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Home My WebLink About024.01 Appendix P.1- Wetland Checklist ResponseCity of Bozeman Wetland Review Checklist West Park 1. completed (by architect in ProjectDox portal) 2. completed (using ProjectDox portal) 3. completed (using ProjectDox portal) 4. For project narrative, see the preliminary plat application material (Appendix A) 5. There are wetlands directly adjacent to Baxter Creek which are jurisdictional and will not be disturbed. These wetlands are located in area that is restricted by a covenant to protect the wetlands and will be located within the proposed park for the subdivision. In the southwest corner of the subdivision are wetlands that were determined to be non-jurisdictional in 2018 as part of work completed for Norton East Ranch Subdivision. This area is proposed undeveloped open space and is also protected by the covenant restriction. The third wetland area is located in the north center portion of the property. This wetland was determined to be non-jurisdictional by the US Army Corps of Engineers and was identified Wetland 3 at the time of delineation. Additionally, an MDT Functional Assessment was conducted for Wetland 3. This wetland received the rating of Category IV which is lowest functional rating. On February 18, 2022, the West Park Subdivision team received an email from Tyler Steinway with Intrinsic Architecture. This email stated the following: “Brian Heaston (COB Engineer) did a quick review of the conceptual wetlands plan and denoted that the proposal was good in his opinion and would encourage staff support of the concept. The improvement of the wetlands around the southeast portion of the subject property would produce a net gain in wetlands which has a much higher wetland value than that being destroyed with the subdivision.” The plan for the West Park Subdivision project is to fill Wetland 3, which is an isolated, non-jurisdictional wetland. The impact to this wetland will be offset by creating new wetlands, on site, near the recreational pond that will be constructed as part of reclaiming the borrow pit on the site. This area is also adjacent to the wetland conservation deed restricted area to the east. The result of this on-site mitigation will be the creation of a more robust, connected, biologically diverse wetland habitat. The naturally occurring wetland on this property was delineated at 1.25 acres in 2006. For over a decade, this wetland received dewatering water from the borrow pit on the southeast portion on the subject property. This caused the wetland to artificially expand to 2.58 acres, as delineated in 2021. In both 2006 and 2021, the US Army Corps of Engineers indicated that this wetland was not jurisdictional under Section 404 of the Clean Water Act. It is proposed that 2.6 acres will be recreated near the borrow pit area. The current vision is to convert the borrow area into an enhanced pond feature with a robust buffer of wetlands surrounding the open water. The borrow pit is already used by a variety of waterfowl and the proposed enhancements will promote wildlife habitat in addition to providing recreation opportunities to the community. Additionally, the recreated/mitigated wetlands will offer a biological connection to the existing wetlands along the southeast corner of the subject property. Creating a high-density housing development and setting apart larger connected tracts of wetland and aquatic habitat is the avoidance and minimization strategy being proposed for this project and supported by City of Bozeman engineering staff. 6. Wetland Delineation Report is attached (Appendix B) 7. Site Plan is attached (Appendix C) 8. See wetland boundary map (Appendix D) 9. See wetland impact map (Appendix E) a. Direct Impacts: Wetland 3 will be graded and filled completely. The direct impact is that the wetland will no longer exist in this location. Aquatic Feature Acres Linear feet Impact Wetland 1 2.18 acres NA No Wetland 2 0.09 acres NA No Wetland 3 2.58 acres NA Yes Wetland 4 1.57 acres NA No Wetland 5 0.34 acres NA No Baxter Creek NA 780 linear Feet No b. Indirect Impacts No indirect impacts have been identified because the entire Wetland 3 will be directly impacted. 10. The source of the fill will be locally sourced from soil stockpiles from neighborhood construction activities. The method of fill will be engineered grading work. Wetland impacts will not violate any applicable State and Federal Statues and Regulations because the impacted wetland has been determined to be non-jurisdictional by the US Army Corps of Engineers and is therefore not subject to State or Federal statutes. 11. The impacted wetland is not subject to Section 404 of the Clean Water Act because it has been determined to be non-jurisdictional. 12. Please see attached 2006 wetland delineation report, jurisdictional determinations and deed restrictions (Appendix F) APPENDIX A: Preliminary Plat Application with Project Narrative West Park Neighborhood Subdivision Preliminary Plat May 2022 2 May 2022 Subdivision Preliminary Plat: West Park Table of Contents 1. Application Forms & Checklists 2. Project Team 3. Narrative I. Project Overview II. Preliminary Plat Checklist Items III. Response to Pre-Application Comments (21-7466) IV. Response to Preliminary Plat Approval Criteria V. Preliminary Plat Supplements Appendices Appendix A.1: Vicinity Map Appendix A.2: Current Zoning Map Appendix A.3: Future Land Use Map Appendix A.4: Draft Community Design Framework Masterplan Appendix A.5: Conceptual Green Plan Appendix B: Draft Phasing Plan Appendix C: Traffic Impact Study Appendix D.1: Covenants Appendix D.2: Bylaws Appendix D.3: Condo Exhibits Appendix D.4: Design Regulations Appendix E: Parks Master Plan Appendix F: Application (Letter) for Concurrent Construction Appendix G: Reference Documents G.1 - Norton Ranch Phase 5 Final Plat 3 May 2022 Subdivision Preliminary Plat: West Park Appendix H: Norton Ranch Phase 5 Waiver of Right to Protest SID Appendix I: Noxious Weed Inventory Map Appendix J: DEQ Draft MFE Application Appendix K: Groundwater Monitoring Info and Map Appendix L: Geotech Report Appendix M: Stormwater Design Report Appendix N: Water Design Report Appendix O: Sewer Design Report Appendix P: Surface Water/Wetland Exhibits Appendix Q: Floodplain Flood hazard evaluation Appendix R: Vegetation Report Appendix S: Agricultural Water Memo Appendix T: Water Rights Memo Appendix U: Non-municipal Utilities Letters Appendix V: Cascade Easement Letter 4 May 2022 Subdivision Preliminary Plat: West Park 1. Application Forms & Fees The required application forms for the West Park Subdivision Preliminary Plat have been included in this submittal. The calculated fee totals are outlined below. COMPONENT FEE (2021-22) QUANTITY TOTAL Subdivision Pre-Application Base Fee $3,912 $3,912 Per Lot Fee $40 4 $160 TOTAL $ 4,072 5 May 2022 Subdivision Preliminary Plat: West Park 2. Project Team OWNER & 8FC, LLC APPLICANT Attn: Patrick Eibs PO Box 11388 Bozeman, MT 59719 Ph. 406.539.1366 Email: peibsk9@yahoo.com REPRESENTATIVE Kilday & Stratton Attn: Greg Stratton 2880 Technology Boulevard W Suite 271 Bozeman, MT 59719 Ph. 406.599.5603 Email: Greg@Kildaystratton.com PROJECT CONSULTANTS PLANNING Intrinsik Architecture, Inc. Attn: Tyler Steinway 106 East Babcock Street Suite 1A Bozeman, MT 59715 Ph. 406.582.8988 Email: tsteinway@intrinsikarchitecture.com ENGINEERING Morrison - Maierle Attn: James Nickelson 2880 Technology Boulevard W Bozeman, MT 59715 Ph. 406.922.6824 Email: jnickelson@m-m.net LANDSCAPE Design 5 ARCHITECTURE Attn: Katie Sewell 111 North Tracy Avenue Bozeman, MT 59715 Ph. 406.587.4873 Email: ksewell@design5la.com 6 May 2022 Subdivision Preliminary Plat: West Park 3. Narrative I. Project Overview West Park Neighborhood (“West Park” or the “Property”) is a 40.83 acre property that is located south of The Lakes at Valley West and north and east of Norton (East) Ranch (Appendix A.1). Directly to the east of the property lies significant linear parkland including a perpetual wetland easement encompassing Baxter Creek, and creates the extension of Broken Park to the north. West Park is envisioned as an active community which should appeal to a diverse set of residents with a range of income and demographics, and that also contributes to surrounding amenities that will be shared by surrounding neighborhoods. One of the biggest goals of West Park is expansion, protection and enhancement of existing parks, open space and trails. One of the unique challenges and opportunities of this property is a number of jurisdictional and non -jurisdictional wetlands. These wetlands provide an amazing opportunity to create open space and expand an extensive trail system connecting the surrounding neighborhoods with more multimodal transportation options. The planned linear park expansions along the eastern edge of the project is envisioned to be the focal point or center of the neighborhood. From this park, residents will be able to travel both north and east to schools as well as south and east to commercial amenities. (PUD) (PUD) 7 May 2022 Subdivision Preliminary Plat: West Park During Phase 5 of Norton Ranch (west of the subject property), this area was subdivided into 4 restricted lots. These 4 restricted lots require further subdivision review or Master Site Plan review prior to any development occurring on them. The intent of our project is to further subdivide these 4 lots into 7 lots which create one (1) park lot, two (2) Public infrastructure open space lots, and four (4) buildable lots. These 4 buildable lots have been strategically drawn so that each lot can accommodate a variety of multi-household options, thus the larger size of lot. Each lot acts as its own block and it is envisioned that each one of these blocks will have a pedestrian rights of way running through it to serve as a transportation corridor to allow residents to easily move through the site. These R.O.W.s will be further developed during the Site Planning Process. Land Use Analysis West Park neighborhood is to be developed under the existing Residential High Density District (R-4). The intent of the R-4 district is to provide for high density residential developments through a variety of housing types. Additionally, this property is designated Urban Neighborhood by the Community Plan Future Land Use map, which encourages urban density homes in a variety of types shapes and sizes. It is our intent to create a residential neighborhood surrounded by parks and open space. Please see Appendix A.5 for more details on the proposed land uses. Additionally, please narrative section Alignment with Community Plan, below, for additional information on the alignment of this proposal with the City ’s adopted Community Plan. The neighborhood has been designed to be complimented by vibrant, urban and pedestrian-oriented complete streets. The proposed street sections provides for safe and broad connections across the whole neighborhood. The proposed on street and off street connections encourage pedestrians and bicycle travel through the whole site. Pedestrian block separators play a big role in the creation of this off street pedestrian 8 May 2022 Subdivision Preliminary Plat: West Park network. Rather than building several streets, we prioritized the pedestrian connection to move people in all directions. The natural spaces have been incorporated throughout the development to serve the community need for both neighborhood residents and visitors alike. Per UDC 38.420.060, parkland, excluding linear trail corridors, must have frontage along 100% of its perimeter on public or private streets or roads. It is our intention to classify the West Park Neighborhood Parkland as a linear trail corridor. Baxter Creek, existing wetlands, connections to other intersections along West Babcock and other critical features also constrain the ability for 100% street frontage, but the final layout will be a unique and accessible park with significant street frontage. It is our intention to build upon an existing linear park. Additionally, the Bronken Park soccer complex to the north provides 127 parking spaces and is about ¼ mile from the site. This is ample parking for anyone wishing to utilize the park features and trail system. Within the West Park neighborhood, Vaughn Drive will provide street frontage and parking for the park area, please see landscape plan set for more details. The layout of West Park continues the theme of existing open space in the area: large contiguous blocks of parkland with soft edges. This is present at the Valley West subdivision, the neighborhoods to the north, and Bronken Park to the north. All provide protection of Baxter Creek in a large scale corridor with a natural feel. The West Park neighborhood will serve as an extension of these parks to the south, minimize impacts to the stream and wetlands, and provide a north/south trail corridor as identified in the PROST Plan. All community services within the area benefit from this added parkland, including residents of Valley West, Springhill Presbyterian Church, and Petra Academy. The interior layout of the neighborhood will provide residents with multiple east/west trail connections over to these blocks of parks and existing natural amenities. The community design intended for this neighborhood encourages thoughtful development while providing for flexibility for future phases of the development to respond to changing market conditions. The design standards and guidelines proposed for West Park also include provisions that promote sustainability development. Initial land use assumptions for West Park are laid out in the table below. Additional details on precise parkland assumption, as well as discussion of CILP, can be found in the Parks Master Plan (Appendix E). Precise building type and square footages will be flushed out during the site planning process. Use Proposed Land Area (Acres) Developable Area* 21.51 Rights of Ways 3.34 Parkland 11.52 Open Spaces 4.46 TOTAL 40.83 * = Type of structures and number of units to be determined at site plan 9 May 2022 Subdivision Preliminary Plat: West Park Alignment with 2020 Community Plan The following additional goals and themes of the Community Plan have been incorporated into the overall project design and demonstrate how the proposed development aligns with this foundational community document. We have provided examples to help illustrate how specific components of the project support the growth policy. Theme 2 – A city of unique neighborhoods • Goal N-1: Support well-planned, walkable neighborhoods • N-1.5 Encourage neighborhood focal point development with functions, activities, and facilities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. • N-1.7 Review and where appropriate, revise block and lot design standards, including orientation for solar power generation throughout city neighborhoods. • N-1.8 Install, replace, and maintain missing or damaged sidewalks, trails, and shared use paths • N-1.9 Ensure multimodal connections between adjacent developments • N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. • 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 • Goal N-4: Continue to encourage Bozeman’s sense of place. • N-4.2 Incorporate features, in both public and private projects, to provide organization, structure, and landmarks as Bozeman grows. West Park is envisioned as a well planned walkable neighborhood. The site has been designed to use the proposed park as a focal point for the development. Multi -modal connections are envisioned through the project to connect back to this focal point. The project will contribute to the sense of the place of this area of the community by prioritizing and enhancing/expanding the outdoor recreation amenities that exist in this area. Theme 3 - A City Bolster by Downtown and Complimentary Districts • Goal DCD-1: Support urban development within the City. • DCD-1.2 Remove regulatory barriers to infill. • DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. • DCD-1.12 Prioritize the acquisition and/or preservation of open space that supports community values, addresses gaps in functionality and needs, and does not impede development of the community 10 May 2022 Subdivision Preliminary Plat: West Park • Goal DCD-3: Ensure multimodal connectivity within the City. • DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. • DCD-3.2 Identify missing links in the multimodal system, prioritize those most beneficial to complete, and pursue funding for completion of those links. • DCD-3.3 Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. This project is an infill project located within the current city limits. The project includes significant open space and parks to compliment the surrounding neighborhoods and adjacent commercial centers. This site also prioritizes multimodal connections enhancing the pedestrian connections to adjacent neighborhoods and ultimately commercial districts near by, Theme 4 - A City influenced by our Natural Environment, Park and Open Lands • Goal EPO-2: Work to ensure that development is responsive to natural features. • EPO-2.1 Where appropriate, activate connections to waterways by creating locations, adjacent trails, and amenities encouraging people to access them. The West Park Neighborhood has been carefully designed to protect the adjacent wetland that exist to the east. Rather than looking at these wetlands as a challenge we are choosing to enhance them, as well as activate portions of them. We believe that this approach will tie in great to the adjacent Bronken Park and Baxter Creek wetlands. Theme 5 - A City That Prioritizes Accessibility and Mobility Choices • Goal M-1: Ensure multimodal accessibility. • 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.). • M-1.5 Identify locations for key mobility hubs (e.g. rideshare drop off/ pick up areas, bike/scooter share, transit service, bike, and pedestrian connections). • M-1.9 Prioritize and construct key bicycle infrastructure, to include wayfinding signage, connections, and enhancements with emphasis on completing network connectivity. • M-1.11 Prioritize and construct key sidewalk connections and enhancements. • Goal M-2: Ensure multimodal safety. • M-2.5 Develop safe crossings along priority and high utilization pedestrian and biking corridors. While the project has been designed with safe streets and access for pedestrians and bikers, is also comprehensively planned for auto vehicles with sufficient parking throughout. In addition, the Parks provide for easy and safe pedestrian and bike connections throughout the project and to adjacent neighborhoods as well. 11 May 2022 Subdivision Preliminary Plat: West Park Phasing Common subdivision infrastructure improvements are critical to the projects utility, transportation and parkland networks. Construction for these improvements will be phased to provide the logical extension of facilities and recreational opportunities to the project as it is developed. These common subdivision infrastructure improvements will need to be installed or financially guaranteed prior to occupancy of any structures within that phase. The applicant will be requesting to construct site improvements, including residential structures, concurrently with these common subdivision infrastructure improvements (Appendix F). Common Subdivision Infrastructure Improvements are identified on the West Park Phasing Plan. A list of the Common Subdivision Infrastructure Improvements by phase is: Phase 1 • Construct Vaughn Drive from Laurel Parkway to the east Phase 1 Boundary including water, sewer, and drainage facilities. • Construct the sewer line in the easement in the northern portion of Phase 1 from Laurel Parkway to the future extension of Vaughn Drive. • Relocate the existing drainage facilities draining Laurel Parkway. • Construct the waterline through Phase 1 to provide a looped system and serve the residential structures. • Relocate and enhance the existing wetlands located along the east boundary of Phase 1. • Dedicate the Phase 1 Park Area. • Site improvements will be phased according to the West Park Phasing Plan. Phase 2 • Extend Vaughn Drive to its connection with the existing Vaugh Drive including water, sewer, and drainage facilities. • Begin construction of Park Improvements as Improvements In Lieu of Parkland. • Site improvements will be phased according to the West Park Phasing Plan. Phase 3 • Construct Pond Lily Drive from Vaughn Drive to West Babcock Street including water, sewer, and drainage facilities. • Continue Construction of Park Improvements as Improvements In Lieu of Parkland. • Site improvements will be phased according to the West Park Phasing Plan . Phase 4 • Complete Park Improvements and Improvements In Lieu of Parkland. Submitted concurrently with this Preliminary Plat Application is a Site Plan Application 12 May 2022 Subdivision Preliminary Plat: West Park for Phase 1. All other phases will take the necessary entitlement step when they are ready. We have included a request for concurrent construction with this application, please see Appendix F. II. Preliminary Plat Checklist Items 38.220.040 1. Pre-application information. All information required with the pre -application plan, as outlined in section 38.220.030. Response: Acknowledged. All information required with the Pre -Application as been included in this application. 2.Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. Response: Acknowledged. All plans will include the appropriate information listed above. 3.Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 4.Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 5.Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 6.Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: Acknowledged. Please see the N1 and Adjoiners list included in this application. 13 May 2022 Subdivision Preliminary Plat: West Park 7.Perimeter survey. A survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. Response: Please see the Preliminary Plat Sheets for all relevant information. 8.Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. Response: Please see the Preliminary Plat Sheets for all relevant information. 9.Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. If a phase depends on improvements not included within the geographic area of a phase, or if timing of construction of improvements is separate from the timing of construction of that phase, those improvements and associated phases must be identified. Response: Acknowledged. Please see the Phasing plan (Appendix B) indicating the timing of each public improvement. It is the applicant’s intention to submit a concurrent construction request to utilize 38.270.030.B.1.b.2. Please see Appendix F for relevant information pertaining to that request. 10.Contours. Ground contours must be provided for the tract according to the following requirements: Where the average slope is: Contour intervals must be: Under 10 percent—2 feet (if all lots are over one acre in size, five feet intervals may be used) Between 10 and 15 percent—5 feet, Greater than 15 percent—10 feet. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 11.Waivers. List of waivers granted from the requirements of section 38.220.060 during the pre-application process must be submitted with the preliminary plat application. Response: Acknowledged. Please see the Preliminary Plat Supplements section below for more information. The following waivers were granted in the Pre-Application: Wildlife, Historical Features, and Agriculture. 12.Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in 14 May 2022 Subdivision Preliminary Plat: West Park the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. Response: The applicant proposes to request for exemption from DEQ review. A written request is included as Appendix J per the submittal requirements. 13.Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.170 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. Response: The applicant proposes to request for exemption from DEQ review. A written request is included as Appendix J per the submittal requirements. B. The following information must be submitted along with the preliminary plat. 1.Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. Response: Acknowledged. Please see the Civil Plan Set as well as the Preliminary Plat Plan Sheets. 2. Non-compliance with standards. a. Variances. Provide a written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). b. All others. Provide a written statement: describing any intended departure, deviation, modification, non-compliance or alternative compliance to any standard applicable to a subdivision review; providing a BMC citation to the authority authorizing the non-compliance; and providing the applicable criteria of review. Response: The project has been reconfigured since the pre-application submittal and we are not requesting any variances at this time. 3. Noticing materials required by section 38.220.420. Response: Please see the N1 and Adjoiners list included in this application. 4.Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners' association if covenants are proposed to ensure compliance with 15 May 2022 Subdivision Preliminary Plat: West Park regulatory standards. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights -of-way or drive aisles intersect state, county or city highways, streets or roads. c. A draft of such other appropriate certificates. d. Provision for maintenance of all streets (including emergency access), open spaces to meet requirements of division 38.420 or section 38.410.040, storm water facilities, and other improvements not dedicated to the public. Response: Acknowledged. These items have been included in our submittal. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: Acknowledged. The street grades for West Park are under 5% and therefore this item is not applicable. 6. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. Response: Acknowledged. Please see the application forms included in the application. III. Response to Pre-Application Comments (21-466) Planning Comments 1. General Comments: The preliminary plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM) (i.e. all parcels created or retraced by the certificate of survey designated by number or letter, and the bearings, distances, curve data, and area of each parcel). Response: Understood. Please see the Preliminary Plat Sheets for more information. 2. BMC 38.220.060 - Preliminary plat additional supplements - Required materials for a complete submission. Please provide the additional supplements not waived as denoted within these comments per this section of the BMC. Response: Acknowledged. Please see these supplements below in Section 5. 3. BMC 38.220.080 - Site Plan Submittal Requirements. Required Applications • Form A1 - Development Review Application 16 May 2022 Subdivision Preliminary Plat: West Park • Form PP Subdivision Preliminary Plat Required Materials • Form N1 Noticing Materials • Wetlands Review Checklist Response: Acknowledged. All of these application forms have been included in our submittal. 4. Section 38.220.010. Please ensure all plans are drawn to scale on paper not smaller than 8 x 11 inches or larger than 24 x 36 inches. Plans must be properly oriented in landscape mode. Please following digital submittal and naming protocol requirements as denoted on the Subdivision Preliminary Plat Checklist (PP). Response: Understood. 5. BMC 38.220.040 - Subdivision preliminary plat - Required submittal materials. Please provide the requirements as denoted within this section of the BMC. Response: Understood. 6. BMC 38.220.050 - Preliminary Plat required supplements - Information required for complete submittal. Please provide the supplement requirements as denoted within this section of the BMC. Response: Acknowledged. Please see these supplements below in Section 5. 7. Section 38.220.130. - Section 38.640. Please provide a wetland and watercourse delineation report and submit any additional information denoted within the wetlands review checklist as a wetlands review will be applicable during the preliminary plat process. Response: Acknowledged. Please see the Wetland report included as Appendix P. 8. Section 38.220.160. - Section 38.250.080. Please provide necessary materials and requirements for the submittal subdivision variances, if applicable. Response: Acknowledged. The project has been reconfigured since the pre -application submittal and we are not requesting any variances at this time. 9. Requested Variances & Determination: Variance 2. Sec 38.410.100 Watercourse Setback Request variance to allow for Vaughn Drive to encroach into Zone 2 of the watercourse setback to allow for the required street park frontage per Sec 38.420.060.The subdivision variance will not be supported at this time based on Staffs comments regarding the street layout and internal connectivity. This subdivision variance may also not be necessary based on Sec. 38.410.100.A.2.e (3). Please review 17 May 2022 Subdivision Preliminary Plat: West Park the comments from all departments for more information as well as this section of the BMC . Response: Acknowledged. The project has been reconfigured since the pre -application submittal and we are not requesting any variances at this time. 10. Requested Variances & Determination: Variance 1. Sec 38.400.050 Street and road right-of-way construction standards. Request variance from City of Bozeman Design Standards to allow for the radius of the curves on Vaughn Drive entering the project from the north to be 50 feet which is less than the minimum standard. This subdivision variance will not be supported at this time based on Staffs comments regarding the street layout and internal connectivity. Please review the comments from all departments for more information. Response: Acknowledged. The project has been reconfigured since the pre -application submittal and we are not requesting any variances at this time. 11. The supplemental documents outlined in BMC 38.220, part 2 are deemed required with this application as there are common facilities including city parkland, open space and the associated stormwater facilities, rights of ways for pedestrians and perimeter street public lands landscaping required that is the responsibility of the property owners association to own (open space) and maintain (all). The plat must clearly state maintenance responsibilities for these facilities and the supplementary documents must be provided in draft form with the preliminary plat application. Response: The application includes draft documents for the creation of a property owners’ association and maintenance responsibilities are identified in the documents (Appendix D). 12. Section 38.220.310. All areas reserved for open space and other common areas (i.e., storm water facilities) to be owned and maintained by the property owners association will need to be identified on the preliminary plat as common open space, not open space, and so noted accordingly in the property owners association documents. Response: Acknowledged. All references have been updated. It understood that all common open spaces will be owned and maintained by the POA. 13. Section 38.220.320. Covenants, restrictions, and articles of incorporation for the creation of a property owners association shall be submitted with the final plat application for review and approval by the Department of Community Development and shall contain, but not be limited to the following items: provisions for snow removal, provisions for fences (if applicable), maintenance and upkeep of all common areas, trails, open space, storm water runoff facilities, landscape details for detention ponds, 18 May 2022 Subdivision Preliminary Plat: West Park outlet structures, boulevard trees, parkland, irrigation, etc., noxious weed control, and any other applicable provisions. These documents shall be submitted to the city attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. Response: Acknowledged. Please see Appendix D.1—D.3 for our proposed CCR’s, Bylaws and Design Regulations. 14. Section 38.270.040, Special provisions for timing of certain improvements. Park, pathway, boulevard, and neighborhood center improvements must be installed or financially guaranteed prior to final plat approval. Response: Acknowledged. Please see the Appendix B: Phasing plan indicating the timing of each of these improvements. It is likely that portions of these improvements will be financially guaranteed. 15. Section 38.270.030, Completion of Improvements. If it is the developers intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements. Response: Understood. It is the applicants request to ask for concurrent construction under 38.270.030.B.1.b.2 and financially guarantee any outstanding improvement to allow for the concurrent vertical construction. Please see Appendix F for more information about this request. 16. Section 38.240.050 Disposition of water rights, Sec. 38.410.130 Water adequacy - Water rights, or cash -in-lieu thereof, as calculated by Griffin Nielsen, with the City of Bozeman Engineering Department,, is due with the filing of the subdivision final plat. Response: The West Park Subdivision property is not associated with any existing water rights that have value to the development. A number of stock water rights are associated with the property. The applicant’s team has been in contact with DNRC to discuss the potential allocation of exempt rights for the property prior to and subsequent to the recent rule clarification. It is our understanding that the existing four lots of Phase 6 of the Norton 19 May 2022 Subdivision Preliminary Plat: West Park East Ranch Subdivision are allowed a combined total of one 10 acre -feet exempt right. A formal request has been made to DNRC and the team is awaiting a response. The request email is included as Appendix U. Please refer to the park and open space plan for a description of the location of proposed wells and the proposed water use from the wells. The applicant will work with Griffin to determine CILWR. 17. Section 38.240.110, A complete preliminary plat application shall be submitted to the Community Development Department within one calendar year of the date the Community Development Department dates, signs and places pre -application comments within ProjectDox. Response: Understood. 18. BMC 38.240 - Subdivision procedures Part 5 Subdivision certificates. Please ensure all applicable subdivision certificates are shown on the preliminary plat accordingly. Response: Acknowledged. Please see the Preliminary Plat sheets for all required certificates. 19. Sec. 38.350.060.B. Relation to linear parks. Fences located in the rear or side setback of properties adjoining any city linear park must have a maximum height of four feet. (if applicable) Response: Acknowledged. A statement is included in the Design Regulations limiting the height of fences along the Linear Park. 20. Sec. 38.400.010. A. 1. Relation to undeveloped areas. When a proposed development adjoins undeveloped land, and access to the undeveloped land would reasonably pass through the new development, streets and alleys within the proposed development must be arranged to allow the suitable development of the adjoining undeveloped land. Streets and alleys within the proposed development must be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. If the development being reviewed is a subdivision, a request for an alteration of this standard must be processed as a subdivision variance. If the development being reviewed is not a subdivision, a request for an alteration of this standard must be reviewed against the criteria of section 38.250.080.B, but will not alter the review authority who would otherwise decide upon the application .Please provide a street layout with connection to the eastern property boundary to provide an east-west connection from Laurel Parkway to future connection to North Cottonwood Road. 20 May 2022 Subdivision Preliminary Plat: West Park Response: Acknowledged. An easement for a future extension of Cascade St. is provided of the preliminary plat. This easement has been discussed with staff in some detail. Email correspondence with Lance Lehigh is provided in Appendix V. Due to the critical nature of the wetland area along the east boundary of the project the proposed internal roadway network (Vaughn Dr.) extends along the wetland boundary. A public street easement is provided over the wetlands to allow for the future extension of Cascade St. from the east. 21. Sec. 38.400.080. Sidewalks. City standard sidewalks must be constructed in all developments on all public and private street frontages. The requirements of the city design standards and specifications policy and the city modifications to state public works standard specifications and per the block frontage standards of division 38.510 apply. Additionally, the developer must install sidewalks adjacent to public lands, including, but not limited to, parks, open space, and the intersection of alleys and streets or street easements. Applicable sidewalks and development frontages adjacent to public lands are subject to the provisions of section 38.510.030.I. Response: Acknowledged. Sidewalks and trails will be installed in the appropriate phase of construction. 22. Section 38.400.070 Street Lighting. Provide street lighting plans consistent with Section 38.570.030 compliant with the City of Bozeman Design Standards and Specifications Policy to be incorporated into an SILD to be reviewed by the City Commission. Response: Acknowledged. Please see the lighting plan set for all lighting information. 23. Section 38.400.110.B.1, Transportation Pathways. Developers must install transportation pathways, to provide adequate multimodal transportation facilities within the development, as part of the required development improvements. Transportation pathways must be Americans with Disabilities Act (ADA) accessible, and include the following types of facilities: a. Sidewalks (also see division 38.510 for sidewalk standards, depending on the applicable block frontage designation); b. On-street bike lanes and bike routes; c. Boulevard trails; and d. Class I trails; i. With the exception of trail corridors within required watercourse setbacks, corridors for Class I trails must be dedicated to the city. The dedicated trail corridor must be at least 25 feet in width to ensure adequate room for the construction, maintenance and use of the trail. Transportation trail corridors cannot be used to satisfy parkland dedication requirements; and e. Pathways that connect community or neighborhood commercial nodes by a 21 May 2022 Subdivision Preliminary Plat: West Park reasonably direct route; or f. Pathways that connect major residential, employment, educational, or other service nodes by a reasonably direct route. Response: Acknowledged. All sidewalks will be ADA Accessible and our proposed PROST trail is planned to be built zone 2 of the watercourse setback. 24. BMC 38.410.020 - Neighborhood Centers. All residential subdivisions or planned unit developments that are ten net acres in size or greater, must have a neighborhood center. Developments may be exempted from this requirement if every lot within the development is within one-half mile of an existing neighborhood center. Generally, the center must be no less than one acre in size. Please provide further clarification on the location of the neighborhood center for the subdivision and ensure the provisions of this section are met. Response: Please see Section 5 below for more information about neighborhood centers. 25. BMC 38.410.040 - Blocks. A north-south separation between Lot 1 and 2 is required to meet block width requirements. Staff is sensitive to the constraints of the wetlands areas within this area, however must ensure proper internal circulation via a street with sidewalks or pedestrian facility running N-S. Response: Acknowledged. Please see the updated site plan and Preliminary Plat sheets. A North South block separator has been included. The easement is proposed to be 10’ wide with 10’ building setbacks. 26. Section 38.410.040.D - Rights-of-way for pedestrians. Landscape and irrigation plans must be submitted with the preliminary plat application for the required landscaping in these rights of ways with the preliminary plat. This area must provide trees at one per every fifty feet in place of street trees. Utilize species recommendations for street trees. Maintenance of these rights of ways is the responsibility of the property owners association and must be represented in the POA documents required in BMC 38.220 part 2. Response: Acknowledged. Please see the Landscape and Irrigation plan Set for more information. 27. BMC 38.410.060 - Easements. In subdivisions, all easements must be described, dimensioned and shown on the final plat in their true and correct location (i.e. utility easements, a public access easement for any common open space lot, etc). Response: Understood. Please see the appropriate Preliminary Plat sheets for all relevant Easement information. 22 May 2022 Subdivision Preliminary Plat: West Park 28. BMC 38.410.080 - Grading and drainage. Stormwater facilities must be provided for the public streets. All lots provided to accommodate stormwater from the public streets must be titled common open space lots with the correct lot and block number depending on location. The common open space lots must be maintained by the POA and noted accordingly in the documents required in BMC 38.220 part 2 and on the conditions of approval sheet of the plat. BMC 38.410.080.H. outlines the requirements for stormwater drainage facilities including landscape design if stormwater surface facility is proposed. Landscape and irrigation plans must be submitted with the preliminary plat application for the required landscaping in all open space lots. Response: Acknowledged. All stormwater from public right of ways will be located on a common open space lot and will be maintained by the POA. Additionally, there will be a note on the Preliminary Plat indicating the maintenance of these common open space areas. Landscaping plans showing these open space areas have also been included in the submittal. 29. Sec. 38.410.120 Mail delivery. If mail delivery will not be to each individual lot within the development, the developer must provide an off -street area for mail delivery within the development in cooperation with the United States Postal Service. The city will not be responsible for maintaining or plowing any mail delivery area constructed within a city right-of-way. Response: Acknowledged. We will coordinate all mail delivery locations with USPS. 30. Sec. 38.420.060. - Frontage. Parkland, excluding linear trail corridors, must have frontage along 100 percent of its perimeter on public or private streets or roads. Based on the proposed street layout, the proposed parks do not meet this section of the BMC. Please revise the street layout in order to provide 100% frontage of all proposed parks perimeters. Response: Acknowledged. Our park is proposed to be a linear park and is exempt from this requirement. 31. Sec. 38.420.080. Park development. Please ensure the proposed parks are in conformance with this section of the BMC. Response: Acknowledged. Please see the Parks Master Plan included as Appendix E for more information relating to the proposed parks. 32. Section 38.550.070 - All perimeter street boulevard, street trees and landscaping must be installed within one year of final plat approval. Landscape plans for these areas and all internal pathways by phase must be submitted with the preliminary plat application. Perimeter streets for this subdivision include West Oak, Cottonwood Rd, 23 May 2022 Subdivision Preliminary Plat: West Park Baxter Lane, and all internal pathways by phase. Provide provisions for phased improvements as necessary. Response: Understood. We are proposing street trees for Perimeter streets, Laurel Parkway and West Babcock. Please see the Landscape plan set for more information. 33. General Comment: Please provide the A1 Development Form for any further submittals. Response: Understood. 34. General Comment: Please include the numbers of adjoining certificates of survey along with adjacent lot and tract lines on preliminary plat. Response: Understood. Please see the Preliminary Plat sheets for this information. 35. General Comment: Please include the owners of any existing or proposed streets, roads, and easements within the proposed subdivision and adjacent subdivisions and tracts. Response: Understood. Please see the Preliminary Plat sheets for this information. 36. General Comment: Location of all existing structures, including buildings, railroads, power lines towers, and improvements inside and within 100 feet of the proposed subdivision. Response: Understood. Please see the Civil Plan Set for this information. 37. General Comment: Please clarify the note denoted on the Preliminary Plat Map which states all proposed public streets are to be 35 feet width as the streets within the proposed subdivision are either 60 feet or 90 feet in width. Response: Understood. Please see the Civil Plan Set for this information. 38. General Comment: Please provide justification for the lack of pedestrian or street separation for lot 4. Response: The programming for Lot 4 has not been sufficiently designed to accurately depict where the pedestrian connectivity will occur. It is understood that this lot will require a block separator to break up this block. It is our intention that this lot will conform will all UDC requirements at the Site Plan review entitlement process. 39. General Comment: Grammatical Errors: page 6 of Narrative 1st paragraph 10 lots should be 11 lots, page 7: Phase 2 Vaughn misspelled. 24 May 2022 Subdivision Preliminary Plat: West Park Response: Understood. 40. Requested Waivers & Determination: Sec. 38.220.060.A.5. Vegetation - Staff is unable to grant a waiver for the vegetation supplement based on the indication that there is a lack of major vegetation types or critical plant species known to be present on the subject property. Based on the wetlands located on the property, identifying major vegetation and critical plat species must be indicated through a vegetation map per this section of the BMC. If any of these species are identified, please describe protective measures for preservation of these communities. Response: Understood. Please see the Preliminary Plat Supplements section below for more information. 41. Requested Waivers & Determination: Sec. 38.220.060.A.6. Wildlife- Staff grants a waiver for the wildlife supplement based on the indication of no wildlife impacts from the Montana Department of Fish, Wildlife, and Parks. Sec. 38.220.060.8. Agriculture - Staff grants a waiver for the agriculture supplement based on the indication that the subject property is not a viable farm unit. Sec. 38.220.060.7. Historical Features - Staff grants a waiver for the historical features supplement based on the indication of no historical features are present and no structures existing on the subject property. Sec. 38.220.060.9. Agricultural Water User Facilities - Staff grants a waiver for the agricultural water user facilities supplement based on the indication of no active agricultural water facilities located within this subject property. Response: Acknowledged. Agricultural Water user Facilities wavier was not granted by Engineering. Please see all relevant information on this topic in the Supplements to the Preliminary Plat below. 42. Section 38.400.110.B.2, Recreation pathways. For the definition of recreation pathways, please see section 38.420.110.B. Delineate recreation and transportation pathways in the preliminary plat submittal. Response: Acknowledged. 43. Section 38.400.110.F. Pathway maintenance. Trails within and adjacent to the proposed development, as well as off-street pathways (i.e., sidewalks and boulevard trails) along external development streets, must be maintained by the developer (including snow removal) in accordance with an approved maintenance plan until 50 percent of the lots within the development are sold. Thereafter, the property owners' association must be responsible for maintenance. The property owners' association may establish an improvement district to collect assessments to pay for the maintenance. Response: Acknowledged. 25 May 2022 Subdivision Preliminary Plat: West Park 44. Section 38.400.110.G. Pathway easements. Where pathways cross private land or common open space, the proper public access easements must be provided. Public access easements for pathways must be at least 25 feet wide. The director of public works may accept an alternate easement width when said easement is parallel to a road ROW. Please provide pathway easements for any proposed midblock crossings and pedestrian pathways (i.e. east-west crossing through Phase 1 and Phase 2). Response: These East/West Pedestrian easements are considered Rights-of-Ways for Pedestrians (34.410.040). Outlined in that section, ROWs are required to be a minimum of 10’ and also have a 10’ building setback off that easement. it is the applicants intention to utilize this 10’ easement with the 10’ setback for all block separators. Engineering Comments 1. The applicant has not provided adequate information demonstrating the need or facts of hardship that prevent the applicant from complying with the design standards and municipal code. BMC 38.250.080 Response: Acknowledged. The application now complies the design standards and city code. 2. Engineering does not support the waiver of the requirements of BMC 38.220.060.A.9 Agricultural Water User Facilities. The applicant must submit the Agricultural Water User Facilities supplement with the preliminary plat application. Response: Acknowledged. Please see Preliminary Plat Supplements section below for all information relating to this item. 3. The applicant is proposing building in the existing stormwater easement. This easement must be released prior to site plan approval. Response: It is the applicants intent to prepare the appropriate documents to release the existing temporary stormwater easement concurrently with the filing of the final plat. 4. The applicant must demonstrate that the proposed stormwater lots are large enough to accommodate the required stormwater infrastructure. Response: The stormwater ponds have been modified and additional design work has been completed to confirm that the stormwater lots are adequately sized. The detailed design will be submitted with the infrastructure submittal. 5. The City prefers not to have sanitary sewer mains route from a public right -of-way across a private lot. Please consider other alignment options that wlll adequately serve 26 May 2022 Subdivision Preliminary Plat: West Park the subdivision. Response: The location proposed for the sanitary sewer is the only route available to serve the property as the sewer needs to tie into the North Ranch Lift Station. 6. The applicant should consider how adequate maintenance access will be provided for all of the stormwater infrastructure. As proposed, some of the storm infrastructure maybe difficult to access for maintenance. Response: The location of stormwater infrastructure has been modified and access will be provided. The detailed design will be submitted with the infrastructure submittal. 7. The transportation layout presented does not demonstrate the connectivity within the development or to adjacent developments that meets the goals of the Bozeman Transportation Master Plan. The applicant is advised to consider and demonstrate how all forms of transportation will move through the development and to adjacent developments in a way that provides for increased performance, efficiency, and connectivity. Response: The project layout has been modified since the preapplication plan and connectivity within the development to adjacent developments has been improved. The park plan and road layout shown on the preliminary plat identify improved pedestrian transportation routes compared to the preapplication plan. An easement is shown on the preliminary plat to allow for the future extension of Cascade Street in the future if needed or required at some point. 8. The extent of Cascade Street for Phase 1 is considered a dead -end and must comply with City design specifications and standards, and with any city-adopted International Fire Code. No dead-ends longer than 150 feet are permitted without an approved turn- around. The applicant must provide an engineering approved turn around for emergency vehicles. BMC 38.400.010 (A) (5) Response: Acknowledged. The termination for Vaughn Drive in phase one is less than 150’ past the drive access onto that lot. Parks Comments 1. Staff does not support residential lots in this location. Redesign Vaughn Drive to have continuous frontage along the existing and proposed parks. BMC 38.420.060. Response: Acknowledged. Vaughn Drive as been redesign to eliminate that lot. This north area will be added to the park. 27 May 2022 Subdivision Preliminary Plat: West Park Stormwater Comments 1. Watercourse setbacks must include adjacent wetlands. More information is needed to determine if stormwater impoundment is located outside of Zone 1 of the setback as described in BMC 38.410.100. Also consider that stormwater capacity must be provided above the high groundwater level. Response: The only watercourse on the property is Baxter Creek. The watercourse setback extends past the adjacent wetlands which is all located in the proposed park and no stormwater facilities are proposed in the park. 2. Per 38.220.030, topographic features and utilities need to be shown on and adjacent to the property. Watercourses, drainage channels, areas of seasonal water ponding and storm sewer infrastructure must be shown on the plan. How is drainage conveyed across Babcock Street, through this property and across Laurel Parkway? Response: The preliminary plat shows the utilities and topographic features adjacent to the subdivision. Baxter Creek is the only watercourse on the property and that is shown on the preliminary plat. There are no drainage channels on the property. Stormwater infrastructure is shown on the preliminary plat. The stormwater drainage for Babcock Street was completed as part of Phase 1 of Norton Ranch Subdivision, on the far east side of the property drainage from Babcock flows to the east and is eventually conveyed to Baxter Creek, the remainder of the stormwater from Babcock flows to the west to two stormwater ponds that discharge into adjacent wetlands and cross under Laurel Parkway and as such are directed away from the proposed subdivision. IV. Response to Preliminary Plat Approval Criteria Response to Applicable Subdivision Review Criteria (BMC Sec. 38.240.130) 1. Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act. The Preliminary Plat demonstrates compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act and has been prepared by a Professional Engineer registered in the State of Montana. The subsequent Final Plat will comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2. Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. This application is in compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. The final plat shall comply with the standards identified and referenced in the Bozeman Municipal Code (BMC). 28 May 2022 Subdivision Preliminary Plat: West Park 3. Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act. This Preliminary Plat is undergoing review according to the procedures provided for in UDC Section 38.240.130 and Part 6 of the Montana Subdivision and Platting Act. 4. Compliance with Chapter 38, BMC and other relevant regulations. The application is in compliance with Chapter 38, BMC and all other relevant regulations, or, as stipulated in any unmet code provisions, will be in substantial compliance prior to Preliminary Plat approval. 5. The provision of easements to and within the subdivision for the location and installation of any necessary utilities. All necessary utility easements have been provided for, both to and within the subdivision, as shown on the Preliminary Plat. 6. The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel. All subdivision parcels have been provided with legal and physical, as shown on the Preliminary Plat, which includes the relevant instrument numbers as required. Primary Subdivision Review Criteria, Section 76 -3-608 1. The effect on agriculture. The subject property is designated as Urban Neighborhood according to the City of Bozeman Community Plan. The area is zoned Residential High Density (R-4) and has been annexed but is vacant. The buildable portion of the proposed subdivision is residential. This site has been vacant and not farmed for several years. The subdivision will not have adverse effects on surrounding agricultural operations. 2. The effect on Agricultural water user facilities. All agricultural water uses facilities on and adjacent to this project will be protected. The applicant has worked with the Ditch Company to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. 3) The effect on Local services. 29 May 2022 Subdivision Preliminary Plat: West Park Water/Sewer – Municipal water and sewer mains exist within the development and in the adjacent street rights of way of to serve the development. The subdivider proposes to extend water and sewer mains throughout the development and to the individual lots within the subdivision. These internal water and sewer mains will be installed or guaranteed prior to final plat approval. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout utilizes Laurel Parkway (collector), and West Babcock (collector) to provide primary site connectivity. Other internal local streets provide access to all lots. The project is well connected and meets block length requirements with the proposed streets and pedestrian midblock crossings. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual buildings prior to recording of the final plat. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water facilities is an obligation of the property owners’ association. This responsibility is addressed on the plat proposed with the subdivision. Parklands - The proposal meets the required park dedication and improvement standards as described in Appendix E. 4) The effect on the Natural environment. The subdivision will not have a significant effect on the Natural environment. West Park was designed with a focus on preserving the natural elements that exist within the property. Natural watercourse corridors are being maintained with 50 -ft wetland setbacks provided along the existing wetland boundary. All required wetland permits will be secured prior to any disturbance of wetlands on site. The watercourse setback for the watercourse is located within the proposed parks corridor, and this area is to be protected as part of the overall development of the parks. The project proposes to use native and drought -tolerant plants where practical (and allowed under City standards). Watercourse plantings along the site’s natural watercourses will also be provided. Parks and open spaces will be irrigated with exempt irrigation wells using efficient watering techniques and technologies to promote water conservation. See Appendix E – Parks Master Plan for additional information on the proposed plantings and irrigation plan. 30 May 2022 Subdivision Preliminary Plat: West Park 5) The effect on wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat at this property. The Parks Master Plan (Appendix E) has demonstrated a dedication to preservation and enhancement of the riparian corridors. There are no known endangered or threatened species on the property. 6) The effect on Public Health and Safety The proposed subdivision will not have a negative effect on public health and safety. All infrastructure will meet or exceed City standards and will protect public health and safety. The improvements to wetlands will not impact the project site. The project will be further reviewed through future Final Plats and Site Plans to ensure the intent of the regulations in Chapter 38 of the Bozeman Municipal Code is met. Chapter 38 includes the protection of public health, safety, and general welfare as a foundational tenet; therefore, the subdivision continues to be reviewed with this expectation in mind. DRC review has shown that this submittal is in general compliance with the Chapter 38, and conditions of approval are expected in response to this submittal where additional information is required to ensure approval. All subdivisions must be reviewed against the criteria listed in 76 -3-608.3.b-d, Mont Code Annotated, and this narrative demonstrates compliance with the requirements as shown herein. V. Preliminary Plat Supplements 38.220.060 1. Surface Water Baxter Creek flows through the easterly portion of the proposed subdivision and is the only natural surface water body on the property. The project will reclaim the borrow pit in the southeast corner of the property and provide for an enhanced wetland in this area. For additional information see the memorandum in Appendix P. 2. Flood Plains Baxter Creek flows through the easterly portion of the proposed subdivision. There is not a defined floodplain associated with Baxter Creek as it has not been mapped as part of the FEMA process. The Baxter Creek corridor will be located in a proposed park as part of the subdivision. As part of the original Norton East Ranch Annexation and Phase 1 of Norton East Ranch Subdivision, the owner of the property at that time placed a covenant on the Baxter Creek corridor which limits almost all activity within the corridor as such the floodplain impacts on the developable land within the proposed subdivision will be limited. A flood hazard study has been completed for Baxter Creek and the results of that study are included in the Appendix Q. The conclusion of the study is Baxter Creek will be contained within the watercourse setbacks. The width of the flood hazard area varies 31 May 2022 Subdivision Preliminary Plat: West Park from approximately 40 feet to 130 feet. The flood hazard area will not impact any aspects of the proposed development. 3. Groundwater Groundwater at the site has been monitored at seven locations across the property since March of 2021. The data indicates that the shallowest groundwater period is in May with levels ranging from less than 1 foot to approximately 2.5 feet. The relatively shallow groundwater is typical of the area and the project will be designed to account for the shallow groundwater levels. A memorandum with exhibits is included in Appendix K. 4. Geology; Soils; Slopes Castle Rock Civil & Geotechnical Engineering conducted a field investigation of the site in 2020 and developed recommendations for development of the site in a report dated April 10, 2020. A copy of the report is included as Appendix L. The following section respond to the requirements of BMC 38.220.060 A. 4. Geologic Hazards There are no known natural geologic hazards on the site. There was mining activity in the southeast quadrant of the subdivision. Most of the mining activity was located on what will be open parkland; however a portion of the mining activity was located on Lot D and based on the Geotechnical Report it is recommended that a more detailed geotechnical investigation be completed to determine the extents of the mining activity and to develop recommendations for building on the mining disturbed area if any roads or building are proposed for the disturbed area on Lot D. Protective Measures Refer to above paragraph. Unusual Features There are no unusual features on the site. The site has high groundwater but that is typical of most areas being developed in Bozeman and as such is not unusual. There are no slopes greater than 15% on the site. Soils Map A soils map and NRCS soil information is included in the Geotechnical Report. Cuts and Fills It is not anticipated that cuts or fills will exceed three feet on the project. 5. Vegetation A memorandum and map regarding vegetation is included as Appendix R and the weed management plan is included as Appendix I. All critical plant communities will be protected as they reside within an area of the project that is protected by a restrictive 32 May 2022 Subdivision Preliminary Plat: West Park wetland protection covenant. 6. Wildlife (Waiver Granted) No additional impacts or hazards are anticipated. 7. Agriculture (Waiver Granted) No additional impacts or hazards are anticipated. 8. Agricultural Water User Facilities There are no active agricultural water user facilities on the property. Please refer to Appendix S for all information and exhibits related to Agricultural Water User Facilities. 9. Water and Sewer Please see the water and sewer design report included as Appendix P. 10. Stormwater Management A stormwater management plan is included as Appendix M. Stormwater runoff from the right of ways will be directed as street runoff to inlets and then conveyed to stormwater retention ponds for storage and treatment. The stormwater from the individual sites will be addressed with each individual site as part of the site plan review process. For example the site plan for Lot A includes underground retention facilities to address stormwater storage and treatment. 11. Streets, Roads & Alleys A traffic study has been completed for the development by Abelin Traffic Services and is included as Appendix C. The following text is provided in the order outlined in BMC 38.220.060 A. 11. to provide information not included in the traffic study and to highlight conclusions of the traffic study. Description West Park Subdivision is bordered by Babcock Street on the south, Laurel Parkway on the west, and has access to Vaughn Drive to the north. The internal subdivision roads will consist of an extension of Vaughn Drive for its current terminus to Laurel Parkway and an extension of Pond Lily Road from Babcock Street to its proposed connection to Vaughn Drive. The proposed roads will be city standard local roads with a width of 35 feet based on top back of curb. Phase 6 of Norton East Ranch included road easements that vary in location from the proposed roads and as such will need to be vacated prior to filing of the final plat for West Park Subdivision. Phase 6 of Norton East Ranch includes an easement to extend a street to the east boundary of the property in line with an existing easement on the adjacent property. The West Park Subdivision includes this easement in a slightly different location but still in line with the existing easement to the east. It is noted that there is a covenant placed on the property by the original developer in cooperation 33 May 2022 Subdivision Preliminary Plat: West Park with the Army Corp of Engineers to protect wetlands which may make construction of this future road problematic. Bicycle and Pedestrian Pathways West Park Subdivision is bordered on the south and west with streets that incorporate bike lanes. No additional bike specific infrastructure is proposed for the property. Pedestrian facilities will be provided as follows: • Sidewalk (5’ wide) along Babcock Street frontage • Sidewalk (5’ wide) along Laurel Parkway frontage • Sidewalks (5’wide) along both sides of the proposed local streets • Midblock pedestrian pathways are proposed through the middle of Lot A and Lot B going east-west and in the open space between Lot A and Lot B going north -south. Final location and configuration of these pathways will be completed as part of the site plans for each lot. These pedestrian pathways will be 5 foot wide sidewalks located in 30 foot wide easements. • East-west and north-south pedestrian pathways will be provided on Lot C with the final location and configuration determined during the site plan review process. These pedestrian pathways will be 5 foot wide sidewalks located in 30 foot wide easements. • An east-west pedestrian pathway will be provided on Lot D with the final location and configuration determined during the site plan review process. These pedestrian pathways will be 5 foot wide sidewalks located in 30 foot wide easements. • Refer to the park plan for additional pedestrian facilities located in the proposed park. Access to Arterials There are no arterial streets located adjacent to the development. Modification of Existing Streets The only modification to an existing street is to modify Vaughn Drive at its current end point. Dust No gravel alleys are proposed and as such no dust control provisions are provided. Pollution and Erosion Maintenance of the proposed streets will be completed by the City of Bozeman. The applicant does not have detailed information on how the City maintains its streets to meet the Department of Environmental Quality guidelines for the prevention of water pollution and erosion. Traffic Generation As detailed in the traffic study, the project is anticipated to produce up to 2,376 new 34 May 2022 Subdivision Preliminary Plat: West Park daily traffic trips when fully built out at 500 units. Additional detail can be found in Appendix C: Traffic Impact Study. Capacity The traffic study evaluates the level of service of intersections before and after the proposed development and identifies that future capacity problems will exist at the intersections of Fallon/Cottonwood and Durston/Laurel Parkway if the capital improvements listed in the City of Bozeman’s Capital Improvement Plan are not implemented in a timely fashion. Traffic Calming Traffic calming curb bulbs are planned for the intersection of Vaughn Drive and Pond Lily and on Vaughn Drive at the park pedestrian access at the future location of the extension of Cascade Street. These traffic calming devices are shown on the preliminary plat with additional detail provided with the infrastructure plan submittal. Compliance with 38.270 The planned schedule is to proceed with infrastructure and site improvements on Site A concurrently. Laurel Parkway provides direct access to Site A and will be constructed by others prior to any work taking place on Site A. The improvements on Laurel Parkway will provide adequate transportation access to Site A. All improvements will be secured with an improvements agreement as required by the code. 12. Non-municipal Utilities The following publicly and privately owned utilities have been notified and provided copies of the Preliminary Plat and Phase A Site Plan for the West Park Neighborhood: • Northwestern Energy (gas and electric) • Lumen (communications) • Charter (communications) • Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included, along with any other correspondence. Northwestern Energy will provide natural gas and electric service to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New electric and natural gas lines will be placed underground. Lumen and/or Charter Communications and/or Yellowstone Fiber will provide cable, telephone and fiber service to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New lines will be placed underground. The Preliminary Plat illustrates the existing water, sewer, storm and dry utilities present on the site and adjacent to the site. 35 May 2022 Subdivision Preliminary Plat: West Park 13. Land Use. Please see a detailed analysis of the proposed land uses in Section 1 above. 14. Parks and Recreation Facilities Please refer to the Parks Master Plan in Appendix E for all details on the proposed Parks and Recreation Facilities. 15. Neighborhood Center Plan While the West Park Neighborhood is greater than 10acres it is across the street from the existing Norton East Phase 1 Park/Neighborhood Center and therefore is exempt providing one on site. West Park has prioritized parks and open space and as a result we are also providing a qualifying neighborhood center meeting the requirements of 38.410.020 on site as well. it is our intention that the east side park serves as the neighborhood center. The park will be constructed in two phases but there will be significant improvements installed in both phase. Please see the Parks Master Plan Appendix E for more information about the phasing of improvements. The qualifying criteria for these location are described below: • 38.410.020.A.1 - The proposed neighborhood center is within 600’ of the geographical center of the site. • 38.410.020.A.2 - While this is one park it is proposed that the improvements will be constructed in 2 phases. Both phases contain significant park features and amenities. • 38.410.020.A.3&4 - This neighborhood center has less than 100% frontage but more than 50%. Maintenance of this neighborhood center is further described in the Parks Master Plan Appendix E. • 38.410.020.A.5&6 - this neighborhood center is also being use to meet our parkland requirements for the project. There is significant area in land used as open space with enhanced natural features and a nice gathering space in the middle. These natural amenities and trails will link into the trails at the Lakes at Valley West creating a much larger network of trails. 16. Lighting Plan Per BMC 38.220.060 A. 16. a lighting plan is only required where lights are proposed other than within the street right-of-way. There are no subdivision lights proposed outside of the street right-of-way. The proposed location of lights within the right -of- way are shown on the preliminary plat drawing. 17. Miscellaneous. Public Lands There are public lands adjacent to or within 200 feet of all sides of the subdivision. All 36 May 2022 Subdivision Preliminary Plat: West Park such public land is City parkland. The subdivision will not have any negative effect on access to this public land. The proposed development will provide additional access to the Baxter Creek corridor park through the construction of trails within the proposed park and a connecting trail to the Baxter Creek corridor park. Hazards There is no current mining on the site, no high pressure gas lines, no structures and no high voltage power lines on the property. As noted in the soils section of the narrative the mining that has occurred on the southeast corner of the site presents a potential hazard for construction of buildings or roads if the mined area is not remediated prior to such construction. This concern is only associated with a portion of Lot D. Wildlands-Urban-Interface The proposed development is located a significant distance away from wildlands and surrounded by urban development. It is not anticipated that any extraordinary provisions are required to reduce structure ignitability for the development. 18. Affordable Housing The State of Montana has limited Municipalities ability to enact Inclusionary Zoning and require affordable housing. It is the applicants intent to study the affordability and to provide affordable housing where reasonable. 19. proposed subdivision advances the adopted growth policy. Please see a detailed analysis of the proposed land uses in Section 1 above. APPENDIX B: 2021 Wetland Delineation Report Norton East Wetland Delineation - May 2021 Prepared for: Kilday Stratton Prepared by: 2880 Technology Blvd West Bozeman, MT 59718 June 2021 Project No. 5418.002 Norton East Wetland Delineation Page i Table of Contents 1 Introduction .......................................................................................................................................... 1 2 Methods ................................................................................................................................................ 1 2.1 Vegetation ..................................................................................................................................... 1 2.2 Soil ................................................................................................................................................. 1 2.3 Hydrology ...................................................................................................................................... 2 3 Results ................................................................................................................................................... 2 3.1 Vegetation ..................................................................................................................................... 2 3.2 Soil ................................................................................................................................................. 2 3.3 Hydrology ...................................................................................................................................... 3 3.3.1 Topography ........................................................................................................................... 3 3.3.2 National Wetland Inventory.................................................................................................. 3 3.3.3 Floodplains and On-Site Hydrology ....................................................................................... 3 4 Conclusion ............................................................................................................................................. 3 5 References ............................................................................................................................................ 4 Appendices Appendix A Figures Appendix B USACE Wetland Determination Forms Appendix C Site Photographs Norton East Wetland Delineation Page 1 1 Introduction Morrison-Maierle, Inc. (Morrison-Maierle) completed a wetland delineation for the Norton East project located in Bozeman, Montana. This technical memo summarizes the findings of the wetland investigation. The project area consisted of 42 acres of land located north of West Babcock Street in Gallatin County, Montana. Appendix A includes figures of the project area location. 2 Methods The wetland investigation utilized the methodology presented in the 1987 U.S. Army Corps of Engineers (USACE) Wetlands Delineation Manual (Environmental Laboratory 1987) and subsequent modifications outlined in the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast (Version 2.0) (Environmental Laboratory 2010). Upland data points (UDP) and wetland data points (WDP) were established as needed during the field visit. Sample data points were labeled with an UDP or WDP, followed by the number associated with the data point, (e.g. noted here in bold (UDP 1) to correspond to the sample points for that location. Data for vegetation, hydrology, and soils were recorded in the field and entered on Wetland Determination Data Forms located in Appendix B. Photographs of sample points are provided in Appendix C. Sample points and wetland boundaries (if present) were recorded using a handheld Global Positioning System (GPS) unit and post-processed to sub-meter accuracy. Locations were then converted to shapefiles and uploaded into ArcMap 10.7.1 for display on figures included in Appendix A. 2.1 Vegetation Vegetation at upland and wetland data points was classified based on wetland indicator status. The indicator status of vegetation was derived from the 2018 National Wetland Plant List (USACE 2018). Using the current plant list, vegetation cover qualified as hydrophytic where over 50% of the dominant plant species had an indicator status of obligate (OBL), facultative wet (FACW), and/or facultative (FAC). FAC plants, such as Canada thistle (Cirsium arvense), are equally likely to occur in wetlands and non-wetlands. Vegetation cover was considered as upland where over 50% of the dominant plant species were classified as upland (UPL), and/or facultative upland (FACU). Plants observed within each data plot were identified using Montana Manual of Vascular Plants (Lesica 2012). 2.2 Soil Wetlands must meet the qualifications of at least one hydric soil indicator, or meet the definition of a hydric soil (a soil that formed under conditions of saturation, flooding or ponding long enough during the growing season to develop anaerobic conditions in the upper part (NRCS 2019a)). Soils at each data point were evaluated and described notating the depth, matrix color, mottle abundance and contrast (if present), texture, etc. (Environmental Laboratory, 1987 and 2010). Norton East Wetland Delineation Page 2 Moist matrix color and moist mottle color of the soils were determined utilizing the Munsell Soil Color Chart (Kollmorgan Instruments Corporation, 2009). 2.3 Hydrology Primary and secondary hydrologic indicators were assessed at each wetland and upland data point; one primary indicator or two secondary indicators are required to qualify the area as containing wetland hydrology. Examples of primary hydrologic indicators are saturation within 12 inches of the ground surface, surface water, and water table within 12 inches of the ground surface. Examples of secondary hydrologic indicators are FAC-neutral test and geomorphic position on the landscape. 3 Results A wetland delineation of the project area was performed by a Morrison-Maierle environmental scientist on May 25, 2021. The vegetation, hydrology, and soil characteristics at each of nine data points were documented in the field and recorded on Wetland Determination Data Forms for the Western Mountains, Valleys, and Coast (Supplement, 2010). 3.1 Vegetation Vegetation communities were evaluated and documented to delineate wetland and upland boundaries. The upland herbaceous areas within the project consisted of reed canary grass (Phalaris arundinacea, FACW), wood’s rose (Rosa woodsia, FACU), and American licorice (Glycyrrhiza lepidota, FAC). The wetlands within the project area were dominated by reed canary grass and cattail (Typha latifolia, OBL). The location of all data points is identified on Figure 5 of Appendix A. 3.2 Soil Mapped soil types within the project area were obtained from the Web Soil Survey (NRCS 2021b). According to the Web Soil Survey, five soil types are located within the project area: • Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes (448A) • Enbar loam, 0 to 4 percent slopes (509B) • Meadowcreek loam, 0 to 4 percent slopes (510B) • Lamoose silt loam, 0 to 2 percent slopes (537A) • Hyalite-Beaverton complex, 0 to 4 percent slopes (748A) Soils were analyzed in the field for texture and color using the Munsell Soil Color Charts (Munsell 2009). The upland soils exhibited a 10YR 2/1 silty clay down to approximately 12 inches. Soil in the wetland areas also exhibited a 10YR 2/1 silty clay down to approximately 12 inches and the hydric soil indicator is loamy mucky mineral (F1). It was noted that there was not much difference between the soils in the upland and wetland areas. This field has gone though several changes over the years including draining, farming, excavation, and fill. Norton East Wetland Delineation Page 3 3.3 Hydrology 3.3.1 Topography The project area lies within the Bozeman, Montana (2020), U.S. Geological Survey (USGS) 7.5- minute Topographic Map. The project area lies at approximately 4,800 feet above sea level (Appendix A, Figure 1). A perennial stream, Baxter Creek, is shown to intersect the project area. 3.3.2 National Wetland Inventory The U.S. Fish and Wildlife Service (USFWS) maintains the National Wetlands Inventory (NWI), which serves as a publicly available resource that provides detailed information on the abundance, characteristics, and distribution of US Wetlands. According to the NWI database, several freshwater emergent wetland (PEM1A and PEM1C) features are present within the investigation area (USFWS 2021). Appendix A, Figure 4 depicts the NWI features in the project vicinity. 3.3.3 Floodplains and On-Site Hydrology The project area is located within Federal Emergency Management Agency (FEMA) FIRM Panel 30031C0811D with an effective date of September 2, 2011 (FEMA 2021). The floodplain data for this area is not printed and cannot be viewed. The project area consists of several wetland areas with similar hydrology indicator. These include geomorphic position, standing water, and shallow water table. Upland areas did not exhibit any hydrology indicators. 4 Conclusion The western half of the subject property contained 4 seemingly isolated wetlands, which included a stormwater pond. The eastern half of the subject property contained remnants of an unused irrigation ditch and the OHWM of Baxter Creek. Baxter Creek also maintained a wetland fringe. In total the following resources were delineated on the subject property: Feature Size Wetlands 6.76 acres Baxter Creek 780 linear feet Remnant irrigation ditch 1,166 linear feet Borrow pit pond 1.54 acres Based on the results of the wetland delineation performed according to USACE guidelines, it is Morrison-Maierle’s professional judgement that portions of the project area meet the technical criteria to be classified as wetlands and waterways. The USACE is the final authority over Waters of the U.S., and a jurisdictional determination would need to be submitted to the USACE for review to make that determination. Norton East Wetland Delineation Page 4 5 References Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. FWS/OBS-79/31. USDI Fish and Wildlife Service. Washington, D.C. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station. Vicksburg, MS. Environmental Laboratory. 2010. Regional Supplement to the Corp of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast. (Version 2.0) U.S. Army Engineer Research and Development Center, Environmental Laboratory. Vicksburg, MS. Federal Emergency Management Administration (FEMA). 2021. FEMA Flood Map Service Center. https://msc.fema.gov/portal/home Lesica, P. 2012. Manual of Montana Vascular Plants. Brit Press. Fort Worth, Texas. Montana Department of Agriculture. 2017. Montana Noxious Weed List. Effective: February 2017. https://agr.mt.gov/Portals/168/Documents/Weeds/2017%20Noxious%20Weed %20List.pdf Munsell. 2009. Munsell Soil Color Charts. Macbeth Division of Kollmorgan Instruments. New Windsor, NY. Natural Resources Conservation Service (NRCS). 2019b. Hydric Soils Definition. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/use/hydric/?cid=nrcs142p2_053961 Natural Resources Conservation Service (NRCS). 2021a. Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. US Army Corps of Engineers (USACE) 2018. National Wetland Plant List 2018. http://wetland-plants.usace.army.mil/ US Fish and Wildlife Service (USFWS) 2021. National Wetland Inventory Wetlands Mapper. https://www.fws.gov/wetlands/data/mapper.html U.S. Geological Survey. 2020. Bozeman, Montana, 7.5-minute Series Topographic Quadrangle Map. APPENDIX A: FIGURES DRAWN BY: BC CHK'D BY: BC APPR. BY: CP DATE: GALLATIN COUNTY MT COPYRIGHT MORRISON-MAIERLE, INC., 2021 N:\5418\002 - Master Agreement\GIS\Exhibits\2021_WD\Fig 1_Vicinity.mxd FIGURE NO. PROJECT NO. 5418.002 1 2880 Technology Bldv.Bozeman, MT 59718 Phone: (406) 587-0721Fax: (406) 922-6702 6/16/2021 DURSTON RD HUFFLINE RD GOOCH HILL RDCOTTONWOOD RD±0 1 20.5 Miles Legend Investigation Area  TOPOGRAPHIC & VICINITY MAP NORTON EAST RANCH PROPERTY NORTON EAST RANCH PROPERTYBOZEMAN, MONTANAT2S R5E SEC 9GALLATIN COUNTY DRAWN BY: BC CHK'D BY: BC APPR. BY: CP DATE: GALLATIN COUNTY MT COPYRIGHT MORRISON-MAIERLE, INC., 2021 C:\GISTemp\Fig 2_Aerial.mxd FIGURE NO. PROJECT NO. 5418.002 2 2880 Technology Bldv.Bozeman, MT 59718 Phone: (406) 587-0721Fax: (406) 922-6702 6/16/2021 DURSTON RD HUFFLINE RD COTTONWOOD RD±0 800 1,600400Feet Legend Investigation Area  2019 NAIP AERIAL MAP NORTON EAST RANCH PROPERTY DRAWN BY: BC CHK'D BY: BC APPR. BY: CP DATE: GALLATIN COUNTY MT COPYRIGHT MORRISON-MAIERLE, INC., 2021 N:\5418\002 - Master Agreement\GIS\Exhibits\2021_WD\Fig 3_Soils.mxd FIGURE NO. PROJECT NO. 5418.002 3 2880 Technology Bldv.Bozeman, MT 59718 Phone: (406) 587-0721Fax: (406) 922-6702 6/16/2021 W BABCOCK ST 510B 537A 748A 509B 509B 448A 537A 509B 448A 510B±0 400 800200Feet Legend Investigation Area NRCS Soil Map Unit  NRCS SOILS MAP NORTON EAST RANCH PROPERTY DRAWN BY: BC CHK'D BY: BC APPR. BY: CP DATE: GALLATIN COUNTY MT COPYRIGHT MORRISON-MAIERLE, INC., 2021 N:\5418\002 - Master Agreement\GIS\Exhibits\2021_WD\Fig 4_NWI.mxd FIGURE NO. PROJECT NO. 5418.002 4 2880 Technology Bldv.Bozeman, MT 59718 Phone: (406) 587-0721Fax: (406) 922-6702 6/16/2021 W BABCOCK ST ±0 400 800200Feet Legend Investigation Area Freshwater Emergent Wetland Freshwater Pond  NATIONAL WETLAND INVENTORY MAP NORTON EAST RANCH PROPERTY DRAWN BY: BC CHK'D BY: BC APPR. BY: CP DATE: GALLATIN COUNTY MT COPYRIGHT MORRISON-MAIERLE, INC., 2021 N:\5418\002 - Master Agreement\GIS\Exhibits\2021_WD\Fig 5_WD.mxd FIGURE NO. PROJECT NO. 5418.002 5 2880 Technology Bldv.Bozeman, MT 59718 Phone: (406) 587-0721Fax: (406) 922-6702 6/23/2021 !( !( !( !( !( !( !( !( !( W BABCOCK ST WET 1 WET 2 WET 5 WET 3 WET 4 UDP 1 WDP 1 UDP 2 WDP 3 WDP 2 UDP 3 UDP 4 UDP 5 WDP 4 ±0 250 500125Feet Legend Investigation Area Wetlands (6.76 acres) Stream (780 linear feet) Ditch (1,166 linear feet) Pond (1.54 acres) !(Upland Data Point !(Wetland Data Point  WETLAND DELINEATION MAP NORTON EAST RANCH PROPERTY Feature Area (ac)WET 1 2.18WET 2 0.09WET 3 2.58WET 4 1.57WET 5 0.34 APPENDIX B: USACE WETLAND DETERMINATION FORMS Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:UDP 1 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): Upland concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.67902 Long:-111.114753 Soil Map Unit Name:509B none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes No X Yes No X Yes Yes No X No X Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No X Depth (inches) Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes (includes cappillary fringe)No X Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the absence of hydrophytic vegetation, hydric soils and wetland hydrology, this location does not meet the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were not observed at this location. Vegetation- Use scientific names of plants Montana UDP 1 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 1 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 2 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 50%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 0 x 1 =0 3 FACW species 65 x 2 =130 4 FAC species 0 x 3 =0 5 FACU species 35 x 4 =140 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)270 Total Cover 0 Prevalence Index = B/A =3 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 35 YES FACU Rapid Test for Hydrophytic Vegetation 2 Dominance Test is >50% 3 Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 35 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 65 YES FACW in diameter at breast height (DBH), regardless of 2 height 3 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 65 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was not observed at this location. Woody Vine Stratum (30') Sapling Stratum (30') Phalaris arundinacea Rosa woodsii Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana UDP 1 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes No X 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were not observed at this location. Remarks Color (moist) 10YR 2/1 Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:UDP 2 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): upland plain concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.6799 Long:-111.112283 Soil Map Unit Name:510B none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes No X Yes No X Yes Yes No X No X Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No X Depth (inches) Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes (includes cappillary fringe)No X Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the absence of hydrophytic vegetation, hydric soils and wetland hydrology, this location does not meet the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were not observed at this location. Vegetation- Use scientific names of plants Montana UDP 2 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 1 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 2 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 50%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 0 x 1 =0 3 FACW species 60 x 2 =120 4 FAC species 20 x 3 =60 5 FACU species 20 x 4 =80 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)260 Total Cover 0 Prevalence Index = B/A =3 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 20 YES FACU Rapid Test for Hydrophytic Vegetation 2 Dominance Test is >50% 3 Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 20 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 60 YES FACW in diameter at breast height (DBH), regardless of 2 10 NO FAC height 3 10 NO FAC 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 80 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was not observed at this location. Woody Vine Stratum (30') Sapling Stratum (30') Phalaris arundinacea Rosa woodsii Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Glycyrrhiza lepidota Equisetum arvense SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana UDP 2 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes No X 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were not observed at this location. Remarks Color (moist) 10YR 2/1 Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:UDP 3 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): upland plain concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.68217 Long:-111.112606 Soil Map Unit Name:748A none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology x significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes No X Yes Yes No X No X Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No X Depth (inches) Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes (includes cappillary fringe)No X Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the absence of hydrophytic vegetation, hydric soils and wetland hydrology, this location does not meet the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were not observed at this location. Vegetation- Use scientific names of plants Montana UDP 3 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 1 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 1 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 0 x 1 =0 3 FACW species 100 x 2 =200 4 FAC species 0 x 3 =0 5 FACU species 0 x 4 =0 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)200 Total Cover 0 Prevalence Index = B/A =2 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 100 YES FACW in diameter at breast height (DBH), regardless of 2 height 3 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') Sapling Stratum (30') Phalaris arundinacea Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana UDP 3 Depth (inches) % % Type1 Loc2 Texture 0-14 100 silty clay 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes No X 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were not observed at this location. Remarks Color (moist) 10YR 2/1 Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:UDP 4 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): upland plain concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.68189 Long:-111.111882 Soil Map Unit Name:748A none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology x significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes No X Yes Yes No X No X Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No X Depth (inches) Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes (includes cappillary fringe)No X Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the absence of hydrophytic vegetation, hydric soils and wetland hydrology, this location does not meet the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were not observed at this location. Vegetation- Use scientific names of plants Montana UDP 4 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 2 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 2 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 0 x 1 =0 3 FACW species 40 x 2 =80 4 FAC species 50 x 3 =150 5 FACU species 10 x 4 =40 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)270 Total Cover 0 Prevalence Index = B/A =3 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 50 YES FAC in diameter at breast height (DBH), regardless of 2 40 YES FACW height 3 10 NO FACU 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Hydrology appears to have been altered, as there are dead cattails but no new cattail growth.l Woody Vine Stratum (30') Sapling Stratum (30') Cirsium arvense Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Phalaris arundinacea Sisymbrium altissimum SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana UDP 4 Depth (inches) % % Type1 Loc2 Texture 0-14 100 silty clay 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes No X 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were not observed at this location. Remarks Color (moist) 10YR 2/1 Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:UDP 5 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): upland plain concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.6818 Long:-111.110153 Soil Map Unit Name:537A PEMA Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology x significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes No X Yes Yes No X No X Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No X Depth (inches) Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes (includes cappillary fringe)No X Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the absence of hydrophytic vegetation, hydric soils and wetland hydrology, this location does not meet the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were not observed at this location. Vegetation- Use scientific names of plants Montana UDP 5 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 2 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 3 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 67%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 0 x 1 =0 3 FACW species 50 x 2 =100 4 FAC species 30 x 3 =90 5 FACU species 20 x 4 =80 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)270 Total Cover 0 Prevalence Index = B/A =3 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 20 YES FACU Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 20 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 50 YES FACW in diameter at breast height (DBH), regardless of 2 30 YES FAC height 3 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 80 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') Sapling Stratum (30') Phalaris arundinacea Rosa woodsii Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Glycyrrhiza lepidota SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana UDP 5 Depth (inches) % % Type1 Loc2 Texture 0-14 100 silty clay 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes No X 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were not observed at this location. Remarks Color (moist) 10YR 2/1 Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Kilday Stratton State:Montana Sampling Point:WDP 1 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.67916 Long:-111.114851 Soil Map Unit Name:509B none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology x significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes X No Yes X Yes X No No Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) X Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)X Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes X No Depth (inches 2 Water Table Present?Yes No X Depth (inches)Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes X (includes cappillary fringe)No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland?Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the presence of hydrophytic vegetation, hydric soils and wetland hydrology, this location meets the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were observed at this location. Vegetation- Use scientific names of plants Montana WDP 1 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 2 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 2 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 50 x 1 =50 3 FACW species 50 x 2 =100 4 FAC species 0 x 3 =0 5 FACU species 0 x 4 =0 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)150 Total Cover 0 Prevalence Index = B/A =2 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 X Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 50 YES FACW in diameter at breast height (DBH), regardless of 2 50 YES OBL height 3 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') Sapling Stratum (30') Phalaris arundinacea Tree Stratum (Plot Sizes: 30') Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Typha latifolia SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana WDP 1 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay loam 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)X Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes X No 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Type: Depth (inches): Remarks: Hydric soil indicators were observed at this location. Remarks Color (moist) 10YR 2/1 heavy organics/muck Color (moist) Redox Fetures Hydric Soil Present? Matrix Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:WDP 2 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): wet meadow concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.67858 Long:-111.114497 Soil Map Unit Name:510B none Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes X No Yes X Yes X No No Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) X Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, X High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)X Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes X No Depth (inches 4 Water Table Present?Yes X No Depth (inches 4 Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes X (includes cappillary fringe)No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the presence of hydrophytic vegetation, hydric soils and wetland hydrology, this location meets the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were observed at this location. This data point was recorded in the location of a man-made storm water pond. Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland? Vegetation- Use scientific names of plants Montana WDP 2 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 3 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 3 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 80 x 1 =80 3 FACW species 20 x 2 =40 4 FAC species 0 x 3 =0 5 FACU species 0 x 4 =0 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)120 Total Cover 0 Prevalence Index = B/A =1 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 X Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 60 YES OBL in diameter at breast height (DBH), regardless of 2 20 YES OBL height 3 20 YES FACW 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Carex utriculata Phalaris arundinacea Tree Stratum (Plot Sizes: 30') Sapling Stratum (30') Typha latifolia Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana WDP 2 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay loam 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)X Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes X No Hydric Soil Present? Matrix Color (moist) Redox Fetures 10YR 2/1 heavy organics/muck Type: Depth (inches): Remarks: Hydric soil indicators were observed at this location. Remarks Color (moist) 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:WDP 3 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): wet meadow concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.67978 Long:-111.112387 Soil Map Unit Name:510B PEMA Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes X No Yes X Yes X No No Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, X High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)X Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No Depth (inches) Water Table Present?Yes X No Depth (inches 3 Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes X (includes cappillary fringe)No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the presence of hydrophytic vegetation, hydric soils and wetland hydrology, this location meets the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were observed at this location. Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland? Vegetation- Use scientific names of plants Montana WDP 3 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 3 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 3 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 60 x 1 =60 3 FACW species 20 x 2 =40 4 FAC species 20 x 3 =60 5 FACU species 0 x 4 =0 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)160 Total Cover 0 Prevalence Index = B/A =2 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 X Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 60 YES OBL in diameter at breast height (DBH), regardless of 2 20 YES FAC height 3 20 YES FACW 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Equisetum arvense Phalaris arundinacea Tree Stratum (Plot Sizes: 30') Sapling Stratum (30') Typha latifolia Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana WDP 3 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay loam 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)X Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes X No Hydric Soil Present? Matrix Color (moist) Redox Fetures 10YR 2/1 heavy organics/muck Type: Depth (inches): Remarks: Hydric soil indicators were observed at this location. Remarks Color (moist) 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. Project Site:City/County:Sampling Date:5/25/2021 Applicant/Owner: Greg & Kilday Stratton State:Montana Sampling Point:WDP 4 Investigator(s):C. Pearcy Section/Range:Slope (%):0-5 Landform (hillslope, terrace, etc.): fringe to Baxter Creek concave Datum:NAD83 SP MT Subregion (LRR or MLRA):Rocky Mountain Range and Forest Lat:45.68202 Long:-111.110429 Soil Map Unit Name:537A PEMA Are climatic/hydrologic conditions on the site typical for this time of year?Yes X No (If no, explain in Remarks) Are Vegetation Soil Hydrology significantly disturbed? Are Vegetation Soil Hydrology naturally problematic?(If needed, explain any answers in Remarks) Are "Normal Circumstances" present?Yes No X SUMMARY OF FINDINGS- Attach site map showing sampling point locations, transects, important features, ect. Hydrophytic Vegetation Present?Yes X No Yes X No Yes X Yes X No No Wetland Hydrology Indicators: Primary Indicators (minimum of one is required: check all that apply)Secondary Indicators (minimum of two required) Surface Water (A1)Water-Stained Leaves (B9) (except Water-Stained Leaves (B9) (MLRA 1, 2, X High Water Table (A2)MLRA 1, 2, 4A, an d4B)4A, an d4B) Saturation (A3)Salt Crust (B11)Drainage Patterns (B10) Water Marks (B1)Aquatic Invertebrates (B13)Dry-Season Water Table (C2) Sediment Deposits (B2)Hydrogen Sulfide Odor (C1)Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3)Oxidized Rhizospheres along Living Roots (C3)X Geomorphic Position (D2) Algal Mat or Crust (B4)Presence of Reduced Iron (C4)Shallow Aquitard (D3) Iron Deposits (B5)Recent Iron Reduction in Tilled Soils (C6)FAC-Neutral Test (D5) Surface Soil Cracks (B6)Stunted or Stressed Plants (D1) (LRR A)Raised Ant Mounds (D6) (LRR A) Inundation Visible on Aerial Imagery (B7)Other (Explain in Remarks)Frost-Heave Hummocks (D7) (LRR F) Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present?Yes No Depth (inches) Water Table Present?Yes X No Depth (inches 4 Wetland Hydrology Present? Saturation Present?Yes No X Depth (inches)Yes X (includes cappillary fringe)No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Wetland Hydrology Present? Hydric Soils Present? Remarks: Based on the presence of hydrophytic vegetation, hydric soils and wetland hydrology, this location meets the criteria of a wetland. HYDROLOGY Remarks: Hydrologic indicators were observed at this location. Morrison-Maierle, Inc. Norton East Gallatin Local relief (concave, convex, none): NWI classification: S9 T2 S R5 E WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Is the Sample Area within a Wetland? Vegetation- Use scientific names of plants Montana WDP 4 Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet: 1 Number of Dominant Species 1 (A) 2 That Are OBL, FACW, or FAC: 3 4 Total Number of Dominant 1 (B) 5 Species Across All Strata: 6 7 Percent of Dominant Species 100%(A/B) Total Cover 0 That Are OBL, FACW, or FAC: Absolute % Cover Dominant Species? Indicator Status Prevalance Index Worksheet: 1 2 OBL species 100 x 1 =100 3 FACW species 0 x 2 =0 4 FAC species 0 x 3 =0 5 FACU species 0 x 4 =0 6 UPL species 0 x 5 =0 7 Column Totals:100 (A) (B)100 Total Cover 0 Prevalence Index = B/A =1 Absolute % Cover Dominant Species? Indicator Status Hydrophytic Vegetation Indicators: 1 Rapid Test for Hydrophytic Vegetation 2 X Dominance Test is >50% 3 X Prevalence Index < 3.01 4 Morphological Adaptation1 (Provide supporting data) 5 Wetland Non-Vascular Plants1 6 Problematic Hydrophytic Vegetation1 (Explain) 7 1Indicators of hydric soil and wetland hydrology must be present. Total Cover 0 Definitions for Four Vegetation Strata: Absolute % Cover Dominant Species? Indicator Status Tree - Woody plants, excluding vines, 3 inches or more 1 100 YES OBL in diameter at breast height (DBH), regardless of 2 height 3 4 Sapling/Shrub - Woody plants, excluding vines less 5 than 3 inch DBH and greater than 1 meter tall. 6 7 Herb - All herbaceous (non-woody) plants, regardless 8 of size, and wood plants less than 1 meter tall. 9 10 Woody vine - All woody vines greater than 1 meter in 11 height. 12 Total Cover 100 Absolute % Cover Dominant Species? Indicator Status 1 2 3 X 4 YES NO 5 Total Cover 0 Hydrophytic Vegetation Present? Total % Cover of:Multiply by: Tree Stratum (Plot Sizes: 30') Sapling Stratum (30') Typha latifolia Shrub Stratum (30') Herb Stratum (30') Remarks: (If observed, list morphological adaptations below) Hydrophytic vegetation was observed at this location. Woody Vine Stratum (30') SOIL Profile Desription: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)Montana WDP 4 Depth (inches) % % Type1 Loc2 Texture 0-12 100 silty clay loam 1Type: C= Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators:Indicators for Problematic Hydric Soils3: Histosol (A1)Sandy Redox (S5)2 cm Muck (A10) Histic Epipedon (A2)Stripped Matrix (S6)Red Parent Material (TF2) Black Histic (A3)X Loamy Mucky Mineral (F1) (except MLRA 1)Very Shallow Dark Surface (TF12) Hydrogen Sulfide (A4)Loamy Gleyed Matrix (F2)Other (Explain in Remarks) Depleted Below Dark Surface (A11)Depleted Matrix (F3) Thick Dark Surface (A12)Redox Dark Surface (F6) Sandy Mucky Mineral (S1) (LRR O, S)Depleted Dark Surface (F7) Sandy Gleyed Matrix (S4)Redox Depressions (F8) Restrictive Layer (if observed): Yes X No Hydric Soil Present? Matrix Color (moist) Redox Fetures 10YR 2/1 heavy organics/muck Type: Depth (inches): Remarks: Hydric soil indicators were observed at this location. Remarks Color (moist) 3Indicators of hydrolophytic vegetation and wetland hydrology must be present. APPENDIX C: SITE PHOTOGRAPHS Norton East Wetland Delineation Photo Log – June 2021 Photo 1: Wetland Data Point 1 (WDP1) Photo 2: Upland Data Point 1 (UDP 1) Norton East Wetland Delineation Photo Log – June 2021 Photo 3: Stormwater Pond Photo 4: Borrow area pond Norton East Wetland Delineation Photo Log – June 2021 Photo 5: Wetland Data Point 3 (WDP3) Photo 6: Wetland complex overview, view south from northern boundary Norton East Wetland Delineation Photo Log – June 2021 Photo 7: Wetland Data Point 4 (WDP 4) Photo 8: Historic ditch infrastructure no longer in use APPENDIX C: Site Plan HH HH HHHH HH HH 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S FM FM FM FM FM FM FM FM FM FM FM FMFMFM8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S15SD15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD12SD 15SD15SD15SD15SD8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8WDYHDYH 8W 8W8WDYH DYHDYH8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8SWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW S S S S S S S S S S S S S S S SD SD SD SD SD SD SD S S S S S S S S S S S S S S S SD SD SD SD SD SD SD SD SD SD SDS D S DD S D12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W8W8W8W8W 8W 8W 8S BP BP BPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBP 30SD30SD30SD30SD30SD 30SD15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S S S S S S S 15SD8W 30.00' WIDE PEDESTRIAN & STORM SEWER EASEMENT SEE DETAIL #2 SHEET 5 4795 4795479 0 4785 4785 4800 47 9 5 4795 4790479047 9 0 47954790BPBPBPBPBPNGNGNGBP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX OOOOOOOOOOOOOOOOOONGNG DYH DYHDYH S DS S G S S S S S S S WVWV WV WV WV WVWV WV WV WV T WV WV PT P T WV WV WV 16012974775.35 TOP-NUT WV 16012984775.39 TOP-NUT WV W W W W W W W W W W W W W W W W WMW MW RIM 1 MW MW RIM 7 MW MW RIM 5 MW MW RIM 6 MW MW RIM 2 MW MW RIM 3 MW MW RIM 4 S201854780.033MHS-TEMPS W W W W W W W W W W W WWVWV 0.63 acs. 6.94 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. 4.33 acs.5.24 acs. 11.74 acs. 3.98 acs. BLOCK 1 LOT 2 BLOCK 1 LOT 1 BLOCK 3 LOT 1 60.01'60.00 ' BLOCK 3 CITY PARK LOT 1 BLOCK 2 LOT 1 318.44'147.73'60.00'6.60'53.94'322.27'170.06'665.57' 130. 3 5 '39.17'1295.74'385.92'312.93'60.00'502.26'142. 3 9 ' 4.66 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. BLOCK 1 OPEN SPACE LOT 1 BLOCK 2 OPEN SPACE LOT 1 ©COPYRIGHT MORRISON-MAIERLE, INC.,2022 PLOTTED DATE: Aug/29/2022 PLOTTED BY: rosie nickelson DRAWING NAME: N:\10130\001.01 PrePlat\ACAD\Survey\PRELIM\Prelim-Plat.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 528FC,L.L.C. GALLATIN 10130.001 1" = 100' 4/2022 KIT KIT MMI 5E 5E 2S 2S 9 9 NWSE NESW LOCATED IN THE NORTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER AND NORTHEAST ONE QUARTER OF THE SOUTHWEST ONE QUARTER OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. AMENDED PLAT OF LOTS R1A, R1B, R1C, AND R1D OF NORTON EAST RANCH SUBDIVISION PHASE 6 PLAT J-694 WEST QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MDOT. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 100 200501000 SCALE IN FEET BASIS OF BEARING BOBCAT COORDINATE SYSTEM, NAD83(2011) PER THE "ROCKY MOUNTAIN TRIBAL COORDINATE REFERENCE SYSTEM" Handbook and User Guide, Published September 30th, 2014 and subsequent revisions, established by observations with survey grade receivers. Standard Parallel & Grid Origin: 46°15'00"N Central Meridian: 111°15'00"W False Northing : 100,000.000 Meters False Easting : 100,000.000 Meters Standard Parallel Scale : 1.000185 (exact) AREA SUMMARY- TABLE LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PARK: TOTAL AREA: LEGEND FOUND REBAR WITH PLASTIC CAP FOUND REBAR, 5/8 IN. DIAM. WITH AN ALUMINUM CAP, 1 1/2 IN. DIAM. SET REBAR, 5/8 IN. DIAM. WITH 2" ALUMINUM CAP MARKED 13108LS". FOUND SECTION CORNER AS NOTED FOUND ONE-QUARTER CORNER NOTHING FOUND OR SET RECORD S88°51'56" W 2671.77' MEASURED S89°03'52" W 2674.22'EAST QUARTER CORNER SECTION 9 FOUND 2" BRASS CAP IN MONUMENT BOX. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. RECORD S88°51'56" W 2638.90' MEASURED S89°03'52" W 2638.82'RECORD S0°58'02" W 2702.70'MEASURED S1°09'52" W 2702.33'RECORD N0°58'02" E 2661.05'MEASURED N1°09'52" E 2660.63'POINT OF BEGINNING CALCULATED CENTER ONE QUARTER CORNER SOUTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED NON-LEGIBLE. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. NORTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MORRISON AND MAIERLE MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 21.16 acres 3.32 acres 4.60 acres 11.74 acres 40.82 acres THE LAKES AT VALLEY WEST PHASE 6 THE LAKES AT VALLEY WEST PHASE 5 NOTE: STREETS ARE 35 FOOT WIDE IN 60 FOOT RIGHT-OF-WAY. ORIGINA L LOT R1C 467,265 S F EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1A AND R1C. EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1B AND R1D. ORIGINA L LOT R1D 516,039 S F POND EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1C AND R1D ORIGINA L LOT R1A 467,265 S F ORIGINA L LOT R1B 516,039 S F NORTON EAST RANCH SUB PHASE 2A NORTON EAST RANCH SUB PHASE 1 NORTON EAST RANCH SUB PHASE 1 VALLEY WEST SUBDIVISION VALLEY WEST SUBDIVISION POND LILY DRIVE (60' R/W)VAU G H N D R I V E ( 6 0 ' R / W ) EXISTING PUE TO BE ABANDONED EXISTING PUE TO BE ABANDONED VALLEY WEST SUBDIVISION NORTON EAST RANCH SUB PHASE 5 POND LILY DRIVE(60' R/W)WETLAND CONSERVATION EASEMENT DOC. No.2299907 WATER LILY DRIVE(60' R/W)VAUGHN DRIVE (60')LAUREL PARKWAY (90' R/W)WEST BABCOK (90' R/W) ZONE 2 WATER COURSE SETBACK ZONE 1 WATERCOURSE SETBACK BAXTER CREEK PROPOSED WETLANDS 2.60 ACS. WETLAND CONSERVATION EASEMENT DOC. No.2299907 SEE SHEET 3 FOR PARCEL BEARING / DISTANCE INFORMATION SEE SHEET 4 FOR PARCEL BEARING / DISTANCE INFORMATION NORTON EAST RANCH SUB PHASE 5 LEGEND 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S DYHWV S MW 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S E P T BP BP BP BP FM FM FM SIDEWALK WALKING TRAIL ℄ DEDICATED WETLAND EASEMENT NO 2299907 EXISTING WETLANDS WETLANDS TO BE MITIGATED PROPOSED WETLANDS EXISTING UTILITY EASEMENT LINE PROPOSED UTILITY EASEMENT LINE EXISTING PROPERTY BOUNDARY PROPOSED PROPERTY BOUNDARY EXISTING BURIED POWER EXISTING SEWER MAIN W/ SIZE EXISTING WATER MAIN W/ SIZE EXISTING STORM DRAIN W/ SIZE PROPOSED BURIED POWER PROPOSED FORCE MAIN PROPOSED SEWER MAIN W/ SIZE PROPOSED WATER MAIN W/ SIZE PROPOSED STORM DRAIN W/ SIZE PUBLIC STORM WATER POND TELEPHONE PEDESTAL/ BOX ELECTICAL BOX POWER POLE ELECTRICAL TRANSFORMER BOX PROPOSED STREET LIGHTS STORM DRAIN INLET STORM DRAIN MH SANITARY SEWER MH WATER CURB STOP WATER VALVE FIRE HYDRANT SIGN MONITORING WELL EXISTING CONTOUR (MAJOR) EXISTING CONTOUR (MINOR) PROPOSED CONTOUR (MAJOR) PROPOSED CONTOUR (MINOR) ABANDONED NO NAME DITCH APPENDIX D: Wetland Boundary Map HH HH HHHH HH HH 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S FM FM FM FM FM FM FM FM FM FM FM FMFMFM8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S15SD15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD12SD 15SD15SD15SD15SD8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8WDYHDYH 8W 8W8WDYH DYHDYH8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8SWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW S S S S S S S S S S S S S S S SD SD SD SD SD SD SD S S S S S S S S S S S S S S S SD SD SD SD SD SD SD SD SD SD SDS D S DD S D12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W8W8W8W8W 8W 8W 8S BP BP BPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBP 30SD30SD30SD30SD30SD 30SD15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S S S S S S S 15SD8W 30.00' WIDE PEDESTRIAN & STORM SEWER EASEMENT SEE DETAIL #2 SHEET 5 4795 4795479 0 4785 4785 4800 47 9 5 4795 4790479047 9 0 47954790BPBPBPBPBPNGNGNGBP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX OOOOOOOOOOOOOOOOOONGNG DYH DYHDYH S DS S G S S S S S S S WVWV WV WV WV WVWV WV WV WV T WV WV PT P T WV WV WV 16012974775.35 TOP-NUT WV 16012984775.39 TOP-NUT WV W W W W W W W W W W W W W W W W WMW MW RIM 1 MW MW RIM 7 MW MW RIM 5 MW MW RIM 6 MW MW RIM 2 MW MW RIM 3 MW MW RIM 4 S201854780.033MHS-TEMPS W W W W W W W W W W W WWVWV 0.63 acs. 6.94 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. 4.33 acs.5.24 acs. 11.74 acs. 3.98 acs. BLOCK 1 LOT 2 BLOCK 1 LOT 1 BLOCK 3 LOT 1 60.01'60.00 ' BLOCK 3 CITY PARK LOT 1 BLOCK 2 LOT 1 318.44'147.73'60.00'6.60'53.94'322.27'170.06'665.57' 130. 3 5 '39.17'1295.74'385.92'312.93'60.00'502.26'142. 3 9 ' 4.66 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. BLOCK 1 OPEN SPACE LOT 1 BLOCK 2 OPEN SPACE LOT 1 ©COPYRIGHT MORRISON-MAIERLE, INC.,2022 PLOTTED DATE: Aug/29/2022 PLOTTED BY: rosie nickelson DRAWING NAME: N:\10130\001.01 PrePlat\ACAD\Survey\PRELIM\Prelim-Plat.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 528FC,L.L.C. GALLATIN 10130.001 1" = 100' 4/2022 KIT KIT MMI 5E 5E 2S 2S 9 9 NWSE NESW LOCATED IN THE NORTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER AND NORTHEAST ONE QUARTER OF THE SOUTHWEST ONE QUARTER OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. AMENDED PLAT OF LOTS R1A, R1B, R1C, AND R1D OF NORTON EAST RANCH SUBDIVISION PHASE 6 PLAT J-694 WEST QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MDOT. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 100 200501000 SCALE IN FEET BASIS OF BEARING BOBCAT COORDINATE SYSTEM, NAD83(2011) PER THE "ROCKY MOUNTAIN TRIBAL COORDINATE REFERENCE SYSTEM" Handbook and User Guide, Published September 30th, 2014 and subsequent revisions, established by observations with survey grade receivers. Standard Parallel & Grid Origin: 46°15'00"N Central Meridian: 111°15'00"W False Northing : 100,000.000 Meters False Easting : 100,000.000 Meters Standard Parallel Scale : 1.000185 (exact) AREA SUMMARY- TABLE LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PARK: TOTAL AREA: LEGEND FOUND REBAR WITH PLASTIC CAP FOUND REBAR, 5/8 IN. DIAM. WITH AN ALUMINUM CAP, 1 1/2 IN. DIAM. SET REBAR, 5/8 IN. DIAM. WITH 2" ALUMINUM CAP MARKED 13108LS". FOUND SECTION CORNER AS NOTED FOUND ONE-QUARTER CORNER NOTHING FOUND OR SET RECORD S88°51'56" W 2671.77' MEASURED S89°03'52" W 2674.22'EAST QUARTER CORNER SECTION 9 FOUND 2" BRASS CAP IN MONUMENT BOX. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. RECORD S88°51'56" W 2638.90' MEASURED S89°03'52" W 2638.82'RECORD S0°58'02" W 2702.70'MEASURED S1°09'52" W 2702.33'RECORD N0°58'02" E 2661.05'MEASURED N1°09'52" E 2660.63'POINT OF BEGINNING CALCULATED CENTER ONE QUARTER CORNER SOUTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED NON-LEGIBLE. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. NORTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MORRISON AND MAIERLE MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 21.16 acres 3.32 acres 4.60 acres 11.74 acres 40.82 acres THE LAKES AT VALLEY WEST PHASE 6 THE LAKES AT VALLEY WEST PHASE 5 NOTE: STREETS ARE 35 FOOT WIDE IN 60 FOOT RIGHT-OF-WAY. ORIGINA L LOT R1C 467,265 S F EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1A AND R1C. EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1B AND R1D. ORIGINA L LOT R1D 516,039 S F POND EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1C AND R1D ORIGINA L LOT R1A 467,265 S F ORIGINA L LOT R1B 516,039 S F NORTON EAST RANCH SUB PHASE 2A NORTON EAST RANCH SUB PHASE 1 NORTON EAST RANCH SUB PHASE 1 VALLEY WEST SUBDIVISION VALLEY WEST SUBDIVISION POND LILY DRIVE (60' R/W)VAU G H N D R I V E ( 6 0 ' R / W ) EXISTING PUE TO BE ABANDONED EXISTING PUE TO BE ABANDONED VALLEY WEST SUBDIVISION NORTON EAST RANCH SUB PHASE 5 POND LILY DRIVE(60' R/W)WETLAND CONSERVATION EASEMENT DOC. No.2299907 WATER LILY DRIVE(60' R/W)VAUGHN DRIVE (60')LAUREL PARKWAY (90' R/W)WEST BABCOK (90' R/W) ZONE 2 WATER COURSE SETBACK ZONE 1 WATERCOURSE SETBACK BAXTER CREEK PROPOSED WETLANDS 2.60 ACS. WETLAND CONSERVATION EASEMENT DOC. No.2299907 SEE SHEET 3 FOR PARCEL BEARING / DISTANCE INFORMATION SEE SHEET 4 FOR PARCEL BEARING / DISTANCE INFORMATION NORTON EAST RANCH SUB PHASE 5 LEGEND 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S DYHWV S MW 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S E P T BP BP BP BP FM FM FM SIDEWALK WALKING TRAIL ℄ DEDICATED WETLAND EASEMENT NO 2299907 EXISTING WETLANDS WETLANDS TO BE MITIGATED PROPOSED WETLANDS EXISTING UTILITY EASEMENT LINE PROPOSED UTILITY EASEMENT LINE EXISTING PROPERTY BOUNDARY PROPOSED PROPERTY BOUNDARY EXISTING BURIED POWER EXISTING SEWER MAIN W/ SIZE EXISTING WATER MAIN W/ SIZE EXISTING STORM DRAIN W/ SIZE PROPOSED BURIED POWER PROPOSED FORCE MAIN PROPOSED SEWER MAIN W/ SIZE PROPOSED WATER MAIN W/ SIZE PROPOSED STORM DRAIN W/ SIZE PUBLIC STORM WATER POND TELEPHONE PEDESTAL/ BOX ELECTICAL BOX POWER POLE ELECTRICAL TRANSFORMER BOX PROPOSED STREET LIGHTS STORM DRAIN INLET STORM DRAIN MH SANITARY SEWER MH WATER CURB STOP WATER VALVE FIRE HYDRANT SIGN MONITORING WELL EXISTING CONTOUR (MAJOR) EXISTING CONTOUR (MINOR) PROPOSED CONTOUR (MAJOR) PROPOSED CONTOUR (MINOR) ABANDONED NO NAME DITCH APPENDIX E: Wetland Impact Map HH HH HHHH HH HH 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S FM FM FM FM FM FM FM FM FM FM FM FMFMFM8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S15SD15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD15SD15SD15SD15SD15SD 15SD 15SD15SD12SD 15SD15SD15SD15SD8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8W8WDYHDYH 8W 8W8WDYH DYHDYH8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8SWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW S S S S S S S S S S S S S S S SD SD SD SD SD SD SD S S S S S S S S S S S S S S S SD SD SD SD SD SD SD SD SD SD SDS D S DD S D12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W12W8W8W8W8W 8W 8W 8S BP BP BPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBP 30SD30SD30SD30SD30SD 30SD15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S15S S S S S S S 15SD8W 30.00' WIDE PEDESTRIAN & STORM SEWER EASEMENT SEE DETAIL #2 SHEET 5 4795 4795479 0 4785 4785 4800 47 9 5 4795 4790479047 9 0 47954790BPBPBPBPBPNGNGNGBP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX OOOOOOOOOOOOOOOOOONGNG DYH DYHDYH S DS S G S S S S S S S WVWV WV WV WV WVWV WV WV WV T WV WV PT P T WV WV WV 16012974775.35 TOP-NUT WV 16012984775.39 TOP-NUT WV W W W W W W W W W W W W W W W W WMW MW RIM 1 MW MW RIM 7 MW MW RIM 5 MW MW RIM 6 MW MW RIM 2 MW MW RIM 3 MW MW RIM 4 S201854780.033MHS-TEMPS W W W W W W W W W W W WWVWV 0.63 acs. 6.94 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. 4.33 acs.5.24 acs. 11.74 acs. 3.98 acs. BLOCK 1 LOT 2 BLOCK 1 LOT 1 BLOCK 3 LOT 1 60.01'60.00 ' BLOCK 3 CITY PARK LOT 1 BLOCK 2 LOT 1 318.44'147.73'60.00'6.60'53.94'322.27'170.06'665.57' 130. 3 5 '39.17'1295.74'385.92'312.93'60.00'502.26'142. 3 9 ' 4.66 acs. PUBLIC R-O-W 3.32 acs. 144424 sq.ft. BLOCK 1 OPEN SPACE LOT 1 BLOCK 2 OPEN SPACE LOT 1 ©COPYRIGHT MORRISON-MAIERLE, INC.,2022 PLOTTED DATE: Aug/29/2022 PLOTTED BY: rosie nickelson DRAWING NAME: N:\10130\001.01 PrePlat\ACAD\Survey\PRELIM\Prelim-Plat.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 528FC,L.L.C. GALLATIN 10130.001 1" = 100' 4/2022 KIT KIT MMI 5E 5E 2S 2S 9 9 NWSE NESW LOCATED IN THE NORTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER AND NORTHEAST ONE QUARTER OF THE SOUTHWEST ONE QUARTER OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. AMENDED PLAT OF LOTS R1A, R1B, R1C, AND R1D OF NORTON EAST RANCH SUBDIVISION PHASE 6 PLAT J-694 WEST QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MDOT. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 100 200501000 SCALE IN FEET BASIS OF BEARING BOBCAT COORDINATE SYSTEM, NAD83(2011) PER THE "ROCKY MOUNTAIN TRIBAL COORDINATE REFERENCE SYSTEM" Handbook and User Guide, Published September 30th, 2014 and subsequent revisions, established by observations with survey grade receivers. Standard Parallel & Grid Origin: 46°15'00"N Central Meridian: 111°15'00"W False Northing : 100,000.000 Meters False Easting : 100,000.000 Meters Standard Parallel Scale : 1.000185 (exact) AREA SUMMARY- TABLE LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PARK: TOTAL AREA: LEGEND FOUND REBAR WITH PLASTIC CAP FOUND REBAR, 5/8 IN. DIAM. WITH AN ALUMINUM CAP, 1 1/2 IN. DIAM. SET REBAR, 5/8 IN. DIAM. WITH 2" ALUMINUM CAP MARKED 13108LS". FOUND SECTION CORNER AS NOTED FOUND ONE-QUARTER CORNER NOTHING FOUND OR SET RECORD S88°51'56" W 2671.77' MEASURED S89°03'52" W 2674.22'EAST QUARTER CORNER SECTION 9 FOUND 2" BRASS CAP IN MONUMENT BOX. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. RECORD S88°51'56" W 2638.90' MEASURED S89°03'52" W 2638.82'RECORD S0°58'02" W 2702.70'MEASURED S1°09'52" W 2702.33'RECORD N0°58'02" E 2661.05'MEASURED N1°09'52" E 2660.63'POINT OF BEGINNING CALCULATED CENTER ONE QUARTER CORNER SOUTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED NON-LEGIBLE. MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. NORTH QUARTER CORNER SECTION 9 FOUND 2" AC MARKED MORRISON AND MAIERLE MEASURED BEARING AND DISTANCE TO CALCULATED CENTER QUARTER. 21.16 acres 3.32 acres 4.60 acres 11.74 acres 40.82 acres THE LAKES AT VALLEY WEST PHASE 6 THE LAKES AT VALLEY WEST PHASE 5 NOTE: STREETS ARE 35 FOOT WIDE IN 60 FOOT RIGHT-OF-WAY. ORIGINA L LOT R1C 467,265 S F EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1A AND R1C. EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1B AND R1D. ORIGINA L LOT R1D 516,039 S F POND EXISTING BOUNDARY NORTON EAST RANCH PHASE 6, LOTS R1C AND R1D ORIGINA L LOT R1A 467,265 S F ORIGINA L LOT R1B 516,039 S F NORTON EAST RANCH SUB PHASE 2A NORTON EAST RANCH SUB PHASE 1 NORTON EAST RANCH SUB PHASE 1 VALLEY WEST SUBDIVISION VALLEY WEST SUBDIVISION POND LILY DRIVE (60' R/W)VAU G H N D R I V E ( 6 0 ' R / W ) EXISTING PUE TO BE ABANDONED EXISTING PUE TO BE ABANDONED VALLEY WEST SUBDIVISION NORTON EAST RANCH SUB PHASE 5 POND LILY DRIVE(60' R/W)WETLAND CONSERVATION EASEMENT DOC. No.2299907 WATER LILY DRIVE(60' R/W)VAUGHN DRIVE (60')LAUREL PARKWAY (90' R/W)WEST BABCOK (90' R/W) ZONE 2 WATER COURSE SETBACK ZONE 1 WATERCOURSE SETBACK BAXTER CREEK PROPOSED WETLANDS 2.60 ACS. WETLAND CONSERVATION EASEMENT DOC. No.2299907 SEE SHEET 3 FOR PARCEL BEARING / DISTANCE INFORMATION SEE SHEET 4 FOR PARCEL BEARING / DISTANCE INFORMATION NORTON EAST RANCH SUB PHASE 5 LEGEND 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S DYHWV S MW 15SD 15SD 15SD 15SD 8W 8W 8W 8W 8W 8S 8S 8S 8S 8S E P T BP BP BP BP FM FM FM SIDEWALK WALKING TRAIL ℄ DEDICATED WETLAND EASEMENT NO 2299907 EXISTING WETLANDS WETLANDS TO BE MITIGATED PROPOSED WETLANDS EXISTING UTILITY EASEMENT LINE PROPOSED UTILITY EASEMENT LINE EXISTING PROPERTY BOUNDARY PROPOSED PROPERTY BOUNDARY EXISTING BURIED POWER EXISTING SEWER MAIN W/ SIZE EXISTING WATER MAIN W/ SIZE EXISTING STORM DRAIN W/ SIZE PROPOSED BURIED POWER PROPOSED FORCE MAIN PROPOSED SEWER MAIN W/ SIZE PROPOSED WATER MAIN W/ SIZE PROPOSED STORM DRAIN W/ SIZE PUBLIC STORM WATER POND TELEPHONE PEDESTAL/ BOX ELECTICAL BOX POWER POLE ELECTRICAL TRANSFORMER BOX PROPOSED STREET LIGHTS STORM DRAIN INLET STORM DRAIN MH SANITARY SEWER MH WATER CURB STOP WATER VALVE FIRE HYDRANT SIGN MONITORING WELL EXISTING CONTOUR (MAJOR) EXISTING CONTOUR (MINOR) PROPOSED CONTOUR (MAJOR) PROPOSED CONTOUR (MINOR) ABANDONED NO NAME DITCH APPENDIX F: 2006 Wetland Delineation Report and AJDs FIGURE 5