade, Montana 59714Ph 406.924.8038alyssa@redbarnmontana.comProject For: Autumn Grove Condominiums Autumn Grove St. Bozeman, MT 40 Autumn Grove Condos Building Mounted Site LightingDesignerDate12/13/2021ScaleNot to ScaleDrawing No.Summary1 of 2ScheduleSymbol Label Image Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotCYL12 Dals Lighting LEDWALL-A-DOWN ONLY WALL MOUNT CYLINDER1 2039 1 241.610.70.10.10.116.37.20.119.85.60.111.60.90.10.10.119.912.50.116.70.70.112.80.10.31.20.211.00.13.07.45.40.10.19.111.10.225.21.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.029.6CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'South West View1.6 10.7 0.1 0.1 0.116.37.2 0.119.85.6 0.111.6 0.90.10.1 0.119.912.5 0.116.70.7 0.112.8 0.10.31.2 0.211.0 0.13.07.4 5.40.1 0.19.111.1 0.225.21.2 0.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.029.6CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'South ViewScale - 1" = 4ft41 Autumn Grove Condos Building Mounted Site LightingDesignerDate12/13/2021ScaleNot to ScaleDrawing No.Summary2 of 2ScheduleSymbol Label Image Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotCYL12 Dals Lighting LEDWALL-A-DOWN ONLY WALL MOUNT CYLINDER1 2039 1 241.6 10.7 0.1 0.1 0.116.37.2 0.119.85.6 0.111.6 0.90.10.1 0.119.912.5 0.116.70.7 0.112.8 0.10.31.2 0.211.0 0.13.07.4 5.40.1 0.19.111.1 0.225.21.2 0.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.029.6CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'South ViewScale - 1" = 4ft1.6 10.7 0.1 0.10.116.37.20.119.85.60.111.6 0.90.10.10.119.912.50.116.70.70.112.8 0.10.31.20.211.00.13.07.4 5.40.10.19.111.10.225.21.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.029.6CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7' CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'CYL @ 7'Plan ViewScale - 1" = 4ft42 1.01.11.21.32.12.22.33.13.23.34.14.21.01.11.21.32.12.22.33.13.23.34.14.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 4:12 4:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 1 / TYPE 3-C BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"123EX-064:12EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-01EX-03EX-0612:12 1.31.11.22.32.12.23.13.23.34.11.04.21.31.11.22.32.12.23.13.23.34.11.04.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-064:124:12 4:12 EX-064:12 EX-01EX-02EX-02EX-01EX-01EX-063:12EX-063:12 EX-063:12 A01.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A01.6BUILDING 1BUILDINGELEVATIONSA01.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A01.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A01.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS43 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 2 / TYPE 4-A BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124123EX-064:12EX-064:12 EX-01EX-01EX-04EX-05124T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1312412412EX-02EX-04EX-05EX-01EX-03EX-0612:12 1.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02A02.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A02.6BUILDING 2BUILDINGELEVATIONSA02.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A02.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A02.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS44 1.01.11.21.32.12.22.33.13.23.34.14.21.01.11.21.32.12.22.33.13.23.34.14.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 4:12 4:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 3 / TYPE 3-A BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"123EX-064:12EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-0612:12 1.31.11.22.32.12.23.13.23.34.11.04.21.31.11.22.32.12.23.13.23.34.11.04.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-064:124:12 4:12 EX-064:12 EX-01EX-02EX-02EX-01EX-01EX-063:12EX-063:12 EX-063:12 A03.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A03.6BUILDING 3BUILDINGELEVATIONSA03.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A03.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A03.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS45 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 4 / TYPE 4-B BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-0612:12 1.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02A04.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A04.6BUILDING 4BUILDINGELEVATIONSA04.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A04.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A04.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS46 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 5 / TYPE 4-C BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1312412412EX-02EX-04EX-05EX-01EX-03EX-0612:12 1.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02A05.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A05.6BUILDING 5BUILDINGELEVATIONSA05.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A05.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A05.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS47 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 EX-04PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 6 / TYPE 4-C BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.13124124125'-6"(2) AC CONDENSERSSCREENEDMECH EQUIPSCREENING FENCEEX-02EX-04EX-05EX-01EX-03EX-0612:12 EX-041.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02EX-04A06.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A06.6BUILDING 6BUILDINGELEVATIONSA06.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A06.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A06.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS48 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 EX-04PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 7 / TYPE 4-C BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.13124124125'-6"(2) AC CONDENSERSSCREENEDMECH EQUIPSCREENING FENCEELECTRICAL METERSCREENED(4) GAS METERSSCREENEDEX-02EX-04EX-05EX-01EX-03EX-0612:12 EX-041.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02EX-04A07.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A07.6BUILDING 7BUILDINGELEVATIONSA07.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A07.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A07.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS49 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 8 / TYPE 4-A BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124123EX-064:12EX-064:12 EX-01EX-01EX-04EX-05124T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1312412412EX-02EX-04EX-05EX-01EX-03EX-0612:12 1.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02A08.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A08.6BUILDING 8BUILDINGELEVATIONSA08.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A08.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A08.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS50 1.01.11.21.32.12.22.33.13.23.34.14.21.01.11.21.32.12.22.33.13.23.34.14.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 4:12 4:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 9 / TYPE 3-A BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"123EX-064:12EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-0612:12 1.31.11.22.32.12.23.13.23.34.11.04.21.31.11.22.32.12.23.13.23.34.11.04.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-064:124:12 4:12 EX-064:12 EX-01EX-02EX-02EX-01EX-01EX-063:12EX-063:12 EX-063:12 A09.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A09.6BUILDING 9BUILDINGELEVATIONSA09.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A09.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A09.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS51 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:12 4:12 4:12 4:12EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 10 / TYPE 4-B BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-0612:12 1.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02A10.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A10.6BUILDING 10BUILDINGELEVATIONSA10.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A10.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A10.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS52 1.01.11.21.32.12.22.33.13.23.34.14.21.01.11.21.32.12.22.33.13.23.34.14.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 4:12 4:12 PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 11 / TYPE 3-B BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"123EX-064:12EX-01EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-01EX-03EX-0612:12 1.31.11.22.32.12.23.13.23.34.11.04.21.31.11.22.32.12.23.13.23.34.11.04.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-064:124:12 4:12 EX-064:12 EX-01EX-02EX-02EX-01EX-01EX-063:12EX-063:12 EX-063:12 A11.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A11.6BUILDING 11BUILDINGELEVATIONSA11.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A11.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A11.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS53 1.01.11.21.32.12.22.33.13.23.34.14.21.01.11.21.32.12.22.33.13.23.34.14.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-064:124:12 4:12 4:12EX-05PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 12 / TYPE 3-D BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"123EX-064:12EX-01EX-02EX-02EX-04EX-05ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"312412412EX-02EX-04EX-05EX-0612:12 1.31.11.22.32.12.23.13.23.34.11.04.21.31.11.22.32.12.23.13.23.34.11.04.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-064:124:12 4:12 EX-064:12 EX-01EX-02EX-02EX-01EX-01EX-063:12EX-063:12 EX-063:12 EX-05A12.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A12.6BUILDING 12BUILDINGELEVATIONSA12.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A12.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A12.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS54 1.01.11.21.32.12.22.33.13.23.34.14.24.35.15.21.01.11.21.32.12.22.33.13.23.34.14.24.35.15.2T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. SUBFLOOR100'-0"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. GRADE - FRONT98'-6 12"1212121212121212EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-01EX-03EX-03EX-06EX-02EX-05EX-06EX-01EX-03EX-03EX-06EX-02EX-05EX-06EX-04PROJECT NUMBER:DATENO.ISSUED FOR SITE PLAN SUBMITTAL 1 11/15/2021202106 C O P Y R I G H T © 2 0 2 1PROOF Architecture37 E. Main Street, Suite 10Bozeman, Montana 59715406.570.3235info@proofarch.comAUTUMN GROVE CONDOMINIUMS BUILDING 13 / TYPE 4-D BLOCK 2 / LOT 5 WEST WINDS SUBDIVISION PH 5 BOZEMAN, MONTANA ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ CRAWL94'-11 34"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. GRADE - FRONT98'-6 12"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"124124123412EX-064:12EX-064:12 EX-01EX-01EX-04EX-05(2) AC CONDENSERSSCREENEDELECTRICAL METERSCREENED(4) GAS METERSSCREENED5'-6"MECH EQUIPSCREENING FENCEEX-04T.O. SUBFLOOR100'-0"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. FOOTING @ CRAWL94'-11 34"T.O. CONC99'-9 34"T.O. CONC99'-9 34"T.O. GRADE - FRONT98'-6 12"T.O. GRADE - REART.O. PLATE - MAIN LEVEL109'-1 18"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-0"T.O. TRUSS - GABLE 1129'-0"98'-3"ACDFGB.2B.1ACDE.2FGB.2B.1E.1E.2E.1312412412EX-05EX-05EX-02EX-04EX-0612:12EX-011.31.11.22.32.12.23.13.23.34.14.24.35.11.05.21.31.11.22.32.12.23.13.23.34.14.24.35.11.05.2T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"T.O. SUBFLOOR100'-0"T.O. FOOTING @ SLAB95'-11 34"T.O. CONC99'-9 34"T.O. GRADE - REAR99'-3"T.O. PLATE - MAIN LEVEL109'-1 18"T.O. SUBFLOOR - 2ND LEVEL110'-7 78"T.O. PLATE - 2ND LEVEL119'-9"MAX HEIGHT LIMIT ≥ 3:12144'-6 12" (46' ABOVE GRADE)T.O. HEEL - GABLE 1121'-9"T.O. HEEL - GABLE 2124'-9"T.O. HEEL - GABLE 3126'-9"T.O. TRUSS - GABLE 3134'-2"T.O. TRUSS - GABLE 2134'-9"T.O. TRUSS - GABLE 1129'-2"12121212T.O. GRADE - REAR99'-3"12121212EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-01EX-02EX-02EX-06EX-06EX-06EX-06EX-01EX-02EX-02EX-01EX-01EX-06EX-06EX-064:124:124:12 4:123:123:12 3:12 EX-06EX-06EX-01EX-01EX-064:12 4:12 3:12 EX-02EX-02EX-05EX-04A13.6BUILDING ELEVATION - PRIMARY ELEVATION18" = 1'-0"1A13.6BUILDING 13BUILDINGELEVATIONSA13.6BUILDING ELEVATION - PROJECT LEFT ELEVATION18" = 1'-0"2A13.6BUILDING ELEVATION - PROJECT RIGHT SIDE18" = 1'-0"4A13.6BUILDING ELEVATION - REAR18" = 1'-0"3EXTERIOR FINISH SCHEDULEMARKMATERIAL DESCRIPTIONMANFMODELSERIESDIMENSIONSFINISHCOLORCOMMENTSEX-01CEMENTITIOUS BOARD & BATTJAMES HARDIEHARDIE PANEL W/ BATTEN STRIPSSMOOTH-FACTORY PAINTCOBBLESTONEEX-02CEMENTITIOUS LAP SIDINGJAMES HARDIEHARDIE PLANK LAP SIDINGSMOOTH7 1/4" WIDTH; 6" EXPOSUREFACTORY PAINTIRON GRAYEX-03CEMENTITIOUS PANELJAMES HARDIEHARDIE PANELSMOOTH4X10 SHEETSFACTORY PAINTIRON GRAYOIL- BASED STAIN; (2) COATSEX-04SHIPLAP CEDAR - HORIZONTALPER CONTRACTOR--1X6 STOCK; 12" REVEALFIELD STAIN"CROSSROADS" SW3521EX-05BOARD FORMED CONCRETEPER CONTRACTOR---NATURALNATURALEX-06ASPHALT SHINGLESMALARKEYHIGHLANDER NEX---MIDNIGHT BLACKALLWOOD COMPOSITE TRIMMIRATEC---FIELD PAINT"GREENBLACK" SW 6994BATTENS @ 12" O.C.CHAMFERED CORNERS55 Memorandum REPORT TO:Community Development Board FROM:Susana Montana, Senior Planner Brian Krueger, Development Review Manager Anna Bentley, Community Development Interim Director SUBJECT:Recommendation of approval for a site plan for new construction of a 65- unit combination single-detached household and rowhouse rental residential development on 4-acres consisting of two blocks within the Blackwood Groves Subdivision, Phase 1 located at the southeast corner of S. 19th Ave. and Cambridge Drive. MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Community Development - Quasi-Judicial RECOMMENDATION:Authorize the Community Development Interim Director to conditionally- approve the site plan. STRATEGIC PLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods. BACKGROUND:The City Commission approved a nine-phased Preliminary Plat for the Blackwood Grove Subdivision on June 7, 2021, Project No. 20447. The City Commission approved a companion Park Master Plan, Project No. 20292, with the Preliminary Plat approval. On March 31, 2022, the Applicant submitted a final plat application for Phases 1 and 9 of the 119.45-acre mixed use Blackwood Groves Subdivision zoned REMU (Residential Emphasis Mixed Use), Project No. 22058. The final plat application is under review. This two-block, 65-unit development of smaller rental houses, called cottages, would be one of the first developments of Phase 1 of the subdivision submitted for review in April 2022 by the subdivision developer. UNRESOLVED ISSUES:The subdivision final plat is not yet approved and, therefore, the project "site" of Blocks 10 and 11 do not yet exist. Approval of this site plan application will be conditioned on the approval and recordation of the final plat. ALTERNATIVES:As identified by the Board. FISCAL EFFECTS:None. 56 Attachments: 002_A0-30 Architectural Site Plan.pdf V2.pdf 001_CS Cover Sheet.pdf V2.pdf 001_Project Narrative.pdf V2.pdf 21421 Blackwood Groves cottages site plan CDB cover sheet.docx Attachment 2 for 21421 Cottages_Master Parkland Tracking Table.pdf Overall Landscape Plan.pdf 021_A1.00 Floor Plans and Elevations_Type 1.pdf 022_A1.01 Floor Plans and Elevations_Type 1.pdf 023_A1.02 Floor Plans and Elevations_Type 1.pdf 024_A2.00 Floor Plans and Elevations_Type 2.pdf 025_A2.01 Floor Plans and Elevations_Type 2.pdf 026_A2.02 Floor Plans and Elevations_Type 2.pdf 027_A2.03 Floor Plans and Elevations_Type 2.pdf 028_A2.04 Floor Plans and Elevations_Type 2.pdf 029_A3.00 Floor Plans and Elevations_Type 3.pdf 030_A3.01 Floor Plans and Elevations_Type 3.pdf 031_A3.02 Floor Plans and Elevations_Type 3.pdf 032_A3.03 Floor Plans and Elevations_Type 3.pdf 033_A3.04 Floor Plans and Elevations_Type 3.pdf 034_A3.05 Floor Plans and Elevations_Type 3.pdf 035_A4.00 Floor Plans and Elevations_Type 4.pdf 036_A4.01 Floor Plans and Elevations_Type 4 Alt.pdf 037_A4.02 Floor Plans and Elevations_Type 4.pdf 038_A4.03 Floor Plans and Elevations_Type 4 Alt.pdf 039_A4.04 Floor Plans and Elevations_Type 4.pdf 040_A4.05 Floor Plans and Elevations_Type 4.pdf 041_A4.06 Floor Plans and Elevations_Type 4 Alt.pdf 042_A4.07 Floor Plans and Elevations_Type 4 Alt.pdf 043_A4.08 Floor Plans and Elevations_Type 4.pdf 044_A4.09 Floor Plans and Elevations_Type 4.pdf 045_A4.10 Floor Plans and Elevations_Type 4 Alt.pdf 046_A5.00 Floor Plans and Elevations_Type 5.pdf 047_A5.01 Floor Plans and Elevations_Type 5.pdf 048_A5.02 Floor Plans and Elevations_Type 5.pdf 21421 Blackwood Groves cottages SP CDB staff rpt.pdf Report compiled on: April 28, 2022 57 11'-0" 11'-0" 11'-0" 10'-0"10'-0" 10'-0" 18'-1" 10'-0"10'-0"10'-2"13'-4"10'-2"10'-0" 10'-0"10'-0"40'-0" 56'-0" 68'-2" 22'-7"15'-0" 10'-0"25'-0"28'-0"10'-2"25'-0" 25'-0"6'-7"11'-0"13'-7"10'-7"10'-2"11'-0" 11'-0" 11'-0" 10'-0"10'-0" 10'-0" 13'-1" 10'-0"10'-0"10'-2"13'-4"10'-2"10'-0" 10'-0"54'-5"70'-8" 10'-0"10'-0"20'-0"28'-0"9'-0"11'-8"25'-0" 25'-0"9'-7"11'-0"13'-7"16'-0"11'-0"10'-2"11'-0"10'-11" 11'-1" 10'-0" 12'-6" 10'-0" 18'-1" 10'-0" 10'-0"10'-2"10'-2"13'-4"10'-2"10'-0"10'-0"10'-0"54'-5"67'-1"10'-2"25'-0"28'-0"11'-8"25'-0" 9'-6"11'-0"13'-7"6'-0"10'-10"10'-2"11'-0"11'-0" 11'-0" 10'-0"10'-0" 8'-6"10'-2"10'-2"13'-4"10'-10"10'-0"10'-0"61'-0"67'-0" 10'-2"14'-11"25'-0"28'-0"9'-0" 10'-2"25'-0" 31'-11"10'-2"16'-0 "18'-6"9'-0"13'-1"11'-8"10'-2"10'-2"40'-0" 10'-11" 10'-0" 10'-0" COMMONOPEN SPACEPARK D 23'-7" COMMONOPEN SPACEPARK F COMMONOPEN SPACEPARK A COMMONOPEN SPACEPARK C 10'-2"STREET A STREET B BLOCK 11 BLOCK 10 4BX M ALT. 2A 3B 4A M ENH. SIDE 5A 6 cu yd 5B 3AX M ENH. LT SIDE 1A 3B 2A 2B M ENH. REAR 4BX ALT. 4B ENH. SIDE 1B 2B 3A 2A 4AX M ALT 4A ALT. 5B 5A 4BX ALT. 1B 4A ALT. 4BX M ALT. 2A 3B 3AX M ENH.LT SIDE 4AX ALT. 2B M 2B M 4B ENH.SIDE 6 cu yd 5A 5B 2A ENH. REARENH. REAR 1A 3B 2A up17r 4AX ALT. 4AX 3BX ENH SIDE 5A 9'-0" 5B 1B 2B 3A 4BX ALT. 4A M ENH. SIDE 2B M 4BX M 3A M 3A M COMMONOPEN SPACE E COMMONOPEN SPACE B PROPERTY BOUNDARY /PERIMETER WALL LOCATIONDESIGN BY OTHERS TRASH ENCLOSUREWITH (4) FOUR BIKE PARKINGEACH RE: A0-40 TRASH ENCLOSUREWITH (4) FOUR BIKE PARKINGEACH RE: A0-40 6 cu yd6 cu yd 3 2 4 1 9 TE1 (M) 10 5 6 8 7 TE2 TE3 (M) TE4 PARK 12 PARK 13 11 12 13 14 15 16 17 18 19 20 PROPERTY BOUNDARY /PERIMETER WALL LOCATIONDESIGN BY OTHERS 10' UTILITY EASEMENTAND FRONT YARD SETBACK 10' UTILITY EASEMENTAND FRONT YARD SETBACK 10' UTILITY EASEMENTAND FRONT YARD SETBACK 10' UTILITY EASEMENTAND FRONT YARD SETBACKAVENUE AAVENUE BSOUTH 15TH AVENUE21 22 23 25 27 24 26 28 29 30 31 32 33 3 2 4 1 9 10 5 6 8 7 11 12 13 14 15 16 17 19 21 22 23 24 18 20 27 25 26 28 29 30 31 32 LANDSCAPED COMMON PASEOS BLANDSCAPED COMMON PASEOS E5A 5B 5B 5A 5A 5B 5B 5A 4BX M 8'-7"6'-10" 10'-0"6'-10" 10'-0" 21'-1" 11'-5" 9'-1" 16'-1 1/4" 23'-5" 6'-3" 4'-9" 5'-0"10'-0"8'-11"10'-9" 9'-1" 11'-2" 5'-2" 9'-6" 28'-10" 31'-0" 10'-2" 7'-0"5'-10" 14'-0" 8'-6" 8'-6" 12'-0" 8'-6"5'-0"8'-6"35'-2"5'-0" 10'-0" 10'-2"20'-0"8'-6"6'-6"12'-1"4'-3" 10' LINEAR PARK SETBACKLANDSCAPE BLOCK FRONTAGELANDSCAPE BLOCK FRONTAGELANDSCAPE BLOCK FRONTAGELANDSCAPE BLOCK FRONTAGE 5'-10"25'-0"16'-11" 1A12'-0"22'-1"1A 59'-5"60'-11"10'-2"up17r up17r up17r up17r MM 1B M 1B M 22'-0" 10'-2" 8'-6"10'-2"3'-0"5'-1"IMAGINARYPROPERTY LINE IMAGINARYPROPERTY LINE 3'-7"5'-0"IMAGINARYPROPERTY LINE 3'-7"5'-0"12'-0" 6'-10"8'-0"IMAGINARYPROPERTY LINE3'-0"5'-0"10'-2"3'-0"6'-6"5'-0"8'-0"IMAGINARYPROPERTY LINE 8'-6"12'-0"IMAGINARYPROPERTY LINE 3'-7"5'-0"11'-2"8'-6"IMAGINARYPROPERTY LINE 3'-7"5'-0"12'-0"6 cu yd6 cu yd up17r 6 cu yd6 cu yd up1 7r up1 7 r up1 7r up1 7r OVERALL ARCHITECTURAL SITE PLAN - BLOCK 10 & 11 A0-30 SITE SUMMARY - BLOCK 10 SCALE: 21"=30'-0" OVERALL ARCHITECTURAL SITE PLAN CCOPYRIGHT Developer PHONE NO. It is the clients responsibility prior to or during construction to notify the architect in writingof any perceived errors or omissions in the plans and specifications of which a contractorthoroughly knowledgeable with the building codes and methods of construction shouldreasonably be aware. Written instructions addressing such perceived errors or omissionsshall be received from the architect prior to the client or clients subcontractors proceedingwith the work. The client will be responsible for any defects in construction if theseprocedures are not followed. Project Contact: Email: Principal: Project Designer: KTGY Project No: Kenneth Hurt Khurt@ktgy.com William Ramsey Jim Tsai 20210067 BRIDGER BUILDERS 115 W. KAGY BLVD, SUITE L. BOZEMAN, MONTANA 406-539-6015 No. Date Description 21/11/23 BD SUBMITTAL March 18, 2022COTTAGES ATBLACKWOOD GROVESBOZEMAN, MONTANAArchitecture + Planning 820 16th St., Suite 500 Denver, CO 80202 ktgy.com 303.825.6400 Developer Consultant E 1 NACILNSEDARCHITECT ONMFANA O TSETA 5934 THAN J.RRAAICS D ENVRECO,TSITE PLAN NOTES REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR MORE INFORMATIONNOT SHOWN HERE INCLUDING OPEN SPACE REQUIREMENTS AND PARKING REQUIREMENTS LEGEND PROPERTY LINE OR ASSUMED PROPERTY LINE CENTERLINE OF STREET, ALLEY OR PUBLIC WAY *LOCATION OF MASTER BUILDING SIGNAGE. FINAL LOCATION TO BEAPPROVED BY LOCAL FIRE MARSHAL. 1 . THIS ARCHITECTURAL SITE PLAN IS PROVIDED TO SHOW MINIMUM DISTANCE BETWEEN ADJACENT BUILDINGS,IMAGINARY LINES BETWEEN BUILDINGS, OR PROPERTY LINES AS REQUIRED BY THE INTERNATIONAL BUILDING CODE.REFER TO THE CIVIL ENGINEERING DOCUMENTS FOR SPECIFIC BUILDING LOCATIONS. 2. ARCHITECTURAL SITE PLAN IS FOR BUILDING REFERENCE ONLY. REFER TO CIVIL DRAWINGS FOR INFORMATION ONBUILDINGS LOCATIONS, SETBACKS, STREETS, AND SIDEWALKS. 3. REFER TO SEPARATE CIVIL DRAWINGS FOR INFORMATION ON GRADING, FINISH GRADES, BUILDING PAD ANDBUILDINGS TOP OF CONCRETE FINISH FLOOR ELEVATIONS. 4. REFER TO SEPARATE CIVIL, PLUMBING, ELECTRICAL AND JOINT TRENCH DRAWINGS FOR INFO. ON SITE UTILITIES. 5. REFER TO LANDSCAPE & CIVIL DRAWINGS FOR PLANTING, IRRIGATION, WALKWAYS, PATIOS, SITE LIGHTING INFO. ANDFOR THE COMMON AREAS. 6. ARCHITECT IS NOT RESPONSIBLE FOR ACCESSIBILITY REQUIREMENTS RELATING TO CIVIL ENGINEERING WORK INCLUDING BUT NOT LIMITED TO THE SLOPE OF SIDEWALKS AND ACCESSIBILITY THROUGHOUT THE SITE 7. OBTAIN THE REQUIRED OFF - SITE PERMITS FOR ANY WORK IN THE PUBLIC RIGHT OF WAY. 8. SITE AND BUILDINGS STORM DRAINAGE SHALL BE CONDUCTED TO THE STREET STORM DRAINAGE SYSTEM IN ANAPPROVED MANNER BY THE CITY ENGINEER. 9. PROVIDE BUILDING ADDRESS NUMBERS VISIBLE AND LEGIBLE FROM THE STREET/ALLEY FRONTING THE PROPERTY. 1 0. A MINIMUM OF 1 0 FEET OF SEPARATION SHALL BE PROVIDED BETWEEN EACH BUILDING. DIMENSIONS SHOWN ON THESITE PLAN ARE MEASURED FROM THE EXTERIOR FACE OF STUD OF EXTERIOR WALLS. EXTERIOR WALL ASSEMBLYFINISH NOT TO EXCEED 2" MAX. SEE DETAILS FOR ACTUAL EXTERIOR WALL ASSEMBLY FINISH THICKNESS. 1 1 . PER IRC WHERE INTERIOR NOISE LEVEL REQUIREMENTS ARE MET BY REQUIRING THAT WINDOWS BE UNOPENABLE OR CLOSED, AN ALTERNATIVE METHOD OF SUPPLYING FRESH AIR (E.G., MECHANICAL VENTILATION) MUST BE PROVIDED. THIS APPLIES TO THE UNITS THAT HAVE SOUND RATED WINDOWS. SEE SITE PLAN, ENVIRONMENTAL NOISE REPORT AND MECHANICAL PLANS FOR ADDITIONAL INFORMATION. 1 2. FIRE SEPARATION DISTANCE IS MEASURED FROM BUILDING FACE OF STUD OR SUPPORT POST TO THE FIRESEPARATION LINE. FIRE SEPARATION LINE IS EITHER 1 ) CLOSEST INTERIOR LOT LINE OR, 2) CENTERLINE OF STREET,ALLEY OR PUBLIC WAY, SEE NOT #1 0 REGARDING WALL FINISH THICKNESS IN RELATION TO MEASUREMENTS. STC RATINGS: DOORS AND WINDOWS TO BE A MINIMUM STC 28. BUILDING UNITS UNDER A SEPERATE PERMIT METER PACK X M PLAN SYMBOL PLAN # M - MIRRORED PLAN ELECT. PANEL ELECT. PANEL ALT. X BUILDING NUMBER ( REFER TO CIVIL PLANS ) TRASH ENCLOSURE BUILDING NUMBER ( REFER TO CIVIL PLANS ) 111 TE TRANSFORMER PAD LOCATION. VERIFY 1 0'-0" MIN. FROM NEAREST HABITABLESTRUCTURE ASPHALT ( SEE CIVIL & LANDSCAPE ) CONCRETE SIDEWALK ( SEE CIVIL & LANDSCAPE ) 1 HOUR FIRE RESISTANCE RATED EXTERIOR WALL(S) AND PROJECTIONS PER 302.1 (1 )REFER TO FLOOR PLANS WHIERE IDENTIFIED AND DETAILS ON 5,6, 8 & 9/ AD-1 2 & 5C/ AD-51 BLOCK 10 SITE SUMMARY - "COTTAGES" UNIT MIX FLOOR AREA FOOTPRINT (1-1M) PLAN 1A 2BD/2BA 828 SF 908 SF(2-1M) PLAN 1B 2BD/2BA 828 SF 908 SF(3) PLAN 2A 2BD/2BA 960 SF 1041 SF (1-1M)PLAN 2B 2BD/2BA 960 SF 1056 SF(1M) PLAN 2B ENH REAR 2BD/2BA 960 SF 1076 SF(1-1M) PLAN 3A 3BD/3BA 1,190 SF 922 SF(1M) PLAN 3AX ENH SIDE 3BD/3BA 1,190 SF 1193 SF(2) PLAN 3B 3BD/3BA 1,190 SF 922 SF(1M) PLAN 4A ENH SIDE 3BD/3BA 1,226 SF 906 SF(2) PLAN 4A ALT 3BD/3BA 1,240 SF 908 SF (1M) PLAN 4AX ALT 3BD/3BA 1,240 SF 1161 SF(1) PLAN 4B ENH SIDE 3BD/3BA 1,226 SF 906 SF(1M) PLAN 4BX 3BD/3BA 1,240 SF 1141 SF (2-1M) PLAN 4BX ALT 3BD/3BA 1,240 SF 1183 SF(4) PLAN 5A 1BD/1BA 2,950 SF 784 X 2 1568 SF(4) PLAN 5B 1BD/1BA 2,950 SF 784 X 2 1568 SF *FOR ALL PLAN TYPES, "X" DENOTES ATTACHED SINGLE-CAR GARAGE FLOOR AREA INCLUDES LIVABLE FLOOR AREAFOOTPRINTS INCLUDE GARAGES AND COVERED PORCHES VICINITY MAP BLOCK 11 SITE SUMMARY - "COTTAGES" UNIT MIX FLOOR AREA FOOTPRINT(1-1M) PLAN 1A 2BD/2BA 828 SF 908 SF(1-1M) PLAN 1B 2BD/2BA 828 SF 908 SF (2) PLAN 2A 2BD/2BA 960 SF 1041 SF(1) PLAN 2A ENH REAR 2BD/2BA 960 SF 1076 SF(1-1M) PLAN 2B 2BD/2BA 960 SF 1056 SF (1M) PLAN 2B ENH REAR 2BD/2BA 960 SF 1076 SF(1-1M) PLAN 3A 3BD/3BA 1,190 SF 922 SF(1M) PLAN 3AX ENH SIDE 3BD/3BA 1,190 SF 1193 SF (2) PLAN 3B 3BD/3BA 1,190 SF 922 SF(1) PLAN 3BX ENH SIDE 3BD/3BA 1,190 SF 1193 SF(1M) PLAN 4A ENH SIDE 3BD/3BA 1,226 SF 906 SF(1) PLAN 4AX 3BD/3BA 1,240 SF 1141 SF(2) PLAN 4AX ALT 3BD/3BA 1,240 SF 1161 SF(1) PLAN 4B ENH SIDE 3BD/3BA 1,226 SF 906 SF(1M) PLAN 4BX 3BD/3BA 1,240 SF 1141 SF (1M-1) PLAN 4BX ALT 3BD/3BA 1,240 SF 1183 SF(4) PLAN 5A 1BD/1BA 2,950 SF 784 X 2 1568 SF(4) PLAN 5B 1BD/1BA 2,950 SF 784 X 2 1568 SF *FOR ALL PLAN TYPES, "X" DENOTES ATTACHED SINGLE-CAR GARAGEFLOOR AREA INCLUDES LIVABLE FLOOR AREA FOOTPRINTS INCLUDE GARAGES AND COVERED PORCHES SITE SUMMARY - BLOCK 11 BLOCK 10 & BLOCK 11 LOCATION PHASE 3PHASE 9 BLACKWOOD ROAD PHASE 2 BLACKWOOD ROAD PHASE 7 PHASE 8 PHASE 5 PHASE 4 PHASE 6 STREET B STREET A AVENUE AAVENUE BSOUTH 15TH AVENUESPRI N G RI DG E DRI VE SOUT H 11 T H A V E N U E STREET C ALLEY 3 ALLEY 4 SOUTH 15TH AVENUESPRING RIDGE DRIVESOUTH 11TH AVENUEAVENUE CSTREET D ALLEY 6 STREET E STREET E STREET B CAMBRIDGE DRIVE ALLEY 1 ALLEY 2 PHASE 1 COLOR SCHEME SUMMARY - BLOCK 10 COLOR SCHEME SUMMARY - BLOCK 11 BUILDING. #BUILDING TYPE PRODUCT TYPE COLOR SCHEMESTYLE 11 , 27 PLAN 1 A 2 BEDROOM / 2 BATH 12 ,22, 28 PLAN 1 B 2 BEDROOM / 2 BATH 2,23,26 PLAN 2 A 2 BEDROOM / 2 BATH 7,18,24 PLAN 2 B 2 BEDROOM / 2 BATH 6,25, 30 PLAN 3 A / PLAN 3 AX 3 BEDROOM / 3 BATH 3,17 PLAN 3 B 3 BEDROOM / 3 BATH 4,8,29,32 PLAN 4 A / PLAN 4AX /PLAN 4 AX ALT 3 BEDROOM / 3 BATH 1, 5, 21, 31,33 PLAN 4 B / PLAN 4BX /PLAN 4 BX ALT 3 BEDROOM / 3 BATH 9,10,19,20 PLAN 5A 1 BEDROOM / 1 BATH 13,14,15,16 PLAN 5B 1 BEDROOM / 1 BATH BUILDING. #BUILDING TYPE PRODUCT TYPE COLOR SCHEMESTYLE 11 , 27 PLAN 1 A 2 BEDROOM / 2 BATH 12 ,24 PLAN 1 B 2 BEDROOM / 2 BATH 2,18,26 PLAN 2 A 2 BEDROOM / 2 BATH 7, 19, 25 PLAN 2 B 2 BEDROOM / 2 BATH 6,20, 29 PLAN 3 A / PLAN 3 AX 3 BEDROOM / 3 BATH 3,17, 32 PLAN 3 B / PLAN 3 BX 3 BEDROOM / 3 BATH 4,8,28,31 PLAN 4 A / PLAN 4AX /PLAN 4 AX ALT 3 BEDROOM / 3 BATH 1, 5, 23, 30 PLAN 4 B / PLAN 4BX /PLAN 4 BX ALT 3 BEDROOM / 3 BATH 9,10,21,22 PLAN 5A 1 BEDROOM / 1 BATH 13,14,15,16 PLAN 5B 1 BEDROOM / 1 BATH 58 STREET A (60' R/W)LANDSCAPE BLOCK FRONTAGE STREET B (60' R/W)LANDSCAPE BLOCK FRONTAGEAVENUE A (60' R/W)LANDSCAPE BLOCK FRONTAGEAVENUE B (60' R/W)LANDSCAPE BLOCK FRONTAGESOUTH 15TH AVE. (60' R/W)LANDSCAPE BLOCK FRONTAGECOTTAGETYPE 2A (2BR) COTTAGETYPE 3B(3BR) COTTAGE TYPE 4A (ENH) (3BR) COTTAGETYPE 3B (3BR) whCOTTAGETYPE 4BX(ALT) (3BR) COTTAGETYPE 4BX (3BR) COTTAGETYPE 3AX(ENH) (3BR) COTTAGETYPE 2A (2BR) wh COTTAGE TYPE 2A (2BR) COTTAGETYPE 3A (3BR) COTTAGETYPE 2B (2BR) COTTAGETYPE 1B (2BR) COTTAGETYPE 2B (2BR) COTTAGETYPE 3A(3BR) COTTAGETYPE 4B (ENH) (3BR) COTTAGETYPE 1B(2BR) whCOTTAGETYPE 4A(ALT) (3BR) COTTAGETYPE 4AX(ALT) (3BR) whCOTTAGETYPE 4BX(ALT) (3BR) COTTAGETYPE 3B (3BR) whCOTTAGE TYPE 4BX(ALT) (3BR) COTTAGETYPE 4BX (3BR) COTTAGETYPE 3AX(ENH) (3BR) COTTAGETYPE 2A (2BR)whCOTTAGE TYPE 3A (3BR) COTTAGETYPE 2B (2BR) COTTAGETYPE 1B (2BR) COTTAGETYPE 2B (2BR) COTTAGETYPE 3A(3BR) COTTAGETYPE 4B(ENH) (3BR) COTTAGETYPE 4AX(ALT) (3BR) COTTAGETYPE 3BX(ENH) (3BR) wh COTTAGETYPE 4AX COTTAGE TYPE4BX ALT (3BR) COTTAGE TYPE2B (ENH) (2BR) COTTAGE TYPE 5A (2 X 1BR) COTTAGE TYPE 5B (2 X 1BR) COTTAGE TYPE 5A (2 X 1BR) COTTAGE TYPE 5B (2 X 1BR) COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE2A (ENH) (2BR)whCOTTAGETYPE 4A(ALT) (3BR) COTTAGE TYPE 4BX ALT (3BR)whCOTTAGE TYPE4AX ALT (3BR)COTTAGETYPE 2A (2BR) COTTAGETYPE 3B (3BR) COTTAGETYPE 4A (ENH) (3BR) COTTAGETYPE 1B(2BR) COTTAGETYPE 1A (2BR) COTTAGETYPE 1B(2BR) COTTAGETYPE 1A(2BR) COTTAGETYPE 1A (2BR)COTTAGE TYPE 5B (2 X 1BR) COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR) COTTAGE TYPE 5B (2 X 1BR) COTTAGETYPE 1A(2BR) PHASE 1A & 1B PHASE 2A & 2B PHASE 3 PHASE 4PHASE 5PHASE 6 PHASE 7 PHASE 8 PHASE 9 PHASE 10 PHASE 11 PHASE 12 PHASE 13 PHASE 14 PHASE 15A & 15B PHASE 16A & 16B PHASE 17 PHASE 18 PHASE 19 PHASE 20 PHASE 21 PHASE 22 PHASE 23 PHASE 24 PHASE 25 PHASE 26 PHASE 27 PHASE 28 PHASE 29A & 29B PHASE 30A & 30B PHASE 31PHASE 32PHASE 33PHASE 34 PHASE 35 PHASE 36 PHASE 37 PHASE 38 PHASE 39 PHASE 40 PHASE 41 PHASE 42 PHASE 43 PHASE 44A & 44B PHASE 45A & 45B PHASE 46 PHASE 47 PHASE 48 PHASE 49 PHASE 50 PHASE 51 PHASE 52 PHASE 53 PHASE 54 PHASE 55PHASE 56 PHASE 57 BLOCK 10REQUIRED: (8) 1 BR X 1.5 SPACES = 12 SPACES(11) 2 BR x 2 SPACES = 22 SPACES (14) 3 BR X 3 SPACES = 42 SPACESBLOCK 10 76 SPACES REQUIRED PROVIDED: 30 GARAGE SPACES10 DRIVEWAY/OFF-STREET SPACES22 ON-STREET SPACES (24 FT X 8 FT)8 EQUIVALENT SPACES (2 CAR SHARES)10 EQUIVALENT SPACES (LANDSCAPE-IN-LIEU BLOCK 10 80 SPACES PROVIDED BIKE PARKING:7.6 SPACES REQUIRED 8 SPACES PROVIDED (COVERED) BLOCK 11REQUIRED:(8) 1 BR X 1.5 SPACES = 12 SPACES(10) 2 BR x 2 SPACES = 20 SPACES (14) 3 BR X 3 SPACES = 42 SPACESBLOCK 11 74 SPACES REQUIRED PROVIDED: 32 GARAGE SPACES12 DRIVEWAY/OFF-STREET SPACES 16 ON-STREET SPACES (24 FT X 8 FT)4 EQUIVALENT SPACES (1 CAR SHARE) 10 EQUIVALENT SPACES (LANDSCAPE-IN-LIEU)BLOCK 11 74 SPACES PROVIDED BIKE PARKING: 7.4 SPACES REQUIRED8 SPACES PROVIDED (COVERED) CSTHE COTTAGES AT BLACKWOOD GROVESBLOCKS 10 AND 11, BLACKWOOD GROVES SUBDIVISION, PHASE 1CITY OF BOZEMAN, MONTANACOVER SHEETDATE: 3/18/2022BRIDGER LAND GROUP115 W. KAGY BLVD, SUITE LBOZEMAN, MT 59715BLOCK 10REQUIRED:(8) 1 BR X 100 SF = 800 SF(11) 2 BR x 150 SF = 1,650 SF (14) 3BR X 150 SF = 2,100 SFBLOCK 10 4,550 SF OPEN SPACE REQUIRED PROVIDED (SHARED OPEN SPACE):CENTER PASEO = 9,719 SFPOCKET C.O.S.= 6,756 SFBLOCK 10 16,475 SF OPEN SPACE PROVIDED BLOCK 11REQUIRED:(8) 1 BR X 100 SF = 800 SF (10) 2 BR x 150 SF = 1,500 SF(14) 3BR X 150 SF = 2,100 SFBLOCK 10 4,400 SF OPEN SPACE REQUIRED PROVIDED (SHARED OPEN SPACE): CENTER PASEO = 9,719 SFPOCKET C.O.S.= 6,590 SFBLOCK 10 16,309 SF OPEN SPACE PROVIDED LEGEND N LEGAL DESCRIPTION LOTS 1 AND 2, BLOCK 10 AND LOTS 1 AND 2,BLOCK 11, BLACKWOOD GROVES SUBDIVISION, PHASE 1 (PRELIMINARY PLAT APPROVED6/8/2021). LOCATED IN THE SW 1/4 OF SEC. 24, T.2 S., R. 5 E. OF P.M.M., CITY OF BOZEMAN,GALLATIN COUNTY, MONTANA. ADDRESS TBD. SOUTH OF STREET A, WEST OF SOUTH 15TH AVE., NORTH OF STREET B, EAST OF AVE. A. OWNER BRIDGER LAND GROUP115 W. KAGY BLVD., SUITE L BOZEMAN, MT 59715 VICINITY MAP N TEAM PLANNER/ARCHITECT: INTRINSIK ARCHITECTURE106 EAST BABCOCK, SUITE 1A BOZEMAN, MT 59715406.582.8988 PLANNER/ARCHITECT: KTGY ARCHITECTURE AND PLANNING1390 LAWRENCE STREET, SUITE 100 DENVER, CO 80204303.623.5186 CIVIL ENGINEER: C&H ENGINEERING AND SURVEYING INC.1091 STONERIDGE DRIVE BOZEMAN, MT 59718406.587.1115 THE BLACKWOOD GROVES SUBDIVISION PROVIDED PARKLANDDEDICATION IN EXCESS OF THE MAXIMUM 12 DWELLING UNITSPER ACRE FOR PARKLAND DEDICATION AND/OR CASH-IN-LIEU OF PARKLAND DEDICATION FOR BLOCKS 10 AND 11. NOADDITIONAL PARKLAND DEDICATION OR CASH ORIMPROVEMENTS-IN-LIEU OF PARKLAND DEDICATION IS REQUIRED FOR THIS PROJECT. PER THE BLACKWOOD GROVESMASTER PARK PLAN (APPROVED 6/8/2021). PARKLAND OPEN SPACE PARKING CS COVER SHEET 3/18/2022A0-30 ARCHITECTURAL SITE PLAN 3/18/2022 A0-40 ENCLOSURE/BIKE PARKING DETAILS 11/03/2021C1.0 CIVIL SITE PLAN - OVERALL 3/18/2022C2.0 CIVIL SITE PLAN - BLOCK 10 3/18/2022C2.1 CIVIL SITE PLAN - BLOCK 11 3/18/2022C3.0 CIVIL UTILITY PLAN - BLOCK 10 3/18/2022 C3.1 CIVIL UTILITY PLAN - BLOCK 11 3/18/2022C4.0 CIVIL GRADING PLAN - BLOCK 10 3/18/2022 C4.1 CIVIL GRADING PLAN - BLOCK 11 3/18/2022C5.0 CIVIL DETAILS 3/18/2022 L-0 LANDSCAPE PLAN - OVERALL 3/18/2022L-1 LANDSCAPE PLAN - BLOCK 10 3/18/2022L-2 LANDSCAPE PLAN - BLOCK 11 3/18/2022I-0 IRRIGATION PLAN - OVERALL 3/18/2022I-1 IRRIGATION PLAN - BLOCK 10 3/18/2022 I-2 IRRIGATION PLAN - BLOCK 11 3/18/2022E1.0 SITE ELECTRICAL PLAN 10/12/2021 E1.1 SITE PHOTOMETRIC PLAN 10/12/2021E1.2 SITE LIGHTING FIXTURE SPECS 10/12/2021 TABLE OF CONTENTSSITE DATA ZONING: RESIDENTIAL EMPHASIS MIXED USE COMMUNITY PLAN: RESIDENTIAL EMPHASIS MIXED USEPARCEL AREA: LOT 1, BLOCK 10: 43,740 SFLOT 2, BLOCK 10: 43,740 SF LOT 1, BLOCK 11: 43,497 SFLOT 2, BLOCK 11: 43,497 SF TOTAL: 174,474 SF (4.00 ACRES) FLOOR AREA:BLOCK 10: 50,582 SF (FAR = 0.58) BLOCK 11: 49,704 SF (FAR = 0.57)TOTAL: 100,286 SF (FAR = 0.58) SITE COVERAGE CALCULATIONS:BLOCK 10:LANDSCAPE: 42,052 SF (48.10%)BUILDINGS: 32,554 SF (37.21%) HARDSCAPE: 12,874 SF (14.69%) BLOCK 11:LANDSCAPE: 41,652 SF (47.89%) BUILDINGS: 32,078 SF (36.87%)HARDSCAPE: 13,264 SF (15.24%)11/03/2021 - SITE PLAN #13/18/2022 - SITE PLAN RC#159 Site Plan Application The Cottages at Blackwood Groves Blocks 10 and 11, Phase 1  60 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 2 of 10 Table of Contents NARRATIVE Section I. – Project Team Section II – Introduction Section III – Site Plan Section IV – Engineering Section V – Schedule Section VI – Response to Concept Comments 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 ARCHITECT KTGY Architecture and 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 61 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 3 of 10   Property Vicinity Map II. INTRODUCTION The Cottages at Blackwood Groves (the Property) is a proposed 65‐unit single‐household cottage rental project located on Lots 1  and 2  of Block 10 and Lots 1  and 2  of Block 11, Phase 1  of the Blackwood Groves Subdivision (preliminary plat application approved June 8, 2021). The 4.01‐acre project is on vacant land, zoned Residential Emphasis Mixed‐Use (REMU), and is wholly surrounded by REMU zoning. According to the Master Site Plan for Blackwood Groves, single‐household residential is planned north of the project, multi‐household residential to the east and south of the project, and mixed‐use to the west. A linear park runs east/west along the north boundary of the project which leads to Blackwood Groves’ signature parks located in the east half of the Subdivision. An additional linear park runs north/south in between Blocks 10 and 11 to link this project to the surrounding community and additional Subdivision amenities. The proposed cottages are proposed to be a mix of one‐, two‐, and three‐bedroom  units ranging from 691 –  1,240 square feet in floor area. This mix of housing types and sizes is intended to provide obtainable housing for a wide variety of income levels and demographics. III. SITE PLAN The proposed configuration centers around providing every cottage with park and common open space frontage. A 40‐ft wide green space “paseo” runs north‐south through the middle of both Blocks while cottages front on the linear parks along the north boundary and the east side of Block 10 and 62 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 4 of 10 smaller open space rectangles along the southern boundary. One‐bedroom  units are included above the garages within the interior drive aisles. Concurrent Construction: Concurrent construction is requested with this site plan application. The water, sanitary sewer, and storm  mains have been installed within all of the perimeter public streets of Blocks 10 and 11. These perimeter streets have been constructed to a gravel section that is passable for all vehicles. The public streets currently satisfy concurrent construction minimums as they have all utilities installed (including all surrounding fire hydrants) and are built to a drivable gravel section.  Curbing and paving of the perimeter streets will be completed once the asphalt plant reopens in the Spring of 2022. Concurrent construction will allow site and building construction to proceed without relying on reopening timing of the asphalt plant to allow for timely delivery of these residential units. Parking: Parking for this project is designed to be consistent with the cottage housing philosophy of “park and walk” to your home. Some cottages will contain attached garages with a driveway to provide a more convenient option within the project. Parking will be provided via on‐site garages (carriage structures with one‐bedroom  units located above the garage spaces), off‐street parking spaces adjacent to the carriage units, individual garage and driveway spaces attached to cottages, on‐street parking spaces, and 3 car‐share vehicles. The applicant proposes to eliminate 20 parking spaces by providing enhanced landscaping‐in‐lieu of parking in accordance with BMC 38.540.050.3.a (5 spaces per lot and there are 4  total lots). Each space eliminated requires 350 square feet of enhanced landscaping; therefore, a total of 7,000 square feet of enhanced landscaping is required. The total area of enhanced landscaping proposed is 12,514 square feet as highlighted in the following exhibits. These additions enhance the public streetscape realm with drought‐tolerant plantings while also providing additional neighborhood amenities (community gardens and play features). Block 10 Enhanced Landscaping 63 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 5 of 10 Block 11 Enhanced Landscaping We believe this development provides adequate parking as it delivers at least 1 off‐street space for each cottage while providing/maximizing on‐street parking consistent with the goals of the REMU zoning district. Overall, the development provides 1.92 qualifying parking spaces per cottage. Realistically, residents will likely park within the driveway vision triangle dimensions outlined in the BMC as is commonly observed across the City. These uncounted spaces offer another 31 total parking spaces for the development bringing the count to 2.31 parking spaces per cottage. Per the 2021 Bozeman Code Audit prepared by Clarion, the recommended parking requirement for single‐family residential units is 1 space per dwelling unit as “the correlation between bedrooms and car ownership is not very strong.” In addition, covered bicycle parking is provided adjacent to all garbage enclosures – the roof of the garbage enclosures extends over the bicycle parking spaces. Parking calculations are provided on the site plan cover sheet. On‐Site Residential Open Space: On‐site residential open space is provided by 6  common open spaces delineated on the site plan totaling 32,784 square feet of useable open space. In addition to the common open spaces, individual cottages will have the option for private open space with a small, fenced yard adjacent to the front porch/patio of each unit. Parkland: The Blackwood Groves Subdivision provided parkland dedication in excess of the maximum  12 dwelling units per acre for parkland dedication and/or cash‐in‐lieu of parkland dedication for Blocks 10 and 11. No additional parkland dedication or cash/improvements‐in‐lieu of parkland dedication is required for this proposal. IV. ENGINEERING Utilities: No new water main extensions will be required to service the buildings. Water services are proposed to run from  the new water mains within the surrounding public rights‐of‐way. All water service lengths will be under 150 feet from  the main to the building. Sanitary sewer service will be provided off a new sewer main through the center north/south paseo of each Block, and from  service connections from sanitary sewer mains within the public rights‐of‐way. Electric service will primarily be serviced from power mains within the perimeter utility easements. The cottages will likely be all‐electric so no gas 64 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 6 of 10 services will be required within the development. Proposed utility locations are included on the site plan. Stormwater: The Stormwater Master Plan for Blackwood Groves is designed to manage the runoff from  a majority of Blocks 10 and 11. Additional stormwater retention is provided by on‐site retention ponds to provide localized groundwater re‐charge, consistent with low impact stormwater design methods. The site is graded to drain to the surrounding street network where stormwater runoff will be conveyed to the Subdivision’s stormwater facilities. Fire Access: Fire hydrants will be located at all intersections surrounding Blocks 10 and 11. The interior drive aisles are all under 150 feet in length so turnarounds are not required. Solid Waste: Covered trash enclosures are provided at the end of each drive aisle. These enclosures will store multiple garbage and recycling totes that will be wheeled to the public street on pick‐up day by the on‐site maintenance employee.   Snow  Storage: The site contains ample open space for snow storage areas. The interior drive aisles will be plowed to storage areas at the end of the aisles. Individual sidewalks and driveways will be cleared to adjacent open space. Traffic Impact Study: The Traffic Impact Study for the Blackwood Groves Subdivision accounted for the 65 residential units proposed with this development. No V. SCHEDULE This project intends to begin construction as soon as site plan approval is received and intends to utilize the concurrent construction ordinance in order to secure building permits prior to the paving of the surrounding street network. Occupancy of the cottages will not be secured until the surrounding street network is completed. The construction phasing of each individual cottage is displayed on the Cover Sheet. Multiple cottages will be constructed concurrently and it is anticipated that construction of every cottage will commence in 2022. VI. RESPONSE TO CONCEPT COMMENTS Comments received from  Lynn Hyde on the concept site plan application (dated 8/19/2021) are in bold below – applicant responses are provided in bulleted italics. Cottage housing subdivisions – BMC 38.360.120 In summary, review  of your concept plan for the Cottages at Blackwood Groves, staff has determined the proposal does not meet the intent of the cottages provisions and the goals provided herein. In order to meet the cottage ordinance, the proposal will need to be reimagined consistent with the ordinance. Below  is a discussion and code 65 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 7 of 10 provisions that detail where the project does not meet the intent of the cottage zoning. The main topics discussed are: cluster, open space, and building design.  The concept application presented this cottage project as a rental site plan development that could potentially create individual parcels through the cottage housing ordinance should the overall design of the site not have to be overhauled to completely satisfy all of the requirements within the ordinance. It is clear from the concept review  that the site would have to be completely re‐designed to fully satisfy the cottage housing ordinance which would result in a measurable reduction in residential units that these lots could support. This application is for a  standard residential rental site plan that will not create individual parcels for the cottages; therefore, the cottage housing ordinance is no longer applicable to this development. Cottage Clusters: A cluster refers to a group of cottages oriented toward a common open area 38.360.120.E.1. In order to be considered a ‘cluster’ the cottages need to orient toward a common open area that is shared by all homes. The common open area is intended to serve as a central and functional area that fosters a sense of community (Goal 8). Future submittals, please show  how  you are meeting the cluster provision including the minimum/maximum  units per cluster and development stated below. We believe this requires some redesign.  This application is for a standard residential rental site plan that will not create individual parcels for the cottages; therefore, the cottage housing ordinance is no longer applicable to this development. Cottage Open Space: The open space is intended to be a community asset for the cottages that are clustered around it. It is intended to provide a sense of openness, visual relief, and community. . . Common open space must provide a centrally located, focal area for the cottage housing subdivision (38.360.120.H.1). Open space is delineated by a hierarchy, with the overall intent to connect the cottages to the common open space. The hierarchy starts with the private cottage, moving to the semi‐private space on the lot, then transitioning into the common open space with the landscaping and fence separating these two open spaces. In addition, the open space must be provided on the primary lot (both private and common), thus the public linear park does not satisfy these requirements. The cottages are intended to be oriented towards a common open space, an open space that is surrounded on at least two sides by cottages. The cottages are required to be oriented towards the common open space. Because of this, the linear park and the cottages whose driveways are adjacent to the open space are not allowed. The following code provisions were found inadequate.  This application is for a standard residential rental site plan that will not create individual parcels for the cottages; therefore, the cottage housing ordinance is no longer applicable to this development. Cottage Building Design & Parking As you noted in your narrative there are some areas where the proposed building design does not meet the cottage ordinance. While there is some room  for departures as noted below, the ordinance does not offer flexibility on others. The below  code provisions were found inadequate. 66 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 8 of 10  This application is for a standard residential rental site plan that will not create individual parcels for the cottages; therefore, the cottage housing ordinance is no longer applicable to this development. 1. BMC 38.520.040.C.2. Sites with residential units. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. . . All units need a direct pedestrian access to the parking as well as the street and open space.  The proposed development provides direct pedestrian connections between all ground related unit entries and a public street, on‐site open spaces, and parking facilities.  2. BMC 38.540.020. Parking. Show  how  you are meeting the requirements contained herein. Site plan proposal needs to show  the actual dimensions for all parking stalls, both on‐street, off‐ street, and where contained within a garage. Note the dimensions requirements in 38.540.020. When parking is proposed within a garage a stall dimension of 20’x9’ is required (note an additional one foot is required on all exterior sides of the stall within the garage). In addition, the parking proposed in front of the linear parks are not allowed to count towards your parking requirements.  Parking dimensions are included on the civil site plan sheets (C2.0 and C2.1). Garage dimensions are included in the Building Floor Plans and Elevations package. The applicant worked with City staff  on counting parking spaces along linear parks – it was ultimately decided that these linear park spaces can count towards the development’s parking requirements. 3. BMC 38.550. Landscaping. Please provide a landscaping plan that contains the elements required in 38.220.100 and that addresses mandatory landscaping provisions in 38.550.050. If you are submitting a cottage project it will need to also conform  to landscaping requirements found within 38.360.120. 38.550.050.E.1 Street trees will be required and must include one large canopy tree for each 50 feet of total street frontage  The landscaping and irrigation plans are included in this application (L‐0, L‐1, L‐2, I‐0, I‐1, I‐2).  4. BMC 38.520.070.D. Utility meters, electrical conduit, and other service utility apparatus. Utility meters, electrical conduit, and other service utility apparatus must be located and screened and/or designed to minimize their visibility to the public. Please coordinate with applicable service providers to determine the best approach in meeting these standards. If such elements are mounted in a location visible from  the street, pedestrian pathway, or shared open space, they must be screened with vegetation and/or integrated into the building's architecture; this includes “mini‐split” elements. Please show  the location and method of screening for utility meter panels, transformers and other mechanical equipment on building elevations, site plan sheets and landscape plan sheets. Please label utility lines and easements within the ROW  and insure that boulevard trees and planters are not located in conflict with these utilities. No permanent structures are allowed within utility easements. 67 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 9 of 10  All utilities are included on the civil utility plan sheets (C3.0 and C3.1) and are included on the landscape plan sheets.  SOLID  WASTE:  The location of  the refuse enclosure is included on all site plan sheets. Details on the refuse enclosure are included on A0‐40. NORTHWESTERN ENERGY:  The applicant is working with Kory Graham on the electrical layout for this development. The cottages will be all‐electric – no gas is required.  ENGINEERING: Easements 1. BMC 38.410.060.C.1  ‐ Easements (Water and Sewer): The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer. An additional ten feet of width is required for each additional main that occupies the easement.  The 30‐ft public utility easement is included on the civil utility plan sheet. The formal easement document will be provided once the location/layout is approved by City Engineering.  2. All necessary easement must be provided on City standard easement template. Drafts must be prepared for review  and approval by the city with site plan modification submittal. Signed hard copies of the easements must be submitted to the city prior to modification approval. The applicant may contact the engineering department to receive standard templates.  The applicant has all of  the City standard templates and will provide the signed easements once the location/layout is approved by City Engineering. Water and Wastewater 1.The applicant will need to coordinate with John Alston, COB Water/Sewer Superintended JAlston@BOZEMAN.NET regarding the multiple service lines as a water main line may be required. 2. The applicant must demonstrate that water and sewer services are within the allocated capacity for the subdivision.  The applicant has coordinated the utility layout with John Alston (COB Water/Sewer Superintendent), Lance Lehigh (interim City Engineer), and Keith Waring (TD&H Engineer  ‐ City’s plan review  consultant). The water/wastewater design reports for Blackwood Groves Subdivision included the proposed residential units in this development for that analysis. Adequate capacity and pressure exist for all of  the master‐planned Blackwood Groves Subdivision.  Stormwater 1. The applicant needs to provide a stormwater exhibit detailing how  blocks 10 and 11 satisfy overall Master site plan drainage. 68 BLACKWOOD  GROVES Concept Site Plan – The Cottages March 2022 Page 10 of 10  The stormwater design report is included in the “documents” section of  this application. Transportation 1. BMC 38.540.020.M ‐ Snow  Storage: Snow  removal storage areas must be provided sufficient to store snow  accumulation on site. Such areas may not cause unsafeingress/egress to the parking areas, may not cause snow  to be deposited on public rights‐of‐way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping.  Snow  storage locations are provided on the civil and landscape site plan sheets. These locations will not cause unsafe ingress/egress to parking areas, are not located on public rights‐of‐way or within parking access and spaces, and will not damage landscaping.  WATER CONSERVATION:  Please refer to the landscaping and irrigation plans for all applicable details. The owners will certainly look into utilizing the City’s rebate programs for sprinkler nozzles, irrigation controllers, and rain sensors for new  construction.  69 Memorandum REPORT TO:Community Development Board FROM:Susana Montana, SeniorPlanner Brian Krueger, Development Review Manager Anna Bentley, Deputy Director and Interim Director CommunityDevelopment Department SUBJECT:The Cottages at Blackwood Groves Site Plan,Application 21421 MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Community Development -Quasi-Judicial RECOMMENDATION:Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 21421 and move to recommend approval of the site plan with conditions andsubject to all applicablecode provisions. STRATEGICPLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkableneighborhoods. BACKGROUND:This 65-unit single household “cottage” housing development is one of the first rental housing developments in the nine-phased, 119.45-acre Blackwood Groves Subdivision. The Preliminary Plat for this subdivision was approved on June 7, 2021 and the Applicant has submitted a final plat application which is currently under review. Approval of this site plan would be conditioned on the approval and recordation of the subdivision final plat. The 4-acre, two-block Site for this rental housing development would provide on-site and on-street parking, landscaping, common open space, two car-share vehicles for residents’ use in- lieu of 8 required parking spaces, and additional landscaping in-lieu of 10 required parking spaces. UNRESOLVEDISSUES:Approval of this Site Plan application would be contingent upon/conditioned on the recordation of the subdivision final plat. ALTERNATIVES:As identified in staffreport. FISCALEFFECTS:Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of issuance of building permits for individual developments along with City sewer and water connectionfees. 70 Attachments: ..\Project Info GIS\001_CS Cover Sheet.pdf V2.pdf21241 ..\Project Info GIS\001_Project Narrative.pdf V2.pdf ..\Project Info GIS\002_A0-30 Architectural Site Plan.pdf V2.pdf 71 Master Parkland Tracking Table from  Final Plat Application for Blackwood Groves Subdivision, Phases 1 and 9  Parkland provided exceeds the maximum  12 dwelling units per acre limit. 72 Blackwood Groves Phasing + Parkland Calculations 10/19/2021 PHASE CATEGORY LOT AREA (AC) STORMWATER STORAGE AREA OR PUBLIC ACCESS EASEMENT (AC) TOTAL LOT AREA IN WETLAND & ZONE 1 WATERCOURSE SETBACK (AC) TOTAL ZONE 2 WATERCOURSE AREA (AC) TOTAL QUALIFYING PARKLAND PROVIDED (AC) DWELLING UNITS (DU) BLOCK DENSITY (DU/AC) PARK ACRES PER UNIT REQUIRED PARKLAND PER DWELLING @ UP TO 8 DU/AC (AC) REQUIRED PARKLAND PER DWELLING @ 8- 12 DU/AC (AC) LAND AREA REQUESTED FOR WAIVER (AC) CUMULATIVE PARKLAND PROVIDED BY PHASE (AC) LAND AREA PROVIDED IN EXCESS OF REQUIRED (AC) ESTIMATED BASE IMPROVEMENTS IN LIEU REQUIRED @ $2.07/SF ESTIMATED ADDITIONAL IMPROVEMENTS IN LIEU REQUIRED @ $2.07/SF NET AREA OF DEVELOPMENT 119.45 Acres 1 PARK 16 0.1217 0.0448 0.0000 0.0000 0.0769 ----- PARK 15 0.1102 0.0000 0.0000 0.0000 0.1102 ----- PARK 14 0.8061 0.0000 0.0000 0.0000 0.8061 ----- PARK 13 0.2794 0.0000 0.0000 0.0000 0.2794 ----- PARK 12 0.4718 0.0206 0.0000 0.0000 0.4511 ----- PARK 4 1.1615 0.1631 0.3552 0.1468 0.4964 ----- BLOCK 5 1.4463 ----6 4.1486 0.0300 0.1800 - BLOCK 8 2.4075 ----20 8.3074 0.0300 0.5778 0.0222 BLOCK 7 1.3150 ----12 9.1257 0.0300 0.3156 0.0444 BLOCK 6 1.3223 ----12 9.0750 0.0300 0.3174 0.0426 BLOCK 4 1.2037 ----6 4.9846 0.0300 0.1800 - BLOCK 3 0.8264 ----6 7.2600 0.0300 0.1800 - BLOCK 2 0.8379 ----6 7.1611 0.0300 0.1800 - BLOCK 11 1.9971 ----TBD 12.0000 0.0300 0.4793 0.2397 BLOCK 10 2.0081 ----TBD 12.0000 0.0300 0.4820 0.2410 LOT AREA 13.3643 2.2201 2.8920 0.5899 0.0000 2.2201 -0.6719 $53,189.64 $62,000.00 2 PARK 9 0.6817 0.0000 0.0000 0.0000 0.6817 ----- PARK 11 0.4798 0.0000 0.0000 0.0000 0.4798 ----- PARK 10 0.9488 0.0401 0.0000 0.0000 0.9087 ----- BLOCK 16 1.6180 ----TBD 12.0000 0.0300 0.3883 0.1942 BLOCK 15 2.5128 ----TBD 12.0000 0.0300 0.6031 0.3015 BLOCK 14 4.5870 ----TBD 12.0000 0.0300 1.1009 0.5504 (PHASE 9) BLOCK 13 2.9984 ----100 33.3507 0.0300 0.7196 2.2804 BLOCK 1 4.8502 ----104 21.4424 0.0300 1.1640 1.9560 LOT AREA 16.5665 2.0702 3.9760 5.2825 0.0000 4.2903 -3.8899 $476,315.45 $273,844.20 3 PARK 3 2.1334 0.0753 0.1392 0.0000 1.9189 ----- PARK 1 7.4767 0.1635 3.6757 1.1549 2.4825 ----- BLOCK 12 2.3909 ----TBD 12.0000 0.0300 0.5738 0.2869 BLOCK 9 3.0767 ----TBD 12.0000 0.0300 0.7384 0.3692 LOT AREA 5.4676 4.4014 1.3122 0.6561 0.0000 8.6917 0.5115 $59,160.68 $0.00 4 PARK 8 0.0428 0.0000 0.0000 0.0000 0.0428 ----- PARK 7 0.5130 0.0000 0.0000 0.0000 0.5130 ----- PARK 6 0.1847 0.0000 0.0000 0.0000 0.1847 ----- BLOCK 21 1.9913 ----24 12.0527 0.0300 0.4779 0.2421 BLOCK 20 1.3306 ----TBD 12.0000 0.0300 0.3194 0.1597 BLOCK 19 4.2071 ----TBD 12.0000 0.0300 1.0097 0.5048 LOT AREA 7.5290 0.7405 1.8070 0.9066 0.0000 9.4322 -0.5549 $81,749.68 $0.00 5 PARK 5 1.2492 0.1114 0.0000 0.0000 1.1379 -- --- BLOCK 23 1.7017 ----14 8.2273 0.0300 0.4084 0.0116 BLOCK 22 1.3237 ----TBD 12.0000 0.0300 0.3177 0.1588 LOT AREA 3.0253 1.1379 0.7261 0.1704 0.0000 10.5700 -0.1432 $15,368.76 $0.00 6 BLOCK 18 3.0188 ----TBD 12.0000 0.0300 0.7245 0.3623 BLOCK 17 4.0603 ----TBD 12.0000 0.0300 0.9745 0.4872 LOT AREA 7.0791 0.0000 1.6990 0.8495 0.0000 10.5700 -1.8421 $76,597.87 $0.00 7 PARK 2 1.7288 0.0448 0.8902 0.3425 0.4513 -- --- BLOCK 25 1.8917 ----TBD 12.0000 0.0300 0.4540 0.2270 BLOCK 24 3.8593 ----TBD 12.0000 0.0300 0.9262 0.4631 LOT AREA 5.7510 0.4513 1.3802 0.6901 0.0000 11.0214 -2.7710 $62,227.18 $0.00 8 BLOCK 28 1.9104 ----6 3.1407 0.0300 0.1800 - BLOCK 27 1.5369 ----10 6.5064 0.0300 0.3000 - BLOCK 26 1.9733 ----14 7.0945 0.0300 0.4736 - LOT AREA 5.4207 0.0000 0.9536 0.0000 0.0000 11.0214 -3.7246 $0.00 $0.00 TOTAL PARKLAND PROVIDED TOTAL RES. LOT AREA (AC) STORMWATER STORAGE AREA OR PUBLIC ACCESS EASEMENT TOTAL (AC) TOTAL LOT AREA IN WETLAND & ZONE 1 WATERCOURSE SETBACK (AC) TOTAL ZONE 2 WATERCOURSE AREA (AC) TOTAL QUALIFYING PARKLAND PROVIDED (AC) PARK ACRES PER UNIT REQUIRED PARKLAND PER DWELLING @ 8 DU/AC (AC) MAXIMUM REQUIRED DEDICATION PER ACRE @ 12 DU/AC (AC) TOTAL LAND AREA REQUESTED FOR WAIVER (AC) DIFFERENCE BETWEEN REQUIRED & PROVIDED PARKLAND (AC) TOTAL ESTIMATED BASE IMPROVEMENTS IN LIEU REQUIRED @ $2.07/SF ESTIMATED ADDITIONAL IMPROVEMENTS IN LIEU REQUIRED @ $2.07/SF TOTALS 18.3895 64.2034 0.6637 5.0602 1.6442 11.0214 0.0300 14.7460 9.1451 0.0000 -3.7246 $824,609.26 $335,844.20 $1,160,453.46 TOTAL CITY REQUIRED IMPROVEMENTS IN LIEU 73 whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 2A (2BR)COTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 1B(2BR)whCOTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 4AX(ALT) (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 4AX(ALT) (3BR)COTTAGETYPE 3BX(ENH) (3BR)wh COTTAGETYPE 4AXwh COTTAGE TYPE4BX ALT (3BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE2A (ENH) (2BR)wh COTTAGETYPE 4A(ALT) (3BR)wh COTTAGE TYPE4BX ALT (3BR)wh COTTAGE TYPE4AX ALT (3BR)whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A (2BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGETYPE 1A(2BR)PHASE 1A & 1BPHASE 2A & 2BPHASE 3PHASE 4PHASE 5PHASE 6PHASE 7PHASE 8PHASE 9PHASE 10PHASE 11PHASE 12PHASE 13PHASE 14PHASE 15A & 15BPHASE 16A & 16BPHASE 17PHASE 18PHASE 19PHASE 20PHASE 21PHASE 22PHASE 23PHASE 24PHASE 25PHASE 26PHASE 27PHASE 28PHASE 29A & 29BPHASE 30A & 30BPHASE 31PHASE 32PHASE 33PHASE 34PHASE 35PHASE 36PHASE 37PHASE 38PHASE 39PHASE 40PHASE 41PHASE 42PHASE 43PHASE 44A & 44BPHASE 45A & 45BPHASE 46PHASE 47PHASE 48PHASE 49PHASE 50PHASE 51PHASE 52PHASE 53PHASE 54PHASE 55PHASE 56PHASE 57LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockSnow Storage Snow StorageSnow Storage Snow Storage RockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockSnow S tora ge Snow Sto rage Snow St orag e Snow St orag e RockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET BSTREET ASTREET AAVENUE B S. 15th AVENUE PARK 1220551 sfPARK 12PARK 12PARK 1312172 sfAVENUE A RockRockRockRockRockRockRockRockRockRock243'360'243'360'358'243'358'243'Retention PondSeed MixRetention PondSeed MixRetention PondSeed MixRetention Pond Seed Mix Retention PondSeed Mix Retention PondSeed Mix10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easement and Front Yard Setback 10' Utility Easementand Front Yard Setback 10' Linear Park Setback 10' Utility easementand Front Yard SetbackPark W idth 30' Park Width 34' Park Width 34'Retention PondSeed Mix5' Packed Fines PathPlay AreaPlay Chips SurfacePacked FinesRaisedGardenBoxes5' Packed Fines PathLAWNLAWNPacked FinesRaisedGardenBoxesLAWNLAWNPlay AreaPlay Chips SurfaceRock MulchRock MulchHose BibHose Bib1250-60'1 12"Brandon Elm(Ulmus x 'Brandon')1 12"1630-40'Harvest Gold Linden(Tillia x mongolica 'Harvert Gold')YHelmond Pillar BarberryAbbotswood Potentilla(Potentilla fruticosa 'Abbotswood')2-3'64Spring Snow Crabapple(Malus 'Spring Snow')1 12"4SymbolPlant Name (Scientific)Size @PlantingMatureSizeQtyDroughtTolerantPlant Table25-30'Medora Juniper(Juniperus scopulorum 'Medora')1010-12'3-3.5'Goldfinger Potentilla(Potentilla fruticosa 'Goldfinger')3-4'60Dwarf Burning Bush(Euonymus alataus 'Compactus')5-6'18Crimson Pygmy Barberry(Berberis thunbergii 'Crimson Pygmy')142-3'12-15"Dwarf Mugo Pine(Pinus mugo)3-5'15-18"21Japanese Tree Lilac(Syringa reticulata)25-30'61 12"Northren Acclaim Honeylocust(Gleditsia triacanthos v. inermis 'Harve') 1 12"13Norway Maple(Acer platanoides)14 1 12"50-60'15-18"15-18"18-24"35-40'YYYYYYYYYYYQuaking Aspen Clump(Populus tremuloides)30-40'N4 1 12"Tatarian Maple(Acer tataricum)620-25' 1 3/4"Y-All landscape areas shall have a permanent underground irrigation system installed to promotehealthy plant growth and water conservation.-All trees shall be staked with a minimum of 2 stakes per tree. Trees not planted in shrub orplanting beds shall have a 18" diameter organic mulch ring around the base.-All planting beds shall be edged with Black Knight Vinyl edging (or comparable) beds shall belined with professional grade weed fabric and then covered with 3" of 1-1 1/2" rock mulch.-All disturbed areas shall be covered with a minimum of 6" topsoil spread post construction.-All sod to be locally grown.-No tree shall be planted within 10' of water or sewer lines. A utility locate shall be done prior tostaking tree locations and planting.-All trees shall be planted with root flare at grade.-All street trees shall comply with City of Bozeman forestry regulations and a permit shall beobtained as per forestry requirements. Permit to be obtained by contractor.-All plant material shall meet or exceed nursery stock size and quality specifications as set forthby American Nursery Standards.Garden Notes-Benches located in garden area provide covered gardening tool storage-Garden Plots will be assigned yearly based on a lottery system to cottage residents-Plots are to be maintained by the residents they are assigned to. If plots go unassigned, thecottage community property manager will maintain them-Hose bib will be provided in each garden lotGeneral NotesProject OwnerBlackwood Land Fund LLC140 Crossing way, Unit 3BBozeman, MT 59715(406)539-6015(406)539-6015Blackwood Groves SubdivisionSW 1/4 OF SECTION 24 AND NW 1/4 OF SECTION 25T. 2 S., R. 5 E. OF P.M.MBOZEMAN, GALLATIN COUNTY, MONTANAHelmond Pillar Barberry(Berberis thunbergii 'Helmond Pillar')121-2'x3-4'Glow Girl Birchleaf Spirea(Spirea betulifolia 'Tor Gold')3-4'84Boulders [typ.]2-3'n/a26Autumn Magic Chokeberry(Aronia melanocarpa 'Autumn Magic')28Little Devil Ninebark(Physocarpus opulifolius 'Donna May')3-4'30Summer Wine Ninebark(Physocarpus opulifolius 'Seward')5-6'8Frobel Spirea(Spirea x bumalda 'Froebelii')2-3'46Goldmound Spirea(Spiraea 'Goldmound')2-3'60Golden Elder(Sambucus canadensis 'Aurea')4-5'23Ornamental Grass- MixFeather Reed, Blue Oat, And Tuft Hair2-3'4-5'6" Cont55915-18"18-24"12-15"12-15"12-15"12-15"12-15"12-15"YYYYYYYYHedge Cotoneaster(Cotoneaster lucidus)8-10'Y24Green Mound Alpine Currant(Ribies alpinum 'Green Mound')Y6-12"663-4'2-3'Retention Pond Seed Mix:3-5'Russian Sage(Perovskia atriplicifolia)3-5'1 gal24Harvest Gold LindenSymbolPlant Name (Scientific)Size @PlantingMatureSizeQtyDroughtTolerantPlant TableFINISHED GRADE FLARE IS VISIBLE ABOVEPLANT SO THAT ROOTREMOVE AIR POCKETSWATER & TAMP TOBACKFILL- REMOVE ROCKSTREE PLANTING - VERTICAL STAKESSCALE: NOT TO SCALESPREADFORMSAUCERUNLESS IN BEDS 2 X BALL DIA.STAKING REQUIREDTRUNK HT.OVERALL HT.NOTE:HARDWOOD STAKES2 STAKES 2" X 2" DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIORTO BACKFILLING2 STRAND TRISTED 12 GUAGEGAL. WIRE AND STAKING STRAPSTAKE ABOVE FIRST BRANCHES OR AS NECESSARY FOR FIRMSUPPORTTYPAR WEED BARRIER (3 ON 10'+ EVERGREEN TREES)IN BEDS ONLY WOOD MULCH SCALE: NOT TO SCALESHRUB PLANTINGFORM SAUCER WITH3" CONTINUOUS RIM 3" OF 2-3" DIA STONE MULCHSPECIFIED PLANTINGMIX. WATER & TAMPTO REMOVE AIR POCKETSDIG HOLE TWO TIMES THE ROOT BALL DIAMETERTYPAR WEED BARRIER617/622 Drought tolerant plants:91%Blackwood Groves CottagesBlocks 10 & 11 Landscape PlanDate: Scale: 03/18/2022 1" = 30' - 0" Designed for: Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaL-003060Scale: 1" = 30' - 0"12015Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew KellerOverall Landscape74 whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 2A (2BR)COTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 1B(2BR)whCOTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 4AX(ALT) (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGE TYPE4BX ALT (3BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)wh COTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)PHASE 29A & 29BPHASE 30A & 30BPHASE 31PHASE 32PHASE 33PHASE 34PHASE 35PHASE 36PHASE 37PHASE 38PHASE 39PHASE 40PHASE 41PHASE 42PHASE 43PHASE 44A & 44BPHASE 45A & 45BPHASE 46PHASE 47PHASE 48PHASE 49PHASE 50PHASE 51PHASE 52PHASE 53PHASE 54PHASE 55PHASE 56PHASE 57LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockSnow StorageSnow StorageSnow StorageSnow StorageRockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET AAVENUE B PARK 1220551 sfPARK 12PARK 12AVENUE A RockRock243'360'243'360'Retention PondSeed MixRetention Pond Seed Mix Retention PondSeed Mix10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback 10' Linear Park Setback Park Width 30'Park Width 34'Retention PondSeed Mix5' Packed Fines PathPlay AreaPlay Chips SurfacePacked FinesRaisedGardenBoxesLAWNLAWNRock MulchHose Bib1250-60'1 12"Brandon Elm(Ulmus x 'Brandon')1 12"1630-40'Harvest Gold Linden(Tillia x mongolica 'Harvert Gold')YHelmond Pillar Barberry(Berberis thunbergii 'Helmond Pillar')121-2'x3-4'Abbotswood Potentilla(Potentilla fruticosa 'Abbotswood')2-3'64Glow Girl Birchleaf Spirea(Spirea betulifolia 'Tor Gold')3-4'84Spring Snow Crabapple(Malus 'Spring Snow')1 12"4SymbolPlant Name (Scientific)Size @PlantingMatureSizeQtyDroughtTolerantPlant Table25-30'Boulders [typ.]2-3'n/a26Medora Juniper(Juniperus scopulorum 'Medora')1010-12'3-3.5'Autumn Magic Chokeberry(Aronia melanocarpa 'Autumn Magic')28Little Devil Ninebark(Physocarpus opulifolius 'Donna May')3-4'30Summer Wine Ninebark(Physocarpus opulifolius 'Seward')5-6'8Frobel Spirea(Spirea x bumalda 'Froebelii')2-3'46Goldfinger Potentilla(Potentilla fruticosa 'Goldfinger')3-4'60Goldmound Spirea(Spiraea 'Goldmound')2-3'60Dwarf Burning Bush(Euonymus alataus 'Compactus')5-6'18Golden Elder(Sambucus canadensis 'Aurea')4-5'23Crimson Pygmy Barberry(Berberis thunbergii 'Crimson Pygmy')142-3'12-15"Dwarf Mugo Pine(Pinus mugo)3-5'15-18"21Japanese Tree Lilac(Syringa reticulata)25-30'61 12"Ornamental Grass- MixFeather Reed, Blue Oat, And Tuft Hair2-3'4-5'6" Cont559Northren Acclaim Honeylocust(Gleditsia triacanthos v. inermis 'Harve') 1 12"13Norway Maple(Acer platanoides)14 1 12"50-60'15-18"15-18"15-18"18-24"18-24"12-15"12-15"12-15"12-15"12-15"12-15"35-40'YYYYYYYYYYYYYYYYYYYHedge Cotoneaster(Cotoneaster lucidus)8-10'Y24Green Mound Alpine Currant(Ribies alpinum 'Green Mound')Y6-12"663-4'2-3'Retention Pond Seed Mix:Great Basin Wild Rye, Streambank Wheatgrass, Big BluestemGrass, Switchgrass, Sedges, Rushes and wet tolerant perennials3-5'Quaking Aspen Clump(Populus tremuloides)30-40'N4 1 12"Tatarian Maple(Acer tataricum)620-25' 1 3/4"YRussian Sage(Perovskia atriplicifolia)3-5'1 gal24Block 10 Landscape PlanDate: Scale: 03/18/2022 1" = 20' - 0" Designed for:L-102040Scale: 1" = 20' - 0"8010Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew Keller Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaBlock 10 Overall75 COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 4AX(ALT) (3BR)COTTAGETYPE 3BX(ENH) (3BR)wh COTTAGETYPE 4AXCOTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE2A (ENH) (2BR)wh COTTAGE TYPE4BX ALT (3BR)wh COTTAGE TYPE4AX ALT (3BR)whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGETYPE 1A(2BR)PHASE 1A & 1BPHASE 2A & 2BPHASE 3PHASE 4PHASE 5PHASE 6PHASE 7PHASE 8PHASE 9PHASE 10PHASE 11PHASE 12PHASE 13PHASE 14PHASE 15A & 15BPHASE 16A & 16BPHASE 17PHASE 18PHASE 19PHASE 20PHASE 21PHASE 22PHASE 23PHASE 24PHASE 25PHASE 26PHASE 27PHASE 28LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockSnow StorageSnow StorageSnow StorageSnow StorageRockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET AAVENUE B S. 15th AVENUE PARK 1312172 sfRockRockRockRockRockRockRockRock358'243'358'243'Retention PondSeed MixRetention PondSeed MixRetention Pond Seed Mix 10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback 10' Utility easement and Front Yard Setback Park Width 34'5' Packed Fines PathPacked FinesRaisedGardenBoxesLAWNLAWNPlay AreaPlay Chips SurfaceRock MulchHose Bib1250-60'1 12"Brandon Elm(Ulmus x 'Brandon')1 12"1630-40'Harvest Gold Linden(Tillia x mongolica 'Harvert Gold')YHelmond Pillar Barberry(Berberis thunbergii 'Helmond Pillar')121-2'x3-4'Abbotswood Potentilla(Potentilla fruticosa 'Abbotswood')2-3'64Glow Girl Birchleaf Spirea(Spirea betulifolia 'Tor Gold')3-4'84Spring Snow Crabapple(Malus 'Spring Snow')1 12"4SymbolPlant Name (Scientific)Size @PlantingMatureSizeQtyDroughtTolerantPlant Table25-30'Boulders [typ.]2-3'n/a26Medora Juniper(Juniperus scopulorum 'Medora')1010-12'3-3.5'Autumn Magic Chokeberry(Aronia melanocarpa 'Autumn Magic')28Little Devil Ninebark(Physocarpus opulifolius 'Donna May')3-4'30Summer Wine Ninebark(Physocarpus opulifolius 'Seward')5-6'8Frobel Spirea(Spirea x bumalda 'Froebelii')2-3'46Goldfinger Potentilla(Potentilla fruticosa 'Goldfinger')3-4'60Goldmound Spirea(Spiraea 'Goldmound')2-3'60Dwarf Burning Bush(Euonymus alataus 'Compactus')5-6'18Golden Elder(Sambucus canadensis 'Aurea')4-5'23Crimson Pygmy Barberry(Berberis thunbergii 'Crimson Pygmy')142-3'12-15"Dwarf Mugo Pine(Pinus mugo)3-5'15-18"21Japanese Tree Lilac(Syringa reticulata)25-30'61 12"Ornamental Grass- MixFeather Reed, Blue Oat, And Tuft Hair2-3'4-5'6" Cont559Northren Acclaim Honeylocust(Gleditsia triacanthos v. inermis 'Harve') 1 12"13Norway Maple(Acer platanoides)14 1 12"50-60'15-18"15-18"15-18"18-24"18-24"12-15"12-15"12-15"12-15"12-15"12-15"35-40'YYYYYYYYYYYYYYYYYYYHedge Cotoneaster(Cotoneaster lucidus)8-10'Y24Green Mound Alpine Currant(Ribies alpinum 'Green Mound')Y6-12"663-4'2-3'Retention Pond Seed Mix:Great Basin Wild Rye, Streambank Wheatgrass, Big BluestemGrass, Switchgrass, Sedges, Rushes and wet tolerant perennials3-5'Quaking Aspen Clump(Populus tremuloides)30-40'N4 1 12"Tatarian Maple(Acer tataricum)620-25' 1 3/4"YRussian Sage(Perovskia atriplicifolia)3-5'1 gal24Block 11 Landscape PlanDate: Scale: 03/18/2022 1" = 20' - 0" Designed for:L-202040Scale: 1" = 20' - 0"8010Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew Keller Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaBlock 11 Overall76 Project OwnerBlackwood Land Fund LLC140 Crossing way, Unit 3BBozeman, MT 59715(406)539-6015(406)539-6015Blackwood Groves SubdivisionSW 1/4 OF SECTION 24 AND NW 1/4 OF SECTION 25T. 2 S., R. 5 E. OF P.M.MBOZEMAN, GALLATIN COUNTY, MONTANAwhCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 2A (2BR)COTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 1B(2BR)whCOTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 4AX(ALT) (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 4AX(ALT) (3BR)COTTAGETYPE 3BX(ENH) (3BR)wh COTTAGETYPE 4AXwh COTTAGE TYPE4BX ALT (3BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE2A (ENH) (2BR)wh COTTAGETYPE 4A(ALT) (3BR)wh COTTAGE TYPE4BX ALT (3BR)wh COTTAGE TYPE4AX ALT (3BR)whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A (2BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGETYPE 1A(2BR)PHASE 1A & 1BPHASE 2A & 2BPHASE 3PHASE 4PHASE 5PHASE 6PHASE 7PHASE 8PHASE 9PHASE 10PHASE 11PHASE 12PHASE 13PHASE 14PHASE 15A & 15BPHASE 16A & 16BPHASE 17PHASE 18PHASE 19PHASE 20PHASE 21PHASE 22PHASE 23PHASE 24PHASE 25PHASE 26PHASE 27PHASE 28PHASE 29A & 29BPHASE 30A & 30BPHASE 31PHASE 32PHASE 33PHASE 34PHASE 35PHASE 36PHASE 37PHASE 38PHASE 39PHASE 40PHASE 41PHASE 42PHASE 43PHASE 44A & 44BPHASE 45A & 45BPHASE 46PHASE 47PHASE 48PHASE 49PHASE 50PHASE 51PHASE 52PHASE 53PHASE 54PHASE 55PHASE 56PHASE 57LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockSnow Storage Snow StorageSnow Storage Snow Storage RockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockSnow S tor age Snow Sto rage Snow S tora ge Snow S tora ge RockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET BSTREET ASTREET AAVENUE B S. 15th AVENUE PARK 1220551 sfPARK 12PARK 12PARK 1312172 sfAVENUE A RockRockRockRockRockRockRockRockRockRock243'360'243'360'358' 243'358' 243'Retention PondSeed MixRetention PondSeed MixRetention PondSeed MixRetention Pond Seed Mix Retention PondSeed Mix Retention PondSeed Mix10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easement and Front Yard Setback 10' Utility Easementand Front Yard Setback 10' Linear Park Setback 10' Utility easementand Front Yard Setback Park W idth 30 ' Park Width 34' Park Width 34'Retention PondSeed Mix5' Packed Fines PathPlay AreaPlay Chips SurfacePacked FinesRaisedGardenBoxes5' Packed Fines PathLAWNLAWNPacked FinesRaisedGardenBoxesLAWNLAWNPlay AreaPlay Chips Surface 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-6 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-2 1-2 1-2 1-2 1-7 1- 7 1-7 1-7 1-7 1-7 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-1 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-7 1-7 1-7 1-7 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-1 1-1 1-1 1-1 1-4 1-4 1-1 1-1 1-2 1-2 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-1 1-1 1-1 1- 1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-1 1-11 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2" 1-7 1-7 1-7 1-7 1-7 1-7 1-3 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-1 1-1 1- 1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-4 1-4 1-4 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1 -6 1-6 1-6 1- 4 1-4 1-6 1-6 1-4 1-4 1- 1 1-1 1-1 1-1 1-1 1- 1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-3 1-3 1-3 1-3 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1- 2 1-2 1-2 1-2 1- 2 1-2 1-2 1-2 1- 2 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1- 4 1-4 1-4 1 - 4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-6 1-6 1-8 1-8 1-8 1-8 1-8 1-8 1-7 1-7 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-7 1-7 1-7 1-7 1-6 1-8 1- 5 1-5 1-5 1-5 1-5 1-5 1- 5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1- 5 1-5 1-5 1-5 1-5 1-2 1-2 1-2 1-2 1-2 1-2 1- 2 1-2 1-5 1-5 1-5 1-5 1-2 1-2 1-2 1-2 1-2 1-2 1- 2 1-2 1-2 1-2 1-2 1-2 1- 2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1- 3 1- 3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1 - 2 1-2 1-2 1-3 1-3 1-3 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-5 1-7 1-5 1-7 1-7 1-7 1- 7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-5 1- 5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-7 1-7 1-7 1-7 1-7 1- 7 1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2" 1-8 1-8 1 - 8 1-8 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6Rock MulchRock MulchHose BibHose BibIrrigation Notes:1. Irrigation system to be installed with head to head coverage for all rotor and spray zones. If obstacles or landscaping prevents this the irrigation contractor will make thenecessary changes to promote the best coverage possible.2. All zone lateral piping is 1" 100 PSI poly unless otherwise noted on plan, (or approved equal).3. All zone control valve boxes with be installed no closer than 12 inches to drive and sidewalk areas. Valve boxes will also be installed on a 4" base of crushed gravel toprevent settling.4. Irrigation controller will be paired with a rain/freeze sensor. The sensor will shut the irrigation system down in the event of rainy or freezing weather.5. All irrigation components and workmanship will be covered by a one year warranty from the time the system runs with water. The irrigation contractor wil be responsible forspring start up and fall winterization during this period.6. All trees and shrubs inside of mulched landscape beds will to be watered with drip emitters or drip rings. Drip line lateral piping is not shown on drawing, irrigationcontractor to run lateral piping in a professional maner, not exceeding 5 feet per second on water velocity. Drip areas will be zoned separate from lawn and turf areas.7. Irrigation system design is based on 32 gallons per minute at 45 psi. Irrigation contractor to verify before starting work. If water supply differs from design, irrigationcontractor will modify the plan accordingly.DROTOR POP-UP SPRINKLER RAIN BIRD 5004ROTOR POP-UP SPRINKLER:PVC SCH 40 ELLPVC SCH 40 STREET ELLPVC SCH 40 TEE OR ELLPVC LATERAL PIPE71453652FINISH GRADE24567133 (LENGTH AS REQUIRED)PVC SCH 80 NIPPLEDPOP-UP SPRAY SPRINKLER POP-UP SPRAY SPRINKLER: RAIN BIRD 1804PVC SCH 40 TEE OR ELLFINISH GRADE/TOP OF MULCHPVC LATERAL PIPE1234565643231 MODEL SBE-050 BARB ELBOW: RAIN BIRD1/2-INCH MALE NPT x .490 INCH RAIN BIRD MODEL SP-100SWING PIPE, 12-INCH LENGTH:DREMOTE CONTROL VALVE3" MIN. RAIN BIRD DV WIRE, COILEDREMOTE CONTROL VALVE:FINISH GRADE/TOP OF MULCHID TAGVALVE BOX WITH COVER:WATER PROOF CONNECTION (1 OF 2) 12-INCH SIZEPVC SCH 80 NIPPLE (CLOSE)PVC SCH 40 ELLBRICK (1 OF 4)30-INCH LINEAR LENGTH OF PVC SCH 80 NIPPLE (LENGTH AS REQUIRED)PVC MAINLINE PIPESCH 80 NIPPLE (2-INCH LENGTH, HIDDEN) AND PVC SCH 40 TEE OR ELLPVC SCH 40 MALE ADAPTER3.0-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL123457891012131415 SCH 40 ELL1235647810911121314151116PVC LATERAL PIPE16ONOFF 6LATERALPIPEWIRING INCONDUITMAINLINEPIPEMAINLINE, LATERAL,AND WIRING INTHE SAME TRENCHSECTION VIEWRUN WIRING UNDERMAINLINE, TAPE ANDBUNDLE AT 10' O.C.ALL PLASTIC PIPINGTO BE SNAKED IN TRENCH AS SHOWNPLAN VIEWTIE A 24" LOOPIN ALL WIRING ATCHANGES OFDIRECTION OF 30øUNTIE AFTER ALLCONNECTIONS HAVE BEEN MADE.20"18"12"18"12"18"NOTE:SLEEVE BELOW ALL HARDSCAPE ELEMENTS WITH SCHEDULE 40PVC 2 TIMES THE DIAMETER OF THE PIPE WITHIN.PIPE & WIRE TRENCHINGDQUICK-COUPLING VALVENOTE:1. FURNISH FITTINGS AND PIPING NOMINALLY SIZED IDENTICAL TO NOMINAL QUICK COUPLING VALVE INLET SIZE.FINISH GRADE/TOP OF MULCHVALVE BOX WITH COVER: 3/4-INCH WASHED GRAVEL3-INCH MINIMUM DEPTH OFBRICK (1 OF 2)PVC SCH 80 NIPPLE (LENGTH AS REQUIRED)PVC SCH 40 STREET ELLQUICK-COUPLING VALVE:PVC SCH 40 ELLSUPPORT SYSTEMCLAMPS OR EQUIVALENTSTAINLESS STEEL GEARPVC MAINLINE PIPEPVC SCH 40 TEE OR ELL2" x 2" REDWOOD STAKE W/112345611710987523546 6-INCH SIZE8910117 ARLFDetail A105LINE FLUSHING VALVE PLUMBED TO PVCAREA PERIMETERTechline START CONNECTIONEXHAUST HEADERTechline TEETechLine LATERAL TUBINGONE AT EACH HIGH POINT)AIR/VACUUM RELIEF VALVE(PLUMBED TO TechlineSUPPLY HEADERREMOTE CONTROL VALVE WITHDISC FILTER AND PRVBLANK TUBING CENTEREDON MOUND OR BERM TIONS. DENCE OF THE ACCEPTANCE OF THESE RESTRIC- TAILS SHALL CONSTITUTE PRIMA FACIA EVI- TION INC. VISUAL CONTACT WITH THESE DE- OWNERSHIP IS RETAINED BY NETAFIM IRRIGA- WHOLE OR PART IS FULLY AUTHORIZED. PUBLICATION AND REUSE BY ANY METHOD IN NOT LIMITED TO ANY PURPOSE. REPRODUCTION, BE RESTRICTED AND PUBLICATION THEREOF IS SIBILITY. THE USE OF THESE DETAILS SHALL NOT NECESSARY AND ARE THE SPECIFIERS' RESPON- MODIFICATIONS FOR SPECIFIC PURPOSES MAY BE FOR SUITABILITY IS NOT GIVEN OR IMPLIED. TO ANY SITE OR JOB CONDITION. WARRANTY APPLICABILITY TO PURPOSE OR COMPATIBILITY INC. IS NOT RESPONSIBLE FOR CORRECTNESS OR TIONS AND CONDITIONS, NETAFIM IRRIGATION ALLOWING FOR A WIDE VARIETY OF APPLICA- LIMITATIONS:Techline IRREGULAR AREAS:DETAIL - NO SCALEODD CURVESIrrigation Design Prepared by:Lawn RainDrawn by: Dana Durham406-586-644503060Scale: 1" = 30' - 0"12015Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew KellerOverall IrrigationBlackwood Groves CottagesBlocks 10 & 11 Irrigation PlanDate: Scale: 03/18/2022 1" = 30' - 0" Designed for: Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaI-077 IrrigationQtySymbolDescriptionPart #PressureFlowRadius23Hunter MP Left Strip - Reduced - PROS-04-PRS30MPStrip300.141228Hunter MP Right Strip - Reduced - PROS-04-PRS30MPStrip300.141279Hunter MP1000 180° - PROS-04-PRS30MP1000 90-210°300.321273Hunter MP1000 90° - PROS-04-PRS30MP1000 90-210°300.161229Hunter MP Left Strip - PROS-04-PRS30MPStrip300.191529Hunter MP Right Strip - PROS-04-PRS30MPStrip300.191535Hunter MP2000 180° - PROS-04-PRS30MP2000 90-210°300.631758Hunter MP2000 90° - PROS-04-PRS30MP2000 90-210°300.331821Hunter MP Side Strip - Reduced - PROS-04-PRS30MPStrip300.27242Hunter MP3000 180° - PROS-04-PRS30MP3000 90-210°301.582710Hunter MP3000 90° - PROS-04-PRS30MP3000 90-210°300.7427129Hunter MP Side Strip - PROS-04-PRS30MPStrip300.38301Wilkins 720A - 1 1/2"720A - 1 1/2"7Rain Bird 150-PEB150-PEB3Rain Bird XCZ-100XCZ-1001Rain Bird ESP-4Me (10 Stations)ESP4ME - 1 ESPSM6 Module1Rain Bird 3RC3RC1 3/4" Garden hose valve1Rain Bird WRFSCWRFSC11 1/2 inch meter808.14 (ft)Lateral - Poly 100 1 1/2"05214.85 (ft)Lateral - Poly 100 1"0363.86 (ft)Mainline - Schedule 40 1 1/2"0190.04 (ft)Schedule 40 2"0124.56 (ft)Schedule 40 4"02650.96 (ft)LD-06-12LD-06-12000Block 10 water sourceWater Meter InformationMeter Size: 1 1/2 inchmeterStatic Pressure: 50Change in Elevation: 0Service Line InformationPipe Category: UndefinedPipe Size: UndefinedLength: 0Velocity: 0RecommendationsMaximum Recommended Flow: 32Available Working Pressure: 45Irrigation Water Usage Notes:Head type:Total/Gallons/System:Minutes watered/week:Total gallons/week:MP rotor161.539014537.7Drip28.6601716Total Gallons per Week 16253.7whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 2A (2BR)COTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 1B(2BR)whCOTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 4AX(ALT) (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGE TYPE4BX ALT (3BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)wh COTTAGETYPE 4A(ALT) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE 5A (2 X 1BR)PHASE 29A & 29BPHASE 30A & 30BPHASE 31PHASE 32PHASE 33PHASE 34PHASE 35PHASE 36PHASE 37PHASE 38PHASE 39PHASE 40PHASE 41PHASE 42PHASE 43PHASE 44A & 44BPHASE 45A & 45BPHASE 46PHASE 47PHASE 48PHASE 49PHASE 50PHASE 51PHASE 52PHASE 53PHASE 54PHASE 55PHASE 56PHASE 57LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockRockSnow Storage Snow StorageSnow Storage Snow StorageRockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET APARK 1220551 sfPARK 12PARK 12RockRock243'360'243'360'Retention PondSeed MixRetention Pond Seed Mix Retention PondSeed Mix10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback 10' Linear Park Setback Park Width 30' Park Width 34'Retention PondSeed Mix5' Packed Fines PathPlay AreaPlay Chips SurfacePacked FinesRaisedGardenBoxesLAWNLAWN 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-6 1-6 1-6 1-6 1-6 1-6 1-7 1-7 1-7 1-7 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-2 1-2 1-2 1-2 1-7 1 - 7 1-7 1-7 1-7 1-7 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1 - 5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-1 1-5 1-5 1-5 1 - 5 1-5 1-5 1-5 1-5 1-5 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1 - 1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-7 1-7 1-7 1-7 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1- 4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-1 1-1 1 - 1 1-1 1-4 1-4 1-1 1-1 1-2 1-2 1-1 1- 1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-2 1-2 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-1 1-1 1-1 1- 1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-6 1-6 1-6 1-6 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-1 1-11 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2" 1-7 1-7 1-7 1-7 1-7 1-7 1-3 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6Rock MulchHose BibBlock 10 Irrigation PlanDate: Scale: 03/18/2022 1" = 20' - 0" Designed for:I-102040Scale: 1" = 20' - 0"8010Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew Keller Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaBlock 10 Overall78 COTTAGETYPE 3B (3BR)whCOTTAGETYPE 4BX(ALT) (3BR)wh COTTAGETYPE 4BX (3BR)COTTAGETYPE 3AX(ENH) (3BR)COTTAGETYPE 2A (2BR)whwhCOTTAGETYPE 3A (3BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 1B (2BR)COTTAGETYPE 2B (2BR)COTTAGETYPE 3A(3BR)COTTAGETYPE 4B(ENH) (3BR)COTTAGETYPE 4AX(ALT) (3BR)COTTAGETYPE 3BX(ENH) (3BR)wh COTTAGETYPE 4AXCOTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGE TYPE2B (ENH) (2BR)COTTAGE TYPE2A (ENH) (2BR)wh COTTAGE TYPE4BX ALT (3BR)wh COTTAGE TYPE4AX ALT (3BR)whCOTTAGETYPE 2A (2BR)COTTAGETYPE 3B(3BR)COTTAGETYPE 4A (ENH) (3BR)COTTAGETYPE 1B(2BR)COTTAGETYPE 1A (2BR)COTTAGE TYPE 5A (2 X 1BR)COTTAGE TYPE 5B (2 X 1BR)COTTAGETYPE 1A(2BR)PHASE 1A & 1BPHASE 2A & 2BPHASE 3PHASE 4PHASE 5PHASE 6PHASE 7PHASE 8PHASE 9PHASE 10PHASE 11PHASE 12PHASE 13PHASE 14PHASE 15A & 15BPHASE 16A & 16BPHASE 17PHASE 18PHASE 19PHASE 20PHASE 21PHASE 22PHASE 23PHASE 24PHASE 25PHASE 26PHASE 27PHASE 28LAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNRockRockRockRockRockRockRockRockRockRockRockRockRockSnow StorageSnow Storage Snow StorageSnow StorageRockRockLAWN LAWNLAWNLAWN LAWNLAWNLAWNLAWNSTREET BSTREET AAVENUE B S. 15th AVENUE PARK 1312172 sfRockRockRockRockRockRockRockRock358'243'358'243'Retention PondSeed MixRetention PondSeed MixRetention Pond Seed Mix 10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback10' Utility Easementand Front Yard Setback 10' Utility easement and Front Yard Setback Park Width 34'5' Packed Fines PathPacked FinesRaisedGardenBoxesLAWNLAWNPlay AreaPlay Chips Surface 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-4 1-4 1-4 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-4 1-4 1-6 1-6 1-4 1-4 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-3 1-3 1-3 1-3 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1 - 2 1-1 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-4 1-6 1-6 1-6 1-6 1-6 1-6 1-8 1-8 1-8 1-8 1-8 1-8 1-7 1-7 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-8 1-7 1 - 7 1-7 1-7 1-6 1-8 1-5 1-5 1-5 1-5 1-5 1-5 1 - 5 1-5 1-5 1-5 1-5 1-5 1-5 1- 5 1-5 1-5 1-5 1 - 5 1-5 1-5 1-5 1-5 1-2 1-2 1-2 1-2 1-2 1-2 1- 2 1-2 1-5 1-5 1-5 1-5 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1- 2 1-2 1-2 1 - 2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1 - 3 1-3 1-3 1-3 1 - 3 1 - 3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1 - 2 1-2 1-2 1-3 1-3 1-3 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-3 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-5 1-7 1-5 1-7 1-7 1-7 1 - 7 1-7 1 - 7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-7 1-5 1- 5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-5 1-7 1-7 1-7 1-7 1-7 1 - 7 1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2"1 1/2" 1-8 1-8 1 - 8 1-8 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6 1-6Rock MulchHose BibIrrigationQtySymbolDescriptionPart #PressureFlowRadius25Hunter MP Left Strip - Reduced - PROS-04-PRS30MPStrip300.141225Hunter MP Right Strip - Reduced - PROS-04-PRS30MPStrip300.141256Hunter MP1000 180° - PROS-04-PRS30MP1000 90-210°300.321285Hunter MP1000 90° - PROS-04-PRS30MP1000 90-210°300.161239Hunter MP Left Strip - PROS-04-PRS30MPStrip300.191539Hunter MP Right Strip - PROS-04-PRS30MPStrip300.191538Hunter MP2000 180° - PROS-04-PRS30MP2000 90-210°300.63172Hunter MP2000 360° - PROS-04-PRS30MP2000 360°301.271760Hunter MP2000 90° - PROS-04-PRS30MP2000 90-210°300.331845Hunter MP Side Strip - Reduced - PROS-04-PRS30MPStrip300.27243Hunter MP3000 180° - PROS-04-PRS30MP3000 90-210°301.58276Hunter MP3000 90° - PROS-04-PRS30MP3000 90-210°300.7427152Hunter MP Side Strip - PROS-04-PRS30MPStrip300.38301Wilkins 720A - 1 1/2"720A - 1 1/2"7Rain Bird 150-PEB150-PEB4Rain Bird XCZ-100XCZ-1001Rain Bird ESP-4Me (10 Stations)ESP4ME - 1 ESPSM6 Module1Rain Bird 3RC3RC1 3/4" Garden hose valve1Rain Bird WRFSCWRFSC11 1/2 inch meter1017.99 (ft)Lateral - Poly 100 1 1/2"05524.69 (ft)Lateral - Poly 100 1"0468.97 (ft)Mainline - Schedule 40 1 1/2"0161.46 (ft)Schedule 40 2"0200.2 (ft)Schedule 40 4"02813.7 (ft)LD-06-12LD-06-12000Block 11 water sourceWater Meter InformationMeter Size: 1 1/2 inchmeterStatic Pressure: 50Change in Elevation: 0Service Line InformationPipe Category: UndefinedPipe Size: UndefinedLength: 0Velocity: 0RecommendationsMaximum Recommended Flow: 32Available Working Pressure: 45Irrigation Water Usage Notes:Head type:Total/Gallons/System:Minutes watered/week:Total gallons/week:MP rotor178.719016083.9Drip28.1601686Total Gallons per Week 17769.9Block 11 Irrigation PlanDate: Scale: 03/18/2022 1" = 20' - 0" Designed for:I-202040Scale: 1" = 20' - 0"8010Date: Signed:P.O. Box 10242 Bozeman, MT 59715 (406) 587-3406 www.cashmannursery.com Drawn By: Matthew Keller Blackwood Groves Subdivision Blocks 10 & 11 Bozeman, MontanaBlock 11 Overall79 35'-0"10'-0"3'-6"24'-0"3'-6"3'-6"34'-0"6'-0"3'-6" 48'-6"The Cottages Floor Plan 1Floor Area: 828 sfTotal Footprint Area: 828 sf5'-0"Bath 2stackablew/dPrimary Bathw.i.closetGreat Room12'-4" x 19'-3"9'_clgDKitchenBedroom 210'-6" x 10'-0"9'_clgOpen Space24'-0" x 11'-0"263 sfPrimary Bedrm10'-6" x 11'-10"9'_clgCovered Porch13'-3" x 6'-0"9'_clg83 sfcoatswhpan1'-0"1'-0"8:128:128:12 BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A1.00PLAN 1 & 1X FLOOR PLANS AND ROOF PLANSPLAN 1S.F. FIRST FLOOR PLAN828 SQ. FT. TOTAL LIVABLE AREA828 SQ. FT. PLAN 1X GARAGE ENHANCEMENT AT 'A' & 'B'253 SQ. FT. COVERED PORCH AT 'A' & 'B'80 SQ. FT.PRIVATE OPEN SPACE AT 'A' & 'B'172 SQ. FT.SQUARE FOOTAGESRoof Plan 1Scale: 1/8" = 1'-0"80 1A9'-1" 17'-9 7/16" 1'-8" 9'-1" 17'-9 7/16" 1'-8"8:129'-1" 17'-9 7/16" 1'-8" 9'-1" 17'-9 7/16" 1'-8"8:12BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A1.01PLAN 1 - ELEVATION AFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION81 1B3.5:126:129'-1" 18'-6" 1'-8"Right9'-1" 18'-6 3/8" 1'-8"6:129'-1" 18'-6" 1'-8" 9'-1"1'-8" 18'-6 3/8"Roof PlanScale: 1"=1'-0"1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A1.02PLAN 1 - ELEVATION B AND ROOF PLANFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONRoof Plan 1 - Elev BScale: 1/8" = 1'-0"82 35'-0"15'-0"3'-6"26'-0"3'-6"3'-6"35'-0"6'-0"3'-6" 53'-6"The Cottages Floor Plan 2Floor Area: 960 sfTotal Footprint Area: 960 sf9'-0"stackablew/dpanKitchen81 sfBath 2w.i. closetPrimary Bedrm12'-6" x 11'-0"9'_clgBedroom 210'-0" x 11'-0"9'_clgPrimary BathGreat Room16'-0" x 11'-4"9'_clgOpen Space26'-0" x 14'-0"327 sfCovered Porch13'-6" x 6'-0"9'_clgNook9'-1" x 8'-4"9'_clgwhRoof Plan1'-0"1'-0"6:126:123.5:123.5:123.5:12 12:1212:12 BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A2.00PLAN 2 & 2X FLOOR PLANS AND ROOF PLANSPLAN 2S.F. FIRST FLOOR PLAN960 SQ. FT. TOTAL LIVABLE AREA960 SQ. FT. PLAN 2X GARAGE ENHANCEMENT253 SQ. FT. COVERED PORCH AT 'A'81 SQ. FT.PRIVATE OPEN SPACE AT 'A'234 SQ. FT.SQUARE FOOTAGES COVERED PORCH AT 'B'96 SQ. FT.PRIVATE OPEN SPACE AT 'B'232 SQ. FT.REAR ELEVATION ENHANCEMENTRE: SITE PLAN FOR LOCATIONSRoof Plan 2Scale: 1/8" = 1'-0"83 2A6:129'-1" 20'-4" 1'-8"6:129'-1" 20'-4" 1'-8"6:129'-1" 20'-4" 1'-8"12:129'-1"1'-8" 20'-4"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A2.01PLAN 2 - ELEVATION AFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION84 9'-1" 20'-4" 1'-8" 9'-1" 20'-4" 1'-8" 9'-1" 20'-4" 1'-8" 9'-1"1'-8" 20'-4"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A2.02PLAN 2A - REAR ELEVATION ENHANCEMENTFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION85 2B2B6:129'-1"19'-0"1'-8"8:129'-1" 19'-0" 1'-8"6:129'-1" 19'-0" 1'-8"8:128:129'-1"1'-8" 19'-0" 1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A2.03PLAN 2 - ELEVATION B AND ROOF PLANFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONRoof Plan 2 - Elev BScale: 1/8" = 1'-0"86 2B2B6:129'-1"19'-0"1'-8"6:128:129'-1" 19'-0" 1'-8"6:126:129'-1" 19'-0" 1'-8"8:128:129'-1"1'-8" 19'-0"Roof Plan1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A2.04PLAN 2B - REAR ELEVATION ENHANCEMENTAND ROOF PLANFRONT ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONRoof Plan 2 - Elev BScale: 1/8" = 1'-0"REAR ELEVATION ENHANCEMENTOPEN SPACE FACADE - RE: SITE PLAN FOR LOCATIONS87 35'-0"10'-0"3'-6"24'-0"3'-6"3'-6"32'-8"7'-4"3'-6" 48'-6"The Cottages First Floor Plan 3First Floor Area: 817 sfTotal Area: 1,190 sfTotal Footprint Area: 817 sf5'-0"96 sfCovered Porch14'-9" x 7'-4"9'-10"_clgupPrimary Bedrm12'-8" x 11'-0"9'-10"_clgGreat Room20'-7" x 12'-10"9'-10"_clg17rPrimay Bathw.i. closetDiningKitchendeskomit deskat garageoptpanLaundrywhstackedw/dThe Cottages Second Floor Plan 3Second Floor Area: 373 sfBath 2dnBedroom 210'-0" x 10'-4"8'_clg17rBedroom 310'-6" x 11'-0"8'_clgotbotb1'-0"1'-0"8:128:12 7:128:1238:12 7:124:128:128:12 BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.00PLAN 3 FLOOR AND ROOF PLANSPLAN 3S.F. FIRST FLOOR817 SQ. FT. SECOND FLOOR373 SQ. FT. TOTAL1,190 SQ. FT. PLAN 3X GARAGE AT 'A' & 'B'253 SQ. FT. COVERED PORCH105 SQ. FT.SQUARE FOOTAGES158 SQ. FT.PRIVATE OPEN SPACERoof Plan 3 - Elev AScale: 1/8" = 1'-0"88 11'-0"23'-0"1-Car Garage10'-9" x 22'-3"9' clg24'-0"3'-6"3'-6"32'-8"7'-4"3'-6" 48'-6" 5'-0" 20'-0"8080253 sfwhThe Cottages First Floor Plan 3First Floor Area: 817 sfTotal Area: 1,190 sfTotal Footprint Area: 817 sf96 sfCovered Porch14'-9" x 7'-4"9'-10"_clgupPrimary Bedrm12'-8" x 11'-0"9'-10"_clgGreat Room20'-7" x 12'-10"9'-10"_clg17rPrimay Bathw.i. closetDiningKitchendeskomit deskat garageoptpanLaundrywhstackedw/dLaunThe Cottages Second Floor Plan 3Second Floor Area: 373 sfBath 2dnBedroom 210'-0" x 10'-4"8'_clg17rBedroom 310'-6" x 11'-0"8'_clgotbotb1'-0"1'-0"8:128:12 7:128:1238:12 7:124:128:128:12 4:124:12BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.01PLAN 3X - GARAGE FLOOR AND ROOF PLANPLAN 3S.F. FIRST FLOOR817 SQ. FT. SECOND FLOOR373 SQ. FT. TOTAL1,190 SQ. FT. PLAN 3X GARAGE AT 'A' & 'B'253 SQ. FT. COVERED PORCH105 SQ. FT.SQUARE FOOTAGES158 SQ. FT.PRIVATE OPEN SPACESIDE ELEVATIONENHANCEMENTRE: SITE PLAN FOR LOCATIONSRoof Plan 3X - GarageScale: 1/8" = 1'-0"89 3A9'-10 3/4" 23'-8 13/16" 1'-8"7:1210 1/4"8'-1"RightRight8:128:129'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"4:129'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"8:128:129'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.02PLAN 3 - ELEVATION AFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION90 9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"Enhanced Side9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.03PLAN 3AX - ENHANCE SIDE ELEVATIONFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION91 Front9'-10 3/4"23'-8 13/16"1'-8"7:1210 1/4"8'-1"5:123:12RightRight9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"4:12Left9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.04PLAN 3 ELEVATION B & ROOF PLANFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR AND SIDE ENHANCEMENTS MAY APPLY RE: SITE PLANREAR ELEVATIONLEFT ELEVATIONRoof Plan 3 - Elev BScale: 1/8" = 1'-0"92 Front9'-10 3/4" 23'-8 13/16" 1'-8"7:1210 1/4"8'-1"3:12RightRight9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1"4:12Le9'-10 3/4" 23'-8 13/16" 1'-8"10 1/4"8'-1" 1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A3.05PLAN 3 ELEVATION B & ROOF PLANFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR AND SIDE ENHANCEMENTS MAY APPLY RE: SITE PLANREAR ELEVATIONLEFT ELEVATIONRoof Plan 3 - Elev BScale: 1/8" = 1'-0"93 3'-6" 34'-0"10'-0"3'-6"24'-0"3'-6"3'-6"33'-0" 47'-6" 6'-0"The Cottages First Floor Plan 4First Floor Area: 802 sfTotal Area: 1,226 sfTotal Footprint Area: 802 sf5'-0"86 sfOpen Space24'-0" x 11'-0"253 sfCovered Porch13'-11" x 6'-0"9'_clgPrimary Bathupstackablew/dw.i. closetPrimary Bedrm12'-10" x 11'-4"9'-10"_clgGreat Room14'-0" x 13'-0"9'-10"_clgDining9'-2" x 10'-5"9'-10"_clg17rKitchendnThe Cottages Second Floor Plan 4Second Floor Area: 424 sfBath 2Bedroom 311'-3" x 10'-0"8'_clgBedroom 211'-3" x 11'-4"8'_clg1'-0"1'-0"8:12 8:124:124:12 3.5:123.5:128:124:12 BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A4.00PLAN 4 FLOOR AND ROOF PLANSIDE ELEVATIONENHANCEMENTRE: SITE PLAN FOR LOCATIONSRoof Plan 4Scale: 1/8" = 1'-0"94 Primary Bathw.i. closetPrimary Bedrm12'-10" x 11'-4"9'-10"_clgKitchen3'-6" 3'-6"3'-6"24'-0"13'-6"41'-0"6'-0"The Cottages First Floor Plan 4 AltFirst Floor Area: 816 sfTotal Area: 1,240 sfTotal Footprint Area: 802 sf92 sfprivacy fence optOpen Space11'-0" x 34'-0"282 sfCovered Porch6'-0" x 15'-3"9' -10"_clgstackablew/dGreat Room14'-0" x 13'-10"9'-10"_clgDining9'-2" x 10'-5"9'-10"_clg34'-0"dnBath 2Bedroom 311'-3" x 10'-0"8'_clgBedroom 211'-3" x 11'-4"8'_clg1'-0"1'-0"4:128:12 8:124:124:123:123:12 3.5:123.5:128:12BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A4.01PLAN 4 ALTERNATIVE FLOOR AND ROOF PLANPLAN 4 ALTERNATIVES.F. FIRST FLOOR816 SQ. FT. SECOND FLOOR424 SQ. FT. TOTAL1,240 SQ. FT. PLAN 4X ALT GARAGE AT 'A' & 'B'253 SQ. FT. COVERED PORCH AT 'A'92 SQ. FT.SQUARE FOOTAGES282 SQ. FT.PRIVATE OPEN SPACE AT 'A' COVERED PORCH AT 'B'114 SQ. FT.260 SQ. FT.PRIVATE OPEN SPACE AT 'B'Roof Plan 4 - ALTScale: 1/8" = 1'-0"95 34'-0"10'-0"3'-6"24'-0"3'-6"3'-0 1/2"23'-0"20'-0"3'-6" 47'-6"11'-5 1/2"1-Car Garage10'-9" x 22'-3"9'-10" clg8080253 sf1'-0"The Cottages First Floor Plan 4XFirst Floor Area: 802 sfTotal Area: 1,226 sfTotal Footprint Area: 1,055 sfpanpanwh86 sfOpen Space24'-0" x 11'-0"253 sfCovered Porch13'-11" x 6'-0"9'_clgPrimary Bathupstackablew/dw.i. closetGreat Room14'-0" x 13'-0"9'-10"_clgDining9'-2" x 10'-5"9'-10"_clg17rKitchenThe Cottages Second Floor Plan 4XSecond Floor Area: 424 sfdnThe Cottages Second Floor Plan 4Second Floor Area: 424 sfBath 2Bedroom 311'-3" x 10'-0"8'_clgBedroom 211'-3" x 11'-4"8'_clg1'-0"1'-0"8:12 8:124:124:12 3.5:123.5:124:12 8:124:12 BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A4.02PLAN 4X GARAGE FLOOR PLANS AND ROOF PLANPLAN 4S.F. FIRST FLOOR802 SQ. FT. SECOND FLOOR424 SQ. FT. TOTAL1,226 SQ. FT. PLAN 4X GARAGE AT 'A' & 'B'253 SQ. FT. COVERED PORCH86 SQ. FT.SQUARE FOOTAGES168 SQ. FT.PRIVATE OPEN SPACE AT 'A' & ' B 'Roof Plan 4X GarageScale: 1/8" = 1'-0"96 Primary Bathw.i. closetPrimary Bedrm12'-10" x 11'-4"9'-10"_clgKitchenThe Cottages First Floor Plan 4 AltFirst Floor Area: 816 sfTotal Area: 1,240 sfTotal Footprint Area: 802 sf92 sfprivacy fence optOpen Space11'-0" x 34'-0"282 sfCovered Porch6'-0" x 15'-3"9' -10"_clgstackablew/dGreat Room14'-0" x 13'-10"9'-10"_clgDining9'-2" x 10'-5"9'-10"_clg3'-6" 3'-6"3'-6"24'-0"13'-6"41'-0"6'-0"23'-0"11'-0"dnBath 2Bedroom 311'-3" x 10'-0"8'_clgBedroom 211'-3" x 11'-4"8'_clg1'-0"1'-0"4:128:12 3.5:123.5:128:124:124:123:123:12 3.5:123.5:128:12BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A4.03PLAN 4X ALTERNATIVE GARAGE FLOOR PLANSPLAN 4 ALTERNATIVES.F. FIRST FLOOR816 SQ. FT. SECOND FLOOR424 SQ. FT. TOTAL1,240 SQ. FT. PLAN 4X ALT GARAGE AT 'A' & 'B'253 SQ. FT. COVERED PORCH AT 'A'92 SQ. FT.SQUARE FOOTAGES282 SQ. FT.PRIVATE OPEN SPACE AT 'A' COVERED PORCH AT 'B'114 SQ. FT.260 SQ. FT.PRIVATE OPEN SPACE AT 'B'AND ROOF PLANSRoof Plan 4X Garage- ALTScale: 1/8" = 1'-0"Second Plan 4X Garage- AltScale: 1/4" = 1'-0"97 9'-10 3/4"8'-1"1'-8"3.5:124A24'-9" 10 1/4"4:128:129'-10 3/4" 24'-9" 10 1/4"8'-1"3.5:129'-10 3/4" 24'-9" 1'-8"10 1/4"8'-1"4:128:12Left4:129'-10 3/4"1'-8"10 1/4"8'-1" 24'-9"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.04PLAN 4 - ENH RIGHT ELEVATION98 9'-10 3/4"8'-1"1'-8" 24'-9" 10 1/4"4AX3.5:124A9'-10 3/4" 24'-9" 10 1/4"8'-1"4:128:129'-10 3/4" 24'-9" 10 1/4"8'-1"3.5:129'-10 3/4" 24'-9" 1'-8"10 1/4"8'-1"4:128:12Left4:129'-10 3/4"1'-8"10 1/4"8'-1" 24'-9"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.05PLAN 4AX - GARAGE ELEVATION99 9'-10 3/4"8'-1"1'-8"3.5:1224'-9" 10 1/4"4:128:128:1224'-9" 9'-10 3/4"10 1/4"8'-1"3:123.5:121'-8"9'-10 3/4"10 1/4" 24'-9" 8'-1"4:128:128:124:129'-10 3/4"1'-8"10 1/4"8'-1" 24'-9"LeftBOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.06PLAN 4A - ALTERNATIVE ELEVATION100 4:128:123.5:124:128:124:128:1224'-9 1/16"9'-10 3/4"10 1/4"8'-1"8:128:1224'-9" 9'-10 3/4"10 1/4"8'-1"3:123.5:121'-8"9'-1"1'-8" 24'-9" 8'-1"4:128:123.54:128:12Left8:124:12ft24'-9"9'-10 3/4"10 1/4"8'-1"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.07PLAN 4AX - ALTERNATIVE - GARAGE ELEVATION101 9'-10 3/4"8'-1"1'-8"8:124B24'-9" 10 1/4"3.5:124:128:129'-10 3/4" 26'-5" 10 1/4"8'-1"3.5:129'-10 3/4" 26'-5" 1'-8"10 1/4"8'-1"8:128:12Left1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONSIDE ELEVATION EHNHANCEMENTLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.08PLAN 4B - SIDE ELEVATION ENHANCEMENTAND ROOF PLANRoof Plan 4 - Elev B Enh.Scale: 1/8" = 1'-0"OPEN SPACE FACADE - RE: SITE PLAN FOR LOCATIONS102 8:124B3.5:124:129'-10 3/4"8'-1"1'-8" 24'-9" 10 1/4"8:129'-10 3/4" 26'-5" 10 1/4"8'-1"3.5:129'-10 3/4" 26'-5" 1'-8"10 1/4"8'-1"8:128:12Left1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.09PLAN 4BX - GARAGE ELEVATION AND ROOF PLANRoof Plan 4 - Elev BX GarageScale: 1/8" = 1'-0"103 8:128:123.5:124:123.5:129'-10 3/4"8'-1"1'-8" 26'-5" 10 1/4"8:1224'-9" 9'-10 3/4"10 1/4"8'-1"3.5:124:128:121'-8"9'-10 3/4"10 1/4" 24'-9 1/4" 8'-1"8:12Left9'-10 3/4" 24'-9" 1'-8"10 1/4"8'-1" 1'-0"1'-0"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET / OPEN SPACE FACADEREAR ENHANCEMENTS MAY APPLY RE: SITE PLANA4.10PLAN 4BX - ALTERNATIVE - GARAGE ELEVATIONAND ROOF PLANRoof Plan 4 - Elev BX Alt GarageScale: 1/8" = 1'-0"104 3'-6"24'-6"3'-6" 32'-0" 9'-0" 3'-6" 35'-6"4'-0" FAUabove 3'-6" 24'-6"3'-6" 32'-0" 9'-0" 3'-6" 35'-6" 18rup 4'-0" FAUabove 4'-4" 4'-8" 73'-0" 3-Car Garage 23'-11" x 31'-1"9'-10" clg 3-Car Garage 23'-11" x 31'-1"9'-10" clg stackedw/d pan/ storage coats Primary Bedrm 12'-0" x 11'-0" 9'_clg GR 13'-2" x 17'-8" 9'_clg Deck 10'-0" x 11'-0"9'_clg 24'-6" 32'-0"1'-6"26'-0"linen Primary Bath Foyer 8'-6" x 4'-8" 9'_clg 109 sf stackedw/d pan/storage coats Kitchen Dining Primary Bedrm 12'-0" x 11'-0"9'_clg Great Room 13'-2" x 17'-8"9'_clg Deck 10'-0" x 11'-0" 9'_clg24'-6" 32'-0" 1'-6"26'-0"linen Primary Bath Foyer 8'-6" x 4'-8"9'_clg109 sf 9'-0" 18rDN 32'-0"9'-0" 28'-6" 4'-4" 4'-8" Kitchen Dining 1'-0"1'-0" 8:12 8:12 8:12 8:12 8:12 8:12 8:12 8:128:128:128:128:128:128:128:128:128:128:128:12 8:12 8:12 8:12 1'-0"1'-0" 8:12 8:12 8:12 8:12 8:128:128:128:128:128:124:124:12BOZEMAN, MONTANA KTGY # 20210067 Bridger Builders 115 W. Kagy Blvd, Suite L.Bozeman, MT 59715 406-539-6015 Architecture + Planning 820 16th St., Suite 500Denver, CO 80202 ktgy.com303.825.6400 COTTAGES AT BLACKWOOD GROVES DATE: 11/03/21 A5.00PLNA 5 FLOOR PLAN & ROOF PLAN The Cottages Second Floor Plan 5 Second Floor Area: 674 sf X 2 = 1348 sq ft Open Deck: 111 x 2 = 222 sq ft Open Bridge: 140 sq ft The Cottages First Floor Plan 5 First Floor Area: 784 per unit x 2 = 1568 sq ft Total Area: 1458 sq ft X 2 = 2916 sq ft Total Footprint: 1568 sq ft + 220 sq ft pass-thru PLAN 5 S.F. SECOND FLOOR - LIVABLE 1,382 SQ. FT. TOTAL LIVABLE 2,950 SQ. FT. COVERED DECK 222 SQ. FT. SQUARE FOOTAGES FIRST FLOOR GARAGE 1,568 SQ. FT. COVERED SHARED STAIR ENTRY 106 SQ. FT.PASSAGE WAY 220 SQ. FT. 784 x 2 691 x 2 111 x 2 1,475 SQ. FT. Roof Plan 5 Elev A Scale: 1/8" = 1'-0" Roof Plan 5 Elev B Scale: 1/8" = 1'-0" 105 Front9'-1"9'-1"9'-1"28'-8"1'-8"28'-8"Right9'-1"9'-1" 28'-8" 1'-8" 1'-8"Left9'-1"9'-1"8" 28'-8" 9'-1"9'-1" 28'-8" 1'-8"BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A5.01PLAN 5 ELEVATION AFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATION106 8:12Front9'-1"9'-1"1'-8"27'-8"9'-1"27'-8"8:12Right8:12Left8:124:128:124:129'-1"8"1'-8"9'-1"27'-8"9'-1"9'-1" 27'-8" 1'-8"8:12BOZEMAN, MONTANAKTGY # 20210067Bridger Builders115 W. Kagy Blvd, Suite L.Bozeman, MT 59715406-539-6015Architecture + Planning820 16th St., Suite 500Denver, CO 80202ktgy.com303.825.6400COTTAGES AT BLACKWOOD GROVESDATE: 11/03/21A5.02PLAN 5 ELEVATION BFRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONCOMMOM STREET ELEVATIONCOMMOM STREET ELEVATION107 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 1 of 23 Application No. 21421 Type Site Plan Project Name The Cottages at Blackwood Groves Summary This is a 65-unit residential development taking place on Blocks 10 and 11 of the Blackwood Groves Subdivision and totaling 4.01-acres. The units are both single-household detached homes with attached garages and apartment units in rowhouse clusters over garages. The Applicant characterizes the single-household dwelling units as “cottages” and the rowhouses over garages as “carriage houses”. Associated on- and off-site parking would be provided along with landscaping and residential open space. Parkland for this development is provided by the Subdivision developer via park lots dispersed throughout the subdivision. Park No. 12 abuts Block 10 to the north and Park No. 13 abuts Block 11 to the north. The Blackwood Groves subdivision is in its approved Preliminary Plat stage and a final plat application is under review. The entire subdivision is zoned REMU (Residential Emphasis Mixed Use) and, at full build-out of its 9 development phases, would provide 149 single- and rowhouse lots, 14 multi- household lots, 3 commercial lots, 8 common open space lots, and 16 City Park lots on a total of 119.45 acres. The Applicant for this site plan is the subdivision developer. The Applicant is not seeking a variance or deviation for development standards, although he is seeking an as-of-right “Adjustment” to parking standards pursuant to BMC 38.540.050.A.1.b. (3), car-sharing, and A.3.a, landscaping in lieu of parking, for each Block developed. Details of the parking required and provided are described in Section 7d on page 16 of this report. Conditional-approval of the Cottages site plan would be contingent upon approval and recordation of the subdivision final plat per Condition No. 2 and a building restriction on development within the Site until the lots are created by the recorded plat per Condition No. 3. Please see Attachment 1, Applicant’s Narration, for a detail description of the proposal. Zoning REMU Growth Policy Residential Mixed Use Parcel Size 4.01 acres Overlay District(s) NA Street Address Unaddressed two blocks near S. 19th Avenue and Cambridge Drive Legal Description Lots 1 & 2, Block 10 and Lots 1 & 2, Block 11, Blackwood Groves Subdivision Phase 1 located in the SW ¼ of S. 24 and NW ¼ of S. 25, T2 S, R 5E, P.M.M., City of Bozeman, Gallatin County, MT. Owner Bridger Land Group Applicant Bridger Land Group Representative Matt Hausauer, Bridger Land Group Staff Planner Susana Montana Engineer Alicia Paz Soliz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 5/6/22 to 6/7/22 5/6/22 5/6/22 NA Advisory Boards Board Date Recommendation 108 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 2 of 23 Development Review Committee 5/6/22 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Community Development Board 6/6/22 TBD Recommendation TBD Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development. 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 (BMC) or State law. 2. This site plan may not receive final approval until the Blackwood Groves Phase 1 Final Plat is approved, recorded with the County Clerk and Recorder, and a digital copy of the recorded final plat is submitted to the Community Development Department. 3. The Applicant shall sign and record with the County Clerk and Recorder a Building Permit Restriction for this portion of the Blackwood Groves Phase 1 Subdivision and a digital copy of the recorded document must be submitted to the Community Development Department. 4. A car-sharing agreement meeting the standards of the Director’s Administrative Policy 2017-1 and addressing the 3 car-sharing vehicles for this development must be submitted, approved and recorded with the County Clerk and Recorder prior to issuance of any building permit for this development. 5. The 30-foot public utility (water and sewer) easement located within the City Park to serve the dwelling units at the northern portion of the Site must be provided on City standard easement template and approved by the City with site plan approval. 6. The Applicant must pay the Cash-in-lieu of Water Rights (CILW) prior to site plan approval. 7. The Applicant shall provide a revised trash enclosure detail for review by the Solid Waste Division; the roof enclosure must be flush and cannot overhang the clear opening to allow the truck to access the refuse container safely. 8. Approval of the final engineering design, including location and grade, for the sewer main extensions must be obtained from the Engineering Department and the Montana Department of Environmental Quality, when applicable, prior to issuance of any building permit for the development. 9. The Applicant has requested Concurrent Construction of this development with the public infrastructure required for the Phase 1 subdivision. An Improvements Agreement (IA) for this Concurrent Construction must be entered into by the Applicant and the City. No occupancy permit for any structure subject to the IA may be issued until completion, inspection and acceptance of the relevant public improvements has been made by the City; the Applicant must accept all risk associated with this requirement. 109 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 3 of 23 110 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 4 of 23 Figure 1: Vicinity Map for Blackwood Groves Subdivision Figure 2: Zoning Map for Blackwood Groves Subdivision 111 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 5 of 23 Figure 3: Approved Master Plan Land Use Map for Blackwood Groves Subdivision; Cottages Site in red. 112 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 6 of 23 Figure 4: Approved Blackwood Groves Preliminary Plat; the Cottages Blocks are shown in red Block 10 Block 11 113 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 7 of 23 Figure 5: Potential Blackwood Groves Final Plat Sub-Phase 1A, 1B and 1C Map; Cottages blocks in blue Figure 6: Blackwood Groves Concept Plan; Cottages Blocks in red Phase 1A Phase 1B Phase 1C Phase 9 114 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 8 of 23 Figure 7: Blackwood Groves Cottages Site Plan Figure 8: Blackwood Groves Cottages Overall Landscape Plan Additional landscaping in-lieu of parking shown in red. 2,550 sf 2,540 sf 2,545 sf 2,545 sf 115 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 9 of 23 Figure 9: Blackwood Groves Cottages Block 10 Landscape Plan Car-sharing parking spots shown in red Figure 10: Blackwood Groves Cottages Block 11 Landscape Plan 116 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 10 of 23 Figures 11 to 15: Five house model types Model Type 1—828 sf Model Type 2—960 sf Figure 11 Figure 12 117 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 11 of 23 Model Type 3—1,190 sf Model Type 4—1,226 sf Figure 13 Figure 14 118 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 12 of 23 “Carriage house” Duplex Model Type 5—1,458 sf per unit Figure 15 119 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 13 of 23 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Residential Mixed Use Yes Zoning REMU, Residential Emphasis Mixed Use Yes Comments: The Blackwood Groves subdivision proposes a mixture of residential and non-residential uses, which is consistent with its Residential Mixed Use land use designation. Blocks 10 and 11 would be wholly residential which is consistent with the subdivision and the approved Master Plan for this REMU neighborhood (Project No. 20292). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: These dwelling units would be rental. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: The subject property is undeveloped. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes, with conditions. Submittal requirements 38.220.100 Yes, with conditions. Phasing of development 38.230.020.B No. of phases: 1 for this site plan Comments: The entire subdivision/master plan would have 9 phases. Blocks 10 and 11 are identified as lying within Phase 1 of this master plan. Blocks 10 and 11 would be built together. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: NA 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Single-household detached dwelling units and rowhouse clusters over garages Yes 120 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 14 of 23 Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front Min.10’/Max. 15’ NA Rear 10’ NA Side 5’ NA Garage 20’ NA Comments: The Blackwood Groves Subdivision and Master Plan calls for Blocks 10 and 11 to be built as “cottage housing” pursuant to BMC 38.360.120. That provision of the BMC calls for specific lot configurations, housing designed around common open spaces, access standards, density standards and parking standards. The Applicant submitted a concept plan for a cottage housing subdivision for Blocks 10 and 11 but was not able to meet those design standards. Instead, the Applicant submitted an application for detached rental houses and row houses above garages on the four lots of Blocks 10 and 11. The site plan setbacks meet REMU standards for houses on each of the four lots. Each lot shares common open space area interspersed throughout each of the 4 lots, within a north/south mid-block crossing area, and fronting on the southernmost “Street B”. Within those southern open space areas, Block 10, Lot 1 has a 3,390 sf open space; Blk 10, Lot 2 has a 3,366 sf open space; Block 11, Lot 1 has a 3,295 sf open space; and Blk 11, Lot 2 has a 3,295 sf open space for a total of 13,346 common open space in those 4 areas. Lot coverage 52% for each Block Allowed: 75% Yes Building height 24’9” Allowed: 5 stories Yes Comments: NA Applicable zone specific or overlay standards 38.330.020 Yes Comments: REMU standards for single-household units and rowhouse clusters apply. General land use standards and requirements 38.350 Yes Comments: NA Applicable supplemental use criteria 38.360.220, Single household dwellings and 38.360.250, Rowhouse dwellings Yes Supplemental uses/type 38.360.250, rowhouse clusters Comments: Each lot has a pair of rowhouse clusters with dwelling units above garages. Each of the buildings meet setback and block frontage standards. Residential buildings fronting on a street meet block frontage standards. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: NA 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements NA Level of Service 38.400.060 LOS C Transportation grid adequate to serve site Yes Comments: According to the January 2021 Traffic Impact Study, the streets and intersections affected by the entire subdivision would continue to function at the acceptable Level Of Service “C”. Sidewalks 38.400.080 Yes Comments: NA 121 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 15 of 23 Drive access 38.400.090 Access to site: several Yes Fire lanes, curbs, signage and striping Yes Comments: Each block would have individual homes with driveways accessed from the frontage street. The homes fronting the northern “Park 12” lot would not have garages or driveways. On-street parking spaces located on the north side of Park 12 would be credited toward those homes’ required parking although, as is typical, those parking spaces would be available to anyone on a first come/first served basis. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Comments: Each block has a 30’ wide north/south public access easement with a 15’ wide meandering pedestrian trail. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes, per Master Plan Comments: The Subdivision and Master Plan provide parks and neighborhood commercial nodes which serve as neighborhood centers. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: Each block has a 30’ wide north/south public access easement with a 15’ wide meandering pedestrian trail. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area? Yes, with Condition No. 5 Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes Comments: Cash-in-lieu of water rights would be paid prior to site plan approval. The site plan shows water and sewer lines extending from Street A to the north of both Blocks 10 and 11, through the City Parks 12 and 13, to the four lots on each block that front on those parks. Since Parks 12 and 13 are City Parks and those water and sewer lines are private, the Applicant must request a private utility easement over the park lands with maintenance responsibilities borne by the Applicant and his successors per Condition No. 5. Municipal infrastructure requirements 38.410.070 Yes Comments: The Applicant has requested Concurrent Construction of Subdivision Improvements with the development of this site plan per BMC 38.270.030. An Improvements Agreement (IA) for the public improvements associated with Phases 1 and 9 has been submitted for review with the final plat application. No occupancy permit of any structure subject to the IA can be issued until completion, inspection and acceptance of the public improvements has been made and the Applicant accepts all risk associated with this requirement. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: NA Watercourse setback 38.410.100 NA 122 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 16 of 23 Watercourse setback planting plan 38.410.100.2.f NA Comments: NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes Cash donation in lieu (CIL) 38.420.030 Yes, per Master Plan Improvements in-lieu Yes, per Master Plan Comments: The Blackwood Groves Subdivision and Master Plan provide dedicated parkland in excess of what is required for this development; no additional parkland is required. Yes Park Frontage 38.420.060 Yes, per Condition 5 Park development 38.420.080 Yes, per Master Plan Recreation pathways 38.420.110 Yes Park/Recreational area design Yes, per Condition 5 Comments: Please see Attachment 2 for a Master Parkland Tracking Table relevant to this Phase 1 development. A private utility easement for the water and sewer lines located within Parks 12 and 13 would identify maintenance/repair responsibilities for park land and any park or recreation improvements thereon should those utility lines need to be replaced or repaired. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape, Park, Special Residential Block Frontages (BF) Yes Departure criteria NA NA Comments: The northernmost houses on each of the four lots abut Park 12 or 13 and must meet the Park BF standards which defer to the Mixed BF standards. The houses that front on streets must meet the Landscape BF standards. All dwelling units, as ground floor units, must meet the Special Residential BF standards. All units are connected to a centralized pedestrian network of sidewalks. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes per approved Master Plan Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: All dwellings would be connected to a common internal pedestrian network of sidewalks or trails. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D Yes 123 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 17 of 23 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540 There are 4 lots in the two blocks that comprise the Site. The Applicant separates the 4 lots for the purpose of seeking the landscaping-in-lieu parking reductions of 38.540.050.A.3.a which allows the deletion of 1 required parking space for each 350 sf of additional landscaping for each of the 4 lots—up to 5 parking space reduction. Therefore, to reduce the parking requirement for each of the 4 lots by 5 spaces, an additional 1,750 sf of landscaping must be provided on each lot. Each lot is provided a common open space area on its south side with 2,500+ sf of additional landscaping for a total of 10,180 sf of additional landscaping (see Figure 8 on page 7). 38.540.050.A.1.b (3) allows a reduction of 5 spaces for each car-sharing vehicle managed by a program meeting the requirements of Director’s Administrative Policy No. 2017-1. The Applicant proposes to provide 3 car- sharing vehicles meeting that Policy. Yes Comments: This site plan is consistent with the approved Master Plan with the exception that the homes would be rental units on a common lot and not on “cottage homes” subdivision lots per 38.360.120. On-site open space 38.520.060 Yes Total required 150 sf X 65 units=9,750 sf Total provided Block 10= 16,475 sf; Block 11=16,309 sf; Total 32,784 sf Comments: Shared open space would be provided in the north-south mid-block crossing, in the southernmost common open space areas, and interspersed as lawn area on each lot. Location and design of service areas and mechanical equipment 38.520.070 NA Comments: NA 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes, per Master Plan Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: All structures meet building design and block frontage standards. 124 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 18 of 23 Parking requirements residential 38.540.050.A.1 16 1 bd units @ 1.5=24 21 2 bd units @ 2=42 28 3 bd units @ 3= 84 Total for 65 units =150 required Provided: 62 garage spaces 22 stacked driveway spaces 38 on-street spaces Total of 122 parking spaces provided. Reductions residential 38.540.050.A.1.b Additional landscaping for 4 lots for a reduction of 20 spaces; and 3 car-share vehicles on both Blocks 10 and 11 for a reduction of 15 spaces; together representing a reduction of 35 spaces. The 122 spaces provided and the 25 spaces reduced per code equals 157 spaces which meets the code requirement. Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 84 spaces Provided on-street 38 Bicycle parking 38.540.050.A.4 16 covered Meets Code? Yes Comments: A car-sharing agreement meeting the standards of the Director’s Administrative Policy No. 2017-1 must be submitted, approved and recorded with the County Clerk and Recorder prior to issuance of any building permit for this development per Condition No. 4. Attachment 3 describes this policy. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes 125 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 19 of 23 Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: Landscape is nearly 100% drought-tolerant Landscaping of public lands 38.550.070 Meets Code? Yes Comments: Street trees are provided within the rights-of-way. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: NA 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: All light fixtures meet code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Public notice was given by posting the site and mail on 5/6/22. Comments: No comments have been received as of the date of this report, May 20, 2022 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: The final plat for this subdivision is under review and all required easements would be provided before the plat is approved. Attachment 1: Applicant’s Narrative T:\ZONING\Site Plans\2021\21421 Cottages at Blackwood Groves SP\Attachment 1 21421 Blackwood Groves cottages Project Narrative.pdf V2.pdf This document will also be an attachment to the Granicus folder. 126 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 20 of 23 Attachment 2: Parkland Master Plan Tracking Table 127 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 21 of 23 Attachment 3: Director’s Administrative Policy No. 2017-1 for Car Sharing Programs 128 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 22 of 23 129 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 23 of 23 130 Memorandum REPORT TO:Community Development Board FROM:Tom Rogers, Senior Planner Anna Bentley, Community Development Interim Director SUBJECT:Annexation and initial zoning application 21443 requesting annexation of 8.56 acres and amendment to the City Zoning Map for the establishment of a zoning designation of B-2M (Community Business-Mixed District). MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Community Development - Legislative RECOMMENDATION:Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 21433 and move to recommend approval of the 6590 Davis Lane Annexation Zone Map Amendment, with contingencies required to complete the application processing. STRATEGIC PLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods. BACKGROUND:The applicant and property owners seek to annex one parcel totaling approximately 8.56 acres into the City limits and establish initial zoning of B- 2M, Community Business District--Mixed. The property is currently zoned “Agriculture Suburban” (AS) within the Gallatin County Bozeman Area Zoning District and surrounded to the north, east, and south by the same AS county zoning. Nearby municipal zoning to the east is B-2 (Community Business District). The Future Land Use Map in the Bozeman Community Plan (BCP) 2020 designates the property as “Community Commercial Mixed Use” which includes the B-2M district as an implementing zoning district. The property is bordered by Davis Lane to the west (a Bozeman classified minor arterial street). The proposed annexation would bring in additional right of way to build out Davis Lane to the full city street classification as would be required with future development. The property is currently host a detached single-household residential structure connected to an individual well and septic systems. The property is surrounded to the north, east, and south by other similar residential properties utilizing individual well and septic systems. 131 There is an existing 24 inch sanitary sewer pipe in Davis Lane. Water supply is installed in adjacent streets of Galloway and Kimerwicke Streets west of Davis Lane. UNRESOLVED ISSUES:None. ALTERNATIVES:As shown in the staff report. FISCAL EFFECTS:None. Attachments: 21443 Davis Lane Prop Annx-ZMA ZC SR.pdf Report compiled on: May 11, 2022 132 Page 1 of 44 21443 Staff Report for the 6590 Davis Lane Property Annexation and Zone Map Amendment Public Hearing: Zoning Commission meeting is on May 16, 2022; Continued to June 6, 2022 City Commission meeting is on June 7, 2022; Continued to June 28, 2022 Project Description: Annexation application 21433 requesting annexation of 8.56 acres and zone map amendment of the City Zoning Map for the establishment of a zoning designation of B-2M (Community Business Mixed district). Project Location: 6590 Davis Lane and more particularly described as Tract 1 of COS 3053, a parcel of land located in Section 35, Township One South (T1S), Range Five East (R5E) of P.M.M., Gallatin County, Montana. The annexation and zone map amendment would also apply to the streets adjacent to the property. Recommendation: Meets standards for approval with terms of annexation and contingencies. Recommended Zoning Commission Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 21433 and move to recommend approval of the 6590 Davis Lane Annexation Zone Map Amendment, with contingencies required to complete the application processing. Recommended City Commission Annexation Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 21433 and move to approve the 6590 Davis Lane Annexation, with contingencies required to complete the application processing. Recommended City Commission Zoning Motion: Having reviewed and considered the staff report, application materials, public comment, recommendation of the Zoning Commission, and all information presented, I hereby adopt the findings presented in the staff report for application 21433 and move to approve the 6590 Davis Lane Zone Map Amendment subject to adopt Ordinance 2083, the Davis and Westlake Annexation Zone Map Amendment, , with contingencies required to complete the application processing. Report: May 26, 2022 Staff Contact: Tom Rogers, Senior Planner Lance Lehigh, City Engineer Agenda Item Type: Action - Legislative 133 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 2 of 44 EXECUTIVE SUMMARY This report is based on the application materials submitted and public comment received to date. This report addresses both the zoning amendment for Zoning Commission as well as the annexation and the zoning amendment for the City Commission. Application materials available at https://weblink.bozeman.net/WebLink/Browse.aspx?startid=258209 Unresolved Issues There are no identified conflicts on this application at this time. Project Summary The applicant and property owners seek to annex one parcel totaling approximately 8.56 acres into the City limits and establish initial zoning of B-2M, Community Business District- -Mixed. The property is currently zoned “Agriculture Suburban” (AS) within the Gallatin County Bozeman Area Zoning District and surrounded to the north, east, and south by the same AS county zoning. Nearby municipal zoning to the east is B-2 (Community Business District). The Future Land Use Map in the Bozeman Community Plan (BCP) 2020 designates the property as “Community Commercial Mixed Use” which includes the B-2M district as an implementing zoning district. The property is bordered by Davis Lane to the west (a Bozeman classified minor arterial street). The proposed annexation would bring in additional right of way to build out Davis Lane to the full city street classification as would be required with future development. The property currently hosts a detached single-household residential structure connected to an individual well and septic system. The property is surrounded to the north, east, and south by other similar residential properties utilizing individual well and septic systems. There is an existing 24 inch sanitary sewer pipe in Davis Lane. Water supply is installed in adjacent streets of Galloway and Kimerwicke Streets west of Davis Lane. In determining whether the criteria applicable to this application are met, Staff considers the entire body of plans and regulations for land development. Standards which prevent or mitigate possible negative impacts are incorporated in many locations in the municipal code but are principally in Chapter 38, Unified Development Code. References in the text of this report to Articles, Divisions, or in the form xx.xxx.xxx are to the Bozeman Municipal Code. 134 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 3 of 44 The City has received public comment on this application. Public comment can be reviewed at the following links: https://weblink.bozeman.net/WebLink/DocView.aspx?id=261270&dbid=0&repo=BOZEMA N&cr=1 Alternatives 1. Approve the application and associated resolution and ordinance; 2. Approve the application with modifications to the recommended zoning; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. 135 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 4 of 44 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 2 Unresolved Issues ............................................................................................................... 2 Project Summary ................................................................................................................. 2 Alternatives ......................................................................................................................... 3 SECTION 1 - MAP SERIES: ................................................................................................... 5 SECTION 2 - RECOMMENDED TERMS OF ANNEXATION ............................................ 8 SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT... 11 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 11 Annexation ........................................................................................................................ 11 Zone Map Amendment ..................................................................................................... 12 SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS ................................ 12 SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ........... 19 Spot Zoning Criteria ......................................................................................................... 28 PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 29 APPENDIX A - NOTICING AND PUBLIC COMMENT .................................................... 30 APPENDIX B - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 30 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 44 APPENDIX D – ADVISORY COMMENTS......................................................................... 44 FISCAL EFFECTS ................................................................................................................. 44 ATTACHMENTS ................................................................................................................... 44 136 Page 5 of 44 SECTION 1 - MAP SERIES: Map 1: Project Vicinity Map Subject Property Baxter Lane 19th Avenue Davis Lane 137 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 6 of 44 Map 2: BCP 2020 Future Land Use Map Subject Property 138 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 7 of 44 Map 3: Existing City Zoning Subject Property 139 Page 8 of 44 SECTION 2 - RECOMMENDED TERMS OF ANNEXATION The following terms of annexation are recommended to enable the application to comply with the City’s Annexation Policy and the requirements of state law for the provision of services. Recommended terms of annexation: 1. The documents and exhibits to formally annex the subject property must be identified as the “6590 Davis Lane Property Annexation”. 2. An Annexation Map, titled “6590 Davis Lane Annexation” with a legal description of the property and any adjoining un-annexed rights-of-way and/or street access easements must be submitted by the applicant for use with the Annexation Agreement. The map must be supplied as a PDF for filing with the Annexation Agreement at the County Clerk & Recorder, and a digital copy for the City Engineers Office. This map must be acceptable to the Director of Public Works and City Engineers Office, and must be submitted with the signed Annexation Agreement. 3. The Annexation Agreement must include notice that the applicant must connect to municipal services and will be responsible for installing any facilities required to provide full municipal services to the property in accordance with city policy at the time of connection. 4. The applicant must execute all contingencies and terms of said Annexation Agreement with the City of Bozeman within 60 days of the distribution of the annexation agreement from the City to the applicant or annexation approval shall be null and void. 5. The Annexation Agreement must include the following notices: a. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for preparing a storm water master plan in conjunction with future development. The storm water master plan shall address maintenance and operations until and unless the City affirmatively assumes responsibility for maintenance and operations of stormwater facilities within the area of the annexation. b. The Annexation Agreement must include notice the City will, upon annexation, make available to the Property existing City services only to the extent currently available, or as provided in the Agreement. c. The Annexation Agreement must include notice that, prior to future final development approval, the applicant will be responsible for transfer of water rights or a payment in lieu as required by the Bozeman Municipal Code. d. The Annexation Agreement must include notice that there is no right, either granted or implied, for Landowner to further develop any of the Property until it is verified by the City that the necessary municipal services are available to the property. 140 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 9 of 44 e. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for installing any facilities required to provide full municipal services to the properties in accordance with the City of Bozeman's infrastructure master plans and all City policies that may be in effect at the time of development. f. The Annexation Agreement must include notice that utility easements may be required to be provided by the landowner at the time of development to ensure necessary municipal services are available to the property. g. The Annexation Agreement must include notice that charges and assessments may be required after completion of annexation to ensure necessary municipal services are available to the property. h. The Annexation Agreement must include notice that the City will assess system development and impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. i. All procedural terms necessary to establish the Annexation Agreement in conformance with state law and municipal practice will be included with the final Annexation Agreement. 6. The applicant must properly abandon the existing on-site septic tank and leach field prior to connection to the City sanitary sewer system. The applicant must report the abandonment to the City Water and Sewer Superintendent (Nick Pericich) for inspection, and the applicant must report the abandonment to the Gallatin City County Health Department. In addition to abandonment of the septic tank and leach field, the applicant must demonstrate that the sanitary sewer service to the septic tank has been completely disconnected from the old septic system prior to connection to the City sanitary sewer system. 7. The applicant must completely disconnect the on-site well from the house prior to connection to the City water system to protect the City’s system from cross contamination. The applicant must contact the City Water and Sewer Superintendent to inspect the disconnect prior to connection of water service from the house to the City water system. 8. If they do not already exist 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 (SIDs) for the following: a. Street improvements to (Please refer to Engineering comments) including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Intersection improvements at (Please refer to Engineering comments) including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. c. Alternate Financing Term. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to 141 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 10 of 44 participate in an alternate financing method for the completion of the 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 SID waiver in conjunction with the Annexation Agreement. d. SID waiver template term. The applicant may obtain a copy of the template SID waiver from the City Engineering Department. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the applicant 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 SID waiver filed with the County Clerk and Recorder prior to annexation. 9. The applicant must contact Brian Heaston with the City’s Engineering Department to obtain an analysis of cash-in-lieu of water rights for the proposed annexation. The determined amount must be paid prior to the adoption of Resolution of Annexation, if applicable. 10. The land owners and their successors must pay all fire, street, water and sewer impact fees at the time of connection; and for future development, as required by Chapter 2, Bozeman Municipal Code, or as amended at the time of application for any permit listed therein. 11. The applicant must provide a copy of the filed SID waiver prior to the adoption of Resolution of Annexation. A draft SID waiver with required streets and intersections is included in the city documents folder. 12. Davis Lane is classified as a Minor Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way ROW width of (100) feet. The applicant must provide their respective Davis Lane ROW from the centerline of the existing ROW as a public street and utility easement where Davis Lane is adjacent to the property. A 50 foot public street and utility easement must be provided prior to the adoption of Resolution of Annexation. The applicant can contact the City's Engineering Department to receive a copy of the standard easement language. 142 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 11 of 44 SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT Please note that these contingencies are necessary for the City to complete the process of the proposed amendment. These contingencies only apply in the event that the related annexation request has previously been approved. Recommended Contingencies of Approval: 1. The applicant must submit a zone amendment map, titled “6590 Davis Lane Zone Map Amendment”, acceptable to the Director of Public Works, as a PDF which will be utilized in the preparation of the Ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property including adjacent rights-of-way, and total acreage of the property. 2. That all documents and exhibits necessary to establish the amended municipal zoning designation of B-2M (Community Business-Mixed) shall be identified as the 6590 Davis Lane Properties Zone Map Amendment. 3. The Ordinance for the Zone Map Amendment shall not be drafted until the applicant provides an editable metes and bounds legal description prepared by a licensed Montana surveyor. 4. All required materials shall be provided to the Department of Community Development within 60 days of a favorable action of the City Commission or any approval shall be null and void. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Annexation Having considered the criteria established for an annexation, the Development Review Committee (DRC) recommends approval of the requested annexation. The City Commission will hold a public meeting on the annexation on June 28, 2022. The meeting will be held in the in the Commission Room at City Hall, 121 N. Rouse Ave. The meeting will begin at 6 p.m. in the Commission Room at City Hall, 121 N. Rouse Ave, Bozeman, Montana, the City Commission will conduct a public hearing on the proposed Annexation and Zone Map Amendment application. Members of the public will also be able to participate remotely via WebEx. Instructions for joining the WebEx meeting will be included on the meeting agenda which is published on the City’s website at least 48 hours prior to the meeting. 143 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 12 of 44 Zone Map Amendment Having considered the criteria established for a zone map amendment, the Staff recommends approval as submitted. The Zone Map Amendment (ZMA) is in conjunction with an annexation request. Staff’s recommendation and staff responses are predicated on approval of the annexation, application 21443. The Development Review Committee (DRC) considered the amendment. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Community Development Board acting in their capacity as the Zoning Commission will hold a public hearing on this ZMA on June 6, 2022 and will forward a recommendation to the City Commission on the Zone Map amendment. The City Commission will hold a public meeting on the zone map amendment on June 28, 2022. The meeting will be held in the in the Commission Room at City Hall, 121 N. Rouse Ave. The meeting will begin at 6 p.m. in the Commission Room at City Hall, 121 N. Rouse Ave, Bozeman, Montana, the City Commission will conduct a public hearing on the proposed Annexation and Zone Map Amendment application. Members of the public will also be able to participate remotely via WebEx. Instructions for joining the WebEx meeting will be included on the meeting agenda which is published on the City’s website at least 48 hours prior to the meeting. SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS In considering applications for approval of the requested annexation, the advisory boards and City Commission shall consider the following: Commission Resolution No. 5076 Criteria Commission Resolution No. 5076 Goals Goal 1: The City of Bozeman encourages annexations of land contiguous to the City. Criterion Met. The property in question is contiguous to the City limits on the western side of the property with over 640 lineal feet adjacent to existing City limits. Goal 2: The City encourages all areas that are totally surrounded by the City to annex. Criterion met. The subject property is totally surrounded by City limits. Eight (8) separate parcels are within this enclave of unannexed land totaling 90.56 acres. Two additional properties within this unannexed area are currently in the annexation process. All three parcels currently being considered for annexation total 33.56 acres. Please refer to the Section 2- Maps 3 for a map of this area. 144 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 13 of 44 Goal 3: The City encourages all properties currently contracting with the City for City services such as water, sanitary sewer, and/or fire protection to annex. Neutral. The subject property is not currently contracting for services. Goal 4: The City of Bozeman requires annexation of all land proposed for development lying within the existing and planned service area of the municipal water and sewer systems as depicted in their respective facility plans, any land proposed for development that proposes to utilize municipal water or sewer systems. Criterion Met. The subject property lies within the planned service area of the municipal water and sewer services. The existing residential structure and any proposed future developments will be required to utilize municipal water or sewer systems. Goal 5: The City encourages annexations within the urban area identified on the future land use map in the current Bozeman Growth Policy. Criterion Met. As shown in Section 1, the subject property is primarily planned as ‘Community Commercial Mixed Use’ and is within the urban area of the growth policy. See the discussion under Criterion A of Section 6 of the report for more information on the growth policy. Goal 6: The City of Bozeman encourages annexations to make the City boundaries more regular rather than creating irregular extensions which leave unannexed gaps between annexed areas or islands of annexed or unannexed land. Criterion Met. The proposed annexation will fill in a missing gap to continue Davis Lane as a north-south western border of the City limits. If approved, this annexation will temporarily create an irregular city boundary it does partially fill another inholding in the city. This annexation would further the goal of a consistent north-south border along Davis Lane. Goal 7: The City of Bozeman encourages annexations which will enhance the existing traffic circulation system or provide for circulation systems that do not exist at the present time. Criterion Met. The subject property will provide the necessary right of way and utility easements for Davis Lane to the west which is designated by the City as a minor arterial. No addition internal street network is required to serve the property at this time. Further development may necessitate additional local and/or internal streets. Goal 8: The City prefers annexation of parcels of land larger than five (5) acres in size, but will allow annexation of smaller parcels if factors such as topographic limitations, 145 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 14 of 44 sanitary disposal needs, fire access, maintenance of public facilities, etc., justify a smaller annexation. Criterion Met. The subject property is 8.56 acres. Goal 9: The City seeks to obtain water rights adequate for future development of the property with annexation. Criterion Met. After annexation, the subject property will be bound to the provisions of 38.410.130 which require evaluation of water adequacy and provision of water if needed at time of development. The municipal code section requires water rights or an equivalent to be provided. Exact timing and amounts will be evaluated during development review. There are several methods to address the requirements of 38.410.130. The annexation agreement will provide notice of this requirement, see Terms of Annexation 5. The landowner will consent to this requirement by signature on the annexation agreement. Goal 10: The City of Bozeman encourages annexations for City provision of clean treated water and sanitary sewer. Criterion Met. The subject property is located within the City’s planned water and sewer service area. See Goal 4 above. There is an existing 24 inch sanitary sewer pipe in Davis Lane. Water supply is installed in adjacent streets of Galloway and Kimerwicke Streets west of Davis Lane. Any future development will be required to connect to the City systems. Per Term of Annexation 5, the Annexation Agreement required to finalize the requested annexation will require the applicant to design extensions of services to meet the City’s adopted infrastructure standards. These include provisions for minimum water pressure and volumes, adequate sewer flows by volume, gravity flow of sewers, and other standards necessary to protect public health and safety and ensure functional utilities. Resolution No. 5076 Policies Policy 1: Annexations must include dedication of all easements for rights-of-way for collector and arterial streets, adjacent local streets, public water, sanitary sewer, or storm or sewer mains, and Class I public trails not within the right of way for arterial or collector streets. Annexations must also include waivers of right to protest the creation of special or improvement districts necessary to provide the essential services for future development of the City. Criterion Met. As discussed in Section 5 Goal 7, right of way is being included for Davis Lane to the west. The Recommended Terms of Annexation include requirements for these right of way provisions. See Terms of Annexation 12. 146 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 15 of 44 Any additional easements and rights of way will be provided within the property with future development of the property as required by municipal standards. Exact locations will be determined by further technical analysis and site design. Policy 2: Issues pertaining to master planning and zoning must be addressed prior to or in conjunction with the application for annexation. Criterion Met. The subject property is planned for Community Commercial Mixed Use. An existing anomaly is present on the eastern side of the property where a sliver of Urban Neighborhood is designated which is not implemented by the B-2M zoning district. The application includes a request for initial zoning of B-2M. See the zone map amendment section of this report for analysis of the zone map amendment criteria. If multiple zoning districts are required the Community Development Director may have discretion to determine permitted uses and development form and intensity to allow minor adjustments (up to ten percent increase or decrease in area, not to exceed one acre, of either zone on the applicable lot) to the zoning boundary pursuant to section 38.300.050.C, BMC. The REMU district is the most similar implementing district to B-2M for the Urban Neighborhood designation. Policy 3: The application for annexation must be in conformance with the current Bozeman Growth Policy. If a Growth Policy Amendment is necessary to accommodate anticipated uses, the amendment process must be initiated by the property owner and completed prior to any action for approval of the application for annexation. Criterion Met. The property is designated “Community Commercial Mixed Use” and a small sliver of “Urban Neighborhood” on the northeast edge on the future land use map. No growth policy amendment is required. See discussion under zone map amendment Criterion A. Policy 4: Initial zoning classification of the property to be annexed will be determined by the City Commission, in compliance with the Bozeman Growth Policy and upon a recommendation of the City Zoning Commission, simultaneously with review of the annexation petition. The Community Development Board (CDB) acting in their capacity as the City Zoning Commission will be reviewing the requested zoning district designation on June 6, 2022. The CDB’s recommendation will be passed along to the City Commission for review and consideration along with the annexation request on June 28, 2022. Policy 5: The applicant must indicate their preferred zoning classification as part of the annexation petition. Criterion Met. The applicant has requested a zoning designation of B-2M, Community Business-Mixed district. See Section 6 of this report for analysis of the requested zoning. 147 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 16 of 44 Policy 6: Fees for annexation processing will be established by the City Commission. Criterion Met. The appropriate application processing and review fees accompanied the application. Policy 7: It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards. Criterion Met. The subject property is accessed by Davis Lane which is a minor arterial and paved to the edge of the subject property. Policy 8: Prior to annexation of property, the City will require the property owner to acquire adequate and usable water rights, or an appropriate fee in lieu thereof, in accordance with Section 38.410.130 of the municipal code, as amended. Criterion Met. The property owner shall provide usable water rights, or cash in-lieu of water rights thereof, in an amount to be determined by the Director of Public Works, as outlined by Section 38.410.130 of the municipal code. The calculated amount will be determined by the Director of Public Works and based on the zoning designation approved by the City Commission. Term of Annexation No. 9 requires notice of this requirement to be part of the annexation agreement. Satisfaction of this requirement will occur with future development. Policy 9: Infrastructure and emergency services for an area proposed for annexation will be reviewed for the health, safety and welfare of the public and conformance with the City’s adopted facility plans. If the City determines adequate services cannot be provided to ensure public health, safety and welfare, the City may require the property owner to provide a written plan for accommodation of these services, or the City may reject the petition for annexation. Additionally, the parcel to be annexed may only be provided sanitary sewer service via the applicable drainage basin defined in the City Wastewater Collection Facilities Plan. Criterion Met. City infrastructure and emergency services are available to the subject property. There is an existing 24 inch sanitary sewer pipe in Davis Lane. Water supply is installed in adjacent streets of Galloway and Kimerwicke Streets west of Davis Lane. The property is located adjacent to existing urban development that is currently served by Bozeman Fire. Policy 10: The City may require annexation of any contiguous property for which city services are requested or for which city services are currently being provided. In addition, any person, firm, or corporation receiving water or sewer service outside of the City limits is required as a condition of initiating or continuing such service, to consent to annexation of the property serviced by the City. The City Manager may enter into an agreement with a property owner for connection to the City’s sanitary 148 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 17 of 44 sewer or water system in an emergency conditioned upon the submittal by the property owner of a petition for annexation and filing of a notice of consent to annexation with the Gallatin County Clerk and Recorder’s Office. The contract for connection to city sewer and/or water must require the property owner to annex or consent to disconnection of the services. Connection for purposes of obtaining City sewer services in an emergency requires, when feasible as determined by the City, the connection to City water services. Criterion Met. The property is not currently provided City services. No emergency connection is requested. City services will be required to be provided concurrent with future development. Terms of Annexation 5 address connection to services. Policy 11: The annexation application shall be accompanied by mapping to meet the requirements of the Director of Public Works. Where an area to be annexed can be entirely described by reference to a certificate of survey or subdivision plat on file with the Gallatin County Clerk and Recorder the mapping may be waived by the Director of Public Works. Criterion Met. Mapping to meet the requirements of the Director of Public Works must be provided with the Annexation Agreement. Mapping requirements are addressed in Recommended Term of Annexation 2. The map must include adjacent right of way. Policy 12: The City will assess system development/impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. Neutral. The annexation does not require immediate payment of fees. The annexation agreement will provide notice of obligations to pay impact fees at times of triggers as required in ordinance. Policy 13: Public notice requirements: Notice for annexation of property must be coordinated with the required notice for the zone map amendment required with all annexation. The zone map amendment notice must contain the materials required by 38.220.410, BMC. Notices of the public hearing have been mailed, published in the Bozeman Daily Chronicle twice, and posted on the site as set forth under this policy. See Appendix A for more details. 149 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 18 of 44 Policy 14: Annexation agreements must be executed and returned to the City within 60 days of distribution of the annexation agreement by the City, unless another time is specifically identified by the City Commission. Criterion Met. An annexation agreement has been prepared and will be provided to the landowner. This policy will be implemented only if the Commission acts to grant approval. If the application is denied then no annexation agreement will be necessary. Policy 15: When possible, the use of Part 46 annexations is preferred. Criterion Met. This annexation is being processed under Part 46 provisions. Policy 16: Where a road improvement district has been created, the annexation does not repeal the creation of the district. The City will not assume operations of the district until the entirety of the district has been annexed. Any funds held in trust for the district will be used to benefit the district after transfer to the City. Inclusion within a district does not lessen the obligation to participate in general city programs that address the same subject. Neutral. No road improvement district is associated with this application. Policy 17: The City will notify the Gallatin County Planning Department and Fire District providing service to the area of applications for annexation. Criterion Met. The necessary agencies were notified and provided copies of the annexation. Policy 18: The City will require connection to and use of all City services upon development of annexed properties. The City may establish a fixed time frame for connection to municipal utilities. Upon development, unless otherwise approved by the City, septic systems must be properly abandoned and the development connected to the City sanitary sewer system. Upon development, unless otherwise approved by the City, water wells on the subject property may be used for irrigation, but any potable uses must be supplied from the City water distribution system and any wells disconnected from structures. The property owner must contact the City Water and Sewer Superintendent to verify disconnects of wells and septic systems. Criterion Met. There is an existing residential structure on the property utilizing on-site well and septic system. The applicant will be required to disconnect the septic system upon annexation and cease the use of the well for domestic water and connect to City water and sewer service. A term of annexation requires connection to municipal water and sewer implements this policy. In conjunction with future connection the septic system must be properly abandoned and the well disconnected from the domestic supply. Terms of Annexation 6-7 address these issues. 150 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 19 of 44 SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS In considering applications for plan approval under this title, the advisory boards and City Commission must consider the following criteria (letters A-K). As an amendment is a legislative action, the Commission has broad latitude to determine a policy direction. The burden of proof that the application should be approved lies with the applicant. A zone map amendment must be in accordance with the growth policy (criteria A) and be designed to secure safety from fire and other dangers (criteria B), promote public health, public safety, and general welfare (criteria C), and facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements (criteria D). Therefore, to approve a zone map amendment the Commission must find Criteria A-D are met. In addition, the Commission must also consider criteria E-K, and may find the zone map amendment to be positive, neutral, or negative with regards to these criteria. To approve the zone map amendment, the Commission must find the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. In determining whether the criteria are met, Staff considers the entire body of plans and regulations for land development. Standards which prevent or mitigated negative impacts are incorporated throughout the entire municipal code but are principally in Chapter 38, Unified Development Code. Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Criterion Met. The Bozeman Community Plan (BCP) 2020, Chapter 5, p. 73, in the section titled Review Criteria for Zoning Amendments and Their Application, discusses how the various criteria in 76-2-304 MCA are applied locally. Application of the criteria varies depending on whether an amendment is for the zoning map or for the text of Chapter 38, BMC. The first criterion for a zoning amendment is accordance with a growth policy. Future Land Use Map The requested B-2M Zoning classification substantially complies with the Bozeman Community Plan 2020 and is in accordance with the future land use designations. The broad discretion the Commission has when determining the appropriate zoning classification for a property supports applying B-2M to the entire property rather than mixing zoning districts on an undevelopable portion of a lot without adequate access to support any potential use. Being in accordance with a growth policy [emphasis added] allows the governing body to find that such an anomaly is in substantial compliance and agreement with the Plan and conforms with its intent and purpose of Plan. 151 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 20 of 44 The majority of the property is within the Community Commercial Mixed land use designation and small area protrudes into the adjacent Urban Neighborhood designation. While B-2M is not an implementing district of the Urban Neighborhood it is for the primary designation for the Community Commercial Mixed area. At its widest the sliver is 36 feet wide and narrows to a point and account for approximately 4 percent of the total area being annexed and zoned. Staff concludes that this small area is de minimis in determining consistency with the future land use map. Additionally, City code allows discretion for the Community Development Director to determine permitted uses and development form and intensity to allow minor adjustments (up to ten percent increase or decrease in area, not to exceed one acre, of either zone on the applicable lot) for properties with multiple zoning designations to the zoning boundary pursuant to section 38.300.050.C, BMC. The proposed amendment is a change to the zoning map. Therefore, it is necessary to analyze compliance with the future land use map. Chapter 3 of the BCP 2020 addresses the future land use map. The introduction to that chapter discusses the importance of the chapter. Following are some excerpts. “Future land use is the community’s fundamental building block. It is an illustration of the City’s desired outcome to accommodate the complex and diverse needs of its residents.” “The land use map sets generalized expectations for what goes where in the community. Each category has its own descriptions. Understanding the future land use map is not possible without understanding the category descriptions.” The area of this application is within the anticipated growth area of the City. As shown on the maps in Section 1, on the excerpt of the current future land use map, the property is designated as Community Commercial Mixed Use. The Community Commercial Mixed Use designation description reads: “The Community Commercial Mixed Use category promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi- story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. The urban character expected in this designation includes urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities. High density residential areas are expected in close proximity. Developments in this land use area should be located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes. Due to past development patterns, there are also areas along major streets where this category is organized as a corridor rather than a 152 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 21 of 44 center. Although a broad range of uses may be appropriate in both types of locations, the size and scale is to be smaller within the local service areas. Building and site designs made to support easy reuse of the building and site over time is important. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single use. Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections. Building height or other methods of transition may be required for compatibility with adjacent development. Smaller neighborhood scale areas are intended to provide local service to an area of approximately one half-mile to one mile radius as well as passersby. These smaller centers support and help give identity to neighborhoods by providing a visible and distinct focal point as well as employment and services. Densities of nearby homes needed to support this scale are an average of 14 to 22 dwellings per net acre.” The correlation between the future land use map of the growth policy and the zoning districts is presented in Table 4 of the Bozeman Community Plan 2020. As shown in the following Correlation with Zoning Table excerpt, the B-2M district is an implementing district of the Community Commercial Mixed Use category. Goals and Policies A zoning amendment is also evaluated against the goals and policies of the BCP 2020. Most of the goals and policies are not applicable to this application. Relevant goals and objectives have been identified by staff. Conflict with the text of the growth policy hasn’t been identified. 153 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 22 of 44 The Short Term Action list on page 63 of the BCP 2020 describes 14 items to implement the growth policy. The first two relate to direct changes to the zoning map in support of listed goals and objectives. These include increasing the intensity of zoning districts in already developed areas. Beginning on page 71 of the BCP 2020 in the section titled Zoning Amendment Review, the document discusses how the City implements zoning for new areas, amendments to areas, and revisions to existing text. This section includes a discussion of when the City may initiate a zoning change to a more intensive district to increase development opportunities. This section demonstrates that the City, as a matter of policy, is supportive of more intensive zoning districts and development, even within already developed areas. This policy approach does not specify any individual district but does lean towards the more intensive portion of the zoning district spectrum. This mix of development at densities appropriate for a growing urban area is therefore grounded on tenets of the Community Plan. Moreover, the B-2M zoning proposed through this application fosters flexibility to address both current market trends and long term land use goals for the subject property. The Community Plan includes several goals and objectives that are broadly served through this application, including: Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. DCD-1.7 Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial development. DCD-2.7 Encourage the location of higher density housing and public transit routes in proximity to one another. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices (e-bikes, electric scooters, powered wheelchairs, etc.).” N-1.11 Enable a gradual and predictable increase in density in developed areas over time. Therefore, based on the broad discretion the governing body when considering an appropriate zoning designation, no substantive conflicts with the Growth Policy have been identified and based on the aforementioned analysis, the proposed B-2M zoning districts are promotive of the BCP 2020. 154 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 23 of 44 B. Secure safety from fire and other dangers. Criterion Met. There is an existing home and related out buildings, however future development will be served by the Bozeman Fire Department. Fire protection water supply will be provided by the City of Bozeman water system. The property is not within any delineated floodplain nor does it have other known natural hazards. Upon annexation the subject property will be provided with City emergency services including police, fire and ambulance. Future development of the property will be required to conform to all City of Bozeman public safety, building and land use requirements. The City provides emergency services to adjacent properties and no obstacles have been identified in extending service to this parcel. C. Promote public health, public safety, and general welfare. Criterion Met. The proposed zoning designation will promote general welfare by implementing the future land use map in the BCP 2020. Public health and safety will be positively affected by requiring new development to connect to municipal sanitary sewer and water systems, which will prevent groundwater pollution and depletion by wells and septic systems. General welfare has been evaluated during the adoption of Chapter 38 and found to be advanced by the adopted standards. Provision of parks, control of storm water, and other features of the City’s development standards also advance the general welfare. Compliance with the BCP 2020 as described in Section 6, Criterion A, shows advancement of the well- being of the community as a whole. See also Criterion B. D. Facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements. Criterion Met. This property is included in future planning areas. The City conducts extensive planning for municipal transportation, water, sewer, parks, and other facilities and services provided by the City. The adopted plans allow the City to consider existing conditions and identify enhancements needed to provide additional service needed by new development. The City implements these plans through its capital improvements program that identifies individual projects, project construction scheduling, and financing of construction. As stated in 38.300.020.C, the designation of a zoning district does not guarantee approval of new development until the City verifies the availability of needed infrastructure. All zoning districts in Bozeman enable a wide range of uses and intensities. At time of future subdivision or site plan review the need for individual services can be more precisely determined. No subdivision or site plan is approved without demonstration of adequate capacity. 155 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 24 of 44 38.300.020.C, “Placement of any given zoning district on an area depicted on the zoning map indicates a judgment on the part of the city that the range of uses allowed within that district are generally acceptable in that location. It is not a guarantee of approval for any given use prior to the completion of the appropriate review procedure and compliance with all of the applicable requirements and development standards of this chapter and other applicable policies, laws and ordinances. It is also not a guarantee of immediate infrastructure availability or a commitment on the part of the city to bear the cost of extending services.” See also comments under Criterion C. E. Reasonable provision of adequate light and air. Criterion met. This criterion is not about individual preferences for a given degree of visual openness but about preservation of public health. The B-2M district provides adequate light and air through the Bozeman Unified Development Code’s standards for park and recreation requirements, on-site open space for residential uses, maximum building height, lot coverage, and setback requirements. The form and intensity standards, Division 38.320, provide minimum lot areas, lot widths, lot coverage and maximum floor area ratios, and prescribe require minimum separation from property lines and limits building heights. Section 38.520.030 requires building placement to ensure access to light and air. Division 38.420 and Section 38.520.060 require dedication of parks and on-site open spaces to meet needs of residents. The standards provide a reasonable provision of adequate light and air. In addition to the zoning standards, adopted building codes contain more detailed requirements for air circulation, window placement, and building separation that further ensure the intent of this criterion is satisfied. F. The effect on motorized and non-motorized transportation systems. Criterion Met. The proposed zoning will allow for a higher density of uses than is currently allowed under Gallatin County zoning. As a result, under the proposed zoning, when a development is proposed, they will be responsible for their frontage improvements which will include improvements along Davis Lane. In addition, the City’s proposed trails plan includes a future trail along the northern boundary of the property along the former rail road bed. Assuming there is a nexus, future development will be required to provide these improvements which will enhance the city’s motorized and non-motorized transportation systems. The property is addressed as 6590 Davis Lane and has a Walk Score of 11, a Transit score of 19, and Bike Score of 38. Average walk score for the city as a whole is 47 out of 100. 156 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 25 of 44 Average walk score for the city as a whole is 47 out of 100. According to Walk Score® the walks score measures the walkability of any address based on the distance to nearby places and pedestrian friendliness. 90 – 100 Walker’s Paradise. Daily errands do not require a car. 70 – 89 Very Walkable. Most errands can be accomplished on foot. 50 – 69 Somewhat walkable. Some errands can be accomplished on foot. 25 – 49 Car-Dependent. Most errands require a car. 0 – 24 Car-Dependent. Almost all errands require a car. These values are provided by Walk Score, a private organization which presents information on real estate and transportation through walkscore.com. The algorithm which produces these numbers is proprietary. A score is not an indication of safety or continuity of services or routes. Scores are influenced by proximity of housing, transit, and services and expected ability, as determined by the algorithm, to meet basic needs without using a car. Sites located on the edge of the community have lower scores than those in the center of the community as the area is still under development and therefore diversity of uses is less than in fully established areas. There are no adopted development standards relating to the walk score. G. Promotion of compatible urban growth. Criterion Met. The Bozeman Community Plan establishes a preferred and compatible development pattern. “The land use map sets generalized expectations for what goes where in the community… The land use categories and descriptions provide a guide for appropriate development and redevelopment locations for civic, residential, commercial, industrial, and other uses. The future land use designations are important because they aim to further the vision and goals of the City through promoting sustainability, citizen and visitor safety, and a high quality of life that will shape Bozeman’s future.” (Community Plan p. 51). The City’s future land use map designates the properties as Community Commercial Mixed- Use. These designations correlate with several zoning districts including the B-2M district proposed by the applicants. The districts were developed by the City to promote appropriate urban growth compatible with the areas of the City as identified on the future land use map. Based on the land use map designations and correlated zoning districts in the plan and proposed by the applicants, the zone map amendment would promote compatible urban growth. Also see the discussion in (H) below. H. Character of the district. Criterion Met. The Bozeman Community Plan establishes a preferred and compatible development pattern. “The land use map sets generalized expectations for what goes where in the community… The land use categories and descriptions provide a guide for appropriate 157 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 26 of 44 development and redevelopment locations for civic, residential, commercial, industrial, and other uses. The future land use designations are important because they aim to further the vision and goals of the City through promoting sustainability, citizen and visitor safety, and a high quality of life that will shape Bozeman’s future.” (Community Plan p. 51). Section 76-2-302, MCA says “…legislative body may divide the municipality into districts of the number, shape, and area as are considered best suited to carry out the purposes [promoting health, safety, morals, or the general welfare of the community] of this part.” Emphasis added. This proposal amends the zoning map and not the text. Therefore, no element of this amendment modifies the standards of any zoning district. The character of the districts as created by those standards remains intact. As noted above, the City Commission has latitude in considering the geographical extents of a zoning district. Application of any municipal zoning district to the subject property will alter the existing agricultural character of the subject property. It is not expected that zoning freeze the character of an area in perpetuity. Rather, it provides a structured method to consider changes to the character. The City has defined compatible development as: “The use of land and the construction and use of structures which is in harmony with adjoining development, existing neighborhoods, and the goals and objectives of the city's adopted growth policy. Elements of compatible development include, but are not limited to, variety of architectural design; rhythm of architectural elements; scale; intensity; materials; building siting; lot and building size; hours of operation; and integration with existing community systems including water and sewer services, natural elements in the area, motorized and non-motorized transportation, and open spaces and parks. Compatible development does not require uniformity or monotony of architectural or site design, density or use.” The City has adopted many standards to identify and avoid or mitigate demonstrable negative impacts of development. These will support the ability of future development in the proposed B-2M district to be compatible with adjacent development’s mixed-use characteristics, emerging urban development and uphold the unique character of the area. The site hosts a residential structure and a few adjacent properties are similar in size and use, these areas are designated for urban development upon annexation, if they chose that route. Considerable commercial and high density residential development is in the immediate vicinity. Further, two of the eight unannexed properties in this County inholding areas are currently undergoing annexation review; applications 22020 and 22094. In addition, the property to the west across Davis Lane has been planned and developing for commercial uses for two decades. 158 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 27 of 44 Therefore, the change in zoning does not appear to conflict with the character of the area. I. Peculiar suitability for particular uses. Criterion met. Future uses for construction on the site are not finalized at this time, so the suitability of the site for particular uses is not easily evaluated at this time and we defer to the intent described in the future land use map and the geographic extent of the commercial node which totals 90 acres.. The proposed B-2M district would provide for a more intensive development than the existing County zoning. The commercial future land use designation has been in place for more than 20 years and is coming in fruition as the community grows. This property is part of a much larger regional commercial area consisting of over 90 acres. The property is bounded by other Community Commercial Mixed Use designation to the north and the south with municipal B-2 zoning on the west side of Davis lane. The property to the east is designated as Urban Neighborhood. Any municipal zoning district allows more use and greater intensity than allowed by County Zoning which is capped at one dwelling unit per 20 acres. Allowed use in the B-2M district are harmonious with other annexed property in the districts. J. Conserving the value of buildings. Criterion met. There is no known data that suggests intensification adjacent to inholding properties diminished the value of adjacent property or buildings, however apperception of decreased value often referenced. In fact, based on available evidence it appears that annexation and further intensification in fact increases the value of property and buildings adjacent to those properties that are annexed. The values of some buildings may improve in the future as new and improved amenities are provided to the area as the site is developed according to the proposed B-2M district, while other buildings’ values are unlikely to be impacted largely due to a robust real estate market and lack of unmitigated offensive uses allowed by the proposed zoning district. K. Encourage the most appropriate use of land throughout the jurisdictional area. Criterion Met. As stated above, the BCP 2020 illustrates the most appropriate use of the land through the future land use map. This application complies with the BCP 2020 by proposing zone map amendments of districts that continue to implement the future land use map designations. In this case, urban mixed-use development have been identified by the community as the most appropriate types of development for the property. The Unified Development Code contains standards, protections and review processes to ensure the land is developed in ways that are appropriate to a site’s context and according to the BCP 2020. The new zoning will allow for higher residential and commercial densities to be constructed on an infill site in a growing area of Bozeman. The City is in need of additional housing and retail/commercial services in proximity to established neighborhoods to accommodate demand and meet additional community needs. The Community Plan is also supportive of 159 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 28 of 44 the appropriateness of the possible uses of the lands encompassed in the ZMA, as has been described in the response to Criteria A (above). The B-2M zoning offers an opportunity to create neighborhood scale commercial development adjacent to a critical transit corridor and established residential neighborhoods, while providing for additional site design flexibility (i.e. lower parking requirements). Spot Zoning Criteria Rezoning may, in certain factual circumstances, constitute impermissible “spot zoning.” The issue of whether a rezoning constitutes spot zoning was discussed by the Montana Supreme Court in Plains Grains LP v. Board of County Comm’rs of Cascade County and Little v. Bd. Of County Comm’rs, in which the Court determined that the presence of the following three conditions generally will indicate that a given situation constitutes spot zoning, regardless of variations in factual scenarios. Based on the review of the following criteria, Staff concludes that this application is not Spot Zoning. 1. Is the proposed use significantly different from the prevailing land uses in the area? No. The proposed zoning is in substantial compliance and in accordance with the adopted Bozeman Community Plan 2020. Adjacent to and across Davis Lane is similarly zoned property of B-2 and are being developed with a more urban form and higher intensity in land use. The subject property is one small part of a large commercial node in the City that has been designated for such use in the past two Growth Policies. While the proposed use is not an exact match in type or intensity of the adjacent land uses overall, it is not significantly different from the uses. To the west of the subject property is currently property being used for high density residential and commercial activity. The unannexed property to the south and east are single family homes. Thus, while the B-2M is not the same as the adjacent properties today, it is a proposed intensity that falls within the range of adjacent properties land uses of high density residential, commercial use, and single-household residential that is being converted into urban uses and densities according to the BCP 2020. As discussed in Criterion A above, the B-2M zoning is consistent with the adopted growth policy. 2. Is the area requested for the rezone rather small in terms of the number of separate landowners benefited from the proposed change? Yes. The application is submitted by one landowner in conjunction with the proposed annexation of the property. While the City supports and encourages multiparty annexation applications, they are not required, thus single owner petition annexation requests are the most frequently seen. The amendment is consistent with and supports the City’s adopted 160 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 29 of 44 growth policy, thus is assumed to be a benefit to the greater community even though the number of immediate landowners are small. 3. Would the change be in the nature of “special legislation” designed to benefit only one or a few landowners at the expense of the surrounding landowners or the general public? No. While the applicant will directly benefit from the proposed zone map amendment, the amendment is not at the expense of surrounding landowners or the general public. As discussed previously, no substantial negative impacts are identified due to this amendment. The application is consistent both with the City’s and the County’s growth policy. The growth policy’s consistency demonstrates benefit to the general public and greater community. As mentioned previously, any future development will require the applicant to provide the needed infrastructure to support new development. Concurrency and adequacy of infrastructure should mitigate potential negative effects on others. As discussed in Criterion H, the application is similar and consistent with the existing and developing character of the area. Therefore, the amendment does not benefit the landowner at the expense of others. PROTEST NOTICE FOR ZONING AMENDMENTS IN THE CASE OF WRITTEN PROTEST AGAINST SUCH CHANGES SIGNED BY THE OWNERS OF 25% OR MORE OF THE AREA OF THE LOTS WITHIN THE AMENDMENT AREA OR THOSE LOTS OR UNITS WITHIN 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, THE AMENDMENT SHALL NOT BECOME EFFECTIVE EXCEPT BY THE FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING MEMBERS OF THE CITY COMMISSION. The City will accept written protests from property owners against the proposal described in this report until the close of the public hearing before the City Commission. Pursuant to 76-2-305, MCA, a protest may only be submitted by the owner(s) of real property within the area affected by the proposal or by owner(s) of real property that lie within 150 feet of an area affected by the proposal. The protest must be in writing and must be signed by all owners of the real property. In addition, a sufficient protest must: (i) contain a description of the action protested sufficient to identify the action against which the protest is lodged; and (ii) contain a statement of the protestor's qualifications (including listing all owners of the property and the physical address), to protest the action against which the protest is lodged, including ownership of property affected by the action. Signers are encouraged to print their names after their signatures. A person may in writing withdraw a previously filed protest at any time prior to final action by the City Commission. Protests must be delivered to the Bozeman City Clerk, 121 North Rouse Ave., PO Box 1230, Bozeman, MT 59771-1230. 161 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 30 of 44 APPENDIX A - NOTICING AND PUBLIC COMMENT Notice was published in the Bozeman Daily Chronicle on May 1 and 8, 2022. The notice was posted on site and notices mailed by the applicant as required by 38.220 and the required confirmation provided to the Planning Office. Notice was provided at least 15 and not more than 45 days prior to any public hearing. As of the writing of this report on May 26, 2022, one written comment has been received on this application. Comment can be reviewed at the following link. https://weblink.bozeman.net/WebLink/DocView.aspx?id=261270&dbid=0&repo=BOZEMA N&cr=1 APPENDIX B - PROJECT GROWTH POLICY AND PROPOSED ZONING Adopted Growth Policy Designation: The property is designated as community commercial mixed use in the Bozeman Community Plan 2020 future land use map – see descriptions below. “Community Commercial Mixed Use.” The growth policy states that, “activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings…High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile… Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development.” The Zoning Correlation Table on Page 58 of the Bozeman Community Plan, 2020 correlates zoning districts with the Growth Policy’s land use categories, demonstrating that the 162 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 31 of 44 proposed zoning designation of B-2M correlates with the Growth Policy’s future land use designation of “Community Commercial Mixed Use”. Proposed Zoning Designation and Land Uses: The applicant has requested zoning of B-2M (Community Business District-Mixed). The intent of the B-2M district is “…to function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This district provides for a range of commercial uses that serve both the immediate area and the broader trade area and encourages the integration of multi-household residential as a secondary use. Design standards emphasizing pedestrian oriented design are important elements of this district. Use of this zone is appropriate for arterial corridors, commercial nodes and/or areas served by transit”. 163 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 32 of 44 164 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 33 of 44 Table 38.310.040.A Permitted general and group residential uses in residential zoning districts Table clarifications: 1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses which are not permitted. 2. If a * appears after the use, then the use is defined in article 7. 3. Where a code section is referenced after the use, then the use is subject to the additional standards specific to the subject use in that code section. 4. If a number appears in the box, then the use may be allowed subject to development condition(s) described in the footnotes immediately following the table. Uses Zoning Districts Commercial Mixed Use Industrial PLI B-1 1 B-2 B-2M B-3 UMU RE MU NEHM U 2 BP M-1 M-2 General sales Automobile, boat or recreational vehicle sales, service and/or rental — — — — — — P — P P — Automobile fuel sales or repair (38.360.070)* S S S S S S P — P P — Convenience uses (38.360.100)* — P P C C P P — — — — Heavy retail establishment (Retail, large scale - 38.360.150)* — P P C P C P — P P — Restaurants* P 3 P P P P P P 1,500sf — P 3 P 3 — Retail* 165 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 34 of 44 • 0-5,000sf GFA P 4 P 4 P 4 P 4 P 4 P 4,5 A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • 5,001-24,999sf GFA — P 4 P 4 P 4 P 4 P 4,5 A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • 25,000sf-39,999sf GFA — P 4 P 4 P 4 P 4 — A 6 C 7 A 6 A 6 C 7 A 6 C 7 — • Over 40,000sf GFA (Retail, large scale - 38.360.150)* — P 4 P 4 — S — — — — — — Sales of alcohol for on-premises consumption (38.360.060) S 8 S 8 S 8 S 8 S 8,9 S 8,9 S 8 — C 8,10 C 8,10 — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (see table 38.310.030 for those not listed in this table). 3. Occupying not more than 20 percent of the gross floor area of a building or 1,500 square feet, whichever is less, or occupying not more than 45 percent of the gross floor area of a food processing facility. 4. Excluding adult businesses as defined in section 38.700.020 of this chapter. 5. Special REMU district conditions based on the amount of on-site retail uses: a. Retail uses greater than 5,000 square feet and less than or equal to 12,000 square feet are limited to no more than four structures per 100 acres of contiguous master planned development and subject to section 38.310.060.C. b. Retail uses greater than 12,000 square feet and less than or equal to 25,000 square feet are limited to no more than two structures per 100 acres of contiguous master planned development and subject to section 38.310.060.C. 6. Retail sales of goods produced or warehoused on site and related products, not to exceed 20 percent of gross floor area or 10,000 square feet, whichever is less. 7. Retail establishments as a primary use are conditionally permitted. 8. Also subject to chapter 4, article 2. 9. No gaming allowed. 10. Sales of alcohol for on-premises consumption in the M-1 and M-2 districts are permitted with the following conditions: 166 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 35 of 44 a. Restaurants serving alcoholic beverages are limited to those with state beer and wine licenses issued since 1997, prohibiting any form of gambling and occupying not more than 45 percent of the total building area of a food processing facility; and/or b. Retail sales for on-premises consumption of alcohol produced on site, not to exceed 10,000 square feet or 50 percent of the facility, whichever is less. Table 38.310.040.B Permitted services and temporary lodging uses in commercial, mixed-use, and industrial zoning districts Table clarifications: 1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses which are not permitted. 2. If a * appears after the use, then the use is defined in article 7. 3. Where a code section is referenced after the use, then the use is subject to the additional standards in that code section. 4. If a number appears in the box, then the use may be allowed subject to development condition(s) described in the footnotes immediately following the table. If there are multiple numbers, then the use is subject to all applicable development conditions. 5. Where a number with a "sf" reference appears below a P or C in the box, it means that the use is permitted or conditionally permitted up to the (maximum) listed square footage in gross building area. Uses Zoning Districts Commercial Mixed Use Industrial PLI B-1 1 B-2 B- 2M B- 3 UMU REMU NEHMU 2 BP M-1 M-2 Personal and general service Animal shelters — — — — — — C — S S — Automobile washing establishment* — P P C C C P — P P — Daycare—Family, group, or center* P 3 P 3 P 3 P 3 P 3 P 3 S/A S/A 4 C/A 4 C/A 4 C 167 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 36 of 44 General service establishment* P P P P P P P C P C — Health and exercise establishments* P S P P P P P P C P P — Heavy service establishment* — P P C P C P — P P — Medical and dental offices, clinics and centers* P 3 S P 3 P 3 P 3 P 3 P 3 P P P P — Mortuary — S S S S — — — — — — Offices* P 3 S P 3 P 3 P 3 P 3 P 3 P P 5 P P — Personal and convenience services* P P P P P P A A A A — Truck repair, washing, and fueling services — — — — — — C — C P — Temporary lodging Bed and breakfast* — — — — — P C — — — — Short Term Rental (Type 1)* — P P P P P P — — — — Short Term Rental (Type 2)* — P P P P P P — — — — Short Term Rental (Type 3)* — P P P P P — — — — — Hotel or motel* — P P P P P 40,000sf P — P P — Notes: 168 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 37 of 44 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (see table 38.310.030 for those not listed in this table). 3. Only lobbies for the applicable use are allowed on designated Storefront block frontages as set forth in section 38.510.020. 4. If primarily offering services to a single business or group of businesses within the same building or building complex. 5. Professional and business offices only. Table 38.310.040.C Permitted residential uses in commercial, mixed-use, and industrial zoning districts Table clarifications: 1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses which are not permitted. 2. If a * appears after the use, then the use is defined in article 7. 3. Where a code section is referenced after the use, then the use is subject to the additional standards in that code section. 4. If a number appears in the box, then the use may be allowed subject to development condition(s) described in the footnotes immediately following the table. If there are multiple numbers, then the use is subject to all applicable development conditions. Uses Zoning Districts Commercial Mixed Use Industrial PLI B-1 1 B- 2 B- 2M B- 3 UMU REMU NEHMU 2 BP M-1 M- 2 General residential Accessory dwelling unit (38.360.040) — — — — — P P — — — — Apartments* 3 P 4 P 4 P 5 P 5 P P A 6 — A 6 A 6 — Apartment buildings* 3 — C P P 5 P P — — — — — Cottage housing* (38.360.110) — — — — — P — — — — — 169 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 38 of 44 Single household dwelling (38.360.210) — — — — — P P — — — — Three household dwelling or four-household dwelling (38.360.210) — — — — — P — — — — — Townhouses* 3 & rowhouses* (38.360.240) — C 7 P 7 P 7 — P 8 P — — — — Two-household dwelling (38.360.210) — — — — — P P — — — — Live-work units* P P P P P P P — — — — Ground floor residential C P 5 P 5 — — — — — — — Group residences Community residential facilities with eight or fewer residents* P 4 P 4, 5 P 4, 5 P 4, 5 P 4, 5 P P — — — — Community residential facilities serving nine or more residents* - C C — P P — — — — — Cooperative household* — — — — — P C — — — — Group living (38.360.150)* P 4 P 4 P 5 P 4 — P P — — — — Lodging houses* — C C 5 C 3 P P — — — — — Transitional and emergency housing and related services (38.360.135)* — S S S S S S S S — S Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (some of which aren't addressed in this table). 170 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 39 of 44 3. May be subject to the provisions of chapter 38, article 380. 4. When located on the second or subsequent floor, or basement as defined in section 38.700.030 of this chapter. Lobbies associated with residential uses are allowed on the ground floor. 5. Non-residential uses (except for lobbies associated with residential uses) are required on the ground floor to a minimum depth of 20 feet from front building façade on properties adjacent to designated storefront streets per section 38.500.010. 6. For the purpose of this section, accessory means less than 50 percent of the gross floor area of the building, and not located on the ground floor. 7. Five or more attached units. 8. Five or fewer attached units. Table 38.310.040.D Permitted industrial and wholesale uses in commercial, mixed-use, and industrial zoning districts Table clarifications: 1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses which are not permitted. 2. If a * appears after the use, then the use is defined in article 7. 3. Where a code section is referenced after the use, then the use is subject to the additional standards in that code section. 4. If a number appears in the box, then the use may be allowed subject to development condition(s) described in the footnotes immediately following the table. If there are multiple numbers, then the use is subject to all applicable development conditions. Uses Zoning Districts Commercial Mixed Use Industrial PLI B-1 1 B- 2 B- 2M B- 3 UMU REMU NEHMU 2 BP M- 1 M-2 Industrial and Wholesale Junk salvage or automobile reduction/salvage yards — — — — — — — — — C — Manufacturing, artisan* P P P P 3 P P P P P P — Manufacturing (light)* — S S C 4 P 5 P 6 P P 5 P 5 P — Manufacturing (moderate)* — C C — — — P P P P — 171 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 40 of 44 Manufacturing (heavy)* — — — — — — — — C P — Outside storage — — — — — — P A P P — Refuse and recycling containers A A A A A A A A A A — Warehousing* — — — — — — P — P P — Warehousing, residential storage (mini warehousing) (38.360.180)* — — — — — — P — P P — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (some of which aren't addressed in this table). 3. For uses in the downtown core as described below, a high volume, pedestrian-oriented use adjoining the building's entrance on Main Street is required. The downtown core includes those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street. 4. Except on the ground floor in the downtown core (those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street). 5. Completely enclosed within a building. 6. Limited to 5,000 square feet in gross floor area. Additional uses for telecommunication facilities are provided for in division 38.370 of this article. Table 38.310.040.E Permitted public, regional, recreational, cultural and accessory uses in commercial, mixed-use, and industrial zoning districts Table clarifications: 1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses which are not permitted. 2. If a * appears after the use, then the use is defined in article 7. 3. Where a code section is referenced after the use, then the use is subject to the additional standards in that code section. 4. If a number appears in the box, then the use may be allowed subject to development condition(s) described in the footnotes immediately following the table. If there are multiple numbers, then the use is subject to all applicable development conditions. 172 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 41 of 44 5. Where a number with a "sf" reference appears below a P or C in the box, it means that the use is permitted or conditionally permitted up to the (maximum) listed square footage in gross building area. Uses Zoning Districts Commercial Mixed Use Industrial PLI B-1 1 B-2 B- 2M B- 3 UMU REMU NEHMU 2 BP M- 1 M-2 Public, educational, government and regional Business, trade, technical or vocational school — P P P 3 P P P P P P — Cemeteries* — — — — — — — — — — P Essential services (38.360.140) • Type I A A A A A A A A A A A • Type II P P P P P P P P P P P • Type III C 4 P P C 4 C C 4 P C P P P P Meeting hall - P P P P P — — — — — Production manufacturing and generation facilities (electric and gas) — — — — — — — — — S — Public and nonprofit, quasi- public institutions, e.g. universities, elementary junior and senior high schools and hospitals — — — — — — — — — — P 173 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 42 of 44 Public buildings and publicly owned land used for parks, playgrounds and open space P— P— P P P P P P P P P Solid waste transfer station — — — — — — — — — C P Solid waste landfill — — — — — — — — — — C Truck, bus and rail terminal facilities — — — — — — P — P P — Recreational, cultural and entertainment Adult business (38.360.050)* — — — — — — — — P P — Amusement and recreational facilities — P P — P — P — P C — Arts and entertainment center* P P P P P P 12,000sf — — — — — Casinos — — — — — — — — C C — Community centers (38.360.080)* P P P P P P P P P P P Accessory and/or other uses Agricultural uses* — — — — — — — — — P — Home-based businesses (38.360.140)* A A A A A A A A A A — Other buildings and structures (typically accessory to permitted uses) A A A A A A A A A A A Temporary buildings and yards incidental to ongoing construction work — — — — — — A A A A — 174 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 43 of 44 Any use, except adult businesses and casinos, approved as part of a planned unit development subject to the provisions of division 38.430 C C C C C C C C 5 C 5 C 5 — Notes: 1. In the B-1 district, the footprint of individual buildings must not exceed 5,000 square feet. 2. Authorized uses in the NEHMU district include those uses allowed in the R-2 district (some of which aren't addressed in this table). 3. Only lobbies for the applicable use are allowed on designed Storefront block frontages as set forth in section 38.510.020. Otherwise, the applicable use is permitted when located on the second or subsequent floor, or basement, as defined in section 38.700.030 of this chapter. 4. Only allowed when service may not be provided from an alternative site or a less intensive installation or set of installations. 5. Also excludes retail, large scale uses. Additional uses for telecommunication facilities are provided for in division 38.370 of this article. 175 Staff Report for the 6590 Davis Lane Annexation & ZMA, Application 21186 Page 44 of 44 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owner: S&S Davis, LLC, 640 Taylor Street, Suite 2200, Fort Worth, TX 76102 Applicant: S&S Davis, LLC, 640 Taylor Street, Suite 2200, Fort Worth, TX 76102 Representative: Hyalte Engineers, 2304 N 7th Avenue, Suite L, Bozeman, MT 59771 Report By: Tom Rogers, Senior Planner APPENDIX D – ADVISORY COMMENTS The following informational items are provided for consideration during the design of development on the site in the future. General 1. Annexation Policies #1: There are not any local streets adjacent to the proposed annexation. Local street easements are not required at the time of this annexation. However, Galloway Street and Windward Avenue are aligned to pass through the subject property and require coordination with the Engineering Department to establish easements or ROW dedication at the time of site development. FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this Annexation or Zone Map Amendment. ATTACHMENTS The full application and file of record was electronically submitted and can be viewed at: https://weblink.bozeman.net/WebLink/Browse.aspx?startid=258209 Digital access is also available at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 176 Memorandum REPORT TO:Community Development Board FROM:Sarah Rosenberg, Associate Planner Brian Krueger, Development Review Manager Anna Bentley, Community Development Interim Director SUBJECT:Shady Glen Concept Planned Unit Development Plan, Application 22102. MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Citizen Advisory Board/Commission RECOMMENDATION:No motion is made. Advisory comments only. STRATEGIC PLAN:4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND:The property owner and applicant submitted an application for the construction of 16 single-family units on 16 lots, two of which are affordable housing lots. The site is 11.87 acres and contains a 7.13 wildlife refuge and wetland preservation site, and 1.76 acres of open space. The site is presently vacant and surrounded by residential subdivisions to the north and east, commercial development to the south, and Glen Rotary Park to the west. The site accesses from Birdie Drive to the east. There are seven relaxations identified with this application. In July 2021, this applicant brought a PUD for this same site to the City Commission (20350). The 20350 PUD included 16 lots with six relaxations. In the current submission, the site layout is very similar to that denied. The City Commission reviewed and denied the 20350 application, finding that the project had negative impacts on the wetlands and natural features, that the relaxations requested were incompatible with the standards of the Unified Development Code, and that the intent of the PUD was not met. UNRESOLVED ISSUES:The DRC is not in support of this application as proposed. Staff has requested that the applicant address the concerns outlined by the City Commission Findings of Fact report, comments made by the DRC, and this staff report with subsequent applications. See attached staff report for details on unresolved issues. ALTERNATIVES:None. FISCAL EFFECTS:None. 177 Attachments: ShadyGlen_Application.pdf 22102 CD Board Staff Report.pdf Shady Glen PUD Engineering Comments.pdf Report compiled on: June 1, 2022 178 BOZEMANMT Community Development DEVELOPMENT REVIEW APPLICATION Please remember to obtain owner signature on this form prior to uploading with the rest of your submittal. (Digital signature acceptable.) PROJECT INFORMATION Project Name:Shady Glen PUD Concept Plan Project Type(s):Planned Unit Development - Preliminary Plan PUDP Street Address: Legal Description: Description of Project: The proposed Planned Unit Development (PUD) and Major Subdivision consists of 16 residential homesites, including 2 voluntarily provided affordable homesites. In addition, the proposal includes infrastructure, open space, and preservation of 7.13 Acres of prime riparian habitat and wetlands. Current Zoning:R-1 Residential Low Density District Existing Use:Undeveloped Proposed Use:Residential Gross Lot Area:517057 Number of Buildings:[NumberofNewBuildings] Type and Number of Dwellings: 16 Building Size (SF):0 Non-Residential Building Size (SF): 0 Building Height (ft): Affordable Housing (Y/N): Yes Departure/Deviation Request (Y/N): Yes PROPERTY OWNER Company Name: Bridger Center LLC Name: Thomas Murphy Full Address: 280 W Kagy Blvd Ste D-105, Bozeman, MT 59715 Email: bridgercenterllc@gmail.com Phone: (406) 595-1495 APPLICANT Company Name: Bechtle Architects Name: Walter Banziger Full Address: 4515 Valley Commons Drive , Bozeman, Montana 59718 Email: WALTB@BECHTLEARCHITECTS.COM Phone: (406) 585-4161 No Street Address 11.87 Acre R-1 parcel located northeast of the city nearBridger Creek Golf Course, Northwest of the intersection of Bridger Drive andBirdie Drive Tract 1-A COS 885 of the Amended Plat of Lot 57A of the Amended Plat Lots56, 57, & 58A of Bridger Creek Subdivision, Phase I, Plat J-200K Situated inthe SE1/4 of Section 31, T1S R6E Principal Meridian, City of Bozeman,Gallatin County Montana. 179 REPRESENTATIVE Company Name: Morrison Maierle Name: Mike Hickman Full Address: 2880 Technology Blvd , Bozeman, Montana 59718 Email: mhickman@m-m.net Phone: (406) 992-6829 CERTIFICATIONS AND SIGNATURES Applicant signature is captured electronically at time of application submittal. This application (PDF) must also be signed by the property owner(s) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. The applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative's access to the subject site during the course of the review process (Section 38.200.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certification of Completion and Compliance - I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan - I acknowledge that construction not in compliance with the approved final plan may result in delays of pccupancy or costs to correct noncompliance. Property Owner Signature: Printed Name: Thomas Murphy CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street fax 406-582-2263 Bozemn, MT 59715 planning@bozeman.net www.bozeman.net/planning 180 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com March 11, 2022 Chris Saunders, AICP – Community Development Manager City of Bozeman Community Development 20 East Olive Bozeman, Montana, 59771 RE: Shady Glen PUD – PUD Concept Plan (PUDC) and Pre Application Plan (PA) Dear Mr. Saunders, On behalf of the Owner, Bridger Center LLC, the design team of Bechtle Architects, Morrison Maierle and Design 5 are submitting the following application materials for Shady Glen. The proposed Planned Unit Development (PUD) and Major Subdivision consists of 16 Residential homesites; affordable homes will be provided, voluntarily, on two of the homesites. The Planned Unit Development Concept Plan application and the Subdivision Pre-Application Plan application are being submitted concurrently under this cover letter, for review and approval. The property is located in the Northeast part of the City near Bridger Creek Golf Course, Northwest of the intersection of Bridger Drive (Montana Highway 86) and Birdie Drive. The property is currently zoned R-1. The property is bounded by commercial development accessed off Commercial Drive to the South, The Links residential development accessed off Birdie Drive to the East, by City of Bozeman Glen Lake Rotary Park to the west, and Bridger Creek Golf Course to the North. The proposal for the property consists of developing the 11.87-acre site which consists of historic upland fallow hayfields and wetlands. The project looks to develop the hayfields into sixteen R-1 Residential lots, with affordable homes voluntarily provided on two of them, and the associated infrastructure. In addition, the project looks to preserve approximately 7.13 acres of prime riparian habitat and wetlands. The property borders the City’s Glen Lake Rotary Park to the west, Bridger Center industrial area to the south, The Links Condominiums and Village Greens Townhouses to the east, and Bridger Creek Homeowners Association Park and Bridger Creek Golf Course to the north. Historically, access has been a cumbersome issue for the property. Through the course of development of adjacent properties, this property has been left essentially landlocked both in terms of access and utilities. Over the past fifteen years this property has been presented to the City and County officials numerous times and undergone numerous discussions and layout changes to address many of the access issues. With the help of the City and the adjoining developer, the access and utility issues have been resolved to the best possible extent. This property has been previously reviewed for a Preliminary PUD and Preliminary Plat Application under the name Bridger Meadows, application numbers 20350 and 20351. This current submittal is under the name of Shady Glen. The name change was required due to the discovery of an existing subdivision in Gallatin County named Bridger Meadows. It is not a change in name only. Substantial changes have been made to address concerns voiced during the Bridger Meadows review process. These are summarized below: 181 Shady Glen – Cover Letter PUD Concept Plan and Pre-Application Plan March 11, 2022 Page 2 1. Reintroduction of affordable homes: The area between the east boundary and the emergency access (previously Bridger Meadows Lot 16) was replaced with two affordable home lots (Lots 15 and 16) on which we will provide, voluntarily, two affordable homes as a duplex condominium similar to the buildings at The Links Condominiums. The two affordable homes was our original intent for this area; however, after our submittal, as a result of new legislation eliminating the affordable housing requirement and at the request of City Planning, they were replaced with a single family lot. At that time, we were under the impression that without the existence of the affordable housing ordinance, R-1 zoning would not allow townhomes. We have now come to the understanding that we are allowed to provide the affordable housing voluntarily in a PUD. We have done so in this application, to voluntarily help achieve the City’s stated goal of increasing affordable homes and to create an even more exceptional neighborhood of benefit to all. 2. Removal of unnecessary parking adjacent to the Village Greens Townhouses: After consulting with the City Engineering and Fire Departments, it was determined that, since there were no lots on the east side of Shady Glen Lane, the east side parking lane could be eliminated and the street narrowed in this area. It was agreed that there are no safety or parking issues associated with this change. Changes #3, 4 and 5 below follow as a direct result of this change. The purpose of this change is to address the issue of parking and headlight glare into the Village Greens Townhouses. We further propose to lessen visual impact by planting a visual barrier between the street and the Village Greens Townhouses west of the trail. 3. Increased size of Common Open Space 02: Common Open Space 02 increased in width by 20 feet, and its area increased by over 68 percent, from 0.19 to 0.32 acres. This much larger open space provides a more visible connection between the existing trail along the east boundary and the Shady Glen Wildlife Refuge. The narrower street (#2 above) allowed for increased depth of lots by the existing pond, so they could be narrowed to provide the additional open space width. The additional width combined with moving the previously proposed underground detention facility to the north, both made feasible by #2 above, allowed for much increased preservation of the existing grove of mature trees within the enlarged open space. 4. Addition of a bird blind within Common Open Space 02: A small bird blind, to be designed and installed by the Shady Glen Homeowners Association, will be included near the south end of this public space. A walk through the understory of the existing tree grove (#3 above) will end at a bird blind with views south to the existing pond and waterfowl that are usually present. This is an unobtrusive location for viewing of birds and other abundant wildlife drawn to the pond, without alarming or disturbing them. The tree grove itself provides additional viewing opportunities. This is an amenity within the City of Bozeman that ties in well with bird blinds in the nearby Story Mill Park, but in this case on still water. 5. Increased wetland buffer width: The wetland buffer was increased from a variable width (as low as 16 feet) to a constant 35 feet. One of the major concerns of the Bozeman City Commission was the relaxation to the dimensions of wetland buffer. A motion was made to limit the relaxation of the wetland buffer width to a reasonable minimum of 35 feet, a number proposed as a reasonable compromise in order to meet other City goals. The narrowing of the street (#2 above) increases the depth of the lots near the pond. This not only allowed narrowing of 182 Shady Glen – Cover Letter PUD Concept Plan and Pre-Application Plan March 11, 2022 Page 3 several lots (#3 above), but also made it feasible to shift the building envelopes away from the existing pond and wetlands and accommodate a wider buffer. 6. Elimination of one lot on the cul-de-sac: Residential lot lines were re-arranged and one lot eliminated on the cul-de-sac. This was done, in combination with #5 above, to allow a 35-foot wetland buffer in the area of Lot 5 (previous Lot 6). 7. Adding a requirement in the covenants for fencing along the wildlife preserve: This will help to protect wildlife, homeowners and their pets from potentially dangerous interactions. The above changes to the previously proposed Bridger Meadows development demonstrates our commitment to producing a new neighborhood that exceeds the quality of development intended by standard City code including safety, appearance and amenities, while also meeting large-scale planning goals of the City of Bozeman. The Shady Glen PUD has been specifically designed to follow the Bozeman Growth Policy to provide much needed infill and affordable housing, in a safe and efficient fashion and to reflect our strong desire to protect existing wetlands and critical habitat on the site. Although some fill is proposed within the East Gallatin River’s existing floodplain, proposed excavation will bring other areas down below the flood elevation, resulting in a net increase in flood conveyance capacity. These excavated areas will be planted with new wetland vegetation to not only protect, but to expand wetland acreage on the site. The Shady Glen Wildlife Refuge will be the crown jewel of this neighborhood. Prior to Bridger Center LLC annexing the property, the canopy forests and adjoining wetlands were a no-man’s land of homeless camps, parties, campfires and illegal hunting, all without the benefit of local fire protection. Once the neighborhood is developed, the entire region will benefit. The Shady Glen Wildlife Refuge will be well maintained and administered by the Shady Glen Homeowner’s Association, while allowing local environmental and educational groups access, yet protecting and preserving quickly vanishing habitat in the East Gallatin Corridor. As an additional protection for both the wildlife and the residents, the Shady Glen HOA will require fencing along all homesite lot lines adjoining the Shady Glen Wildlife Refuge. In our previous submittal as Bridger Meadows, the DRC approved the emergency access as per UDC 38.400.10.A. 8: 8. Second or emergency access. To facilitate traffic movement, the provision of emergency services and the placement of utility easements, all developments must be provided with a second means of access. If, in the judgment of the development review committee (DRC), a second dedicated right-of-way cannot be provided for reasons of topography or other physical conditions, the developer must provide an emergency access, built to the standards detailed in these regulations. At first glance, it appears that a simple solution would be to connect Shady Glen Lane to Boylan Road at the north end of the project. This avenue was pursued by the Applicant on many fronts; however, it was simply not acceptable to the adjacent property owner under any circumstances, and the City of Bozeman did not wish to invoke eminent domain. 183 Shady Glen – Cover Letter PUD Concept Plan and Pre-Application Plan March 11, 2022 Page 4 We have created an exceptional PUD and neighborhood by focusing on the requirements of the BMC regulations (UDC), which emphasize PUD performance points, as a means to incentivize and direct designers to focus on what the BMC creators determined are the highest and best needs of Bozeman. We are extremely proud to be able to say that the Shady Glen PUD would likely achieve the highest PUD performance point total (107.21), and the smallest ratio of Relaxations to PUD performance points (4/107.21 = 3.73%) in Bozeman’s history! Federal permits have been obtained for proposed impacts to wetlands and to the 100-year floodplain. These include a wetland delineation and 404 permit (Appendix D), and a conditional floodplain fill permit, or CLOMR, from FEMA (Appendix D). Bridger Center LLC has applied for a City of Bozeman floodplain permit, included as Appendix D. Following placement of fill per the CLOMR and floodplain permit, a LOMR-F (final Letter of Map Revision) will be obtained from FEMA. UDC Section 38.220.020 indicates that wetland and floodplain permits must be provided before work begins and/or with Final Plat Application. The Subdivision Team includes: • Owner/Applicant: Tom Murphy, Bridger Center, LLC (406-595-1495) • Engineer: Mike Hickman, Morrison Maierle (406-922-6829) • Architect: Scott Bechtle, Bechtle Architects (406-585-4161) • Landscape: Kate Barrett, Design 5 Landscape Architecture (406-587-4873) • Legal: Andy Willett, McLean, Younkin, Willett, PLLC (406-581-0027) Alanah Griffith, Griffith & Cummings, PC (406-624-3585) The following information is included in the attached submittal: • Binder Number 1 – Shady Glen PUD Concept Plan application o PUD Concept Plan application dated March 11, 2022 o Review Fee, Check in the Amount of $TBD • Binder Number 2 - Shady Glen Subdivision Pre-Application Plan application o Subdivision Pre-Application Plan application dated March 11, 2022 o Review Fee, Check in the Amount of $TBD The proposed improvements for the Shady Glen PUD look to create a “superior quality development.” Our goal is to provide exceptional housing in close proximity to a unique dedicated riparian wetland referred to throughout the documents as “Shady Glen Wildlife Refuge,” which will provide a neighborhood community amenity that is unlike others within the city of Bozeman. The Shady Glen Wildlife Refuge will greatly expand the ecosystem of the Glen Lake Rotary Club Park by preserving this adjacent wildlife habitat in perpetuity, an expansion that provides true refuge for wildlife in contrast to the dense network of trails within the existing park. Our design will finally resolve access to this once landlocked property, while enhancing public safety by providing a new emergency access not only to Shady Glen but to the neighboring commercial properties which currently have none. Shady Glen will allow public access to existing trail systems, including connectivity to the Bridger Center Commercial area, creating direct pedestrian and bicycle access to and from Story Mill Park. 184 Shady Glen – Cover Letter PUD Concept Plan and Pre-Application Plan March 11, 2022 Page 5 As a desirable infill project, Shady Glen will increase the City’s tax base by a total of 16 homes with little to no additional infrastructure cost. While at the same time, helping the City in its battle for more affordability by voluntarily providing two affordable homes, which is 12.5% of the entire project. We hope to be the first project approved in Bozeman providing voluntary affordable housing. On behalf of the Owner, we look forward to working with the City to create this unique and exciting opportunity for development that will enhance the neighborhood, local community and local environment. Regards, Scott Bechtle, LEED AP, AIA Mike Hickman, P. E. Principal Sr. Civil Engineer Bechtle Architects Morrison Maierle 185 March 11, 2022 Narrative Shady Glen Neighborhood Development Planned Unit Development Concept Plan PUDC Pre-Application Plan OVERVIEW Shady Glen Neighborhood The Shady Glen Planned Unit Development (PUD) is a distinctive development that looks to align many of its design elements with Bozeman’s Community Plan (2009) goals and objectives to create an exceptional residential infill neighborhood community from a once landlocked, and recently annexed county island. In accordance with the City Planning goals and City Commission objectives, the project looks to promote infill to decrease sprawl, consolidate infrastructure and increase efficiency and connectivity for both City and County operations and services. The Shady Glen Neighborhood proposal intends to provide single family (R-1) lots that include two voluntarily provided affordable townhomes sites. The neighborhood promotes affordability, quality, and choice, while emphasizing Bozeman’s unique character and lifestyle through the protection and enhancement of the existing wildlife habitat. Shady Glen creates a residential neighborhood that will encourage connection to the outdoors and invoke a residential character supportive of the City of Bozeman values. The project proposes developing approximately 4.74 acres inclusive of infrastructure (40%) of the 11.87-acre site into a low-density R-1 neighborhood consisting of 16 residential homesites: 14 single family (R-1) residential homesites and two affordable townhomes. This equates to a planned net density of 3.38 lots per acre. Bridger Center LLC will not be the designated home builder. As the Bozeman City code has not yet established the process to voluntarily provide affordable housing, we are submitting our PUD with the intent of working out the details of how this is to be done, with the assistance of our consultant Kilday Stratton, the City Planning Department and City Economic Development. In addition, and of significant note, the project will create a neighborhood amenity through the preservation of approximately 7.13 acres (60% of the total site), exclusive of the play area and gathering space, as a prime riparian habitat and wildlife refuge. The wildlife refuge is directly adjacent to and connects to the Glen Lake Rotary Park and trail system - essentially complementing the park and extending the habitat. The Shady Glen Wildlife Refuge will be owned and maintained by the Shady Glen HOA. The Shady Glen Neighborhood will also have connections to the cross-country ski trails on the Bridger Creek Golf Course, as well as community trail and road systems leading to the recently completed Story Mill Park which is 0.16 miles (280 yards) to the south. Excluding the proposed wildlife refuge, 1.76 acres will be used for Common Open Space and neighborhood access. It is the applicant’s intent to proceed with construction of the development infrastructure in the spring/summer of 2022, upon completion and approval of the Subdivision application process with the City of Bozeman. Construction would occur in 2022 with an anticipated completion in Fall of 2022. 186 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 2 Homesites would then be available for individual sale to builders and owners for construction of the residential units. The Shady Glen PUD site is bounded by commercial development off Commercial Drive to the south, residential development off Birdie Drive to the east, residential development along Boylan Road to the northeast, Bridger Creek Homeowners Association Park to the north and Glen Lake Rotary Club Park to the west. The property is in the Southeast ¼ of Section 31, Township 1 South, Range 6 East, Principal Meridian, City of Bozeman, Gallatin County, Montana. Figure 1: Shady Glen Site Location. Figure 1: Shady Glen Site Location The southern and western areas of the property consist of Palustrine scrub/shrub broadleaf deciduous trees forested areas intermixed with federally protected wetland grass areas. There is a constructed, lined pond bordering the southern edge of the property and extending in a northwest direction to the interior of the property; this appears as the eastern pond in Figure 2: Areas of Seasonal Water Ponding. The wetland and woodland areas comprise the remaining lower and elevated areas of the subject site. An upland grassy area, (hay field) makes up the remaining acreage of the property. 187 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 3 Figure 2: Areas of Seasonal Water Ponding The Shady Glen PUD will look to provide public access to the interior home sites by extending the existing private road system serving The Links condominium development currently connected to Birdie Drive, west culminating in a cul-de-sac. The proposed Shady Glen Lane will not intersect State, County or City street systems. The property will require a cul-de-sac due to surrounding topography and the associated physical constraints imposed on the property by surrounding properties and natural features. The length of the road will exceed 400’ but will be under 1320’ (per Section 38.410.040). The street will be maintained by the Shady Glen Neighborhood HOA. A second access is not feasible except as an emergency access located between two existing warehouses, within an existing easement to Commercial Drive. It cannot be used for public access due to physical constraints, code deficiencies at the intersection, and mis-alignment with Commercial Drive that were created when the City vacated the Roadway Easement that had previously provided the opportunity for realignment and extension of Bridger Center Drive to Shady Glen. The emergency access will be paved and gated at the property line. The emergency access will enhance safety in the area by serving not only the proposed Shady Glen development, but at the same time providing a currently unavailable emergency access route to the existing cul-de-sacs of Bridger Center Drive and Commercial Drive. The Applicant will establish a 188 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 4 maintenance agreement between the HOA and adjacent Owners along the easement to Commercial Drive to maintain the emergency access year-round, both within and outside the property boundary. Many of the members of the Commission are aware of the historic access issues that have impacted this county island and the lengths that were taken by Bridger Center LLC, at the encouragement of City Legal and the prior City Commissioners, to negotiate an access easement through the Links. As a result of numerous conversations and recommendations presented to the City regarding the history of access issues and approval, along with an agreement with The Links Condominiums, Bridger Meadows LLC. met with the City Manager, City Legal representatives, the Planning Director and Planning staff, Fire Department representatives, and Engineering Staff on multiple occasions. The result was the City’s Path Forward letter dated March 3, 2019 advising Bridger Center LLC. as to how to best resolve the issue. The recommended option was to proceed with a PUD to address the lack of 60’ right-of-way (ROW) for the existing private street through The Links, and to extend this street as a public access to the Shady Glen PUD. Attention is given to elements of the Bozeman Community Plan 2009 version currently in place with the City. The project proposal conforms to housing Goals H-1 through H-3 in terms of proximity to services and transportation options, recognizing the role of housing in economic development, promoting energy efficiency through strong design guidelines, and encouraging provision for affordable housing. The proposed development is directly adjacent to the Glen Lake Rotary Park and is approximately 0.16 miles from Story Mill Park, which will also serve as the Shady Glen Neighborhood Center per UDC Section 38.410.020. In addition, the Shady Glen Neighborhood site is located approximately 1.1 miles from the Rouse and Tamarack Streamline bus route, within 100 yards of businesses located within Commercial Drive and Bridger Center Drive, and within 1 mile of services located in the Cannery District. The applicant will look to voluntarily provide two (2) affordable townhomes within the development. The townhomes are expected to be three-bedroom units similar in size to the single-family residential units anticipated for the development, and similar to the existing condominiums at The Links. The intent meets the City’s requirement for affordable housing that was in effect prior to the 2021 change in state law, by providing two (2) affordable units in response to the 1.6 units previously required per Section 38.380.060 of the UDC. The townhome concept is expected to be aligned in character, massing, and quality. In alignment with the City of Bozeman Community Plan, Land Use Goals and Environmental Quality and Critical Lands goals, the applicant proposes preserving 7.13 acres as a wildlife refuge (exclusive of the play area and gathering area) adjacent to the Glen Lakes Rotary Park, essentially creating an extension of the existing park. The intent is to protect the wildlife movement areas, and to preserve the existing federally protected wetlands, water bodies, and wildlife refuge from negative human impacts. The applicant has met with City staff, local environmental nonprofit groups, neighbors, and with the City Parks Director, Mitch Overton, to gather input on preserving the habitat. In these meetings preservation of the aspen groves and wildlife and avian viewing were brought to the applicant's attention most often. Per conversations with City Parks staff, the applicant understands that they have their support for creating such a unique and environmentally sustainable amenity within the city boundaries. 189 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 5 The applicant has also proposed to provide a neighborhood play and gathering area in the southeast corner of the development, between the wildlife refuge and emergency access. These elements will be owned and maintained by the Shady Glen HOA. The play area will be accessible by a gravel trail from the access road and will feature shaded seating areas. The trail will continue west (south of the pond) to a secluded picnic area. These usable community spaces are all located at the perimeter of the wildlife refuge and open spaces and will allow visitors a way to enjoy the large area of natural beauty on this site. Shady Glen will enhance the local community and goes beyond typical developments through its attention to Land Use Goals and Objectives identified within the Community Plan. These include: • Provide for and support infill development which provides additional density of use (Objective LU-1.4). • Encourage the use and development of underutilized sites in proximity to historic areas by providing housing and neighborhood amenities (Objective LU-3.2). • Give particular emphasis to encourage living opportunities within walking distance to downtown employment, retail, and neighborhood services (Objective LU-3.4). • Protect important wildlife refuges and natural areas (Objective LU-4.1). • Encourage creation of well-defined neighborhoods with the focus on wildlife refuge (Objective LU-4.3. • Encourage development throughout Gallatin County to occur within existing municipalities and support the local ability to address and manage change and growth (Objective LU 4.10). The development also addresses Community Quality Goals and Objectives. These include: • Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area (Objective C-1.3). • Achieve an environment through urban design that maintains and enhances the City’s visual qualities within neighborhood, community, and regional commercial areas. (Objective C-1.4). • Expansion of shared use pathways within the City. (Objective C-2.3). • Encourage the preservation and continuing operation of existing neighborhood schools. (Objective C-3.1). • Provide for neighborhood focal points to encourage local identity within the community and provide a place for social interaction. (objective C-3.4). • Integrate a wide variety of open lands, such as parks, trails, squares, greens, playing fields, natural areas, orchards and gardens, greenways, and other outdoor spaces into neighborhoods. (Objective C-3.5). The development also addresses Environmental Quality and Critical Land Goals and Objectives. These include: • Discourage development in areas characterized by wetlands (Objective E-1.1). • Protect, restore, and enhance the benefits of wetlands by creation of the wildlife and federally protected wetland refuge (objective E-1.2). • Provide educational opportunities to both view and learn about the habitat (Objective E-1.4). • Encourage sustainable development and building practices (Objective E-3.2). • Promote dark sky and public safety through moderated lighting systems for homes, pedestrian paths, and park area which would limit disturbance into the wildlife refuge (Objective E-5.3). 190 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 6 • Emphasize a walkable, bikeable community with connections to existing systems (Objective E- 5.6). Highlights of the project that address the noted Bozeman Community plan objectives include: • The preservation of 7.13 acres (60% of the development) into a wildlife refuge adjacent to the existing residences and adjoining the Glen Lakes Rotary Park. • Infill of a previously annexed property, which is under-utilized and surrounded by existing development. • Close proximity to the Bozeman Cannery District and Bozeman Historic Brewery District. • Close proximity and walking distance to local transportation routes (Streamline bus, Bridger Drive). • Connects to and expands upon existing trail systems within the vicinity of the development (Story Mill Park, Glen Lakes Rotary Park, ski trails on Bridger Creek Golf Course). The inclusion of path connections and sidewalks to existing infrastructure addresses many of the objectives of providing accessible, desirable, and adequately maintained public spaces as noted in Goal R-1 of the Bozeman Community Development Plan. The pedestrian amenities will connect areas of interest internally such as recreation/play areas, as well as providing connections to the city’s existing trail and pedestrian network at the borders of the development. The proposed pedestrian path and sidewalk system will provide direct connections to the Glen Lake Rotary Park as well as to the Story Mill Community Park. The configuration of the development is intended to create a buffer between the public circulation areas and the Shady Glen Wildlife Refuge, thus limiting disturbances to the wildlife. The development is configured to purposefully protect the refuge, limit intrusion by humans and pets, yet provide portals of opportunity for the residents and local community to interact, observe and experience the refuge without unnecessary intrusion. Examples of these portals are the picnic/playground area, the bird blind within the Aspen grove and connections to existing trails. We therefore are creating directly usable spaces adjacent to the wildlife refuge, while protecting that space for wildlife. In addition, the development will offer access for groups to view the refuge for educational purposes through a controlled approval system administered by the HOA. As previously mentioned, the proposed Shady Glen Wildlife Refuge is contiguous with the city’s Glen Lake Rotary Park System. The proposed wildlife refuge would significantly increase contiguous open space and parkland acreage in the area (Objective R-1), thereby avoiding fragmentation of the natural ecosystem, and enhancing sustainability by creating one large ecosystem. (Objective R-1.6). The continuity and adjacency of the Shady Glen Wildlife Refuge to the Glen Lakes Rotary Park area creates a larger ecosystem that promotes habitation by species requiring larger home ranges to establish residency. Due to the diverse vegetation, wetland features, and intentional inaccessibility to humans, many different species of wildlife will continue to inhabit the site. Large ungulates such as moose, mule and whitetail deer, many small mammals, songbirds and birds of prey have been seen frequently by visitors and documented in the area (Objective R-1.12). The adjoining Glen Lakes Rotary Park is full of trails. While the paths are a wonderful amenity for city residents and visitors, the abundance of walkers, bikers, and especially the dogs that accompany them often disturb the wildlife. Because of its thick 191 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 7 vegetation and lack of interior paths, the seven (7) plus acres of woodlands we propose as a wildlife refuge will secure a quiet and safe area for wildlife. Every spring, a cow moose and her calves can be seen retreating into this area. It is for this reason that Bridger Center proposes no paths through the refuge. It is important to note that the configuration of homesites and pedestrian circulation system will allow for well-defined portals into the refuge to provide public viewports. These amenities offer educational and observation opportunities to the general public as well as creating a neighborhood focal point that is rare in other city parks (Objective LU-4.3, C-3.2, R-1.13, and E-1.4). One of the proposed portals to the Shady Glen Wildlife Refuge will be Common Open Space 04, which will include a playground and picnic area that serves as a gathering place for neighborhood functions, educational activities, and wildlife viewing. Educational interpretive signage will be provided at Common Open Spaces 01 and 04 to help promote educational opportunities for visitors and inform them of wildlife inhabitants typical to the area (Objective R-1.2). Large shade trees, as well as drought tolerant pine species, will be planted to provide shade to the play area as well as screen the site from adjacent properties to the south. In accordance with Chapter 9 of the goals and objectives noted in the Bozeman Community Plan, the Shady Glen PUD is proposing several concepts to continue the protection of critical lands as a valuable resource for the community. Concepts previously mentioned such as preservation of existing riparian areas, federally protected wetlands and wildlife habitats are just a few of the items incorporated into the planning of this project. Additional efforts, such as Low Impact Development concepts, weed management plan, and consideration to the floodplain and watercourse setbacks have all been accounted for. The Shady Glen project will collect runoff from all currently proposed impervious areas, and from all future improvements on the single family lots to the extent feasible. Building design guidelines for the development will include a requirement for each individual lot owner to route their roof drainage to rain barrels or on-site infiltration facilities, or to surface drain the runoff to the front side of the lot where it will collect in the street and drain to a stormwater storage, infiltration and treatment facility. Disturbed areas within the open space lots will be re-graded, hydromulched, seeded, and planted with a variety of indigenous plantings. A variety of vegetation will provide structural diversity for migratory songbirds, birds of prey as well as shelter and browse sources for other wildlife species at the subject site. Disturbed areas outside of the open space lots, street and emergency access will be seeded with native grasses to protect from erosion and to provide natural treatment of runoff on the undeveloped lots. Extreme efforts have been made to address disturbance of existing wetlands and the East Gallatin River floodplain. After the development of Shady Glen, the community will have a larger and healthier wetland than the site has now, enhancing the local environment. The Shady Glen PUD development would also improve public health and safety in other ways. It would provide a second means of access for emergency vehicles into the Bridger Commercial Center. Should Birdie Lane or Bridger Drive be blocked for any reason (as mentioned by several residents), the Shady Glen development would make direct access between these streets possible, greatly improving reliability of access to the Bridger Commercial Center in an emergency. 192 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 8 We are requesting a reasonable reduction of the wetland buffer to 35 ft., as proposed by commissioner Cunningham. The 100-year floodway is unaffected by the project. Per confirmation with the City Planning Department email of January 22, 2021 with respect wetland buffers, “minor things like a fence, garden, and playground equipment etc., will be considered a minor improvement and is allowed.” This clarification will be placed in the Shady Glen HOA covenants. In order to meet the City’s stated goals with respect to Planned Unit Developments and Growth Policy to promote infill and affordable housing, and to meet minimum net density requirements of R-1 zoning, 16 homes are required. The proposed floodplain fill is localized to Lots 3 through 5 and 8 through 11. The amount of 100-year flood storage volume lost due to fill placement is more than offset by excavation proposed within the floodplain fringe, west of Lot 5. The excavation area is an historic artificial fill from an old road or railroad bed that is taking up space within the existing floodplain; this fill was placed prior to the current FEMA floodplain mapping and report. This project proposes to restore elevations to resemble the elevations prior to fill placement. Due to the net increase in flood storage volume, there will be no net rise in floodplain water surface elevations due to the project. We have received approval from the Federal Emergency Management Agency (FEMA) of a Conditional Letter of Map Revision for Fill Placement (CLOMR-F) to place a minor amount of fill on the edge of the floodplain fringe and outside of the floodway (Appendix D), and a City of Bozeman floodplain fill permit application is included as Appendix D. UDC Section 38.220.020 indicates that wetland permits must be provided before work begins and/or with Final Plat Application. It is understood that the Applicant cannot place any fill until the City floodplain permit is approved, and that a follow-up LOMR-F submittal to FEMA is also required to document that as-built conditions match the design proposed in the CLOMR-F. Shady Glen will provide connections to the existing adjacent trail system that runs along the river, on the adjacent properties, and within the Glen Lakes Rotary Park and ultimately connects to the newly developed Story Mill Park Figure 3 – Existing Glen Lakes, Story Mill Spur Trail (Goal C-2, Objective C-2.1, & Objective R-1.5). Signage, typical to those used throughout the City trail systems, will be posted asking path users to keep their dogs restrained and, on the paths, as well as signs denoting the wetlands protection, clean up after pets etc. will also be posted. In addition, dog waste stations will be installed at the paths and trailheads to facilitate clean pedestrian areas. 193 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 9 Figure 3: Existing Glen Lake, Story Mill Spur Trail The Story Mill Spur Trail is located on 3 sides of the subject site. Terraquatic LLC has conducted a delineation of wetlands and waters of the U.S. at the subject site, and has received a 404 permit approval from the U.S. Army Corps of Engineers. The delineation is included in this application as (55a) Aquatic Resources Delineation Map, and the approved permit is included as Bridger Center 404 Permit. Aquatic resource impacts are limited to 0.091 acres. Impacts would occur to wetland 3, a wetland that has been at least enhanced, if not created, because of the malfunctioning stormwater basin in the BCHOA Park to the north, and very minor impacts to wetlands 1 and 4. A relaxation of the setback requirement to a reasonable 35 feet is requested. A residential lot was eliminated from the cul-de-sac, and lot lines shifted, to make the proposed 35 ft. Wetland Buffer feasible for each building envelope. See (35-b) Preliminary Plat p. 2. The prior Bridger Meadows applications were submitted for numerous reviews, both formal and informal, and discussed with many of the City representatives over the last few years. Most recently, Bridger Meadows was submitted in May of 2021 for the Preliminary Plat and Preliminary PUD Application process. In addition, the project has gone through the City’s Concept Plan and Pre- Application processes in June of 2019 and resubmitted with response to staff comments in Sept of 2019 (and resubmitted again in December of 2019). Through these reviews, the application and design has been repeatedly updated and modified to address staff concerns and respond to staff recommendations and directions to better align with Chapter 38, Unified Development Code of the City of Bozeman Municipal Code and well as the Bozeman Community Development Plan 2009 version. The modifications pre-dating the May 2021 submittal include: 194 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 10 • Reducing the number of residential single-family lots from 25 with no affordable homesites, to 16 with two affordable homesites that are not required by code. This reduced impacts to existing wetlands. • Moving Shady Glen Lane to the east property boundary. This reduced impacts to existing wetlands, and provided better protection and less disruption to wildlife within the wildlife refuge. • Shortening the length of Shady Glen Lane. This further reduced wetland impacts to existing wetlands and increased the size of the wildlife refuge. • Eliminating previously proposed paths encroaching into the wildlife refuge. This reduces stress on wildlife and improves protection from human intrusion. • Although dedicated parkland was removed from the project and replaced with cash in lieu based on the City’s recommendation, a community gathering/playground area and a large wildlife refuge will remain in the project, both maintained by the Shady Glen HOA. To address comments from Commissioners and residents at the 2021 Bozeman City Commission meeting regarding the May 2021 Bridger Meadows applications, the Shady Glen PUD incorporates the following additional modifications: 1. Voluntary reintroduction of affordable homes: The area between the east boundary and the emergency access (previously Bridger Meadows Lot 16) was replaced with two affordable home lots (Lots 15 and 16) intended for a duplex condominium similar to the buildings at The Links Condominiums. The two affordable home lots was our original intent for this area; however, after our submittal, as a result of new legislation eliminating the affordable housing requirement and at the request of City Planning, they were replaced with a single family lot. At that time we were under the impression that without the existence of the affordable housing ordinance, R-1 zoning would not allow townhomes. We have now come to the understanding that we are allowed to provide the affordable housing voluntarily in a PUD. We have done so in this application, to voluntarily help achieve the City’s stated goal of increasing affordable homes and to create an even more exceptional neighborhood of benefit to all. 2. Removal of unnecessary parking adjacent to the Village Greens Townhouses: After consulting with the City Engineering and Fire Departments, it was determined that, since there were no lots on the east side of Shady Glen Lane, the east side parking lane could be eliminated and the street narrowed in this area. It was agreed that there are no safety or parking issues associated with this change. Changes #3, 4 and 5 below follow as a direct result of this change. The change also helps to address the issue of parking and headlight glare into the Village Greens Townhouses. We further propose to lessen visual impact by planting a visual barrier between the street and Village Greens Townhouses, west of the trail. 3. Increased size of Common Open Space 02: Common Open Space 02 increased in width by 20 feet, and its area increased from 0.19 to 0.32 acres, which is over 68 percent. This much larger open space provides a more visible connection between the existing trail along the east boundary and the Shady Glen Wildlife Refuge. The narrower street (#2 above) allowed for increased depth of lots by the existing pond, so they could be narrowed to provide the additional open space width. The additional width combined with moving the previously 195 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 11 proposed underground detention facility to the north, both made feasible by #2 above, allowed for much increased preservation of the existing grove of mature trees within the enlarged open space. 4. Addition of a bird blind within Common Open Space 02: A small bird blind, to be designed and installed by the Shady Glen Homeowners Association, will be installed near the south end of this public space. A walk through the understory of the existing tree grove (#3 above) will end at a bird blind with views south to the existing pond and water birds that are usually present. This is an unobtrusive location for viewing of birds and other abundant wildlife drawn to the pond, without alarming or disturbing them. The tree grove itself provides additional viewing opportunities. This is an amenity within the City of Bozeman that ties in well with bird blinds in the nearby Story Mill Park, but in this case on still water. 5. Increased wetland buffer width: The wetland buffer was increased from a variable width (as low as 16 feet) to a constant 35 feet. One of the major concerns of the Bozeman City Commission was the relaxation to the dimensions of wetland buffer. A motion was made to limit the relaxation of the wetland buffer width to a reasonable minimum of 35 feet, a number proposed as a reasonable compromise in order to meet other City goals. The narrowing of the street (#2 above) increases the depth of the lots near the pond. This not only allowed narrowing of a few lots (#3 above), but also made it feasible to shift the building envelopes away from the existing pond and wetlands and accommodate a wider buffer. 6. Elimination of one lot on the cul-de-sac: Residential lot lines were re-arranged and one lot eliminated on the cul-de-sac. This was done, in combination with #5 above, to allow a 35foot wetland buffer in the area of Lot 5 (previous Lot 6). 7. Adding a requirement in the covenants for fencing along the wildlife preserve: This will help to protect wildlife, homeowners and their pets from potentially dangerous interactions. With the above modifications and changes to the plan, the following relaxation requests have been reduced and modified. Relaxations requested as part of this PUD application will include the following: 1. Section 38.400.010.A.9: A relaxation allowing a cul-de-sac is requested due to topography, the presence of critical lands, access control and adjacency to parks and open space. 2. Section 38.400.050.A: A relaxation from the right-of-way width and to specific construction standards is requested in order to configure the site in a way that significantly improves protection of existing wetlands. 3. Section 38.400.010.A.8: As part of this requirement for a second access, the development review committee’s judgement in the previous submittal (Bridger Meadows) was that an emergency access was warranted as the second access to this development. No changes were made to the access or number of lots; therefore, we are requesting confirmation that the emergency access as presented remains in compliance. 4. Section 38.410.100.A.2.c.4: A relaxation of the watercourse setback is requested to adjust the shallow fringe floodplain to allow reasonable infill development, with no net loss in floodplain volume. A relaxation of the 50 ft wetland buffer width to 35 ft is requested to allow room for reasonably sized building envelopes. 196 Shady Glen Neighborhood - Narrative March 11, 2022 Planned Unit Development Concept Plan Pre Application Plan Page 12 Details for the relaxations and waivers can be found in (07) Shady Glen Proposed Relaxations. In addition to the above, the project includes numerous elements and features which are intended to specifically address sections 38.430.090 – Planned Unit Development Design Objectives and section 38.520 – Site Planning and Design Elements: (18) Shady Glen Project Objective. • Section 38.520.030.A.1 – To promote functional and visual compatibility between developments. • Section 38.520.030.A.2 – To protect the privacy of residents on adjacent properties, • Section 38.520.040.A.1 - To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties and connection throughout the city. • Section 38.520.040.A.1 – To enhance access to on-site and offsite areas and pedestrian/bicycle, paths. • Section 38.520.060.2 – To create open space that contributes to the residential setting. We appreciate the City’s efforts and assistance over the course of the application review and approval process. We believe that the revisions and corrections have resulted in a superior application in line with the goals and objectives of the Bozeman Community Development Plan (2009) and the City of Bozeman Unified Development Code. We look forward to the continued progress of this application and its ultimate approval for development. If you have any questions, please feel free to direct them to the Applicant’s development team. We thank you for your consideration and efforts. 197 March 11, 2022 List of Relaxation Requests Shady Glen Planned Unit Development Planned Unit Development Concept Plan and Pre-Application Plan Based on direction received during prior PUD applications and along in response to existing conditions, the Shady Glen PUD will look to request the following relaxations: 1. Section 38.400.010.A.9: A relaxation allowing a cul-de-sac is requested due to topography, the presence of critical lands, access control and adjacency to parks and open space. 2. Section 38.400.050.A: A relaxation from the right-of-way width (from 60 feet to 42 feet) and to a few specific construction standards is requested in order to configure the site in a way that significantly improves protection of existing wetlands. 3. 8.400.010.A.8: As part of this requirement for a second access, the development review committee’s judgement in the previous submittal (Bridger Meadows) was that an emergency access was warranted as the second access to this development. No changes were made to the access or number of lots; therefore, we are requesting confirmation that the emergency access as presented remains in compliance. 4. Section 38.410.100.A.2.c.4: A relaxation of the watercourse setback is requested to adjust the shallow fringe floodplain to allow reasonable infill development, with no net loss in floodplain volume. A relaxation of the 50 ft wetland buffer width to 35 feet is requested to allow room for reasonably sized building envelopes. Justification for the above requested relaxations is presented below. 1. Section 38.400.010.A.9, cul-de-sac applicability: “…The review authority may consider and approve the installation of a cul-de-sac only when necessary due to topography, the presence of critical lands access control, adjacency to parks or open space, or similar site constraints. Pedestrian walks must be installed at the end of culs-de-sac where deemed appropriate.” To provide access to the interior homesites, this project requires a cul-de-sac due to topography, the presence of critical lands (i.e., wetlands), lack of other options for legal access, adjacency to parks (Glen Lakes Rotary Club Park and Bridger Creek HOA Park) or open space (Shady Glen Wildlife Refuge). The property is currently set up with access at the southeast corner: public access to the west via The Links Condominiums to Birdie Drive, and emergency access to the south via Bridger Center Drive to Bridger Drive. There is no other means of legal access to the site: adjacent properties to the east and south are fully developed with private lots and buildings; to the west is the Glen Lake Rotary Park with trails and the East Gallatin River to the north. Although the Applicant made numerous attempts to obtain legal access and even asked the city commission to use eminent domain, Bridger Creek Subdivision would not allow a public access easement to Boylan Road under any circumstances. Bridger Creek Subdivision was not required to provide access to this adjacent property during subdivision review and approval, although this requirement is written into current City code. The proposed 750’ long cul-de-sac provides a second emergency access to The Links Condominiums (currently accessed only from Birdie Drive) and to Bridger Center Subdivision (currently accessed only 198 Shady Glen PUD – List of Relaxation Requests March 11, 2022 Planned Unit Development Concept Plan Page 2 from Bridger Drive). Bridger Center Subdivision is a commercial development where permitted activities and uses of equipment and toxic or hazardous substances should make safety/access improvements to this area a high priority. Not only would the Shady Glen PUD provide a second access to Bridger Center Subdivision, it would shorten the existing 1,000-foot-long cul-de-sac (Bridger Center Drive/Commercial Drive) to 380 feet. As a whole, the Shady Glen PUD, with its cul-de-sac, improves safety and emergency access of the surrounding area. These improvements should be considered, and further justify the Shady Glen cul-de-sac. A typical cul-de-sac of this length would include access to homesites on both sides of the street. However, with homes proposed on only one side for most of its length, the 14 homesites on the Shady Glen Lane cul-de-sac is equivalent to the number of homes that would be expected on a much shorter typical “double-loaded” cul-de-sac. Additionally, a previously proposed cul-de-sac for the property, with no access through The Links Condominiums (a much longer cul-de-sac than currently proposed), was reviewed and approved by the Bozeman Fire Department during preliminary review. A pedestrian walk connecting the subdivision to the existing trail system is provided about 80 feet east of the cul-de-sac, adjacent to Lot 1. Providing access at the end of the cul-de-sac would be inappropriate. It would require a longer connection to existing trails that would increase impacts to existing wetlands, and it would be less centrally located to the proposed residential lots than the currently proposed location. It would also provide less convenient, less direct access between existing Boylan Road homes and the proposed on-site open space corridor (Common Open Spaces 01 and 02). 2. Section 38.400.050.A.1, Street and road right-of-way width and construction standards: The Applicant is requesting relaxations to right-of-way width and construction standards on Shady Glen Lane. The relaxations are needed to minimize impacts to existing wetlands west of the street and adjacent lots, while providing adequate space for the street, pedestrian access, snow storage and residential homesites. The requested relaxations partially eliminate the east sidewalk and east side parking lane; replace a crowned cross-section with a cross-slope; and reduce the public access and utility easement width accordingly. The street itself will meet all other City standards for a local street including construction materials, slopes and horizontal alignment. Excluding the cul-de-sac area, the requested relaxations provide all the required services within a 42-foot right-of-way. The proposed relaxations were reviewed in concept by the City’s Engineering and Fire Departments and were deemed generally acceptable and appropriate for the proposed number and configuration of the residential lots being served. Each relaxation is described below. 1. Excluding the cul-de-sac area, provide an attached 5’ sidewalk on the west side of Shady Glen Lane, in lieu of the standard detached sidewalk and boulevard. Shady Glen Lane is proposed as an extension of the existing access drive through The Links Condominiums, which has an attached 5’ sidewalk on the south side. There are no residential lots on the east side of Shady Glen Lane in this area. Snow will be removed and stored on the side of the street, in a 7’ wide landscaped area extending from the curb to the property line. The street will be privately maintained. To take the place of boulevard trees adjacent to residential lots, the Development Guidelines will require trees to be planted on each residential lot near the right-of-way line. 199 Shady Glen PUD – List of Relaxation Requests March 11, 2022 Planned Unit Development Concept Plan Page 3 2. Excluding the cul-de-sac area, eliminate the sidewalk on the east side of Shady Glen Lane. This is proposed for two reasons: in this area there are no lots fronting the east side of Shady Glen Lane; and an existing, established pedestrian trail parallel to and less than 10 feet away from Shady Glen Lane can accommodate pedestrian traffic along this side of the street. The 7’ wide landscaped area between the back of curb and the property line will be used for snow storage, so snow will not be pushed onto the west side sidewalk. 3. Eliminate the east side parking lane. The purpose of the parking lane requirement on each side of the street is to provide adequate parking for lots on each side. Since there are no residential lots on the east side of the street, the east side parking lane is unnecessary and excessive. Eliminating this parking addresses concerns of the adjacent Village Greens Townhouses by reducing vehicular activity, including noise and headlights, immediately adjacent to the existing trail and townhouses. The street elevation is generally below that of the existing trail. Eliminating the east parking lane also reduces storm runoff by reducing impervious area where it is not needed. The unobstructed “through lanes,” required for emergency access, are standard width and are not affected. “No Parking” signage will be installed at regular intervals along the east side of the street. 4. Reduce Shady Glen Lane right-of-way width from 60 feet to 42 feet. The reduction in right-of-way width is appropriate in combination with the above-requested relaxations: with an attached sidewalk on one side and no sidewalk on the other side, in addition to prohibiting parking on the east side of the street adjoining Village Greens, 42 feet is adequate to meet the underlying reasons that justify the 60-foot right-of-way as a City standard. Driving lane widths and the remaining parking lane width are consistent with City standards; they were not reduced to accommodate the reduced right-of-way width. In addition, there is no possibility of increased traffic on this street, so no possible need for widening it. The east side right-of-way extends 7 feet beyond the curb; this area will be used for snow storage. Finally, the narrower ROW allows further protection of critical wetlands and the existing aspen grove. 5. Replace the standard crowned street cross-section with a cross-slope. A cross-sloped street surface is proposed to promote better drainage than a crowned road would provide on this narrower street; this will facilitate long-term street maintenance such as re-paving. Street runoff will be collected exclusively in the west side curb and gutter. Maximum gutter flow depth in a 25-year storm event will meet City standards and allow safe passage of emergency and other vehicles during peak runoff. A cross slope of 3 percent is proposed and meets City standards. 3. Section 38.400.010.A.8, second or emergency access: An emergency access to Bridger Center Drive is proposed as the second access to the site. In the previous submittal for this site (Bridger Meadows), it was the development review committee’s judgement that an emergency access was warranted as the second access to this development. No changes were made to the access or number of residential lots; therefore, we are requesting confirmation that the emergency access as presented remains in compliance. The following reasoning and justification still applies. Public access will be provided to the east through The Links Condominiums, as a proposed extension of their existing access drive. The proposed extension is in accordance with the easement included in 200 Shady Glen PUD – List of Relaxation Requests March 11, 2022 Planned Unit Development Concept Plan Page 4 (49) Links Access Easement. This is the only feasible access along the east property line, which is platted for development around the proposed public access. In looking for a second access, adjoining lands to the west and north are dedicated parks and open space and do not provide any feasible options. At first glance, it appears that a simple solution would be to connect Shady Glen Lane to Boylan Road at the north end of the project. This avenue was pursued by the Applicant on many fronts; however, it was simply not acceptable to the adjacent property owner under any circumstances, and the City of Bozeman did not wish to invoke eminent domain. A second access is not feasible to the south except as an emergency access located between two existing warehouses, within an existing easement to Commercial Drive. It cannot be used for public access due, in part, to physical constraints on the alignment and connection to Commercial Drive that were created when the City vacated an easement providing for realignment and extension of Bridger Center Drive to the Shady Glen site. The proposed emergency access through this route will enhance safety in the area by serving not only the Shady Glen PUD, but at the same time providing a currently unavailable emergency access “through” route to between the existing cul-de-sacs of Bridger Center Drive/Commercial Drive and Birdie Drive. The emergency access to Commercial Drive would be paved with asphalt for its entire length, gated at the property line, and maintained for all-season access. In accordance with Fire Department requirements, the proposed vehicle gate is a swing gate with 20-foot clear width and a Knox padlock to prevent non-emergency/private vehicle use. 4. Section 38.410.100.A.2.c.4, watercourse setbacks and wetland buffers, misc. requirements: The Applicant is requesting a relaxation to the inclusion of immediately adjacent wetlands and a reduction to the 50-foot wetland buffer width, as described below. The proposed watercourse setback and wetland buffer are shown on (58) Ex. 13 Watercourse Setback. Watercourse Setback: Per City code, the watercourse setback must extend to the edge of the 100-year floodplain and must include immediately adjacent wetlands. The Applicant is requesting a relaxation of this requirement and proposes to excavate and place fill within the shallow 100-year floodplain fringe (i.e., outside the FEMA-defined 100-year floodway), which includes immediately adjacent wetlands, on the west side of Lots 3, 4, 5, 8, 9, 10 and 11 of the proposed development to allow for the minimum net density required in R-1 zoning, reasonable building envelopes, and to keep the floodplain outside of lot boundaries, as requested by the City Floodplain Administrator. Work in the excavation and fill areas is described below. Excavation (West of Lot 5): Excavate and remove existing soil from an upland area surrounded on three sides by a “backwater” portion of the existing floodplain. The material being removed is an historic artificial fill from an old road or railroad bed; this fill was placed prior to the current FEMA floodplain mapping and report. The excavated area will be below the 100-year floodplain elevation, creating additional flood storage capacity and a more naturally shaped floodplain boundary. The area will then be planted with wetland vegetation (see Fill Placement below), becoming a new part of the 100-year floodplain. 201 Shady Glen PUD – List of Relaxation Requests March 11, 2022 Planned Unit Development Concept Plan Page 5 The proposed wetland removal and mitigation will result in a net increase of wetlands on the site, more than doubling the project’s 0.91-acre wetland impact area. Fill Placement (West of Lots 3, 4, 8, 9, 10 and 11): Existing wetland vegetation and seed beds will be carefully removed from all impacted site wetlands (0.091 acres) and re-planted in the excavation area west of Lot 5 along with supplemental planting of additional wetland vegetation to fill the area. Following this, a small sliver of fill will be placed along the east edge of the existing floodplain fringe. The combined fill volume below the 100-year flood elevation (i.e., loss of flood storage capacity) will be less than the excavation volume below the 100-year flood elevation west of Lot 5 (i.e., gain in flood storage capacity). In other words, the proposed grading actually increases flood storage volume as compared to existing conditions. A CLOMR permit for earth moving within the floodplain has been obtained from the Federal Emergency Management Agency (FEMA) and is attached as Appendix D. A City floodplain permit has been prepared and is attached as Appendix D. A wetlands delineation and 404 permit have been completed and approved by the U.S. Army Corp of Engineers for the affected wetlands. The delineation is included in this application as (55a) Aquatic Resources Delineation Map, and the approved permit is included as Bridger Center 404 Permit. Wetland Buffer: A relaxation of the 50-foot buffer width to 35 feet is requested to allow for reasonable building envelopes and to achieve minimum net density required in R-1 zoning. The number of residential lots around the cul-de-sac was reduced by one to ensure that all building envelopes would be outside of the proposed 35 ft wetland buffer. In support of the proposed wetland buffer width reduction, the following measures are proposed, incorporated into the project’s Design Guidelines, and will be enforced by the Shady Glen HOA: 1. The Building Design Guidelines will include a requirement, applicable to all lots within the wetland buffer and backing up to existing wetlands, for these lot owners (Lots 3 through 14) to route their roof drainage to rain barrels or on-property infiltration facilities, or to surface drain the runoff to the front side of the lot where it will collect in the street and drain into the underground storage and treatment facility located between Lots 6 and 7. This will greatly reduce the volume of direct runoff toward the wetlands and will ensure effective sediment removal. The underground storage and treatment facility will also greatly reduce peak runoff from most storm events, resulting in a slow release that will further protect existing vegetation downstream of the pipe outfall. 2. The back yard areas of lots near the wetlands will be filled close to street level as part of the infrastructure (street and utility) construction and before lots are developed. This will create a steep fill slope at the back lot lines in the 20’ rear setback area. The slope will be planted with native grasses that will remain in place during and after lot development and will be protected by lot restrictions in the Building Design Guidelines. Storm runoff from top of slope areas likely to be planted with lawn and other non-native plantings will drain as sheet flow over the slope. The 15 to 30 feet or more of native vegetation will intercept, filter and infiltrate the small amount of runoff from the highly pervious back yards, making 202 Shady Glen PUD – List of Relaxation Requests March 11, 2022 Planned Unit Development Concept Plan Page 6 for an effective buffer to protect the undeveloped floodplain and wetland areas from sediment and nutrients. 3. The HOA rules and regulations require homeowners to use phosphorous-free fertilizers in their backyards and to not dispose of trash, grass clippings or yard waste within the wetland buffer. Signage will be posted noting the restrictions of pets from the wildlife refuge, playground area and pond viewing locations. The covenants will include a requirement for lot owners to install and maintain continuous fencing along the wildlife preserve. 4. Construction-related sediment will be intercepted during and after fill placement in accordance with MPDES stormwater discharge requirements. This will include silt fence, wattles or other filtration measures. The treatment measures will be closely monitored and inspected after storm events and repaired immediately as needed to prevent sediment transport into the wetlands. The proposed reduction in wetland buffer width is preferable to additional impacts and off-site mitigation in a wetland bank. It maximizes retention of existing wetlands, while protecting them with an adequate buffer combined with other measures as described above. 203 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com March 11, 2022 Statement of Objective Shady Glen Planned Unit Development (PUD) Planned Unit Development Concept Plan and Pre-Application Plan Shady Glen PUD - Objective. The Shady Glen PUD looks to create a distinctive single-family development within an existing zoned R-1 district. As part of its overall planning paradigm, the proposal looks to align many of the proposed design elements with Bozeman’s Community Plan (2009) goals and objectives. The intent is to transform a once landlocked and neglected county island property into an exceptional residential infill neighborhood community while preserving over half of the site as a wildlife refuge. In accordance with the City Planning goals and City Commission objectives, the site has been annexed into the city of Bozeman boundaries which eliminated a county island. The Owner has also taken efforts to clean the property of debris and homeless encampments as well as performed other land restoration measures. The proposed development looks to create a community consisting of 16 single-family residential lots, inclusive of 2 affordable townhomes, and to permanently protect over half the site as a wetland and wildlife refuge. The overall intent is to promote affordability, quality and choice while emphasizing Bozeman’s unique character and lifestyle, ultimately resulting in a residential neighborhood that will preserve existing natural habitat, encourage connection to the outdoors, and invoke a residential character supportive of the City of Bozeman values. The design concept for the Shady Glen PUD: • creates a residential infill project within the project site that preserves existing wildlife habitat. • develops approximately 4.74 acres of the 11.87-acre site, inclusive of infrastructure, into a low-density R-1 neighborhood consisting of 14 single family residential lots and 2 voluntarily provided affordable townhomes, at a density of 3.38 lots per acre. • Provides a transition between adjacent Commercial zoning and adjacent existing parks and residential developments. • Preserves and protects approximately 7.13 acres (60 percent of the total site) into a prime riparian habitat and wildlife refuge directly adjacent to and connects to the Glen Lake Rotary Park and trail system - essentially becoming an extension of the park. 204 Shady Glen PUD – Statement of Objective March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 2 Figure 1: Shady Glen PUD project site is bounded by commercial development off Commercial Drive to the south, residential development to the east off Birdie Drive, Boylan Road to the northeast, Bridger Creek Home Owners Association Park to the north and Glen Lake Rotary Park to the west. a. Bozeman Community Plan Objectives. 1. See Narrative pages 4, 5, and 6 for summary. b. Ownership 1. The Shady Glen PUD will be administered by the Shady Glen Homeowners Association (HOA). Homesites will be purchased, owned, and maintained by individual entities subject to the Covenants and By Laws of the HOA. Ownership and maintenance of the HOA open space including the wildlife refuge will be administered by the HOA. c. Business, Commercial, and Industrial uses. – Not applicable to the PUD d. Assumptions and rational of choice. See Narrative and Project History. e. Design Criteria – 38.430.090.E 1. NA 2. Evaluation Criteria Response to UDC Section 38.430.090.E.2.a: PUD Review Objectives and Criteria 1. Does The development comply with city design standards? The proposed Shady Glen PUD will be connected to and be served by City utilities. The proposed development is near the proposed public safety center (fire station) and response time is expected to be under 2 minutes. Additionally, the developer looks to enhance and 205 Shady Glen PUD – Statement of Objective March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 3 exceed city requirements by creating and dedicating 7.13 acres as a wildlife refuge. The streets will be designed and constructed to meet city standards with some relaxations for right of way width, parking and pedestrian facilities, as noted in the Relaxation Request section of this application. Appropriate easements for streets, utilities, emergency access, and trails are provided. See list of relaxations for additional information. 2. Does the project preserve or replace existing natural vegetation? The developer looks to enhance and exceed city requirements by preserving approximately 7.13 acres as a wildlife refuge with woodland and wetland habitat. In addition, the developer plans to incorporate requirements for natural, sustainable, and local vegetation into the development design guidelines. The Design Guidelines will include a list of recommended plant species for all trees, perennials and shrubs that are either native to the region or adapted to our climate and growing zone. Drought tolerant plants will be recommended for most locations on- site with the exception of wet areas where it will make sense to have plants that tolerate wet roots. Plants will be selected for diversity of size, canopy, color and seasonal interest for both the purposes of providing habitat and visual interest. 3. Do the elements of the site plan create a cohesive PUD? The Applicant has incorporated comments obtained from City representatives and the general public through various meetings held throughout the process. Changes were made to the placement and size of the lots, roads, sidewalks, wildlife refuge. The applicant has worked with adjacent property owners and the City to resolve access and easement issues on this central infill project. The project will provide emergency access through an easement to Commercial Drive as recommend by the Fire Department; it will also protect sensitive areas within and adjacent to the East Gallatin River’s 100-year floodplain. In addition, the applicant will establish a maintenance agreement between the HOA and adjacent Owners along the easement to Commercial Drive to maintain the emergency access year-round, both within and outside the property boundary. The site layout protects the wetlands and wildlife habitats, while providing safe and convenient access. Relaxations are requested to accommodate existing site conditions imposed on the site by previous development of surrounding properties, and to provide additional improvements above and beyond the City UDC requirements, to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. 4. Does the design and arrangement of site elements contribute to reduction of energy use? Design Regulations and Guidelines encourage sustainable design practices. Shady Glen encourages designers, builders, and owners to utilize best practices in construction of energy efficient, environmentally friendly, and sustainable buildings when developing homes within the subdivision. Building sustainable homes not only saves money in the long run, but also reduces your impact on the environment and promotes a healthy and vibrant community. Site development should include, but not be limited to utilizing materials and resources in a responsible manner, implementation of right sized building systems, locally sourced, sustainable, and/or recycle materials where appropriate and economically feasible, energy star appliances, water conservation methods, drought tolerant landscapes, and other measures currently endorsed or required by the City. 206 Shady Glen PUD – Statement of Objective March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 4 5. Does the site plan maximize privacy for the residents? The applicant has made adjustments and modifications with respect to lots, roads and trails to better accommodate privacy, efficiency and limit impacts to the overall site including the wetlands. The arrangement of lots and roads is consistent with recommendations and discussions with city representatives and advisors to the project. See narratives for additional information and details. Landscaping will be used as a visual barrier between Shady Glen Lane and the existing Village Greens Townhouses. In addition, the design guidelines, encourage and outline use of privacy fencing and landscape design elements which can be utilized to create privacy for individual lots, homes and users of the recreational amenities. 6. Does the design provide an area of parkland or open space? The applicant will dedicate over 7.13 acres (60 percent of the site) as a protected wildlife refuge and will provide additional open space and recreational space. This dedicated area exceeds the city requirement per section 38.420.020 and table 38.420.020.A. The required dedication is .03 acres based on the maximum required dedication per acre of 10 Dwellings for R-1 (10 dwellings x .03 acres). The applicant is providing 7.13 acres of wildlife refuge and 0.65 acres of open space which far exceeds the requirements for even 16 dwellings (16 dwellings x .03 = 0.48 acres). In addition, the developer will provide a play area and gathering area accessible by trails at the southeast end of the wildlife refuge. The dedication of this property to open space demonstrates Shady Glen efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. 7. Performance Points Performance Points categorize different ways in which the proposed development exceeds standard subdivision requirements. In our calculations below, we include points for two affordable homes, or single-family dwellings. Since the code requiring affordable homes is no longer enforceable due to changes in state law, we are proposing to include these homes voluntarily. Bridger Center LLC will not be the designated home builder; we are again working with Greg Straton of Kilday Stratton. Plans of the proposed homes are already designed and are included with our submittal. As the Bozeman City code has not yet established the process to voluntarily provide affordable housing, we are submitting our PUD with the intent of working out the details of how this is to be done, with the assistance of Kilday Stratton, the City Planning Department, and City Economic Development. Once the process and details are agreed upon, we will integrate them into the PUD submittal and the entire project including the affordable homes will end up in front of the City Commission for approval. We hope to be the first developer to provide affordable home voluntarily and that this process may serve as a template for future affordable homes. The Shady Glen PUD earns credit for the following performance points, under UDC Section 38.430.090.E.2.a.7 (listed by applicable sub-paragraph). a. Of Shady Glen’s 16 residential lots, the Applicant proposes to provide single-family dwellings on two lots (12.5% of the 16 lots), by long term contractual obligation to an affordable housing agency. Under item (ii), this correlates to 12.5% x 3 points per lot = 37.5 performance points. 207 Shady Glen PUD – Statement of Objective March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 5 b. Shady Glen’s non-public open space will be platted as Common Open Spaces 03 and 04. These areas total 7.13 acres out of the project’s total area of 11.87 acres, or 60.07 percent. Under item (i), this correlates to 1 x 60.07% = 60.07 performance points. Shady Glen’s public open space will be platted as Common Open Spaces 01, 02 and 04. These areas total 0.65 acres out of the project’s total area of 11.87 acres, or 5.48 percent. Under item (i), this correlates to 1¼ x 5.48% = 6.85 performance points. h. Shady Glen will incorporate integrated and coordinated way-finding measures such as directional and educational sign boards or posts. This correlates to 4.00 performance points. The above calculations result in a total of 108.42 PUD Performance Points earned. The dedication of this property to open space and the exceptional value of the point total (5.4 times the required 20 points) demonstrates the Applicant’s efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. We are proud to say that it is likely that the 108.42 points would be the highest PUD point total ever for a PUD in Bozeman, and the ratio of PUD performance points to relaxations (108.42/4 = 27.1) is likely to be the highest ever for a PUD in Bozeman as well! 8. Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods? The development will correct the isolation imposed on this property by decisions made over the years that resulted in very limited access and easement connections to adjacent properties. The applicant has made exemplary efforts to incorporate comments obtained from the City representatives through various meetings. The modifications suggested and discussed with city representatives including placement of the lots, roads, sidewalks, wildlife refuge, and wetlands have been incorporated. The project will provide a gated emergency access and will address sensitive lands as stated elsewhere in this application. As noted in this and the original documents, the applicant has worked with adjacent property owners and the City to resolve access and easement issues. The site layout meets UDC code requirements where applicable and relaxations are requested where necessary to protect and enhance the wetlands and wildlife habitats, provide safe and convenient access and improve the property with respect to the City Community Plan. Relaxations are requested to accommodate existing site conditions imposed on the lot by previous development of surrounding properties and to provide additional improvements above and beyond the City UDC, creating a superior new residential infill development. 208 March 11, 2022 Parkland Narrative Shady Glen Planned Unit Development Planned Unit Development Concept Plan Pre-Application Plan Section 38.420.030. – Cash Donation In-lieu of Land Dedication. In response to direction provided by the City of Bozeman Planning Department in their letter dated March 3, 2020, the applicant is requesting to provide cash in-lieu of a land dedication. Per the March 3, 2020 letter, “The DRC would be in support of eliminating the requirement for dedicated parkland and receiving cash-in-lieu for parkland. The area that is within the floodway, floodplain, and watercourse could be a combined open space lot. This open space lot would require a deed restriction for wetlands to be associated with it.” After various iterations of the design for Shady Glen (previously known as Bridger Meadows) and having multiple discussions with city planning representatives, per recommendation we have chosen to provide cash in-lieu of parkland dedication. By providing fair market cash value in-lieu of parkland, we intend to preserve the existing federally protected wetlands as a wildlife refuge and preserve an extension of the natural riparian corridor surrounding the East Gallatin River, thus complementing the natural areas of the Glen Lake Rotary Park. • Dedicated parkland has been removed from the application and the Applicant is requesting a cash in lieu of dedicated parkland per UDC 38.420.030 and per recommendation in the City’s March 3, 2020 memo. o Trails encroaching on the wildlife habitats have been eliminated further protecting the refuge from human intrusion. o The proposed wildlife refuge area has been increased to a total of 7.13 acres. o A community picnic and play area is proposed to be constructed at the southeast corner of the property at the perimeter of the wildlife refuge area. This area will be adjacent to the emergency access connecting to Commercial Drive and offer community members opportunity to socialize, experience/view the habitat and provide educational opportunity through its use. o The wildlife refuge will be owned and maintained by the Shady Glen HOA. Appropriate Deed restrictions will be implemented. o In comparison to the previous Bridger Meadows proposal, the design of Shady Glen has been revised to provide greater view corridors into the pond and expanded open space, including nearly the entirety of the existing Aspen Grove. o The Shady Glen HOA will require homeowners with lot lines adjoining the wildlife preserve to provide fencing to protect wildlife from pets and vice versa. References to Commission Resolution No. 4784 and DRC Letter Dated December 22, 2020. The Applicant is submitting a request for Cash in Lieu of dedicated parkland in accordance the above referenced UDC section as per the City Commission Resolution No. 4784. 209 Shady Glen PUD – Parkland Narrative March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 2 Section I – Review Factors • The Dedication of the Wildlife Refuge along with the Cash in Lieu, is a solution that is of mutual benefit to the City and the Developer. o The DRC and City have indicated support for eliminating the Parkland requirement in exchange for Cash In Lieu. o the project will create a unique neighborhood amenity through the preservation of approximately 7.13 acres (60.2% of the total site), exclusive of the play area and gathering space, as a prime riparian habitat and wildlife refuge. o The wildlife refuge will protect the wildlife movement areas and the existing federally protected wetlands, water bodies, and wildlife habitat from negative human impacts. o The creation of the wildlife refuge meets or exceeds several objectives with the Bozeman Community Plan, including protection of wildlife habitat and natural areas LU 4.1, creation of well-defined neighborhoods LU 4.3, and protect, restore, and enhance the benefits of wetlands by creation of the wildlife and federally protected wetlands E 1.2. • The desire and suitability of the land within the proposed development is ideally suited for a wetland and wildlife refuge. • The development is in close proximity to existing parks and recreation facilities. o The proposed development is directly adjacent to the Glen Lake Rotary Park. o The Proposed development is approximately .16 miles from Story Mill Park, which will also serve as the Shady Glen Neighborhood Center per UDC Section 38.410.020. o The proposed development is approximately 0.15 miles away from the Bridger Creek Golf Course. • The parks near the proposed development offer numerous and varied functions and facilities in accordance with the City’s Park Master Plan. • The wildlife refuge and other open spaces within the development will be maintained by the Shady Glen HOA. • The Cash in Lieu and dedication of the wildlife refuge is an expressed preference of the City Parks. Section 2 – Definitions • Not Applicable Section 3 – Guidance for Application Factors • The proposed Cash in lieu is consistent with the density requirements of the BMC. • The development will maintain the wildlife refuge along as well as the open space within the development including the gathering area and play area. • Due to existing wetlands and other property constraints, the requirements for frontage and accessibility etc. are difficult and impractical to achieve in a desired or functional manner. • Although the wetlands and wildlife refuge will essentially become an extension of the Glen Lake Park, the city has indicated a preference not to accept the 7.13 acres as parkland. • The proposed development will provide trail connectivity to the adjacent park. • Travel distance to adjacent parks (Story Mill and Glen Lakes) are both within ¼ mile. • The proposed development is within an area adequately served by the City Park Master Plan. 210 Shady Glen PUD – Parkland Narrative March 11, 2022 Planned Unit Development Concept Plan Pre-Application Plan Page 3 • The Proposed development will provide a gathering area and play area within the development which will be maintained by the Shady Glen HOA. • City representatives have determined that the wetlands and wildlife refuge are not suitable for parkland due to environmental and natural resources constraints. • The Cash in Lieu and dedication of the wildlife refuge is an expressed preference of the City Parks Department. Section 4 – Improvements in Lieu • Not Applicable to this Application, Section 5 – Effective Date April 11, 2017 • Not Applicable to this Application. 211 12SD12SD12SD8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8WWVWV8W 8W 8WCPBFC 8S 8S 8S 8S 8S 8S 8 S 8 S 8 S 8S 8S 8S 8S 8S 8S 8S 8S [][][][][][]GWGWGWGWGWGWGWGWGWGWGWGWGWGWGWGWGWGWGWCOMMON OPEN SPACE 05 0.01 acs. LOT 16 0.11 acs. COMMON OPEN SPACE 03 7.13 acs. COMMON OPEN SPACE 04 0.27 acs. COMMON OPEN SPACE 01 0.06 acs. LOT 1 0.20 acs. LOT 60.24 acs. LOT 140.23 acs.EMERGENCY ACCESSLOT 9 0.15 acs. LOT 15 0.12 acs. LOT 4 0.24 acs. LOT 3 0.27 acs. PUBLIC R-O-W LOT 2 0.21 acs. LOT 5 0.30 acs. S 3 3 ° 2 3 '0 6 "E 20 3 . 7 2 'N16°26'05"E 146.30'N0°31'15"E 106.00'LOT 8 0.15 acs. LOT 10 0.15 acs. COMMON OPEN SPACE 02 0.32 acs.LOT 7 0.14 acs. C19N8°02'30"E70.67'12 9 . 9 3 ' C18N0°29'42"E123.69'38.24'73. 7 9 ' C17 N89°30'10"W 37.47' C16N19°30'05"W108.12'N86°40'45"E 30.23' 75.09' C15 N64° 3 0 ' 0 5 " W 111. 6 2 '83.66'N86°40'45"E 75.23'C14S70°29'5 5 " W 123.85'75.18'62.64'S10°29'55"W55.05'S82°29'55"W 46.35' S70°29'55 " W 77.05' N 3 2 ° 5 1 ' 02 "W 6 2 . 7 4 '30.82'C1 3 N60 ° 5 8 ' 3 9 " W 79.5 4 ' C12 C11 S89°30'08"E 31.92'C10 S17°42'44"W69.37'S37°11'24" W 68.73'N60°58'39"W5.05' C9 S4 2 ° 3 0 ' 5 7 " E 44 . 1 9 'S3 3 °2 3 ' 1 6 " E 5 5 . 0 0 ' S56°36'54"W 10.00' N74°36' 0 0 " W 97.83' N52°48'36"W 20.00' N37°11'24"E 29.28' S56°3 6' 5 4 " W 108.0 0'S33 °23 ' 1 2 " E 5 5 . 00 ' S56°3 6' 5 4 " W 108.0 0' N 3 3 ° 2 3 '16 "W 6 0 . 0 0 ' S 3 3 ° 2 3 '1 2 "E 6 0 .00 ' S56°3 6' 5 4 " W 108.0 0'N3 3 ° 2 3 ' 1 6 "W 6 0 .00 ' S 3 3 ° 2 3 '1 2 "E 6 0 .0 0 ' S56°3 6' 5 4" W 108.0 0' N 3 3 ° 2 3 '16 "W 6 0 . 0 0 'S33°23 ' 1 2 " E60. 0 0 ' S56°3 6' 5 4 " W 108.0 0'N3 3 ° 2 3 '1 6 "W 55 .0 0 'S33° 23 ' 1 2 " E55. 0 0 ' N56°36'54"E13.33'S33 ° 2 3 ' 1 2 "E55. 0 0 ' S56°3 6' 5 4 " W 139.6 6'N14°57'00"W57.98'N14°57'00"W57.98'S3 3 ° 2 3 ' 12 " E 5 5 .00 ' S56°3 6' 5 4 " W 158.0 0' S 3 3 ° 2 3 '1 2 "E 25 . 3 5 'C8 S42° 36'5 4" W 27.73'C7S56°3 6' 5 4 " W 50.00' N5 6 ° 5 7 ' 1 5 " W 74. 0 6 ' N56°57'15"W 13.22'C6S1°22'35"W21.77' S14°52'54"W 41.30' N89°31'04"W 231.85' N0°28'56"E 20.00' S89°31'04"E 102.56' N45° 28' 56" E 31.11'N17°07'45"E60.65'C5 S42°36'54" W 26.70'C4S1°22'35"W 61.39'N89°31'04"W 34.65' C3 S32°11'12"W38.08'S0°26'30"W 90.61'N89°31'04"W 42.84' C2 S0°26'30"W 110.65'N89°31'04"W 44.00' S0°26'30"W16.92' C1 N58°31'30"W 25.63' S89°41'20"E 28.44' N89°31'04"W 484.36'N0°31'15"E787.96'S0°26'30"W49.58'S89°30'18"E 285.34' S 3 3 ° 2 3 '0 6 "E 53 1 . 8 9 ' N56°3 6' 4 8 " E 108.0 0' LOT 13 0.19 acs. LOT 12 0.16 acs. LOT 110.14 acs. PARCEL CURVE DATA SEGMENT C1 C2 C3 C4 C5 C6 C7 C8 C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 LENGTH 7.43 27.00 26.39 63.04 25.04 26.62 54.43 22.97 74.70 23.67 14.73 65.71 62.83 47.12 47.12 76.19 19.95 14.73 91.42 RADIUS 125.50 174.50 174.50 85.65 174.50 110.12 110.12 174.50 120.00 120.00 16.00 60.00 60.00 60.00 60.00 60.00 151.50 16.00 151.50 DELTA 003° 23' 35.27" 008° 51' 54.90" 008° 39' 48.29" 042° 10' 24.12" 008° 13' 21.02" 013° 51' 11.13" 028° 19' 12.99" 007° 32' 34.12" 035° 39' 57.18" 011° 18' 13.28" 052° 45' 00.69" 062° 45' 06.02" 060° 00' 00.00" 045° 00' 00.00" 045° 00' 00.00" 072° 45' 09.95" 007° 32' 39.72" 052° 45' 15.28" 034° 34' 25.22" TOTAL 517,155.45 11.872 PARCEL AREA DATA LOT COMMON OPEN SPACE 01 COMMON OPEN SPACE 02 COMMON OPEN SPACE 03 COMMON OPEN SPACE 04 COMMON OPEN SPACE 05 EMERGENCY ACCESS LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16 PUBLIC R.O.W. AREA (SQ. FT.) 2,625.04 14,019.66 310,550.38 11,559.85 243.67 4,208.32 8,730.57 9,116.26 11,748.96 10,387.08 12,923.44 10,387.44 5,940.15 6,479.92 6,479.87 6,479.82 5,939.78 7,177.32 8,185.75 9,821.79 5,249.91 4,930.45 43,970.02 AREA (AC.) 0.060 0.322 7.129 0.265 0.006 0.097 0.200 0.209 0.270 0.238 0.297 0.238 0.136 0.149 0.149 0.149 0.136 0.165 0.188 0.225 0.121 0.113 1.009 50 10025500 SCALE IN FEET VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! 2022COPYRIGHT © MORRISON-MAIERLE, INC., SHEET NUMBER PROJECT NUMBER DRAWING NUMBER DATEDESCRIPTIONNO.BY N:\5311\001.01 - PUD\ACAD\SHEETS\5311-001_LOT LAYOUT.DWG PLOTTED BY:MIKE G. HICKMAN ON Mar/07/2022 REVISIONS DRAWN BY: DSGN. BY: APPR. BY: DATE: Q.C. REVIEW DATE: BY: 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net engineers surveyors planners scientists MorrisonMaierle SHADY GLEN PUD BOZEMAN MONTANA SITE PLAN - LOT LAYOUT 5311.001.01 ---- SP-1 CJF MGH JRN 01/2022 SHADY G LEN LANE VILLAGE GREENS TOWN HOUSES B O Y L A N R O A D BRIDGER CENTER SUBDIVISION EXISTING WOOD FENCE TO COMMERCIAL DRIVE THE LINKS CONDOMINIUMS 20 ' 50'60'BRIDGER CREEK SUBDIVISION EAST GALLATIN RECREATION AREA20.0' REAR BUILDING SETBACK (TYP.) 5.0' SIDE BUILDING SETBACK (TYP.) 15.0' FRONT BUILDING SETBACK (TYP.) PROPOSED 8.0' WIDE CROSSWALK. CENTERLINE @ STA: 17+58.00 TO BIRDIE DRIVE 10' DRAINAGE EASEMENT SURFACE RETENTION BASIN 5' DRAINAGE EASEMENT DETENTION BASIN (FOR BRIDGER CENTER SUBDIVISION) DRAINAGE EASEMENT DETENTION POND (BRIDGER CREEK SUBDIVISION) UNDERGROUND DRAINAGE FACILITY 10' U TI LI T Y E A S E M E N T D R A I N A G E D I T C H EXISTING POND 212 [][][][]GWGWGWGWGWGWGWGWGWGWGWGWGWGWGWGWSSS8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S8S12SD 12SD8W 8W 8W 8W8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W WVWVWSWS 8W 8W CP BFC WS (PARK) B O Y L A N R O A D VI L LAGE CREEKTOWNHOUSESBIRDIE DRIVETHE LINKS CONDOMINIUMS BRIDGER CENTER SUBDIVISION EXISTING C.O.S. 885 (12.00 ACRES) 60 12030600 SCALE IN FEETM-1M-149' PUBLIC ACCESS AND UTILITY EASEMENT EXISTING 30' UTILITY EASEMENT EXISTING TRAIL (TYP.) EMERGENCY ACCESS GATE EXISTING 60' WIDE ACCESS AND UTILITY EASEMENT EXISTING ACCESS (UN-NAMED) PLAT F7, P218 (COUNTY PARCEL) CONNECT TO EXISTING WATER MAIN CONNECT TO EXISTING SANITARY SEWER MANHOLE (6' DEPTH TO INVERT) CONNECT TO EXISTING WATER MAIN PL1R-1 R-SM-1R-3M-1ZONING DESIGNATION (TYP.) MATCH EXISTING ASPHALT STA: 20+71.16 EAST GALLATIN RIVER EXISTING DRAINAGE EASEMENTS EXISTING ONSITE DETENTION BASIN EXISTING OFFSITE DETENTION BASIN FIRE HYDRANT FIRE HYDRANT EXISTING FIRE HYDRANT (DRAINAGE / OPEN SPACE) TRAIL FIGURE NUMBER © PROJECT NO.DRAWN BY: DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC.,2022 N:\5311\001.01 - PUD\ACAD\Exhibits\EXHIBIT-6_AFFORDABLE-HOUSING.dwg Plotted by mike g. hickman on Feb/17/2022 engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 5311.001 EX. 6 SHADY GLEN PUD BOZEMAN MONTANA AFFORDABLE HOME LOCATION EXHIBIT CJF MGH MGH 01/2022 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15LOT 16213 DRIVING LANE DRIVING LANE 2% C.O.B. STD. CATCH CURB AND GUTTER C.O.B. STD. SPILL CURB AND GUTTER6" OF 1.5"- MINUS BASECOURSE 3" ASPHALT 18" OF 6"- MINUS PITRUN FABRIC, CONTECH C-200 MARAFI 500X OR APPROVED EQUAL, AS REQUIRED BY ENGINEER 9" 29' TBC-TBC 42' PUBLIC ACCESS & UTILITY EASEMENT PARKING 3% 10'10'8' 5' SIDEWALK 2% NORTHEAST 1' SOUTHWEST 7' 24.5'17.5' FINISHED GRADE PER PLAN FINISHED GRADE PER PLAN (4:1 MAX. SLOPE) CL © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2022 N:\5311\001.01 - PUD\ACAD\Exhibits\FIGURE-2_TYP. STREET SECTION.dwg Plotted by mike g. hickman on Jan/31/2022 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 5311.001 2 SHADY GLEN PUD EXHIBIT F SHADY GLEN LANE - TYPICAL SECTION BOZEMAN MONTANA CJF MGH MGH 01/2022 NOTE: THERE WILL BE A SHORT TRANSITION AT EACH END TO MATCH ADJACENT TYPICAL SECTIONS (FIGURES 1 AND 3). 214 SSSS8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8WWSWS8W 8W 8WMWSWSW VWV 9+0010+0011+0012+00 13+ 0 0 1 4+0 0 15+0016 + 00 17+ 0 0 18 + 0 0 19+00 20+00 20+68 PC: 11+46.47 PT: 1 2+93 . 28 PC: 1 7 + 43 . 2 5 PT: 18+90.460+001+002+003+00PC: 0+51.29PT: 1+23.27-0+100+001+001+6112SD 12SD 12SD[][][][][][]4'SPRSPRSPRSPRSPRSPR4'6'6'COMMON OPEN SPACE 037.13 ACRESBOYLAN ROADLOT 6.24 ACRESLOT 7.14 ACRESLOT 10.15 ACRESEXISTING PONDLOT 2.21 ACRESLOT 3.27 ACRESLOT 5.30 ACRESLOT 4.24 ACRESLOT 8.15 ACRESLOT 9.15 ACRESLOT 11.14 ACRESLOT 12.16 ACRESLOT 13.19 ACRESLOT 14.23 ACRESLOT 15.12ACRESLOT 16.11ACRESVILLAGE CREEKTOWNHOUSESLOT 1.20 ACRESPUBLIC ROW1.01 ACRESSHADY GLEN LANEBRIDGER CENTERSUBDIVISION5' WIDE TRAIL, FIELD FIT TRAIL.OPEN SPACE 01.06 ACRESDESIGNATEDPUBLIC ACCESSEASEMENTEXISTING ASPEN GROVE - ALLTREES OUTSIDE OF GRADINGEXTENTS TO BE MAINTAINED ASSITE AMENITYOPEN SPACE 05.01 ACRESEMERGENCY ACCESS.09 ACRESLIMIT OF GRADING TO MATCHEXHIBIT C CURRENTLYPROPOSED GRADING LIMITSPROPOSEDENTRY SIGNCOMMON OPENSPACE 04 .27ACRESCOMMON OPEN SPACE 02.32 ACRESPROPOSED 8'CROSSWALK, SEE CIVILWSHADY GLEN WILDLIFEREFUGEZONE 1WATERCOURSESETBACK LINEEXISTING 100 YRFLOODPLAINPROJECT DATASHADY GLEN PUDPROJECT OWNERBridger Center, LLC1450 Cherry DriveBozeman, MT 59718ENGINEERMORRISON-MAIERLE INC.Mike G. Hickman2880 Technology Blvd. WestBozeman, MT 59716(406) 587 - 0721ARCHITECT/PLANNINGBechtle Architects4515 Valley Commons Drive, Suite 201Bozeman, MT 59715(406) 585 - 4161LANDSCAPE ARCHITECTDESIGN 5, LLCTroy Scherer37 East Main Street, Suite 10Bozeman, MT 59715(406) 587 - 4873SHEET INDEXL000-SITE PLANL001- NOTES AND LEGENDSL300- OPEN SPACE 01 LANDSCAPE ENLARGEMENTL301- OPEN SPACE 04 LANDSCAPE ENLARGEMENTL302- OPEN SPACE 02 LANDSCAPE ENLARGEMENTL500- LANDSCAPE DETAILSL501- LANDSCAPE DETAILSL600- IRRIGATION WATER USAGESHADY GLEN SUBDIVISIONTRACT 12AC OF THE CERTIFICATE OF SURVEY NO. 885,SITUATED IN THE SE 1/4 OF SECTION 31, TOWNSHIP 1 SOUTH,RANGE 6 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN,GALLATIN COUNTY, MONTANAZONING: CITY OF BOZEMAN R-1SitePlanL000design5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\bridger meadows pud\autocad\01_sheets\l000_bridger meadows pud_landscape.dwg Shady Glen PUD Bozeman, Montana KHM/HU TMS 02/21/22Prelim PUDFOR PLANNINGREVIEW ONLY50250100N1L0001" = 50'-0"Site Plan215 FIGURE NUMBER © PROJECT NO.DRAWN BY: DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC.,2022 N:\5311\001.01 - PUD\ACAD\Exhibits\EXHIBIT-A_AQUATIC-RESOURCES-DELINEATION-MAP.dwg Plotted by cody farley on Jan/27/2022 engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 5311.002 EX. A CJF BOZEMAN MONTANA EXHIBIT A - AQUATIC RESOURCES DELINEATION MAP MGH SHADY GLEN PUD MGH 01/2022 100 200501000 SCALE IN FEET DELINEATED WETLAND BOUNDARY LEGEND ESTIMATED WETLAND BOUNDARY WETLAND - 1 (EST. 1.11 AC.) WETLAND - 2 (EST. 1.87 AC.) WETLAND - 3 (0.22 AC.) WETLAND - 4 (0.01 AC.) WETLAND - 4a (0.05 AC.) NWW-1 NWW-1a CONSTRUCTED STORM WATER BASIN 30' UTILITY EASEMENT ESTIMATED UPLAND AREAS NWW-1 (EST. 30 L.F.) NWW-1a (EST. 75 L.F.) NOTE: DELINEATION CONDUCTED 10/05/2018 AND 04/27/2019 BY TERRAQUATIC, LLC. DP EST. = ESTIMATED AC. = ACRES NWW = NON-WETLAND WATERWAY L.F. = LINEAR FEET DP = USACE DATA POINT LOCATION DP-1w DP-1u DP-3u DP-2w DP-4w DP-4u DP-3u DP-3w DP-4A-w DP-4A-u 216 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 1 of 10 Application No. 22102 Type Concept Planned Unit Development Project Name Shady Glenn PUD Summary A Concept PUD to create a major subdivision that includes 16 single-family household lots, two of which are affordable housing lots, on 11.87 acres. The development also includes a 7.13 wildlife refuge and wetland preservation site and 1.76 acres of open space. There are seven relaxations identified with this application. Zoning R-1 Growth Policy Urban Neighborhood Parcel Size 11.87 acres Overlay District(s) None Street Address NA Legal Description S31, T01S, R05E, C.O.S. 885 TRACT NW4SE4, 12 acres, Bozeman, Gallatin County, Montana. Owner Thomas Murphy, 280 W. Kagy Blvd, Suite D-105, Bozeman, MT 59715 Applicant Bectle Architects, 4515 Valley Commons Drive, Bozeman, MT 59718 Representative Morrison-Maierle, 2880 Technology Blvd, Bozeman, MT 59718 Staff Planner Sarah Rosenberg Engineer Mikaela Schultz Advisory Boards Board Date Recommendation Development Review Committee April 20, 2022 Review comments only Community Development Board June 6, 2022 Advisory comments only, no motion is made Recommendation There is no recommendation regarding the concept PUD application. Per 38.430.040, the Community Development Board will provide guidance and comments for the application. Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 217 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 2 of 10 Executive Summary The property owner and applicant submitted an application for the construction of 16 single-family units on 16 lots, two of which are affordable housing lots. The site is 11.87 acres and contains a 7.13 wildlife refuge and wetland preservation site, and 1.76 acres of open space. The site is presently vacant and surrounded by residential subdivisions to the north and east, commercial development to the south, and Glen Rotary Park to the west. The site accesses from Birdie Drive to the east. There are seven relaxations identified with this application. 1. 38.400.010.A.2. Relaxation from constructing Commercial Drive/Endurance Lane as a public local street. 2. 38.400.010.A.8. Relaxation from the requirement for a second means of public access to the site and instead provide emergency access. 3. 38.400.050.A. Relaxation from the right-of-way width of Shady Glen Lane to be 42 feet where 60 feet is required. 4. Relaxation from the requirement for a second means of public access to the site and instead provide a gated emergency access at Commercial Drive/Endurance Lane. 5. 38.400.010.A.9. Relaxation from the requirement to provide a sidewalk along both sides of the street and instead only on one side of the street. 6. 38.410.040.B. Relaxation from the block length requirements to allow a 750-foot-long block. 7. 38.410.100.A.2.c. Relaxation of the watercourse setback from 50 feet to 35 feet. The applicant identified a relaxation to allow a cul-de-sac. Upon further review by the Engineering Division, no relaxation is necessary. A cul-de-sac is allowed when the topography, the presence of critical lands, access controls, or the proximity to parks and open spaces precludes a through street. Based on the reasons cited below, the Engineering Division has determined that a cul-de-sac is sufficient for approval. 1. The culs-de-sac is necessary due to adjacency to park, open space and site constraints. The applicant does not have legal access to Boylan Road at the terminus of the proposed culs-de-sac due to adjacent private open space. 2. The culs-de-sac is necessary due to topography. Extending the roadway at the culs-de-Sac terminus location across the East Gallatin River and associated floodplain would be detrimental to critical lands. 3. The pedestrian walk will provide a multimodal egress from the end of the cul-de-sac. 4. The culs-de-sac radius is sufficient for emergency services to turn-around. In July 2021, this applicant brought a PUD for this same site to the City Commission (20350). The 20350 PUD included 16 lots with six relaxations. In the current submission, the site layout is very similar to that denied. The City Commission reviewed and denied the 20350 application, finding that the project had negative impacts on the wetlands and natural features, that the relaxations requested were incompatible with the standards of the Unified Development Code, and that the intent of the PUD was not met. The analysis and summary findings of the City Commission is located here. Since the new submittal changed very little from the design denied by the City Commission, the Development Review Committee (DRC) is not in support of this 2022 application as it is proposed. Staff requests that the applicant address the concerns outlined by the City Commission Findings of Fact report, comments made by the DRC, and this staff report with subsequent applications. In summary, the DRC recommends that the applicant analyze the following with a further analysis detailed below. 1. The large lot sizes intrude into the floodplain and watercourse setback. Smaller lot sizes reduce the amount of lot area that goes into the floodplain and watercourse setback, which could alleviate negative impacts on the sensitive lands. 218 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 3 of 10 2. The large lot sizes result in a longer block length. Smaller lots would lessen the length of the block, which could provide better emergency services. 3. Smaller lot sizes could result in the right-of-way width meeting or closely meeting standards, which could help protect the health, safety, and welfare of the community. 4. Reducing the number of lots could result in fewer relaxation asks and conform better to standards. The purpose of the review by the Community Development Board for the Concept PUD is for discussion of the applicant’s proposal to provide general comments and offer the applicant the opportunity to identify major problems that may exist and identify solutions prior to preliminary PUD application. The comments provided by the DRC and the rest of this staff report indicate that changes are needed to the design. 219 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 4 of 10 Figure 1: Current Zoning Map 220 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 5 of 10 Figure 2: Proposed site plan 221 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 6 of 10 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Urban Neighborhood Yes Zoning R-1 (Residential Low Density District) Yes Comments: The proposed residential use complies with the adopted growth policy. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: NA 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA NA Comments: NA 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Planned Unit Development No Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Yes Comments: The PUD criteria analysis is outlined below in section 6d. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Residential Yes Form and intensity standards 38.320 Zoning: Setbacks (feet) Structures Parking / Loading NA Front 15’ 20’ Rear 20’ 20’ Side 5’ 5’ Density: 5 dwellings per net acre Lot size 4000 sf - 2700 sf Yes Comments: A building envelope on the site plan displays the setbacks met. Although the density meets the requirements for the R-1 zone district, based on the City Commission findings and staff’s analysis, it is highly recommended that there is a decrease to the amount of lots and lot size. 222 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 7 of 10 The lot sizes vary from 4200 square feet to 13,000 square feet. The minimum lot size for the R-1 zone district is 4000 square feet and 2700 square feet for a dwelling that satisfies affordable housing requirements. There is the ability to make the lots smaller and still meet lot size requirements. This approach would likely result in the need for a relaxation request from density standards. The DRC could be in support of the density standard relaxation based on the applicant’s justification. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 NA Comments: The Preliminary PUD requires a Development Manual that details the design of the development. A review of future building permits will determine compliance for single to four household residential uses. Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: The applicant proposes two lots as affordable housing to account for PUD Performance Points. An Affordable Housing Plan is review with the Preliminary PUD application. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 No Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site No Sidewalks 38.400.080 No Drive access 38.400.090 Access to site: 2 Fire lanes, curbs, signage and striping Yes Comments: Access to the site is through an extension off Birdie Drive through the Links Condominium development to the east. A public access easement is included to grant access to the property. As there are no secondary public access points off Boylan Road, a cul-de-sac is necessary because a through street is not feasible due to site constraints. There are five relaxation requests that encompass transportation facilities and access. 1. 38.400.010.A.2. Relaxation from constructing Commercial Drive/Endurance Lane as a public local street. 2. 38.400.010.A.8. Relaxation from the requirement for a second means of public access to the site and instead provide a gated emergency access at Commercial Drive/Endurance Lane. 3. 38.400.050.A. Relaxation from the right-of-way width of Shady Glen Lane to be 42 feet where 60 feet is required. 4. 38.400.050.A. Relaxation from the right-of-way width of Commercial Drive/Endurance Lane Street to be 20 feet wide where 60 feet is required. 5. 38.400.010.A.9. Relaxation from the requirement to provide a sidewalk along both sides of the street and instead only on one side of the street. Since there are site constraints and a lack of other options for legal access to the north, it is difficult to meet all transportation standards. Nevertheless, with 16 lots proposed, limited access and a narrower than standard street cross-section, collectively there is a situation contrary to the intent and purpose of the standards that negatively affect the public health and safety. 223 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 8 of 10 It is recommended that the number of lots be decreased and additional emergency measures put in place (i.e. sprinkle the houses) to alleviate hazards. The DRC review of the project states that there is insufficient material to be able to justify the relaxations and requests that additional information be provided that includes:  Applicant must justify why the street via Commercial Drive/Endurance Lane and Shady Glen Lane cannot be constructed as local public street section.  Applicant must provide information such as adjacent slopes, drainage patterns, relation to established flood elevations, and how the City stormwater standards from ROW drainage are being met, both quantity and quality. Street vision triangle 38.400.100 NA Transportation pathways 38.400.110 Yes Pedestrian access easements for shared-use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA Comments: The East Gallatin trail along the north side of the road provides public pedestrian circulation to and around the development. There is a sidewalk along the south side of the street in front of the houses. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes Comments: Since the development is within one-half mile of Story Mill Park, an additional neighborhood center is not required. Lot and block standards 38.410.030-040 No Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: The development does not meet block length standards, as it is longer than 400 feet. Block lengths may be longer than 400 feet if necessary due to topography. Relaxation number fix requests allowance for a longer block length. To provide better pedestrian connection, a midblock crossing connects from the East Gallatin Trail that runs along the north side into the development. This application is very similar to the denied application in which the City Commission found that the narrower street section, limited access to the development, and longer block length, the convenient movement of traffic and the effective provision of emergency services are severely impacted. The proposed design does not ensure a high level of multi-modal connectivity or alleviate any impacts to the development as it relates to street connectivity, multimodal transportation and pedestrian circulation for the safety of pedestrians. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Yes Provisions for utilities including efficient public services and utilities 38.410.050-060 NA Easements (City and public utility rights-of-way etc.) NA Water, sewer, and stormwater NA Other utilities (electric, natural gas, communications) NA CIL of water rights (CILWR) NA Comments: Utilities and public service infrastructure is reviewed with the subdivision application. Municipal infrastructure requirements 38.410.070 NA Comments: Municipal infrastructure is reviewed with the subdivision application. 224 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 9 of 10 Grading & drainage 38.410.080 NA Location, design and capacity of stormwater facilities NA Stormwater maintenance plan NA Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: Grading, drainage, and stormwater are reviewed with the subdivision application. Watercourse setback 38.410.100 No Watercourse setback planting plan 38.410.100.2.f No Comments: The subject property is located adjacent to the East Gallatin River, which has a regulated flood hazard area. The East Gallatin River requires a minimum 100-foot setback along both sides of the East Gallatin River with 50 feet left in a natural vegetative state. While reviewing the first iteration of this project in July 2021, the City Commission suggested that the wetland setback change from 50 feet to 35 feet to lessen the impacts on the wetlands. The lots 3, 4, 5, 8, 9, 10, and 11 touch the wetlands and although no structures can be built within the watercourse setback, excavation and fill is proposed to make the lots buildable. The applicant is now requesting that relaxation number four allow a 35-foot encroachment to achieve the minimum density required in the R-1 zoning. Even with the setback changed from 50 feet to 35 feet, the amount of impacts on the wetlands remains the same at .91 acres. The City Commission found that this is too great of an impact on the wetlands. The applicant must show how the design and reduction in the City’s adopted watercourse setback mitigates any impacts from the proposed development as it relates to critical lands protection, wildlife, protection of natural features, water quality, flooding, and public safety. Reducing the amount of lots and making them smaller would lessen the impacts on the wetlands. As stated above, the DRC would support a relaxation of density requirements if it meant there is a lesser impact on the wetlands. Since the reduced watercourse setback does not prove that the wetlands are not as negatively affected, the DRC is not in support of this relaxation. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: The applicant is requesting a cash-in-lieu of dedicated parkland since the development is nearby the Glen Lake Rotary Park and Story Mill Community Park. The 7.13 acre wildlife refuge is not dedicated parkland. The Parks Department is requesting improvements-in-lieu over cash-in-lie and this will be analyzed at the preliminary PUD and subdivision. 6d. Conformance with Article 4 – Planned Unit Development Standards (38.430) Meets Code? PUD review criteria 38.430.090.E No Preservation of natural vegetation No Site plan design elements No Parkland design Yes Performance Points – 20 points required Yes Comments: The development earns PUD performance points through additional open space, affordable housing, and wayfinding. 7.13 acres out of the project’s 11.87 acres (60%) is platted as common open 225 Community Development Board Staff Report Shady Glen PUD Application 22102 June 1, 2022 Page 10 of 10 space. Lot 15 and 16 would be a long-term contractual obligation to an affordable housing agency. With the preliminary PUD application, the applicant must provide an affordable housing plan as outlined in 38.380.100. Way-finding measures such as directional and education signboards and posts propose another way to achieve performance points. A wayfinding plan as outlined in 38.560.070 is required with the preliminary PUD application. Residential PUD provisions No Comments: The principal goal of a PUD is that development promotes maximum flexibility and innovation of land. The property does have restrictions that prevent it from complying with general standards outlined in the code. However, as outlined above, the development fails to have made the proper adjustments related to the denial of the previous submittal. The City Commission, City Management, and the DRC strongly urge that the development decrease the number of lots and provide further justification to how the proposed relaxations adequately reduce the negative impacts on the surrounding wetlands and health and safety of the public. The preliminary PUD application must depict that any changes proposed based on these comments produces a product that meets the overall intent of this section. 7. Conformance with Article 5 Meets Code? Comments: Not applicable. Article 5 does not apply to subdivisions or single-family residential developments. 226 No Relaxation Needed – Use of a Culs-de-Sac BMC 38.400.010.A.9 Streets, general – Staff finds that a culs-de sac-design for this development is sufficient for approval. A PUD relaxation for the proposed Culs-de-Sac is not required as part of the of the accompanying Preliminary PUD application based on the following findings: 1) The culs-de-sac is necessary due to adjacency to park, open space and site constraints. The applicant does not have legal access to Boylan Road at the terminus of the proposed culs-de-sac due to adjacent private open space. 2) The culs-de-sac is necessary due to topography. Extending the roadway at the culs-de- Sac terminus location across the East Gallatin River and associated floodplain would be detrimental to critical lands. 3) As presented, a pedestrian walk is appropriate and will be installed at the end of the culs-de-sac to provide multimodal egress from the end of the culs-de-sac. 4) The culs-de-sac radius is sufficient for emergency services to turn-around. Relaxation #1 Required – Commercial Drive/Endurance Lane Street Construction BMC 38.400.010.A.2 Streets, general - Staff finds the proposed access via Commercial Drive/Endurance Lane to the development are insufficient for approval with the information provided to date. A PUD relaxation for the access not continuing as a public local street must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The proposed access via Commercial Drive/Endurance Lane is shown as a gated emergency only access, which will not provide for the continuation of local streets between developed properties when such continuation is necessary for the convenient movement of traffic, effective provision of emergency services and utilities. The applicant is advised that A 60 foot roadway easement across Lot 4 and Lot 5 of Block 1 in the Bridger Center Subdivision adjoins the subject property. A 60 foot roadway is the standard easement width for construction of a public local street section and the various components (stormwater, boulevard trees, curb & gutter, and sidewalks on both sides, including underground utility.) The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on why not continuing a public local street into the development via Commercial Drive/Endurance Lane adequately mitigates any impacts from the proposed development. The written and graphic material provided related to this relaxation are insufficient. Relaxation #2 Required –Commercial Drive/Endurance Lane Emergency Access only via a gated right-of-way 227 BMC 38.400.010.A.8 Streets, general – Staff finds that the private emergency access only via Commercial Drive/Endurance Lane to the development are insufficient for approval with the information provided to date. A PUD relaxation for a private emergency access only not continuing as a local street & not meeting local street improvement standards must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on how a privately maintained gated emergency only access adequately mitigates any impacts from the proposed development. The written and graphic material provided related to this relaxation are insufficient. The proposed secondary emergency access only does not show utility connection, pedestrian access, stormwater treatment, or vegetation such as street trees. The applicant is advised that an encroachment permit from the City’s engineering department would be needed in order to utilize public ROW for a privately maintained emergency access for the subject property. Relaxation #3 Required - Shady Glen Lane Street Improvement Standard BMC 38.400.060.A. Street Improvement Standards - Staff finds that street improvements for this development are insufficient for approval with the information provided to date. A PUD relaxation for Shady Glen Lane not meeting a local street standard must be requested by the applicant from the as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The proposed Shady Glen Lane does not meet the City’s local street standard. The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on why a narrower street cross section adequately mitigates any impacts from the proposed development. The written and graphic material provided related to this relaxation are insufficient. Information such as adjacent slopes, drainage patterns, relation to established flood elevations, and how the City stormwater standards from ROW drainage are being met, both quantity and quality. Relaxation #4 Required – Commercial Drive/Endurance Lane Street Improvement Standard BMC 38.400.060.A. Street Improvement Standards – Staff finds that street improvements for this development are insufficient for approval with the information provided to date. A PUD relaxation for Commercial Drive/Endurance Lane not meeting a local street standard must be 228 requested by the applicant from as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The proposed access street cross section via Commercial Drive does not meet the City’s local street standard. A 60 foot roadway easement across Lot 4 and Lot 5 of Block 1 in the Bridger Center Subdivision adjoins the subject property. The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on the proposed secondary access section and its individual details and why a full local street section cannot be constructed and that the proposed secondary access design mitigates any impacts from the proposed development. The written and graphic material provided related to this relaxation are insufficient. Information such as adjacent slopes, drainage patterns, relation to established flood elevations, and how City stormwater standards from ROW drainage are being met. In addition, the applicant is not extending City water main along Endurance Lane into the subject property, where extending the main into the development is possible and practical for both long-term City water quality and quantity. Relaxation #5 Required – City Standard Sidewalk BMC 38.400.080.A. Sidewalks – Staff finds that street improvements for this development are insufficient for approval with the information provided to date .A PUD relaxation for a City Standard Sidewalk must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) Shady Glen Lane only has a City standard 5 ft wide sidewalk on the southside of the street, but no sidewalk is presented on the north side of street. The access via Commercial Drive does not have a sidewalk on either side. The City’s local street Standard requires a sidewalk on both sides of the street. The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on the proposed pedestrian facilities for the streets and the accesses for this development and why a full local street section cannot be constructed and that the proposed street and secondary access design mitigates any impacts from the proposed development as it relates to pedestrian circulation and the safety of pedestrians. The written and graphic material provided related to this relaxation are insufficient. Relaxation #6 Required – Block Length Standard BMC 38.410.040.B. - Staff finds that bock design for this development is insufficient for approval with the information provided to date. A PUD relaxation for Block Length must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 229 1) Block length does not conform to City standards. The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on the proposed bock design for this development and details and why a block standards cannot be met and that the proposed street and secondary access design and the related pedestrian circulations system mitigates any impacts from the proposed development as it relates to street connectivity, multimodal transportation, and pedestrian circulation and the safety of pedestrians. The written and graphic material provided related to this relaxation are insufficient. Relaxation #7 Required – Watercourse Setback Materials BMC 38.410.100.A.2.d. Watercourse Setback - Staff finds that the proposed design and watercourse setback for this development is insufficient for approval with the information provided to date. A PUD relaxation from the watercourse setback must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The subdivision layout shown on the subdivision pre-app is not compliant with the watercourse setback requirements as placement of fill to remove lots from the floodplain is not an allowable use within the watercourse setback. In addition, fencing is not allowed within the watercourse setback. The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on the proposed design for this development including the reduction in watercourse setback and why the watercourse setbacks cannot be me. The applicant must show how the design and reduced watercourse setback mitigates any impacts from the proposed development as it relates to critical lands protection, wildlife, protection of natural features, water quality, flooding, and public safety. The written and graphic material provided related to this relaxation are insufficient. Relaxation #8 Required – Watercourse Setback Requirements BMC 38.410.100.A.2.c.4.d Watercourse Setback - Staff finds that the proposed design and watercourse setback for this development is insufficient for approval with the information provided to date. A PUD relaxation from the watercourse setback must be requested by the applicant as part of the accompanying Preliminary PUD application and granted by the City Commission. 1) The subdivision layout shown on the subdivision pre-app is not compliant with the watercourse setback requirements. 230  The subject property is located adjacent to the East Gallatin River, which has as a regulated flood hazard area. In addition, the property has a jurisdictional wetland that is connected to the East Gallatin River. The following setbacks per the BMC apply to the subject property: o East Gallatin River. A minimum 100-foot setback must be provided along both sides of the East Gallatin River; o The setback must extend to the edge of the delineated boundary of the regulated flood hazard area per section 38.600.130.B if the regulated flood hazard boundary is larger than the setbacks established in this subsection 2.c (In this case, the East Gallatin River 100-foot Setback); and o The setback must include connected wetlands. The buffer width must be extended by a minimum of 50 feet beyond the perimeter of the connected wetlands.  Note: the most conservative setback applies as the setback for the development. The applicant is requesting a 35 foot watercourse setback from the City’s required minimum 50 foot wetland buffer perimeter requirement. The applicant is advised that the adjacent watercourse to the property (East Gallatin River) is listed as an impaired waterbody for both total phosphorus and nitrogen (Source: MDEQ Lower Gallatin Planning Area TMDLs & Framework Water Quality Improvement Plan, March 2013 Document Number M05-TMDL-02af). The applicant must justify the relaxation, show how the proposed relaxation will meet the criteria for approval in BMC 38.430.030 a-c. and provide sufficient information for approval on the proposed design for this development including the reduction in watercourse setback and why the watercourse setbacks cannot be me. The applicant must show how the design and reduction in the City’s adopted watercourse setback mitigates any impacts from the proposed development as it relates to critical lands protection, wildlife, protection of natural features, water quality, flooding, and public safety. The written and graphic material provided related to this relaxation are insufficient. General Comment The proposed PUD Concept Plan (PUDC) and the Subdivision Pre-Application (PA) is very similar to the previous Bridger Meadows application, in which the City Commission denied. The applicant is advised that many of the City’s Commissions findings would likely still apply to the project as currently proposed. The applicant is advised that the criteria to grant the listed required relaxation in this PUDC must be addressed in order for the project to be deemed sufficient for approval by staff. It should be noted that many of the required relaxations may not be able to be met without significant design changes, such as but not exclusively lot configuration, a reduction in overall 231 density, increasing the wetland buffer, street layout and configuration, and a City compliant street access to the development. 232 Memorandum REPORT TO:Community Development Board FROM:Chris Saunders, Community Development Manager Anna Bentley, Community Development Interim Director SUBJECT:Upcoming Items for June 27, 2022 Community Development Board meeting. MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Citizen Advisory Board/Commission RECOMMENDATION:No action required. STRATEGIC PLAN:4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND:The following project review items are presently scheduled for the June 27, 2022 Community Development Board meeting. 1. Ordinance 2104, Planned Development Zones, a text amendment to repeal and replace the planned unit development process in Division 38.430 and edits to 25 other associated sections. UNRESOLVED ISSUES:None. ALTERNATIVES:None. FISCAL EFFECTS:None. Report compiled on: May 24, 2022 233 Memorandum REPORT TO:Community Development Board FROM:Anna Bentley, Community Development Interim Director SUBJECT:Advisory Board Rules and Procedures. MEETING DATE:June 6, 2022 AGENDA ITEM TYPE:Citizen Advisory Board/Commission RECOMMENDATION:No action required. STRATEGIC PLAN:4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND:In 2021, the City Commission issued Resolution 5323 to describe administration, membership, and governance of restructured Advisory Boards. That resolution may be found online. Appendix A at the end of the Resolution (beginning on page 7 of 15) provides Rules of Procedure. This information is being provided to the Community Development Board for their reference and use, as appropriate. UNRESOLVED ISSUES:None. ALTERNATIVES:None. FISCAL EFFECTS:None. Attachments: CDB June 6 FYI item_Rules and Procedures_cover sheet.pdf Report compiled on: May 31, 2022 234 Memorandum REPORT TO: Community Development Board FROM: Anna Bentley, Community Development Interim Director SUBJECT: Advisory Board Rules and Procedures MEETING DATE: June 6, 2022 AGENDA ITEM TYPE: Citizen Advisory Board/Commission RECOMMENDATION: No action required. STRATEGIC PLAN: 4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND: In 2021, the City Commission issued Resolution 5323 to describe administration, membership, and governance of restructured Advisory Boards. That resolution may be found online: https://weblink.bozeman.net/WebLink/DocView.aspx?id=239981&dbid=0&rep o=BOZEMAN&cr=1. Appendix A at the end of the Resolution (beginning on page 7 of 15) provides Rules of Procedure. This information is being provided to the Community Development Board for their reference and use, as appropriate. UNRESOLVED ISSUES: None. ALTERNATIVES: None. FISCAL EFFECTS: None. 235