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Home My WebLink About638300220981736424) 4 i. 17546 Hoover Way Major Subdivision YR•` PUDP Sartain St and Hoover Way HRDC/Intrinsik Arch. /C&H Eng. 11/21/2017 �*+ t"Kit rr�', � I•C �S,{t ��'. h y •Yt '�F•,:r ' _'� a ,, •'LJ 14� #. ¢�\"tt1•as.��'-Y t.J j,,lbyrlh:i �,'V M•. t fy 4.\, J 1 � Y7� 1�"�'f`rt ��^a•, �'��s'"�11`. f f (, yr• Y �� 'N i'0 fn'.��t�. i NSt h, Y4ay p, L 1l t:' J .\ ♦ G`N ttyyQ''��, ,y yr +lyy��k r�� e• ' - .. _ � '`s}fir�Jx� �. a cm n " F Ir a; m,��'q\ i � -- U . xY' s a � r .,i 4 s 'Z�`-i"�Glrt'�r'yy`Y�.}sF{` r»:i'«'�v ',• `��h � �i r F.._ �. ., � S `' �l. 4t•� e '-H l '+N bS •k s^t�N �t'af;" �x'1 � ti r•i•"`�.. 1 '.� � " i J -- � f,. S s�L'�'" y 4e �� Je++,.�.�*a s�y,✓e s .,A� �'. �j{r N .C��+..r•G ��'ir} � _: •��"'.�nr1!-•'\ 'S''jIG\.'a'- �2' 't,��s�.1;.�' '� ,�.R. .. �� [,_ �. 1',q Y� � 4�� : �:r-f +(' ''� •J �,�+'w"si>•`Cx•} f...��Ji'�i�.4 '�.,• �' .� ��aJ � �i rr �rS�.1 ,�J �� }�i� �r, `0�� ryw,r�T' �r h' Ise '. 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Because of the density of the original Baxter Square Planned Unit development ("PUD"), the park calculation was high. Land was dedicated, and additional monies for"cash in lieu of parkland" were paid, hereafter referred to as park credits. See attached memo. There remains a balance of park credits, and as one of the original developers and owners of Baxter Square, and one of the original contributors of those credits, I am exploring opportunities for use of those park credits through annexation and subdivision of land as part of the overall plan for Baxter Square. The downturn in 2008 stopped progress on the Subdivision. Both the PUD and the preliminary plat expired. Years passed, and in 20141 began exploring developing the next "phase". The City of Bozeman planning staff determined that any new development would be considered a new submittal, and none of the approvals that were previously in place carried any weight. This phase 3 of Baxter Square was now considered a new subdivision requiring a new submittal. And while Baxter Square itself had an abundance of park land/credit, I was advised that I would be required to fulfill new parkland requirements. It was explained that if I annexed the property formerly known as Phase 3 into Baxter Square, I would be under the "umbrella" of that subdivision as the original developer, and thereby could benefit from the park dedication that I made in 2008. The HOA approved of my doing this, and my new development is part of Baxter Square. It is subject to and follows the same Covenants, and participates in all financial aspects of the subdivision. In 2016, Heather Davis (formerly with Bozeman City Planning, and more recently with Intrinsic Architecture) reached out to me regarding Baxter Square's park credit, which she knew I had as she was the planner for the subdivision atone time. She wanted to see if somehow the Hoover Subdivision could acquire the park credit held by the developer of Baxter Square, but they did not want to annex into or otherwise be a part of the Subdivision, its overall plan, and participate in the Covenants and financial obligations. We discussed a land trade, a purchase, and a donation. HRDC was not interested in anything but a donation on my part. I explored this with my CPA, but unfortunately there is no vehicle nor tax credit for this type of donation Page 2 Hoover Way Sub. Letter from an LLC. I expected talk would continue when the issue of Davis and Baxter Lane was resolved (the application was stalled because of that). It was only by chance that I learned of this attempt to assume the park credit they had once asked about acquiring through proper channels. The Design Review Staff Report refers to Sec. 38.27.100.A.7 as allowing the waiver of required park dedication for the Hoover Subdivision. See as follows: If a tract of land is being-developed under single ownership as a part of an overall plan, and part of the tract has previously been subdivided or developed,and sufficient park land dedication or cash donation in-lieu of land dedication has been provided from the area that has been previously subdivided or developed to meet the requirements of this section for the entire tract being developed, the city commission shall issue an order waiving the land dedication and cash donation requirements for the subsequently developed area. While the Hoover Subdivision tract may have been previously described as "Phase 4(Future)" on the 2005 plat of Baxter Square PUD for Phases 1 and 2, it was not developed as part of the . overall plan for Baxter Square. That Baxter Square PUD and the preliminary plat expired,there is no longer a Phase 4, and development of Phase 3 of Baxter Square was considered a new submittal by the City.The Hoover Subdivision should be treated the same. And despite references in the staff report to Baxter Square Phase 4, Hoover Way Subdivision is not Baxter Square Phase 4. HRDC purchased the tract and is developing it separately and apart from Baxter Square, not as Phase 4, but under a completely different name, preliminary plat, and PUD,thus Hoover Subdivision is not being developed under the same ownership nor as part of the overall plan of development of Baxter Square. It is not being annexed into Baxter Square, nor is it a part of that Subdivision. The new developer of that tract, HRDC, is not willing to subject Hoover Subdivision to the Baxter Square Covenants and governing documents, has not indicated a willingness to participate in the maintenance or development costs of the parkland and is not otherwise willing to be a part of Baxter Square. It is a completely unrelated development. Based on the foregoing, I fail to see how this developer should benefit from Baxter Square's park credits, nor how the waiver of required park dedication provided at Sec. 38.27,100.A.7 and use of Baxter Square park credits is applicable or available to the Hoover Subdivision. I, along with my husband, am the.Owner of Baxter Square Partners, LLC,the original owner of Baxter Square, and participated in its overall plan and subdivision. I contributed the park dedication and cash-in-lieu, and I remain involved with the Subdivision. I have been exploring annexing neighboring properties into the Baxter Square Subdivision, which would be a part of Page 3 Hoover Way Sub. Letter the overall plan and subject to the same Covenants, and, as the one of the original owners, intend to use that park credit at my disposal. I have been exploring annexing neighboring properties into the Baxter Square and should have and intend to use that park credit at my disposal. I am not asking the commission to deny the Hoover Way Subdivision, or to even require more in park land from them. I am simply asking that they do not usurp, without any compensation or consideration, a credit that Baxter Square Partners LLC owns. I appreciate your consideration on this matter. Sincerel , Ami Sayer Owner/Managing Member Baxter Square Partners LLC cc: J. Bremer Gallik, Bremer and Malloy P.C. L. lane Freeburg & Mark A. Schlenz 2330 Renee Way Bozeman, MT 59718 February 23, 2018 Bozeman City Commission . 121 N. Rouse Avenue Bozeman,MT 59715 RE: Proposed HRDC Development, Hoover Way Dear City Commissioners: Thank you for your foresight in planning for affordable housing in Bozeman. The development proposed adjacent to Baxter Square, HRDC's 20+town home plan for the north end of Hoover Way, is of concern to us as homeowners in the Baxter Square Owners Association(BSOA). The only access/egress to the proposed development is through BSOA property. The new owner/residents of this development will be using the roads, streetlights, and park financed and maintained at considerable expense by BSOA. HRDC has not stated that this development will be annexed as part of our association and has also asked for a number-of variances the city did not allow BSOA owners. When the number of new units is included,the HRDC project should be responsible for 37.5% of the snow removal costs on BSOA streets, as well as this proportion of lawn/tree care and dog waste removal resulting from the additional impact of these new neighbor families to our small park. Homeownership is never without the burden of funding the neighborhood amenities. If these homeowners are not required to help support the neighborhood we all enjoy,this will become a City of Bozeman issue of resentment and un-neighborly behavior that we would all rather avoid. I understand this is not consistent with the goals of HRDC. When you review this plan,we ask you to please attend to the issue of encroachment of a new development on BSOA-maintained property. If this development is unwilling to join BSOA—although we would sincerely welcome them to our Association—a clear financial agreement for infiastructure maintenance between the Land Trust, HRDC, and BSOA must be articulated and enforced. Many thanks for your attention to .' atter, or Ja r burg r / e To: Bozeman City Commission (for 2-26-18 meeting) Re: Hoover Way Subdivision PUD As a property owner within the Baxter Square subdivision and a member of the Baxter Square Owners Association (BSOA), I have concerns about the Hoover Way project. I am not simply an absentee owner without direct interests in the area--my daughter lives on my property and is working towards owning it someday. I support the creation of affordable housing, but I feel that it is important and equitable that the Hoover project not be viewed and evaluated differently than any other project,simply because it will meet the City's desire to create affordable housing. I respectfully request that care be taken not to permanently and negatively impact the infrastructure standards that the City has thoughtfully and carefully put in place by granting numerous relaxations of those standards. My concerns center around the fairness/equity of displacing the substantial costs of this project onto other residents of the Baxter Square subdivision. Baxter Square has 64 units--the 24 units in this project increase infrastructure impacts by 37.5%. The proposed project: • should be annexed and subject to all zoning and covenants of the Baxter Square subdivision since it is within the subdivision and will be substantially utilizing all subdivision amenities (relaxed standards do not allow for fairness to other projects that have to abide by these standards)--the reason for non- inclusion must be to lower the cost per unit--it is not equitable to make other area residents absorb the costs and support the project simply to meet the City's goal of creating affordable housing (the land trust holding the lots should be required to pay the BSOA fees each year); • should be required to have park, street, and light maintenance agreements with the BSHOA(these costs need to be assumed by the future users--for example:this year the BSOA is shouldering additional costs for snow removal to keep up with limited plowing by the City); • should be required to adhere to all parking standards (no relaxation of off-street parking)--parking is already limited and streets are congested--the only access to the project is Buckrake--relaxation of the City parking standards will create more congestion and potentially impede fire and emergency access (Hoover Way is actually a subdivision street and not a City street--another reason to require that the project be annexed, and that maintenance agreements be established and enforced); • should be required to provide park/open space--the BSOA spends$12,500 annually on park maintenance ($2000 for dog waste management)--since there is no park in the project,the residents will be using, impacting, and benefitting from the only park in the area (the Baxter Square park); and • should not be allowed to encroach on or impact wetlands since the designation of and construction of these wetlands has already been accomplished (the City has had a policy of no net loss of wetlands-- substantial degradation will occur with a relaxation of wetland standards--these standards were implemented to avoid this issue). Thank you for your time and consideration of these concerns. Cyndi Crayton (owner of 2831 Baxter Lane) 4027 Bridger Canyon Bozeman MT 59715 GALLIK, BREMER & MOLLOY, P.C. Attorneys at Law 777 East Main Street, Suite 203 Post Office Box 70 Bozeman, Montana 59771-0070 (406) 404-1728 February 26, 2018 Mayor Cyndy Andrus City Commissioners City of Bozeman 121 N. Rouse Ave. Bozeman, MT 59715 Re: Use of Baxter Square Park Dedication for Hoover Way Subdivision and PUD Dear Mayor Andrus and City Commissioners: We represent Baxter Square Partners, LLC, developer of Baxter Square Phases 1, 2 and 3, and Ami Grant Sayer, the managing partner. They are not opposed to HRDC's planned townhouse development, however, they are opposed to the use of Baxter Square's park dedication to benefit an unrelated subdivision. Based on the following, we respectfully request that the City Commission not apply the Baxter Square Subdivision's park dedication to the Hoover Way Subdivision. Since the proposed Hoover Way Subdivision is not a part of the Baxter Square Subdivision, this attempt to use the Baxter Square park dedication for a separate and unrelated subdivision is unlawful. Background Baxter Square was originally planned for four(4) phases, only two (2) of which were completed under the original subdivision and Planned Unit Development ("PUD") approval in 2003. The park dedication for what was originally contemplated for all four(4) phases was provided with the development of the first two phases as a combination of land donation and cash donation, as required by the PUD process. That PUD approval expired with only two (2) phases complete, yet the Baxter Square park dedication remained. While the Master Park Plan for Baxter Square may not have expired, the underlying subdivision and PUD as originally planned no longer exist. When Ms. Sayer proposed to develop one of the remaining tracts, formerly Phase 3 of Baxter Square, it was reviewed as a new subdivision. For the new subdivision to benefit from the previous park dedication of land and cash, it was required to annex into the existing Baxter Square Subdivision. As noted in the Baxter Square Phase 3 Staff Report, "the subdivision will annex into the existing Baxter Square POA and contribute to the ongoing maintenance and upkeep of existing parks and open space." See page 21 of 29, a copy of which is included as Exhibit A and incorporated by reference. While the park dedication was satisfied, Phase 3 was 1 Mayor Cyndy Andrus City Commissioners February 26, 2018 Page 2 also required to install a public access trail, vegetative ground cover, boulevard.trees, and irrigation system, as well as shrubbery as a buffer with the residential lots. Id. The Hoover Way Subdivision is not Phase 4 of Baxter Square Subdivision, nor is it being required to annex into Baxter Square Subdivision. It is an unrelated new subdivision and should be required to annex into Baxter Square Subdivision, if it intends to benefit from the park dedication made for that Subdivision. Park Dedication Statute State law provides the authority for the park dedication requirement. See Section 76-3- 621, MCA. In pertinent part, that statute provides as follows. 4) The governing body, in consultation with the subdivider and the planning board or park board that has jurisdiction, may determine suitable locations for parks and playgrounds and, giving due weight and consideration to the expressed preference of the subdivider, may determine whether the park dedication must be a land donation, cash donation, or a combination of both. When a combination of land donation and cash donation is required, the cash donation may not exceed the proportional amount not covered by the land donation. § 76-3-621(4), MCA (emphasis added). The clear intent is the subdivider's expressed preference be taken into consideration with respect to the park dedication. Ami Grant Sayer, through Baxter Square Partners is the original subdivider of Baxter Square' and contributed the land donation and cash-in-lieu for the Baxter Square Subdivision. That money and land dedication shall be used to serve Baxter Square Subdivision as required by state law, that is: (5) (a) In accordance with the provisions of subsections (5)(b) and (5)(c), the governing body shall use the dedicated money or land for development, acquisition, or maintenance of parks to serve the subdivision. (b) The governing body may use the dedicated money to acquire, develop, or maintain, within its jurisdiction, parks or recreational areas or for the purchase of public open space or conservation easements only if: (i) the park, recreational area, open space, or conservation easement is within a reasonably close proximity to the proposed subdivision; and (ii) the governing body has formally adopted a park plan that establishes the needs and procedures for use of the money. ' Ami Grant Sayer was the managing partner of Baxter Square Partners, LLC and ABV Development, and she and her husband Joe Sayer are the current partners in Baxter Square Partners, LLC. .i Mayor Cyndy Andrus City Commissioners February 26, 2018 Page 3 (c) The governing body may not use more than 50% of the dedicated money for park maintenance. § 76-3-621(5), MCA (emphasis added). The legislature used no uncertain words, rather it declared how the park dedication was to be used, employing the mandatory word "shall." Based on the plain language of the statute, the park dedication "shall" be used for development, acquisition, or maintenance of parks to serve the subdivision. "The subdivision" is Baxter Square. Because you are sitting in a quasi-judicial capacity when making your decision in this matter, Montana law governing statutory construction applies. To this end, "in the construction of a statute, the office of the judge is simply to ascertain and declare what is in terms or in substance contained therein, not to insert what has been omitted, or to omit what has been inserted. Where there are several provisions or particulars, such a construction is, if possible, to be adopted as will give effect to all." § 1-2-101, MCA (emphasis added). In addition, "[w]ords or phrases used in the statutes of Montana are construed according to the context and approved usage of the language...." § 1-2-106, MCA. Consistent with these canons of construction, the word "shall" is, not surprisingly, mandatory in form. See Black's Law Dictionary, Fifth Edition, at page 1233 ("As used in statutes . . . this word is generally imperative or mandatory. In common or ordinary parlance, and in its ordinary signification, the term `shall' is a word of command, and one which has always or which must be give a compulsory meaning; as denoting an obligation. It has a peremptory meaning, and it is generally imperative or mandatory. It has the invariable significance of excluding the idea of discretion, and has the significance of operating to impose a duty which may be enforced, particularly if public policy is in favor of this this meaning, or when addressed to public officials, or where a public interest is involved, or where the public or persons have rights which ought to be exercised or enforced, unless a contrary intent appears." People v. O'Rourke, 124 Cal.App. 752, 13 P.2d 989, 992.) The Montana Supreme Court's interpretation is consistent. In construing the meaning of a statute, we presume "that the terms and words used were intended to be understood in their ordinary sense." The word "may" is commonly understood to be permissive or discretionary. In contrast, "shall" is understood to be compelling or mandatory. Gaustad v. City of Columbus(In re City of Columbus Police Dep't), 265 Mont. 379, 381-382, 877 P.2d 470, 1994 Mont. LEXIS 135, 51 Mont. St. Rep. 544 (internal citations omitted). The Montana Supreme Court has determined that, While there is no absolute test by which to distinguish mandatory from director provisions of a statute, language, however mandatory in form, may be deemed Mayor Cyndy Andrus City Commissioners February 26, 2018 Page 4 directory whenever "the legislative intent does not require a* mandatory construction." (59 C. J. 1073.) "Whether a statute is mandatory or directory depends on whether the thing directed to be.done is of the essence of the thing required, or is a mere matter of form. Accordingly, when a particular provision of a statute relates to some immaterial matter, as to which compliance with the statute is a matter of convenience rather than substance,or where the directions of a statute are given merely with a view to the proper, orderly and prompt conduct of business, it is generally regarded as directory, unless followed by words of absolute prohibition; and the same is true where no substantial rights depend on the statute, no injury can result from ignoring it, and the purpose of the legislature can be accomplished in a manner other than that prescribed, with substantially the same results." (50 C. J. 1074.) Chicago, M., S. P. & Pac. Ry. v. Fallon County, 95 Mont. 568, 574-575, 28 P.2d 462, 1933 Mont. LEXIS 158. That the park dedication serve the subdivision for which is was dedicated is "of the essence of the thing required" and not "a mere matter of form" nor convenience. It is not immaterial and the subdivider's rights depend on statute. A mandatory construction of the word "shall" is also necessary to carry out the legislative intent of Montana's Subdivision and Platting Act. In pertinent part, It is the purpose of this chapter to: (1) promote the public health, safety, and general welfare by regulating the subdivision of land; (2) prevent overcrowding of land; (4) provide for adequate light, air, water supply, sewage disposal, parks and recreation areas, ingress and egress, and other public requirements; (6) promote preservation of open space; (7) promote cluster development approaches that minimize costs to local citizens and that promote effective and efficient provision of public services; (8) protect the rights of property owners; § 76-3-102, MCA("Statement of Purpose") Applying these fundamental canons of statutory construction to the facts before you requires that the park dedication money or land dedicated by Baxter Square Partners "shall"be used to develop, acquire, or maintain parks "to serve the subdivision" not some other subdivision. The dedication can only be used for Baxter Square Subdivision, not an unrelated subdivision being subdivided separately and apart from Baxter Square and under a different planned unit development. Mayor Cyndy Andrus City Commissioners February 26, 2018 Page 5 As noted previously, Baxter Square Phase 3 was required to annex into the existing Baxter Square Subdivision. If Hoover Way Subdivision expects to benefit from the park dedication made for Baxter Square, it too must annex into that Subdivision and contribute to the ongoing maintenance and upkeep of the existing park from which it seeks to benefit. City Code The Planning Board Staff Report refers to Sec. 38.27.100.A.7 as allowing the waiver of required park dedication for the Hoover Subdivision. See as follows: If a tract of land is being developed under single ownership as a part of an overall plan, and part of the tract has previously been subdivided or developed, and sufficient park land dedication or cash donation in-lieu of land dedication has been provided from the area that has been previously subdivided or developed to meet the requirements of this section for the entire tract being developed, the city commission shall issue an order waiving the land dedication and cash donation requirements for the subsequently developed area. As Ms. Sayer explained in her August 23, 2017 letter to you, the Hoover Way Subdivision is not Phase 4 of Baxter Square, nor is it a part of the Baxter Square Subdivision, which now includes Phases 1, 2 and 3. It is not being developed under single ownership as part of an over-all plan as the original PUD has expired, and HRDC purchased the remaining tract so it is under different ownership. Hoover Way Subdivision is not being required to annex into Baxter Square, and become a part of that Subdivision in order to benefit from its park dedication. Hoover Way Subdivision is a new subdivision and PUD, so it should be treated as such. Conclusion Based on the foregoing, we respectfully request that the City Commission not apply the Baxter Square Subdivision's park dedication to the Hoover Way Subdivision, an unrelated and separate subdivision that is not a part of Baxter Square nor its overall plan of development. Thank you. Sincerely, G, I MER&MOLLOY,P.C. J n B mer Encl. c: Client City Attorney Greg Sullivan Marty Matsen, Director of Community Development P14040,Staff Report BAXTER SQUARE PHASE 3 MAJOR SUBDIVISION Page 21 of 29 An Open Space Tract \vith a public access trail corridor is shown in the nortli\\est corner of the property. This will connect to the existing trail in the part: and extend it to the north property line providing trail connectivity for future development to the north. Installation of vegetative ground cover. boulevard trees. and an irrigation system will be done prior to final plat alone all external perimeter streets and adjacent to public parks. This subdivision will annex into the existing Baxter Square POA and contribute the ongoing maintenance and upkeep of the existing parks and open space, The proposed park area has less than 100% street frontage as required. The city may consider and approve the installation of streets long less than 100 percent, but not less than 50 percent, of the perimeter when necessary due to site constraint as in the case with this project. The project also provides for direct pedestrian access to the perimeter without street frontage with a trail connection. As there are private properties adjacent to the park the character of that boundary is important. Condition six requires regular spacing of acceptable shrub species shall be installed along the south side of Lots 5D, 5C, 513, and 5A to create a buffer between residential lots and parkland and shall be shown on the final landscape plan. Adiacent Private Frontage vs Street Frontage Map 1A•Cr A w�w- 6T.S 9 S 91 i lr a•r -ter c,n S,1 r p.., z M•Be.lw ^,•pd�yl4.. �"' }, 1 o Street Frontage .r,,...Boa: A,11MM •��^ � ` ` I { > � Private Lot Frontage :a Well .r. r Public access z,i0" Easement & trail connection ur n-.;. = / _ .Y•• ` //� I 1 Ufr IC r s M.mot• LOT Q L— FIO I t, for r , VAX—%R— SQUARE ES 1 AND 4) The effect on the Natural environment This property is located in an area of the City which has been identified and developed for residential uses at urban density and no changes are proposed that would impact the natural E ' lBIT 104 a February 2, 2018 TO: Planning Board 2/6/18 City Commission 2/12/18 RE: Hoover Way Major Subdivision Preliminary Plat and Preliminary PUD Application # 17117 and 17546' Dear Planning Board and City.Commission, First I would like to say that I am pro-development. Having said that, all development should be thoughtful and beneficial to neighborhoods. This list of "relaxations" is none of the above. Setbacks are an important component of thoughtful development, as is density. I object to any variance in the already meager setbacks in the R3 zone. Proposed road and access improvements are not shown on the map,but take a drive down narrow Buckrake and Thomas roads and one can see the current access would be seriously inadequate for a high density development without new or improved roads to the subdivision. As for the wetlands, if the Corps of Engineers approves the wetland proposals, I would not have an objection to them. Sincereley, joy Miller 2285 Buckrake Ave Bozeman, MT Phone Number 4065816825 j Comments ' i Hello, I My name is Brian Eilers I live at 2378 Renee Way, Bozeman MT 59718 i I have some concerns about the Hoover Way Subdivision Planned Unit Development,Application 17546 First, is the number of relaxations that they are requesting,9 relaxations seem excessive,I love the work that the HRDC does, but if this were any other contractor I have a feeling that they wouldn't get anywhere close to that number of relaxations. i The parking relaxations are what I am most concerned with, because parking is already an issue with the street width in Baxter Square.There are times when you can only fit a single car down the road,this is with ' the current parking restrictions in place,and using our HOA fees to keep the roads clear of snow.With the proposed 24 new homes coming in without these parking restrictions,this could lead to major issues and potentially be a safety hazard if ambulances and firetrucks need to access the subdivision and can't fit down these roads.These additional buildings and lack of parking space could be a major issue if these parking relaxations are allowed. This leads into the next potential problems.The Hoover Way Subdivision Planned Unit Development will not be apart of=he Baxter Square HOA.The proposed development area was to be apart of Baxter square originally,while the new development will not be part of the Baxter Square HOA concerns me for a variety of reasons, my major concern with this is that they won't be providing any funds for the upkeep of the l subdivision in key areas which the new development will be benefiting from. . i I a The only way in and out of the new development would be through the Baxter Square property. Because of our parking issues we currently we use our HOA funds for snow removal in order to keep our roads cleared as best possible:this would mean that we would be carrying the full burden of snow removal in the development. By the number of units that are being planned,the new development should pay roughly 37%of the snow removal costs on our streets per year. If these streets don't get plowed travelling on these roads would in my mind be hazardous,we would ask that the new development pay their share to keep our ! roads safe. I Also,the Baxter Square HOA would be on the hook for all the park maintenance and dog waste removal. This is already a big issue and with this being the only park near the new develpment,the owners of these units are going to be using our parks,walking dogs,etc.We already spend$1000-$2000/year on dog waste removal, bags and cans and will probably need to spend more in the years to come as more people move in. Park maintenance currently is around$12,000/year,we would ask that the new development to help with these upkeep costs as well. i I i Thank you. Thank you, City Of Bozeman This is an automated message generated by the Vision Content Management System'"'.Please do not reply From: agenda@bozeman.net To: Agenda Subject: Thank you for your public comment. Date: Monday,February 26,2018 4:06:02 PM A new entry to a form/survey has been submitted. Form Name: Public Comment Form Date&Time: 02/26/2018 4:05 PM Response#: 81 Submitter ID: 4332 IP address: 172.24.96.111 Time to complete: 23 min.,44 sec.. Survey Details Page 1 ......................................................................................................... ....................... Public comment may be submitted via the form below,or by any of the following options. I Public comment may also be given at any public meeting. Email: agenda0bozeman.net Mail to: Attn:City Commission P.0 Box 1230 Bozeman,MT 59771 In-person delivery to: f p ry (1 Attn:City Commission • i City Clerk's Office City Hall,Suite 202 121 N.Rouse Ave. Bozeman,MT First Name Brian Last Name Eilers i Email Address bjeilers@gmail.com V 9x Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Addi Jadin, Associate Planner Martin Matsen, Director of Community Development SUBJECT: Hoover Way Subdivision Planned Unit Development MEETING DATE: February 12, 2018 AGENDA ITEM TYPE: Action RECOMMENDED MOTION: I move to continue the Hoover Way Planning Unit Development application from February 12, 2018 to February 26, 2018. RECOMENDATION: Continue the Hoover Way Planned Unit Development(PUD)to February 26, 2018. The public notice for Hoover Way PUD and the associated subdivision preliminary plat application publicized a hearing before the City Commission on February 12, 2018. Due to City Commission agenda scheduling, staff respectfully request that the City Commission continue the February 12, 2018 public hearing to February 26, 2018. UNRESOLVED ISSUES: None identified. ALTERNATIVES: As determined by the City Commission FISCAL EFFECTS: None identified. Report compiled on: February 6, 2018 Attachments: None Design Review Board Wednesday, January 24th, 2018 1 5:30 pm I City Hall: Commission Room A. 05:45:27 PM (oo:oo:o1) Call meeting to order and Roll Call • Ethan Barlow • Lessa Racow • Brady Ernst • Kiersten Iwai • Charles Franklin • Cindy Andrus, Mayor B. 05:45:53 PM (00:00:27) Changes to the Agenda C. 05:46:02 PM (00:00:36) Minutes (none D. 05:46:08 PM (00:00:42) Pubfi Comment Please state your name and address,i an n,audible tone of'voice for the record. This is the time for individuals to comment on matfalling ithin th p r i�of the Committee. There will also be an opportuunity•in conjunction with each.action item formicomments pertaining to that item. Please limit your-comments to three minutes v No public comment. E. Action-Items �05:46 52-P.M(00:01:26) 1,7546 over-WayTreliminary PUD Oadin) (A,Prelirnina:r�y ed� evelo ment PUD a lication or a hased 24-unit � `� �, P (PUD) Pp f p residential development located approximately 1/4-mile northwest of the intersection of Baxter-Lane and N.2�7th Avenue/Thomas Drive. The PUD is associated with a proposed N. 2.72 ac e*major subdivision to create 24 residential lots, 3 open space lots and the associated right-of-way. The application requests 8 relaxations. • DRB Staff or rt • Application Materials • Architectural Plans • Civil Plans • Landscape Plans • Appendices 05:47:38 PM (00:02:12) Planner Addi Jadin, Community Development, presented a detailed review of the action item.The presentation included discussion on existing and proposed site conditions, PUD relaxations(including reduced wetland setback areas), PUD design elements and performance points. 0 , 0 � r 06:13:16 PM (00:27:50) Henri Foch, Intrinsik Architecture (applicant's representative), presented in further detail on the action item. 06:22:25 PM (00:36:59) Ms.Jadin and City of Bozeman wetland specialist consultant, Lynn Bacon, discussed the wetlands on site in greater detail. Board members posed questions regarding the wetlands in the project site; City staff and the applicant team responded. 06:39:04 PM (00:53:38) Board members posed questions to the applicant team regarding this action item. 06:56:50 PM (01:11:24) Board members engaged in general comment ry regarding the action item. 07:03:58 PM (01:18:32) MOTION:by Mr. Ernst to recommend approval of the PUD as presented with the requested relaxations. �./ / \ MOTION SECONDED followed by a general discusssiion�by board members on the motion. 07:04:20 PM (01:18:54) VOTE. Motion carries unanimously. 2. 07:10:51 PM (01:25:251 17412/17413 C ostcoEk ansion Preliminary PUD (Rogers) ) A Site Plan and Preliminary Planned Unit Development,(PUD)application to allow a 24,000 square foot expansion o. 'the xis ngJ26,000`squa*e foot Costco warehouse facility with parking, open,space, and related site improvements. The-site is located on 18.41 acres zoned B-2 an within the Class 1 1-90,ent>yway c ro Fedor. • DRB Staff Report • Application.Materials 07:11:03 PM (01:25:37 QIan ne r Tom Rogers, Community Development, presented a detailed review of the action item.The presentation included discussion on previous DRB reviews, existing and proposed site conditions,PUD relaxations,project intent, review criteria for PUDs and the project proposal. 07:26:18 PM (01.4.0:52) Members of the applicant team presented in further detail on the action item/application. 07:42:04 PM (01:56:38) No.p�u bliiccomment. 07:42:21 PM (01:56:55) Board members posed questions to the applicant team and Planner Rogers regarding this action item. 08:10:05 PM (02:24:39) Board members engaged in general commentary regarding the action item. 08:23:11 PM (02:37:45) MOTION:by Ms. Iwai to recommend approval of the preliminary PUD with the conditions as stated in the staff report. MOTION SECONDED. 08:23:29 PM (02:38:03) VOTE:Motion carries unanimously. S F. 08:24:02 PM (02:38:36) FYI/Discussion G. 08:24:07 PM (02:38:41)Adjournment For more information please contact Brian Krueger at bkruegerobozeman.net This board generally meets the second and fourth Wednesday of the month at 5:30pm Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 582-2301). Page 1 of 20 17546, Design Review Board Staff Report for the Hoover Way Subdivision Preliminary Planned Unit Development (PUD) Date: Design Review Board (DRB) Meeting of January 24, 2018 at 5:30 pm in the City Commission Room, City Hall, 121 N. Rouse Avenue, Bozeman, Montana Project Description: A Preliminary Planned Unit Development (PUD) application for a phased 24-unit residential development located approximately 1/4-mile northwest of the intersection of Baxter Lane and N. 271h Avenue/Thomas Drive. The PUD is associated with a proposed 2.72-acre major subdivision to create 24 residential lots, 3 open space lots and the associated right-of-way. The application requests 8 relaxations. Project Location: The subject parcel is legally described as the East Half(E1/2) of the West Half(W1/2) of the Southeast Quarter (SE1/4) of the Southwest Quarter (SW1/4) of Section 35, Township One South (TO1S), Range Five East (R05E), Less a Portion of the Baxter Square Subdivision Phase 1 and 2, P.M.M., City of Bozeman, Montana. Recommendation: Approval with conditions Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 17546 and move to recommend approval of the planned unit development with conditions and subject to all applicable code provisions. Report Date: January 18, 2018 Staff Contact: Addi Jadin, Community Development Shawn Kohtz, Engineering Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None Project Summary The PUD is proposed in conjunction with a subdivision to create 24 residential lots for 24 townhome units in 3- and 4-household dwellings with associated open space in the R-3 17546, Design Review Mard Staff Report for the Hoover Way Stdivision PUD Page 2 of 20 zoning district. Unless the PUD relaxations modify a standard, the base requirements of the Unified Development Code remain in effect. The PUD appears to conform to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts in the Application Narrative that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-3 district: the project will provide 100% affordable housing surpassing the minimum 10% required by the Affordable Housing Ordinance. In addition, housing designs, private lot landscaping, and elements to reduce human impacts to the wetlands are included as elements of the PUD which would go beyond the baseline requirements for a major subdivision. Parkland for the Hoover Way PUD and subdivision was provided at the filing of the final plat for Baxter Square Subdivision Phases 1 and 2 and is drawing on the parkland balance that remains after the recording of Baxter Square Phase 3. Further background is provided in Appendix B of the staff report and in the Applicant Narrative item#3. The PUD proposes phasing as described in item#8 of the Applicant Narrative in order to be granted occupancy for the individual buildings as they are completed(please note there is an error in the first paragraph of the Applicant Narrative that states the project will be completed in one phase). All subdivision improvements will be completed in Phase 1. The PUD also proposes to utilize the concurrent construction provisions of Section 38.39.030.D. in order to allow building permit application, review and issuance prior to completion of the public infrastructure. Alternatives 1) Recommend approval of the PUD as presented. 2) Recommend approval of the PUD with suggested changes. 3) Recommend denial of the PUD. 17546,Design Reviewqoard Staff Report for the Hoover Way bdivision PUD Page 3 of 20 TABLE OF CONTENTS EXECUTIVESUMMARY.......................................................................................................I UnresolvedIssues.................................................................................................................1 ProjectSummary .................................................................................................................1 Alternatives..........................................................................................................................2 SECTION1 - MAP SERIES.....................................................................................................4 SECTION 2—REQUESTED RELAXATIONS........................................................................7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL.......................................7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS..................8 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS.........................................8 SECTION 6 - STAFF ANALYSIS AND FINDINGS..............................................................8 Applicable Plan Review Criteria, Section 38.19.100, BMC. ..............................................8 Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC...............12 APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY ................................16 APPENDIX B—DETAILED PROJECT DESCRIPTION AND BACKGROUND ..............17 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF ............................18 APPENDIX E—PLANNED UNIT DEVELOPMENT INTENT............................................18 FISCAL EFFECTS..................................................................................................................19 ATTACHMENTS....................................................................................................................20 17546,Design Review b9ard Staff Report for the Hoover Way Aivision PUD Page 4 of 20 SECTION I -MAP SERIES w r i' ✓ • f v 0 40 IL ,.4,A t....:1 V'r"r►�. ' EOKGIaNIA OF 1'i_N�' - i 1� UV J \ Ugand •irs' .� '�� IIr '��J � � sy � •� ,�,� •p�*. ate± qua, [�_ �;'r �R•�_ _ '.,� 1�,� � I� C3 Dunning Project 41 1- A ,"A i r ParmIb Mays ` LA Ctb l7mita1t � p z��;ng Dicirio:: 4 Project Boundary and Vicinity Map Page 5 of 20 FtWSA-2+ �u►iWSA a n 41 ' BUILDING 7 BUILDING 8� j RW8A,1 19UtlOtltG 6� �� IM1MN --� wt•rta, s,i7, rrltrz —1 YC H 7� _ OOVER WJ1Y, 1 _ + 4 'tea BUILENNG~-1 ;r BUILOMG 2 - jf'f.t t .,•,y � , =Z__ ,i.K rt9 Mr�AM,M1tQ�' ,R RMHlrtnn KOIOOMIRMiI Y>MZ.�MiYei rnLAAhs r��hl[r �1M.K'f..MptiV.lYgiM,Wl'A.�WllYtt Rll,r'AKirMi. ,MO-n trareMr I�..W�w+r�Kw,�M„tVltO)'YAM/.rit NAY!'ntW lFp. •7 ��.r wrr'rw.M +-.r✓e.� ]4tF'2tall KlG,tlfYrl[�Ml slll �r.�Y�l�,(1�p�{1Y'.xq}�GL`p tp M�nMwt�r �(� �r a♦ ir.>•f.\Aw7!'i I�MW,4.9 tP,41 'wtM.1►fT4ND11FiWa'M•Jrtl10V 1N'4.MtK4l i��Jl.r`�r r I:RH„M��l O1NtY..Rr R I4VO tV1YNiOtl Ortltll 10 rllp.il 1-,S A rQr#l{ Proposed Site Plan and Wetland Exhibit (from Application Drawing A1.2) ` rClq�ilr: 'S� a <<O y "` w i�w �1�4. �• �ill7r- /912R-. 4AI i II, I IIIIII:I 4_4DDC�'SO�dt+-`A�GN6At NYMM:\? �rF•o� �� , /�� I f� r1 �-1 •.d��I,�'�-�� .�� 4 j��' ��. .:�.• gee i .� 1�� ,�� .•Ira r l�:_�M-' �� ■If1 Iw� � � iir' :"' _ :1• ' t I� � �ftll +; �.l f �J1Jf�oo�lil�i88 �p 6,19 Orci qq11 rw...wl rn ��_ ,�3�!� `-I!•.ti ,q ! "iZS1 �1� •' �'�11��111111 � � 1 � ��•-� t;_ It 1+ - ., r. �� ►b \''rtat AMR iris �J11�C°� il��/��1 � :► � V , - -11 i . RIO ;. �Kv. �w.�•_ w �n'r •:.ice ' off -4 ' : 0 1 to 111 17546,Design Review oard Staff Report for the Hoover Way bdivision PUD Page 7 of 20 SECTION 2 REQUESTED RELAXATIONS Planned Unit Development Relaxations are requested with this application. The applicant has requested relaxations to the standards in the following summary list and has provided the overall reasoning behind the relaxations in the PUD application item#7 of the "Hoover Way Townhomes Preliminary PUD and Preliminary Plat Submittal Project Narrative" (Applicant Narrative). The altered standards are also depicted throughout the application, particularly on Sheets A L I, A 1.2 and A 1.3 of the application submittal. Summary List of Relaxations Code Section Summary of Relaxation 1) 38.08.040.A. Reduce Minimum Lot Area; 2) 38.23.100.A.2.c.(4)(d) Reduce Watercourse Setback for Connected Wetlands; 3) 38.23.100.A.2.e.(2)(b) Allow a Non-spur Trail in Zone 1 (Open Space Lot 3); 4) 38.24.020 Reduce Right-of-Way Width(Hoover Way); 5) 38.08.050.A.1.c. Reduce Front Yard Setback(Lot 6, Block 2); 6) 38.08.050.A.4. Reduce the Garage Entry Setback(Lot 6, Block 2); 7) 38.25.020.A. Reduce Minimum Parking Space Length (Lot 6, Block 2); 8) 38.26.060.A.1. Allow Alternate Methods for Providing Landscape Plan Points. SECTION -RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the planned unit development. Additional conditions may apply to the subdivision of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the final plat. 2. The applicants shall obtain an encroachment permit from the City of Bozeman Public Works Department to document the parking space for Lot 6 of Block 2 prior to submittal of the final PUD plan. 3. The applicant is advised that unmet code provisions,or code provisions that are not specifically listed as conditions of approval,does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 17546,Design Review 11rd Staff Report for the Hoover Way Milivision PUD Page 8 of 20 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS None are identified at this time. SECTION 5 -RECOMMENDA TION AND FUTURE ACTIONS Having considered the criteria established for residential planned unit developments, approval with conditions is recommended to the Design Review Board (DRB). The DRB shall forward its recommendation to the City Commission for consideration and action. The Planning Board will conduct a public hearing on the related subdivision and make a recommendation to the City Commission. The public hearing is scheduled for February 6, 2018. The Development Review Committee (DRC) considered the Planned Unit Development on December 13, 2017. The DRC found that the application was adequate to proceed in review. The City Commission is scheduled to consider the proposal on February 12, 2018. SECTION 6- STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City's adopted growth policy This project is proposing residential uses within a residentially planned area. No conflicts have been identified with the growth policy future land use designation or goals and policies. The application's "Statement of objectives and conformance to city policy and plans" provides greater detail regarding this criterion. The application supports various growth policy goals and principles as described in the aforementioned document. 17546,Design Review9oard Staff Report for the Hoover Way bdivision PUD Page 9 of 20 2. Conformance to this chapter, including the cessation of any current violations There are no known violations on the property. The project proposes several alternative standards for development within the PUD. If the remaining PUD and subdivision processes are completed, and the City Commission approves the requested relaxations, then the project will be in conformance. If the Commission does not approve the relaxations then the project will not be in conformance and should not be approved. 3. Conformance with all other applicable laws, ordinances, and regulations Applications for design and review of infrastructure, compliance with building permits, and related processes are future events. Compliance will be required as the project advances. The application includes a copy of the U.S. Army Corps of Engineers 404 permit required for the wetland permit. 4. Relationship of site plan elements to conditions both on and off the property The proposed construction of the street network provides for connectivity and continuity of streets. A trail is proposed along an historic railroad berm as called for in the PROST plan and is connected to internal sidewalks. The proposed locations of additional open space will integrate with the existing Baxter Square Park and will allow the extension of connected wetlands along the railroad berm. The open spaces will integrate with the existing park and promote an open viewshed across the wetland mitigation area continuing to the north and northwest. In response to the growth of the wetland area within Baxter Square Park and the subject property, the street cross-section on the eastern side of Georgia Marie Lane has been altered in order to allow lots bordering the park to shift north on the south side of Georgia Marie Lane. The individual home sites are unlikely to have negative affects off the property. Fencing and signage is incorporated in the PUD plan in order to prevent misuse of or dangers associated with the open waters in the wetland. The completion of subdivision roads will connect a loop around the park for adjacent properties. No particular conflicts have been identified at this time. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions Adequate parking appears to be provided as the application does not request PUD-specific relaxations. The associated preliminary plat application does request parking relaxations allowed as affordable housing incentives in UDC Section 38.43.130, BMC. 6. Pedestrian and vehicular ingress and egress Adequate circulation is provided by sidewalks. The proposed extension of Hoover Way provides transition from a non-standard street cross section in the subdivision to the south to 17546,Design Review vard Staff Report for the Hoover Way division PUD Page 10 of 20 a standard section further north within the subdivision. The street cross sections will be further analyzed with the subdivision. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The pedestrian trail, street networks, and private and open space landscaping are shown on the Landscaping drawings in the application. If relaxation number 8 is approved, the landscaping plan will be in compliance with the landscaping requirements of Article 38.26. 8. Open space The project proposes three open spaces. Two will be used for stormwater management and one will be an open space with trail in a wetland area. 9. Building location and height No changes are requested for building height. The proposed lot sizes are smaller than normal for the R-3 district as requested in Relaxation #1 to allow the townhome lots to pull further away from the wetland areas. 10. Setbacks Relaxation#2 requests to reduce the watercourse setback for connected wetlands. Essentially all of the other relaxations are intended to keep the amount of reduction to a minimum while maintaining as many affordable housing units as possible. Relaxations 5 and 6 modify front yard setbacks for Lot 6, Block 2 in order to accommodate the jog in the right-of-way on Georgia Marie Lane that was designed to pull the lots adjoining the park away from the wetlands. Relaxation 7 is necessary to allow the stacked driveway parking space to count toward parking requirements despite the shorter setback to garage. 11. Lighting New dark-sky compliant lighting will be required to be installed along the public streets as a condition of subdivision preliminary plat approval. 12. Provisions for utilities, including efficient public services and facilities Not applicable to DRB. 13. Site surface drainage Drainage is placed within appropriate locations. Placement and design will be addressed with the subdivision conditions. 14. Loading and unloading areas None are proposed. 17546,Design Review oard Staff Report for the Hoover Way bdivision PUD Page 11 of 20 15. Grading The western and northern edges of the wetland within the Baxter Square Park will be impacted and regraded for installation of Hoover Way as is described in the wetland delineation report. Grading work will be done in the area of the wetlands adjacent to the railroad berm and to the railroad berm itself in order to construct the road and the trail in open space#3 as requested by relaxation#3. The Geotechnical Report accompanying the Preliminary Plat application includes comments about grading in Section 6.8. 16. Signage None is proposed at this time. 17. Screening No proposed element of the project requires screening. 18. Overlay district provisions Not applicable to this application. 19. Other related matters, including relevant comment from affected parties No public comment has been received at this time. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title,whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. The site will be divided according to the associated subdivision. 21. Compliance with article 38.43 of the Bozeman Municipal Code. Not relevant to the DRB. 22. Phasing of development As stated previously in the Executive Summary of the staff report, the PUD proposes phasing as described in item#8 of the Applicant Narrative in order to be granted occupancy for the individual buildings as they are completed. All subdivision improvements will be completed in Phase 1. 17546,Design Review Mrd Staff Report for the Hoover Way Stdivision PUD Page 12 of 20 Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC E. In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces,walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The site is adequate for residential development. The existing wetlands will be impacted; however, the applicant has utilized the PUD to request relaxations to minimize impacts and have designed open space to enhance the wetlands areas that will remain onsite for the benefit of the natural resource and the enjoyment of the public. Parking is provided on each lot and along the public street adjacent to the park. The applicant has proposed housing, signage and fencing designs for approval as part of the PUD application. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties have been identified. Issues of traffic impacts which does interact with the larger transportation system will be addressed with the related subdivision. 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise,vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; 17546,Design Review9oard Staff Report for the Hoover Way bdivision PUD Page 13 of 20 1. Duration of use; in. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The proposed covenants associated with the project will address these areas. The covenants will be addressed primarily through the comments on the related subdivision. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final site plan process and will be required prior to approval of the final site plan. Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC The application"Statement of objectives and conformance to city policy and plans" addresses the following criteria. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies,fire protection, electricity,flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Except for those standards proposed for relaxation it appears the application conforms. (2) Does the project preserve or replace existing natural vegetation? Existing vegetation along the wetlands will be preserved except in areas where wetlands will be impacted as approved by the U.S. Army Corps of Engineers with a 404 permit. 17546,Design Review Pard Staff Report for the Hoover Way Rivision PUD Page 14 of 20 (3)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient,functionally organized and cohesive planned unit development? Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from design standards to landscaping plans to physical street configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The development will consist of all multifamily townhome units which are inherently more energy efficient than detached single-family units. The PUD design integrates with existing transportation networks for pedestrians, bicycles and vehicles. Landscaping materials were chosen for long-term viability and appropriateness within the wetland areas, yards and open spaces. (5)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? The buildings incorporate large covered rear patios and covered front porches. Perimeter lot fencing is proposed to enhance the privacy of rear yards and to ensure the long-term affordability of the properties. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. The project has a surplus balance of parkland from prior dedications. No additional park land is proposed with this phase. The tabulation of parkland is provided in the subdivision submittal. The standard has been met. Individual open space by unit is met because rear yards are provided; however, the PUD application includes the following site plan enhancements to ensure privacy and to ensure the long-term affordability of the lots: fencing, large covered patios, individual lot landscaping. (7) Performance. All PUDs shall earn at least 20 performance points. With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. Points can be met using any combination of on-site and off-site open space or other options listed in the code. The Preliminary PUD specifies that the performance points are being met through the provision of affordable housing in addition to the required 10%. 17546,Design Review oard Staff Report for the Hoover Way bdivision PUD Page 15 of 20 (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated 'pad"to adjoining development? The overall property is well integrated into the arterial and collector system. Local streets provide additional connectivity. The trail connection provides an alternate future east-west path for trail users within the Baxter Square open spaces and park that is consistent with the PROST plan and preserves an historic railroad berm. b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2,R-3, R-4, RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods,with provisions for a mix of limited commercial development. For purposes of this section, "limited commercial development" means uses listed in the B-1 neighborhood service district (article 10 of this chapter),within the parameters set forth below. All uses within the PUD must be sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood. The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations: (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy? The property is planned for Residential and zoned as R-3. The density for the project is approximately 18 units per acre which complies with the growth policy and indicates a compact development pattern conducive to the efficient and cost-effective provision of urban services and multi-modal transportation. (2) Does the project provide for private outdoor areas (e.g.,private yards,patios and balconies, etc.)for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation,privacy and convenient access to the household or commercial units they are intended to serve? Private spaces are provided on each lot enhanced by fencing, weather protection and landscaping. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes,private open spaces are provided. The larger open space is provided in the area of the wetland and will incorporate a trail on an existing historic railroad berm as called for in the PROST plan. The smaller open spaces are used for stormwater management and can be used 17546,Design Review Vard Staff Report for the Hoover Way Rdivision PUD Page 16 of 20 for recreational activities. Park land was provided with earlier phases of the adjacent subdivision. (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? Not applicable. (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes. The compact development is inherently energy efficient, its location adjacent to existing residential development is conducive to the provision of efficient public services and facilities and the townhome design was intended to mitigate impacts on the wetland areas. (6) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in article 8 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the base density upon which the density bonus is calculated. No density bonus is requested. (7) Limited commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used for offices or neighborhood service activities not ordinarily allowed in the particular residential zoning district? No limited commercial is proposed. (8) Does the overall PUD recognize and, to the maximum extent possible,preserve and promote the unique character of neighborhoods in the surrounding area? Yes, the property is surrounded by residential uses of various densities. To the east and south, residences are single-household dwellings on small lots or townhomes. To the west is a large rural residential County property and to the north, the current land use is rural residential however the land is annexed and zoned R-4. APPENDIX A PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned"R-3" (Residential Medium Density District). The intent of the R-3 residential medium density district is to 17546,Design Review9oard Staff Report for the Hoover Way bdivision PUD Page 17 of 20 provide for the development of one- to five-household residential structures near service facilities within the city. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character, while reducing the adverse effect of nonresidential uses. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as "Residential. " The "Residential" classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. APPENDIX B —DETAILED PROJECT DESCRIPTION AND BACKGROUND The Hoover Way Subdivision Pre-application and Preliminary Plat applications were initially reviewed by the Development Review Committee in January and April of 2017, respectively. At that time, wetland delineation work had not been completed to replace the expired delineation provided at the time of the Baxter Square Subdivision Phase 4 application proposed for the same lot as the current proposal. Upon completion of the wetland delineation, it was revealed that the wetland area had indeed grown since the prior subdivision review. In addition, as is noted in the application materials, a buffer of wetland areas offsite is being enforced with this application that was not included in the prior review. Due to the increased wetland area which would either need to be mitigated offsite or provided with a 50-foot buffer, the applicants first proposed a Variance application seeking 17546,Design Review Mrd Staff Report for the Hoover Way Stdivision PUD Page 18 of 20 to reduce the wetland buffer to 20'. At the suggestion of Development Review Committee staff, the applicants instead committed to submitting a PUD application in order to better leverage the 100% affordable housing subdivision in order to retain as much of the wetland buffer as possible. The resulting PUD and subdivision applications were able to maintain the same number of affordable units as first proposed with the Variance application but now include added site plan features and maintain no less than 30-foot wetland buffers. As mentioned throughout the staff report, no additional parkland is required. The subject parcel was created in its current configuration with the recording in 2005 of the'plat of Baxter Square Subdivision P.U.D. —Phases 1 and 2 which included the platting and dedication of the entire Baxter Square Park. The parcel is depicted on the plat and is described in the Baxter Square PUD materials as "Phase 4 (Future)". Finally, the parkland remaining in the latest and last phase of the Baxter Square Subdivision (Phase 3) meets the current parkland dedication requirements; therefore, in accordance with Section 38.27.100.A.7.,the land and cash donation requirements for the proposed PUD and associated subdivision shall be waived. Noticing has been provided. Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearing. APPENDIX D - OWNER INFORMA TION AND REVIEWING STAFF Owner/Applicant: Human Resources Development Council of District IX, 32 S. Tracy Ave., Bozeman MT 59715-4659 Representative: Intrinsik Architecture, 111 N. Tracy Avenue, Bozeman, MT 59715 and C&H Engineering and Surveying, 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Addi Jadin, Associate Planner APPENDIX E PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development(PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 17546,Design Review oard Staff Report for the Hoover Way bdivision PUD Page 19 of 20 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 FISCAL EFFECTS Not applicable for the DRB 17546,Design Review mard Staff Report for the Hoover Way division PUD Page 20 of 20 ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials MT BOZ E MAN Planning REVISED -NOTICE OF PUBLIC HEARINGS FOR A SUBDIVISION PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT The purpose of the public hearings is to consider a Preliminary Plat and Preliminary Planned Unit Development(PUD) applications for the subdivision of 2.72 acres to create 24 affordable housing lots, 3 open space lots and the associated right-of-way. In association with the Planned Unit Development, relaxations from development standards set forth in Chapter 38 of the Bozeman Municipal Code (BMC)have been requested. Nine relaxations are requested with this application. Summary List of Relaxations 1) 38.08.040.A. to Reduce Minimum Lot Area; 2) 38.23.100.A.2.c.(4)(d) to Reduce Watercourse Setback for Connected Wetlands; 3) 38.23.100.A.2.e. to Alter Watercourse Setback Zone Widths; 4) 38.23.100.A.2.e.(2)(b) to Allow a Non-spur Trail in Zone 1 of Open Space Lot 3; 5) 38.24.020 to Reduce Right-of-Way Width for the southern end of Hoover Way; 6) 38.08.050.A.1.c. to Reduce Front Yard Setback for Lot 6, Block 2; 7) 38.08.050.A.4. to Reduce the Garage Entry Setback for Lot 6, Block 2; 8) 38.25.020.A. to Reduce the Minimum Parking Space Length for Lot 6, Block 2; and 9) 38.26.060.A.1. to Allow Alternate Methods for Providing Landscape Plan Points. The purpose of the public hearings is to consider the Hoover Way Major Subdivision Preliminary Plat and Planned Unit Development applications as requested by the property owner/applicant, Human Resources Development Council of District IX, 32 S. Tracy Ave., Bozeman MT 59715-4659; represented by Intrinsik Architecture, Inc. I I I North Tracy Avenue, Bozeman, MT 59715 and C&H Engineering and Surveying, 1091 Stoneridge Drive, Bozeman MT 59718. The property is zoned R-3 (Residential Medium Density District) and is not within an overlay or conservation district. The property is described as the East Half(E1/2) of the West Half (W1/2) of the Southeast Quarter(SE1/4) of the Southwest Quarter(SWl/4) of Section 35, Township One South (TO 1 S), Range Five East (R05E), Less a Portion of the Baxter Square Subdivision Phase 1 and 2, P.M.M., City of Bozeman, Montana. The property generally lies 1/4- mile northwest of the intersection of Baxter Lane and N. 27th Avenue/Thomas Drive. The Planning Board will conduct a public hearing only on the proposed preliminary plat application on Tuesday,February 6, 2018 in the Commission Room, City Hall, 121 North Rouse Avenue, at 7:00 p.m. The City Commission will conduct a public hearing on the preliminary plat and planned unit development on Monday, February 12, 2018 in the Commission Room, City Hall, 121 North Rouse Avenue, at 6:00 p.m. The City invites the public to comment in writing and to attend the public hearings. Written comments may be directed to Addi Jadin, Associate Planner, via email (aaiadin@bozeman.net) or the City of Bozeman, Department of Community Development, P.O. Box 1230, Bozeman, MT 59771-1230. For those who require accommodations for disabilities, please contact Chuck Winn, City of Bozeman ADA Coordinator, 582-3232 (voice), 582-3203 (TDD). Please reference Hoover Way Major Subdivision Preliminary Plat and Preliminary PUD,Application Nos. 17117 and 17546 respectively, in all correspondence. Bozeman, MT 59771-1230 iDD: 406-582-2301 THE MOST LIVABLE PLACE. /; z IE mv � MT Planning {R=4 GF:OR(:IA\IARIEI L\ t�l r is Legend = p Flaming Propct *` S Parcels Roads ,i Alleys Giy Llmlts Zoning Diurmls 'P LEI ■ I[E Use this QR code to track the City's review of this project. on-line. n paOo s 0 'DD: 406-582-2301 THE MOST LIVABLE PLACE. ti BOZEMA �i Planning November 28, 2017 Henri Foch Intrinsik Architecture 111 N.Tracy Avenue Bozeman, MT 59715 Matt Hausauer C&H Engineering and Surveying 1091 Stoneridge Drive Bozeman, MT 59718 RE: Hoover Way,Major Subdivision Preliminary Plat Application 17117 and Preliminary PUD Application 17546 Dear Mr. Foch and Mr. Hausauer, .The above-referenced Planned Unit Development(PUD)was received on November 21, 2017. Community Development staff preliminarily reviewed the application in accordance with the submittal checklists and Chapter 38.41 of the Unified Development Code and the application meets submittal requirements.Therefore,the application has been deemed acceptable for initial review. The Development Review Committee (DRC)will discuss the application along with the . associated Preliminary Plat application revisions on Wednesday,December 13,2017 and comments will be provided within the following week. We have yet to determine whether the application and required submittal materials contain the detailed supporting information that is adequate to allow for the review process to continue beyond the DRC.The application will be reviewed by the Design Review Board, Planning Board,and City Commission for advisory comments and final decision (respectively) at dates that will be scheduled upon completion of noticing and DRC recommendation. If you have any questions,feel free to contact me at 406-582-2261 or ajadin@bozeman.net. Respect f ly Addi Jadin Associate Planner C: Heather Grenier, HRDC,32 S.Tracy Ave, Bozeman,MT 5.9715 Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. "t ` ��' .�` l�' `1 i ,� . ;� 11. ]'r 3�1/ ,Y / r �{K � � 'D,. �rlf .a:.;♦ !�. �"' :• is v�L.` ,i � 'A. 9r. ,t5p ? �t`0TI1,�}1r�-.` � �a.,.� � p*r.- � �� fq .4 ♦ Hoover Way Subdivision 24 Lot Affordable Housing Project Planned Unit Development (PUD) Preliminary Plan Application November 2017 C c, H inur nss Engineering and Surveying Inc. HRDC A R C H I T•E C T U R E emmen 205 Ed*."Dwe•B .Nbntmr 59718 ara(4O6)'567.1113•Fex(406)SB7.9766 1 N C 0 R P O R A T E D R w dwyneen.can•WoOdlB<4memxafn BUILDING A BETTER COMMUNITY I Tri 001, c er�rp' '11 I _ 1' �►1 �l•b� ''�•�88Ctr� DVD-R.. "q A � P va t oNc OPT' S46AM ♦��;-„�= �o� O O'. . a • a �0-�_�� "(tl IuS►��- /�►k K ��6ZT ti/�� l ��o40dp�►a f%"'q!4� • I�� i � ,♦ 1 00V► .W4" I NT LIftv- AILCNl DVD-R Oa F ocO 04 ea oao inn W, fill NowAt C414 i t� Addi Jadin From: Robin Crough Sent: Friday, February 9, 2018 9:34 AM To: Addi Jadin; Greg Sullivan Subject: RE: Hoover Way Subdivision unresolved issues Attachments: 08-11-03 City Commission Packet Materials - 19. Baxter Square PUD and Pr....pdf; 05-16-05 City Commission Packet Materials - C20. Baxter Square Master Pa....pdf Hi Addi, I was able to pull the 8/11/03 staff report and the 5/16/05 staff report that includes the master plan (both attached). I'm not able to find the recorded and final conditions of approval.That doesn't mean we don't have them but it's not listed in my inventory(and I couldn't find them in my multiple records rooms) so I can't say either way.That should be a recorded document though so the county should have it, I'm sorry to send you that direction for the document. O Let me know if you need anything else. Robin From:Addi Jadin Sent:Wednesday, February 7, 2018 4:29 PM To:Greg Sullivan<gsullivan@BOZEMAN.NET> Cc: Robin Crough <RCrough@BOZEMAN.NET> Subject: RE: Hoover Way Subdivision unresolved issues G reg, I've provide below some relevant documents regarding the question of whether the area of the proposed Hoover Way subdivision was included in the initial parkland dedication for the Baxter Square Subdivision PUD. The items in green were pulled from our electronic file. Robin, if you are able to find any of the related files as part of a Commission packet for the dates listed, please let me know.Thanks. - Temporary file contains: Baxter Square PUD/PP CC Staff Report(hearing date August 11, 2003) Baxter Square PUD conditions of approval (hearing date August 11, 2003) Master Park Plan adopted May 16, 2005 -shows entire boundary including subject parcel - Findings of Fact from Baxter Square Preliminary Plat refers to an 18-acre parcel with 104 residential lots—this corresponds to the plat for Phases 1 and 2 Final Plat. Requires that all parkland must be constructed with phase 1 (condition 3) - November 3, 2014 Commission Packet"Acceptance of Baxter Square Parkland Dedication" - November 3, 2014 Commission Packet"Baxter Square Phase 3 Maior Subdivision" Thanks, Addi 1 ' r Cc:Chris Saunders<csaunders@BOZEMAN.NET>; Martin Matsen<MMatsen@BOZEMAN.NET> Subject: Hoover Way Subdivision unresolved issues Good morning, Greg, The Commission hearing for Hoover Way PUD and Preliminary Plat are scheduled for February 26. We are looking for your guidance on a few issues before then: Amy Sayer provided public comment at the Planning Board hearing last night regarding parkland credits being used for the Hoover Way subdivision. She said that she has had several meetings with you about the remaining parkland credits that are being claimed for HRDC's Hoover Way Subdivision. Do you have a moment to discuss this within the next few days?The audio recording from last night is not up yet, but here are some links for background information: • Staff Report(see the last paragraph of Appendix B on page 24) • Application Materials(see further background in Sections 3 and 6 of the Application narrative which begins on page 11 of the linked document) • Drawings • Appendices The other unresolved issue is a question of whether the HRDC can use a "balance" of affordable housing provided in Hoover Way subdivision as a bank for other projects. Planning staff believes they could if they modified the current PUD and PP applications to include adjacent properties.Some details: 2 RETURN RECORDED DEED TO: Bozeman City Clerk PO Box 1231 Bozeman,MT 59771-1231 2525727 Page: 1 of 1 09/24/2015 02:43:06 PM Fee: $1.00 Charlotte Mills - Gallatin County, MT DEED I IIIIIII I IIII III II IIIII I IINII IIII ICI III IIIlI IIIII Illfl I II II!I III I Bill I I I!1 QUITCLAIM DEED FOR CONSIDERATION RECEIVED, Baxter Square Partners, LLC, a Montana Limited Liability Company,with a mailing address of 1627 West Main Street, Suite 117, Bozeman, MT 59715,the Grantor,does hereby convey,remise,release and forever quitclaim unto CITY OF BOZEMAN,aMontana municipal corporation,with a mailing address of P.O. Box 1230,Bozeman,MT 59771,the Grantee,all right,title and interest in and to the following described real estate,situated in the City of Bozeman,Gallatin County,Montana,to-wit: Public Park 1,Block 3, and Public Park 2, Block 2,and Block 3 Common Open Space,BAXTER SQUARE SUBDIVISION P.U.D,—PHASES 1 AND 2,City of Bozeman,according to the plat thereof, on file and of record in the office of the Clerk and Recorder,Gallatin County,Montana,(Plat reference: J-009)and located in the Southeast Quarter of the Southwest Quarter of Section 35,Township 1 South, Range 5 East of P.M.M. Imo= TOGETHER with all tenements,hereditaments,and appurtenances thereto belonging, and the reversion and reversions,remainder and remainders,rents, issues and profits thereof;and also all the estate,right, title,interest,property,possession,claim and demand whatsoever,as well in law as in equity,of the Grantor. TO HAVE AND TO HOLD the said premises with their appurtenances unto the said Grantee and to its heirs and assigns(forever. Dated this ZS day of �� (—)a 1t 015. Baxter qu a Partners,LLC,a Montana Limited Liability Company By:Ami Sayer,Manager STATE OF MONTANA ) :ss County of Gallatin ) This instrument was signed or acknowledged before me this day of rr-byt 2015,by Ami Sayer as manager of Baxter Square Partners,LLC,a Montana Limited Liability Company. /[�� 7 . L Notary Public for the State of Montana Printed Name LL (SEAL) Residing at: My Commission Expires: .S (00/00/0000 �PIt+IE,tao KAREN E THOMES �•' �'F= Notary Public t�oTna�gi;N:for the State of Montana }' =a�;.SEAL Reaidin Q- Bozeman at; 9 •.• •z: , Montana My Commission Expires: August 30,201s 17546, City CommissiStaff Report for the Hoover Way Sub Sion PUD Page 2 of 20 The PUD appears to conform to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts in the Application Narrative that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-3 district: the project will provide 100% affordable housing surpassing the minimum 10% required by the Affordable Housing Ordinance: In addition,,housing designs,private,lot landscaping, and elements to reduce human impacts to,the,wetlands are included as elements of the PUD which would go beyond the baseline requirements for a major subdivision., Parkland for the Hoover Way PUD and subdivision was provided at the filing of the final plat for Baxter Square Subdivision Phases 1 and 2 and is drawing on the parkland balance that remains after the recording of Baxter Square Phase 3. Further background is provided in Appendix B of the staff report and in the Applicant Narrative item #3. The PUD proposes phasing as described in item#8 of the Applicant Narrative in order to be granted occupancy for the individual buildings as they are completed (please note there is an error in the first paragraph of the Applicant Narrative that states the project will be completed in one phase). All subdivision improvements will be completed in Phase 1. The PUD also proposes to utilize the concurrent construction provisions of Section 38.39.030.D. in order to allow building permit application, review and issuance prior to completion of the public infrastructure. Alternatives 1) Recommend approval of the PUD as presented. 2) Recommend approval of the PUD with suggested changes. 3) Recommend denial of the PUD. 17546, City CommissiStaff Report for the Hoover Way Sub Sion PUD Page 14 of 20 (3)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient,functionally organized and cohesive planned unit development? Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from design standards to landscaping plans to physical street configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; andlor use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The development will consist of all multifamily townhome units which are inherently more energy efficient than detached single-family units. The PUD design integrates with existing transportation networks for pedestrians, bicycles and vehicles. Landscaping materials were chosen for long-term viability and appropriateness within the wetland areas, yards and open spaces. (5)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? The buildings incorporate large covered rear pwr atios and covered front por; ches Perimeter lot fencing is proposed to enhance the privacy of rear yards and to ensure the long-term affordability of the properties. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. The project has a surplus balance of parkland from prior dedications. No additional park land is proposed with this phase. See additional analysis in Appendix B of the staff report. Individual open space by unit is met because rear yards are provided; however, the PUD application includes the following site plan enhancements to ensure privacy and to ensure the long-term affordability of the lots: fencing, large covered patios, individual lot landscaping. (7) Performance. All PUDs shall earn at least 20 performance points. With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. Points can be met using any combination of on-site and off-site open space or other options listed in the code. The Preliminary PUD specifies that the performance points are being met through the provision of affordable housing in addition to the required 10%. Hoover Way PUD - Proposed Townhome Designs Milli ---------------- _ _ -+L______ -----_-=-'r_-=ir______Z`= 1 = FRONT ELEVATION 2 ; REAR ELEVATION A2.1; V8'=/'-0' Ail; 1/8"=1-0' 3-household configuration JE] - ®_© = ® ® °Q ; . _-__ - .y 1 FRONT ELEVATION 2 REAR ELEVATION A22; 118"=1'4' 4-household configuration 0 0 T N 1SKIt"I 2 9 E .�- k.� a1n�7a1�l�1e c1'l'a5 ,iE i Old JIM A" t f ® • A O • fr• , IV '_.F p • • 6 • tq� a rfl C _a � - � Try ; .;�' � - :• ;= AA.. '`:+��:� � �;q�:;,, .�.� -�c'.= �'Q ram' '4P«:,:'*�. '' t :"`_• BOZ E MANMT Parks&Recreation MEMORANDUM FROM: Community Development ' TO: Carolyn Poissant— Parks Division ACC: Mitch Overton— Director of Parks and Recreation DATE: 12-20-17 SUBJECT: 17546 Hoover Way Subdivision Prelim PUD 1. The trail needs to be moved out of the Zone 1 wetland setback. I`d suggest following the setback alignment and just connect to the sidewalk on Sartain— see below. The PUD asks for a relaxation to allow the trail in Zone 1 and has been supported by Lys iBacon in her wetland review. —AJ 12/20/2017� 2. What is the sidewalk doing at the jog on the west side of the park? Is there a culvert or boardwalk to go over the pond's edge? � fo 3. The PROST Plan shows a trail along the west property line, but it would make more sense to follow the stream / ditch corridor on the adjacent property as part of future development, tying into the west end of the sidewalk on Sartain — see below. NOTED —AJ 12/20/2017� 4. The park proposal needs to be reviewed by RPAB. jhis is not proposed to be a park at this time, but will be a common open space. In prior discussions you said it is too small for Parks to take but we discussed it could become a linear,. trail in the future if future subdivision in the west carry forward the trail as is intended—AJ 12/20/2017 5. Technically, this development is no longer part of the Baxter Square subdivision. However, it would seem appropriate to assign the "extra" 0.56 acre to this development, leaving 0.16 shortfall for 24 units. If there are units meeting the 70% AMI, a 1:1 SF reduction of park land per SF of lot area is allowed by code. Otherwise, the applicant could propose to construct the trail sections as improvements in lieu to make up the difference. (Q: should the "credit" be split between the two remaining ownerships?) �sT ro' -g ere is ample parkland already provided in the Baxter Square subdivision. Per the following code section, it was; ,discussed previously that the "credits" stay with the AREA of land they were originally ,dedicated for; If a tract of land is being developed under single ownership as a part of an overall 1lanjl and part of the tract has previously been subdivided or developed, and sufficient p gland dedication or cash donation in-lieu of land dedication has been provided from the area that has been previously subdivided or developed to meet the requirements of this section for the entire tract being developed, the city commission shall issue an order waiving the land dedication and cash donation requirements for the. subsequently developed area. Section 38.27.100.A.7; AJ 12/20/2011 M0 0 BOZ E MAN Planning March 12, 2018 Intrinsik Architecture Henri Foch 111 N Tracy Ave. Bozeman, MT 59715 Matt Hausauer C&H Engineering and Surveying 1091 Stoneridge Drive Bozeman, MT 59718 RE: Hoover Way Major Subdivision Preliminary Plat, Application 17117, Preliminary Approval Dear Mr. Foch and Mr. Hausauer: On February 26, 2018 the Bozeman City Commission conducted their review of the above-referenced Subdivision Preliminary Plat application and voted 5-0 to conditionally approve the preliminary plat application. The basis for the City Commission's decision to conditionally approve the Preliminary Plat application is based on the analysis and findings provided in the staff report; public testimony; the recommendations of the Development Review Committee, Community Affordable Housing Advisory Board, Design Review Board, and Planning Board; and additional information that demonstrates the development of the subdivision with conditions of approval complies with the Unified Development Code, the City's growth policy, the Montana Subdivision and Platting Act and other requirements. Within thirty (30) working days of the final action to conditionally approve the subdivision, the City Commission shall issue written findings of fact that discuss and weigh the criteria, as applicable to Section 38.03.040, BMC and Chapter 76-3-608, MCA. A signed copy of the findings of fact will be mailed to you once the findings are issued. The conditions of approval and code provisions identified in Sections 3 and 4 of the attached staff report, respectively, were applied to the project. Completion of the conditions of approval and compliance with the code provisions must be demonstrated in the final plat application. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. 0 BOZ E MAN MT Planning This approval and City Commission decision may be appealed according to the provisions of Section 38.35.080 BMC. An aggrieved person may present to the court of record a petition, duly verified, setting forth that such decision is illegal in whole or part and specifying the grounds of illegality. Such petition shall be presented to the court within the timeframe established by state law. If you have any more questions,or if the Department of Community Development can be of further assistance,please do not hesitate to contact me at 406-582-2261. Thank you for your participation in the review process. Sincerely, Addi K. Jadin Associate Planner cc: Heather Grenier, HRDC, 32 S. Tracy Ave, Bozeman, MT 59715-4659 Attachments: Hoover Way Preliminary Plat Application 17117 Commission Staff Report Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. to , t:3 U �fic- c 0 BOZ E MAN Planning November 7, 2016 Intrinsik Architecture Henri Foch 111 N Tracy Ave. Bozeman, MT 59715 Matt Hausauer C&H Engineering and Surveying 1091 Stoneridge Drive Bozeman, MT 59718 RE: Hoover Way Major Subdivision Preliminary Plat Application 17117, Preliminary Planned Unit Development Application 17532 and Variance 17120 Dear Mr. Foch and Mr. Hausauer: The above referenced subdivision preliminary plat and subdivision variance applications were received by our office on March 15, 2017 and were deemed acceptable for initial review on March 22, 2017. The above referenced preliminary planned unit development application (PUD) was received by our office on November 21, 2017 and was deemed acceptable for initial review on November 28, 2017. The Development Review Committee (DRC) discussed the preliminary plat and variance applications on Wednesdays, April 12 and August 30, 2017 and discussed the PUD along with revisions to the preliminary plat and variance on December 13, 2017. The DRC has determined that the applications are adequate for continued review and have recommended approval with conditions. The project is scheduled to continue through the review process; however, please note that certain corrections are needed and must be submitted prior to January 17, 2018 in order to ensure the following tentative meeting schedule: • The Design Review Board is tentatively scheduled to hold a public hearing on the PUD application on January 24, 2018; • The Planning Board is tentatively scheduled to hold a public hearing on the preliminary plat application on February 6, 2018; and • The City Commission is tentatively scheduled to hold a public hearing on the PUD and preliminary plat applications on February 12, 2018. Bozeman, ' 1 TDD: 406-582-2301 THE MOST LIVABLE PLACE. MT 2 BOZEMAN Planning Locations and times of the meetings will be forwarded to you with the project noticing. If you have any questions, please don't hesitate to contact me. Respectfully, Addi Jadin,Associate Planner cc: Heather Grenier, HRDC, 32 S. Tracy Ave, Bozeman, MT 59715-4659 P.O. Box 1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. •BOZEMAN 3 Planning MEMORANDUM --------------------------------------------------------------------------------------------------------------------- FROM: DEVELOPMENT REVIEW COMMITTEE TO: APPLICANTS RE: HOOVER WAY MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION NO. 17117 INCLUDING VARIANCE APPLICATION NO. 17120 AND PRELIMINARY PUD APPLICATION NO. 17532 DATE: DECEMBER 20, 2017 -------------------------------------------------------------------------------------------------------------------- Project Description: A Subdivision Preliminary Plat application to create a Major Subdivision with 27 lots including 24 townhouse lots for affordable housing and 3 common open space lots and related street improvements.An application for a variance from Section 38.24.060.B.4- Level of service standards related to the Baxter-Davis intersection has been received in conjunction with the subdivision as well as a Planned Unit Development (see deviations below). The application is utilizing the following Article 43 incentives: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited review for affordable housing, and reduced parking requirements. The deviations requested in the PUD are the following: reduced minimum lot area from 2500 SF average to 2350 SF average; reduction in the required 50' setback width from on- site and off-site connected wetlands to a minimum of 30' in certain areas; reduced right-of- way width at south end of Hoover Way from 60' to 50'; front yard setback reduction on Lot 6, Block 3; reduced distance to garage entry from 20' to 14' for Lot 6, Block 3; and alternative methods for providing Landscape Performance Standards. Project Location: Property addressed at Sartain Street and Hoover Way, E /12, W 1/2 , SE 1/4, SW 1/4, Sec 35 T. 1 S., R. 5 E., of P.M.M City of Bozeman, Gallatin County, Montana. Recommendation: The application has been deemed adequate; DRC recommends approval with Conditions. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. M• . 4 BOZ E MAN Planning Section 2- COMMENTS AND RECOMMENDATIONS Planning Comments Planning Review Code Corrections 1. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of dedication or certificate of consent. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. 2. Sec. 38.23.030.D. Corner lots. Generally, homes on corner lots shall have the same orientation as homes on lots on the interior of the block, unless otherwise approved through an overall development plan. Covenants must be amended to contain information regarding the orientation for all corner lots prior to final plat approval. 3. Section 38.23.060, requires the provision of public and/or private easements for private and public utilities, drainage,vehicular or pedestrian access, etc. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. 4. Sec. 38.27.020. Park area and open space requirements. Staff calculation of the required park area minus the affordable housing reduction results in 13,303.95 sf(.31 acres). Update the calculation of excess parkland area prior to final plat application to accurately represent the amount of parkland to be waived per Sec. 38.27.100.A.7. 5. Sec. 38.27.090. -Waiver of park maintenance district. When required,the developer shall sign, and file at the county clerk and recorder's office, a waiver of right to protest the creation of park maintenance district. The waiver is required and must be filed with the final subdivision plat. 6. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents including property owners' association documents and covenants. The subdivider must provide the necessary declaration and recitals to facilitate the property owners'association bylaws and/or declaration of covenants, conditions and restrictions.Any cost sharing agreements for maintenance must be included with the final plat. Planning Review Conditions of Approval 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. •BOZ E MAN 5 Planning 2. As the applicant's proposal seeks to utilize affordable housing incentives, the plat must conform to Sec. 38.43. -Affordable Housing. 3. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. Planning staff will work with applicants on the required format prior to final plat. 4. The final plat must include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON-PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated with letters A, B, C, D, E, F, G and H. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS). Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE). The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number (To be filled in when recorded) By: (Subdivider) Date: 5. The final plat must contain the following notation on the conditions of approval sheet in the final plat: "Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands must be that of the property owners' association. Maintenance responsibility must include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners' association must be Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. MT 6 , BOZ E MAN Planning responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for the subdivision, the subdivider must transfer ownership of all common open space to the property owners' association created by the subdivider to maintain all common open space areas within the subdivision. 6. The plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and must be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application must include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder's office has elected to continue the existing medium requirements of 2 mylars with a 1Y2" binding margin on one side for both plats and COS's. The Clerk and Recorder will file the new Conditions of Approval sheet as a separate document from the Plat. This accompanying sheet may either be on a same sized mylar sheet or a letter or legal paper document with up to 11x17 exhibits. 7. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. Engineering Comments(Shawn Kohtz, PE, 582-2280,skohtz@bozeman.net) Code Requirements: 1. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. The intersection of Davis Lane and Baxter Lane operates at a LOS 7" and LOS "D"for the AM Peak Hour and PM Peak Hour conditions, respectively. The proposed project may not receive final plat approval until the intersection of Baxter Lane and Davis Lane is upgraded or a waiver is granted per BMC 38.24.060.B.4.b. The applicant submitted a request for a O / East Olive StreetQ Box 1230 O 41. .1 Q 406-582-2263 www.bozeman.net Bozeman, • 1 TDD: 406-582-2301 THE MOST LIVABLE PLACE. •BOZ E MAN 7 Planning waiver of the intersection LOS standard, but the waiver requirements have not been met. The City does not have the easement necessary for intersection improvements. The City Engineering Division does not support the variance request related to this code requirement as the variance requirements cannot be met related to BMC Section 38.35.070, which states, "The granting of the variance will not be detrimental to the public health, safety, or general welfare, or be injurious to other adjoining properties." The proposed variance will be detrimental to the public health,safety, or general welfare and injurious to other properties if traffic demand is added to the intersection of Baxter Lane and Davis Lane. Substantial delays at intersections cause aggressive driver behavior resulting in reduced safety conditions at the intersection. The proposed project will add traffic demand to the existing intersection further degrading delay conditions at the intersection. 2. BMC 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The proposed water and sewer utility services to the individual housing units will not be accepted as proposed. The applicant must develop a graphic illustrating water and sewer services, gas and � electric services, and landscaping for each lot and coordinate placement of utilities with the City Water and Sewer Superintendent (John Alston), Northwest Energy (Cammy Dooley), and the City Development Review Engineer (Shawn Kohtz) prior to approval of infrastructure plans and specifications. 3. BMC Section 38.23.070.A.3 states: When a proposed development adjoins' undeveloped land, and municipal infrastructure mains would reasonably pass through the new development to the undeveloped land, municipal infrastructure mains shall be arranged to allow the suitable development of the adjoining undeveloped land. Municipal infrastructure mains within the proposed development shall be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. The applicant must show the extension of a sanitary sewer stub to the northern property boundary,on Hoover Way prior to approval of infrastructure plans and v® specifications; the extension must be installed prior to final plat approval. j 20 East Olive Street © -Box Q Q - TDD: 406-582-2301 THE MOST LIVABLE PLACE. • • 8 BOZEMANmT Planning 4. BMC 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade :ORRECPION and location of all streets shall be considered in their relation to existing and planned MQUIRED streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. Per the applicant's narrative, the applicant proposed a road base course of 3-inches for the proposed public streets. The narrative is in conflict with the typical street section, which indicates 6-inches of base course material. The City local street standard requires a minimum base course of 6-inches per the City of Bozeman Design Standards and Specifications Policy (DSSP) Figure A-1. The applicant must adjust the narrative to correspond with the typical street section indicated in the plans prior to public notice period. 5. BMC 38.23.150.0 states: Street lighting consists of street lighting and pathway intersection lighting, and shall comply with the City of Bozeman Design Standards and Specifications Policy (DSSP). The applicant must install street lighting per the DSSP prior to final plat approval. 6. BMC Section 38.24.080 states: City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed in all developments on all public and private street frontages, except for alleys. The requirements of the city design standards and specifications policy and the city modifications to state public works standard specifications shall apply. The proposed boulevard on the south side of Georgie Marie Lane is too small to maintain landscaping. The applicant must adjust the design of the sidewalk on the south side of Georgia Marie Lane to extend the sidewalk to the curb and gutter and create a curbwalk at this location prior to final plat approval (or approval of infrastructure plans and specs required for concurrent construction, whichever comes first). 7. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications,and by this reference these standards are incorporated into and made a part of these regulations. • The applicant's stormwater analysis has not demonstrated that the capacity of the stormwater infiltration chambers will meet the stormwater retention volume requirements. The applicant must monitor the seasonal high groundwater level(SHGWL) during the peak groundwater months. The stormwater retention volume of the underground infiltration chambers must be located above the SHGWL. If this cannot be accomplished, the applicant must adjust the design of the storm drainage system to provide sufficient stormwater P.O. Box 1230 Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZ E MAN 9 Planning retention volume. The applicant must demonstrate sufficient stormwater retention volume prior to approval of public infrastructure plans and specifications for the project including groundwater measurements during the months corresponding to the SHGWL. • The applicant must provide an updated maintenance manual that provides specific instructions for the proposed subsurface stormwater retention system prior to final plat approval. The maintenance manual that was provided is specific to the Ferguson Farms Subdivision Block 2 not the Hoover Way Subdivision. • The applicant must adjust Note 7 on the plat to state, "The Homeowner's Association shall be responsible for the maintenance of all stormwater management facilities including the Underground Stormwater Infiltration Chambers."prior to final plat approval. • Stormwater from the northern half of Sartain Street currently drains onto the property into a small detention basin. The on-site subdivision stormwater retention system must accommodate that runoff from Sartain Street The applicant must demonstrate runoff from Sartain Street is accommodated in the stormwater system design prior to approval of engineering plans and specifications. 8. BMC Section 38.23.180 states: the transfer of water rights or the payment of cash-in- lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department for an analysis of CIL of water rights and pay CIL of water rights due prior to final plat approval. 9. Bozeman Municipal Code (BMC) Section 38.23.060.A states: Where determined to be necessary, public and/or private easements shall be provided for private and ORRECTION public utilities, drainage, vehicular or pedestrian access, etc. An overhead power EQUIRED line exists immedi�y�north of the subdivision property line.- The applicant must indicate th easement for hat overhead power line on the plat prior to the public notice deadline and any proposed encroachments on the easement must be approved by Northwestern Energy. Engineering Conditions of Approval: 1. The applicant must alter the language of General Note 5 on Plat Sheet 2 of 2 to state, ORRECTION "The subdivision is in a known area of high groundwater. No crawl'spaces or SQUIRED basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system or the drainage system. Sump pumps may not be discharged onto streets or into the curb and gutters." The correction is required to be submitted prior to public notice deadline. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMANMT a 10 Planning I � ' � � ti 2. The applicant has requested allowance of-o�rrcy-per its prior to completion of asphalt paving of public streets per BMC Section 38.39.030.D. If asphalt is not complete prior to occupancy permits and per BMC 38.39.030.D, the applicant must also be responsible for maintenance of the public streets in the project until asphalt paving is complete per City DSSP requirements. The applicant must also construct and.maintain stormwater best management practices (BMPs) to limit tracking of sediments onto adjacent, completed streets as well as limit discharge of stormwater pollutants from the site per City of Bozeman Stormwater Division requirements and the Montana Department of Environmental Quality requirements. 3. Building finished floor grades must be at a higher finished grade calculated by a minimum of 2% slope above the adjacent curb and gutter to allow drainage and avoid placement of spoil materials onto adjacent lots as homes are constructed. Lots may not be constructed at significantly higher grades than the adjacent lots,which subsequently creates a drainage issue from one lot to another. 4. The proposed project is located in the Baxter/N. 19th Signal Payback District. The applicant must pay the payback district assessment prior to final plat approval. 5. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID's) for the following: a. Street improvements to Thomas Drive including paving, curb and gutter, sidewalk, and storm drainage b. Street improvements to N. 27th Avenue including paving, curb and gutter, sidewalk, and storm drainage c. Street improvements to Baxter Lane including paving, curb and gutter, sidewalk, and storm drainage d. Street improvements to Cattail Street including paving, curb and gutter, sidewalk, and storm drainage e. Intersection improvements to N. 27th Avenue (Thomas Drive) and Baxter Lane f. Intersection improvements to N. 27th Avenue (Thomas Drive) and Cattail Street The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property,traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 6. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. i BOZEMANm Planning certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements per BMC Section 38.39.030.13 and 38.39.030.D as applicable. 7. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S.Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404,Turbidity exemption, etc.) must be obtained by the applicant and provided prior to final plat approval. Section 3 - OTHER AGENCY COMMENTS, IF PROVIDED Building Division; Bob Risk brisk@bozeman.net 406-582-2377 Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 DRRECfION 1. The gravel trail must be a minimum width of 6-feet instead of 5-feet as proposed. SQUIRED Correction is required to be submitted prior to public notice deadline(coordinate with Planning Staff. 2. A grading plan for the trail is required prior to final plat approval. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 Reviewed. No comments provided. Water Conservation;Jessica Ahlstrom iahlstrom@bozeman.net 406-582-2265 Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Fire Department; Trisha Wolford twolford@bozeman.net 406-582-2353 Water and Sewer Division;John Alston jalston@bozeman.net 406-582-3200 Forestry Division; City Forester; anordguist@bozeman.net 406-582-3205 1. Ensure that trees along the north property boundary will not interfere with the overhead power line and revise landscaping plans as necessary prior to final PUD_ approvaLl Northwestern Energy; Dustin Norkman m.workman@northwestern.com Future Impact Fees Please note that future bu rmit applications will require payment of the required transportation, water, sewer and fire impact fees according to the Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. 12 BOZEMANmT Planning City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. Per Section 38.43.110. - Incentives available for affordable housing, the applicant may apply for full or partial subsidization of impact fees, paid from municipal funds if such funds are available; such subsidization must be secured with a lien instrument due upon sale,transfer or non-rate/term refinance of the home. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. a '' �5 v" r 1 dy 20 PO i/x 1230 1 1 © O 406 i •0 O 406 i www.bozeman.net •1 1 TDD: 406-582-2301 THE MOST LIVABLE PLACE. L'CE�') 0 Z E MANMT •Community Development BOLDING 1 AHB I AFFORDABLE HOUSING BUILDING PERMIT FORM L REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2788 Georgia Marie Ln (Lot 4, Block 2) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable Address: 2784 Georgia Marie Ln (Lot 5, Block 2) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable Address: 2788 Georgia Marie Ln (Lot 6, Block 2) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 i ---------------------------------------------- ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑✓ Unit 3 ❑✓ Concurrent construction of infrastructure and units YA/P Date ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12-2018 Required Forms: Al, AH Recommended Forms: BOZ E MANMT OILDING• 2 Community Development AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2785 Georgia Marie Ln (Lot 4, Block 3) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable Address: 2781 Georgia Marie Ln (Lot 5, Block 3) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI 0 Unit 3 affordable ❑ Unit 3 non-affordable Address: 2777 Georgia Marie Ln (Lot 6, Block 3) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review 0 Unit 1 0 Unit 2 0 Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 a lu------ ------ ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 0 Unit 3 ❑✓ Concurrent construction of infrastructure and units VAI-4 Date ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12-2018 Required Forms: A1, AH Recommended Forms: BOZ E MANMT• PILDING 3 Community Development AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES Q Unit 1 affordable ❑ Unit 1 non-affordable 2798 Georgia Marie Ln (Lot 1, Block 2) Address: ----------------------------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable 2796 Georgia Marie Ln (Lot 2, Block 2) Address: ----------------------------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable 2792 Georgia Marie Ln (Lot 3, Block 2) Address: -------------------------------------- Address: ------ ------------------------------- Q 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) 0 Expedited Permit Review ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 0 Unit 2 0 Unit 3 0 Reduced Parking Affordable Housing Program Manager Signature 0 Unit 1 ❑ Unit 2 0 Unit 3 ❑✓ Concurrent construction of infrastructure and units a�i cis Date ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page i of 1 Revision Date 03-12-2018 Required Forms: I Al, AH Recommended Forms: BOZ E MAHMT • OPILDINGCommunity Development 4 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM ' REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2797 Georgia Marie Ln (Lot 1, Block 3) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable Address: 2795 Georgia Marie Ln (Lot 2, Block 3) Address: ----------------------------------=------ ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable Address: 2791 Georgia Marie Ln (Lot 3, Block 3) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) j ❑✓ Expedited Permit Review ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 A . ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑✓ Unit 3 ❑✓ Concurrent construction of infrastructure and units 3 1518 ' Date ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12-2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN MT Community Development 9PILDING 5,SHEET 1 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable 2419 Hoover Way (Lot 12, Block 1) Address: ----------------------------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable Address: 2411-Hoover Way (Lot 11, Block 1) -------------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable Address: 2407 Hoover Way (Lot 10, Block 1) - - --------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASE_ D_ ON PROPOSED UNITS) ❑✓ Expedited Permit Review ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑Unit 2 ❑ Unit 3 ❑✓ Concurrent construction of infrastructure and units 311�J 9 Date ❑✓ Unit 1 ❑✓ Unit 2 Q Unit 3 i CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12 2018 Required Forms: Al, AH Recommended Forms: MT BOZ E MAN * PILDING 5, Community Development SHEET 2 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES 0 Unit 1 affordable ❑ Unit 1 non-affordable 2401 Hoover Way (Lot 9, Block 1) Address: ----------------------------------------- Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑ Unit 2 affordable ❑ Unit 2 non-affordable Address: ----------------------------------------- Address: ----------------------------------------- ❑ 70% AMI ❑ 90% AMI ❑ Unit 3 affordable ❑ Unit 3 non-affordable Address: ----------------=------------------------ Address: ----------------------------------------- ❑ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) 0 Expedited Permit Review ❑✓ Unit 1 ❑ Unit 2 ❑Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy 0 Unit 1 ❑ Unit 2 ❑ Unit 3 /Q 0 Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 0 Concurrent construction of infrastructure and units - Date 0 Unit 1 ❑ Unit 2 ❑ Unit 3 L - CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12 2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN MT Community Development OILDING 6,SHEET 1 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2355 Hoover Way (Lot 8, Block 1) - ------------------ Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable Address: 2351 Hoover Way (Lot 7, Block 1) Address: ----------------------------------------- --------------------------------------- Q 70% AMI ❑ 90% AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable Address: 2343 Hoover Way (Lot 6, Block 1) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Q. ---------------------------------------------- ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 ❑✓ Concurrent construction of infrastructure and units Date ❑✓ Unit 1 0 Unit 2 ❑✓ Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page i of 1 Revision Date 03-12-2018 Required Forms: Al, AH Recommended Forms: MT BOZ E MAN * OILDING 6, Community Development SHEET 2 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2335 Hoover Way (Lot 5, Block 1) Address: ----------------------------------------- ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑ Unit 2 affordable ❑ Unit 2 non-affordable Address: _ Address: --------------------------------------- E] 70% AMI ❑ 90% AMI ❑ Unit 3 affordable ❑ Unit 3 non-affordable Address: Address: ❑ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review ❑✓ Unit 1 ❑ Unit 2 ❑Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 ❑✓ Concurrent construction of infrastructure and units 3 lg Date ❑✓ Unit 1 ❑ Unit 2 ❑Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page i of i Revision Date 03-12-2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN MT Community Development OJILDING 7,SHEET 2 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable Address: 2305 Hoover Way (Lot 1, Block 1) ---- - ------------------ Address: ----------------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑ Unit 2 affordable ❑ Unit 2 non-affordable Address: ----------------------------------------- Address: ----------------------------------------- ❑ 70% AMI ❑ 90% AMI ❑ Unit 3 affordable ❑ Unit 3 non-affordable Address: --------------=---------==--------------- Address: ----------------------------------------- ❑ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 . -- ---------------------------------------- ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 ❑ Concurrent construction of infrastructure and units Date ❑✓ Unit 1 ❑Unit 2 ❑ Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page i of 1 Revision Date 03-12-2018 Required Forms: I A1, AH Recommended Forms: BOZ E MANMT tILDING 7, Community Development SHEET 1 OF 2 AH B AFFORDABLE HOUSING BUILDING PERMIT FORM REQUIRED APPLICATION MATERIALS ^� The Affordable Housing Building Permit Form is to be submitted in conjunction with planning approval letter for groups of four (4) units or less. Address is required for all incentive submittal. More than one form may need to be submitted if there are more than 3 units. QUANTITY AND LOCATION OF PERMITS WITH INCENTIVES ❑✓ Unit 1 affordable ❑ Unit 1 non-affordable 2327 Hoover Way (Lot 4, Block 1) Address: ----------------------------------------- Address: ----------------------------------- ❑✓ 70% AMI ❑ 90% AMI ❑✓ Unit 2 affordable ❑ Unit 2 non-affordable 2323 Hoover Way (Lot 3, Block 1) Address: - ------------- Address: ------- ------------------------------- ----------------- --------- ❑✓ 70%AMI ❑ 90%AMI ❑✓ Unit 3 affordable ❑ Unit 3 non-affordable 2315 Hoover Way (Lot 2, Block 1) Address: ----------------------------------------- Address: ----------------------------------- 5 ❑✓ 70% AMI ❑ 90% AMI ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS) ❑✓ Expedited Permit Review - ❑✓ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 Approval Required for Permit Submittal ❑✓ Impact Fee Subsidy 1r ✓❑ Unit 1 ❑✓ Unit 2 ❑✓ Unit 3 ---------------------------------------------- ❑✓ Reduced Parking Affordable Housing Program Manager Signature ❑✓ Unit 1 ❑ Unit 2 ❑ Unit 3 ❑✓ Concurrent construction of infrastructure and units JD ate ❑✓ Unit 1 ❑✓ Unit 2 Q Unit 3 CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Affordable Housing Required Materials Page 1 of 1 Revision Date 03-12-2018 s: Required Forms: Al, AH Recommended Form �• CITY CF B16" *** CLUOhlR RECEIPT*** Oper: PR(Ta Type: EP Drawer: 1 Date: 11/21/17 Ol Remipt no: 71M Year Number Amunt 2017 5% PZ , PLANNING &ZONIW l $3E372.00 FMa AY WJOR SHIVIS Tender detail CYO OfEK 154E301 $39R.00 Total tendered $3EM.00 Total payment $3EW.00 Trans date: 11/21/17 Tigre: 14:53:�5 TEEM( YOU± BOZ E MA *MT Community Development Al D E V E w NT REVIEW APPLICATION `. �erreeo me Hoo ) v r Major Subdivision ; ,iption�,�,\' r PUD Subdivision creating 24 affordable housing residential lots 2. 80 RTY OWNER Name: Human Resources Development Council of District IX(Contact-Heather Grenier) Full Address: 32 S. Tracy Ave., Bozeman, MT 59715-4659 Phone: (406) 585-4840 Email: hgrenier@hrdc9.org 3. APPLICANT Name: Same as Property Owner Full Address: Phone: Email: 4. REPRESENTATIVE Name: Intrinsik Architecture(Primary Contact: Heather Davis)&C&H Engineering and Surveying(Engineer) Full Address: 111 N Tracy Avenue, Bozeman, MT 59715/ 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 406-582-8988 Email: hdavis@intrinsikarchitecture.com & mhausauer@chengineers.com S. PROPERTY - Full Street Address: Sartain Street and Hoover Way Full Legal Description: S35,T01 S, R05 E,ACRES 2.725, E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH 1 &2 Current Zoning: R-3 Current Use: Vacant Community Plan Designation: Residential Development Review Application Al Page 1 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: I Presentation of submitted plans and specifications Overlay District: ❑ Neighborhood Conservation ❑ Entryway Corridor ❑� None Urban Renewal ❑ Downtown ❑ North 71h Avenue ❑ Northeast ❑■ None District: 6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17,24 AND 26) Gross Area: Acres: 2.7214 Square Feet: 118,545 Net Area: Acres: 1.7863 Square Feet:77,809 Dwelling Units: 24 Residential lots Nonresidential Gross Building Square Feet: N/A 7. APPLICATION TYPES Check all that apply, use noted forms. Form Form ❑ 1. Pre-application Consultation None ❑ 17. Informal Review INF ❑ 2. Master Site Plan MSP ❑ 18. Zoning Deviation None ❑ 3. Site Plan SP ❑ 19. Zoning or Subdivision Z/SVAR Variance ❑4. Subdivision pre-application PA ❑ 20. Conditional Use Permit CUP ❑ 5. Subdivision preliminary plat PP ❑ 21. Special Temporary Use STUP Permit ❑6. Subdivision final plat FP ❑ 22. Comprehensive Sign Plan CSP ❑ 7. Subdivision exemption SE ❑ 23. Regulated Activities in RW Wetlands ❑8. Condominium Review CR ❑ 24. Zone Map Amendment (non ZMA Annexation) ❑ 9. PUD concept plan PUDC ❑ 25. UDC Text Amendment ZTA ❑■ 10. PUD preliminary plan PUDP ❑ 26. Growth Policy Amendment GPA ❑ 11. PUD final plan PUDFP ❑ 27. Modification/Plan MOD Amendment ❑ 12.Annexation and Initial Zoning ANNX ❑ 28. Extension of Approved Plan EXT ❑ 13.Administrative Interpretation AIA ❑ 29. Reasonable Accommodation RA Appeal ❑ 14. Administrative Project Decision APA ❑ 30. Other: Appeal ❑ 15. Commercial Nonresidential COA CCOA ❑1 6. Historic Neighborhood NCOA Conservation Overlay COA 8. APPLICATION FEES AND MATERIALS A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an estimate. Development Review Application Al Page 2 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: I Presentation of submitted plans and specifications 0 0 B.Application materials shall be submitted for each application as shown in the specific guidance and checklists that is provided for each application type. A common development review application form and common notice materials may be provided for an application that includes more than one application type. All other application materials shall be submitted for each individual application type per the project guidance and checklists. 9. CERTIFICATIONS AND SIGNATURES — This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. As indicated by the signature(s) below,the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative's access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certification of Completion and Compliance - I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the final Plan - I acknowledge that construction not in compliance with the approved final plan may result in delays of occupancy or costs to correct noncompliI.. Applicant Signature: Printed Nat / Owner (/ Signature: Printed Name: Wo Owner Signature Printed Name: If signing as a corporation, please provide the title and position of the individual signing on behalf of the corporation. Attach separate sheets for additional owner signatures. CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Development Review Application Al Page 3 of 3 Revision Date 01-04-16 Required Forms: I varies by project type Ileconut►ended Forms: I Presentation of submitted plans and specifications �� r � _ � j ..-. { .Z. : _- �� i :—ra �° f �r I i '. i,� N '� i „� . �� , , �r r� I f� '! ��. ,� 0 BOZEMAIOMT Community Development PUDP PUD PRELIMINARY PLAN REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 81/z x 11 or 81/z x 14 sets. FZ Complete and signed development review application form Al. ✓� Complete materials required by the SP1 checklist. ❑✓ Materials and plans that include all the required items listed in the preliminary PUD plan checklist below. Standard application sets 2 sets that include full size 1 set that include 11 x 17 inch plans required plan sizes: 24 x 36 inch plans ✓❑ 2-digital versions of all materials (]PEG or PDF) on separate CD-ROM's or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. All plans must be drawn to scale on paper not smaller than 81/z x 11 inches or larger than 24 x 36 Notes: inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. L NOTICING MATERIALS i ❑✓ Completed and signed property adjoiners certificate form Nland materials APPLICATION FEE _ E Base fee $1,616 If includes dwellings add: $94 per dwelling unit "FEE HAS BE WA+VEE) FeR-THl5-FRG4EGT If includes nonresidential $292 per 1000 square feet of nonresidential gross building space. uses add: l PUD PRELIMINARY PLAN CHECKLIST i A Planned United Development (PUD) Preliminary Plan review is the second step in the PUD entitlement process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted concurrent with this application. 1. Overall project narrative providing a thorough and extensive description of the overall project including design intent, project goals, project timeframe, proposed uses, site improvements and buildings. 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. 3. Name, mailing address and full contact information for project team including: owner, developer, architect, civil engineer, landscape architect/designer and electrical engineer. 4• A title report for subdivision or proposed subdivision guarantee with all current property ownership. S. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about proposed uses, adjacent land uses and the uses of land within one-half mile of the subject parcel of land both existing and proposed. This shall be in narrative and/or table formats. Provide the following supporting maps: existing land use map, Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 4-8-16 Required Forms: Al, SP1 Recommended Forms: 0 phborhood community plan land use designation map, city zoning map, nei and entryway overlay map for property showing conditions within 200 feet of the project boundaries. 6. Overall land use ratios for: a. existing footprints of existing buildings and structures b. proposed buildings and structures c. driveways and parking areas d. streets, roads and alleys with areas of rights of way identified separately e. private open spaces for residential uses f. landscape areas g. city parkland 7. Overall project floor area ratio (FAR) and net residential density. 8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping. 9• Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries including detailed limits of construction and approaches to mitigate any conflicts with phase boundaries and site safety and function. + 10. Phasing table that shows phase area and data for each phase including: area in acres and square feet, lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right of way, common opens space, landscaped area, PUD open space square feet and percentage of total, PUD performance points by type and parking space requirements. 11. Table of proposed buildings include phase information, footprint, gross square footage, stories, whether building is existing or proposed, and building use designations by building floor. 12• Colored aerial vicinity map within one-half mile of the site with project site and other significant community facilities, streets, trails, watercourses, railways, highways and other applicable features identified by name. 13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation including vehicular, bike, and pedestrian facilities. 14. Statements of objectives and conformance to city policy and plans: a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD; b. Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to future ownership of all or portions of the PUD; c. Estimate of number of employees for business, commercial, and industrial uses; d. Description of rational behind the assumptions and choices made by the applicant; e. The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section; any variance from the criterion shall be described; f. Detailed description of how conflicts between land uses are being avoided or mitigated; g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste recycling). 15. If not provided by subdivision application materials, physiographic data and summaries for: landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If the project is a brown field site, provide site history, data and copies of any environmental site Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 4-8-16 Required Forms: Al, SP1 Recommended Forms: 0 assessments that have b completed. An roved noxious management plan .mu t p pp g p s be submitted. 16. Narrative descriptions of site access and overall utilities including an overview, parking, existing and proposed condition of the streets providing access to the site, proposed accesses to the site and utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise facilities. 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. 18. Comprehensive Signage Plan, if applicable. CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 4-8-16 Required Forms: Al, SP1 Recommended Forms: BOZ E MA MT • Community Development SP1 SITE PLAN CHECKLIST PLAN REQUIREMENTS ALL INFORMATION AND ITEMS BELOW MUST BE ON THE SITE PLAN SHEETS AND NOT PRESENTED AS SEPARATE ATTACHMENTS, EXCEPT NARRATIVES, LEGAL DOCUMENTS, TRAFFIC STUDIES, STORMWATER, SEWER, WATER AND WETLAND REPORTS, IF PROVIDED. GENERAL PROJECT INFORMATION 1. Project narrative describing the project type, project intent, proposed use scope, size (dwelling units, building size, total number of and type of buildings, number of total parking spaces) and phasing discussion, if applicable. The narrative must include a response to the City's conceptual or informal review comments. 2. Name of project/development. 3• Name and mailing address of developer and owner. 4. Name and mailing address of project team: engineer, architect, landscape architect, planner, etc. 5• Location of project/development by full street address/full legal description. 6. Location/vicinity map, including area within one-half mile of the site. 7• A construction route map showing how materials and heavy equipment will travel to and from the site. SITE PLAN DATA i 8. Boundary line of property with dimensions. 9. Date of plan preparation and changes. 10. North point indicator. 11. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 12. Parcel size(s) in gross acres and square feet. 13. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. 14. Location, percentage of parcel(s) and total site, and square footage of the following: a. Existing and proposed buildings and structures. b. Driveway circulation and parking areas. c. Landscaped areas. d. Private residential open space, provide boundary/ies and dimensions of each space provided (if residential requirement). Provide a summary total and calculation including all types of dwelling units identified by number of bedrooms and total open space required for each and provided for each. e. City Parkland. f. Other public lands (school sites, public access greenway corridors, trail corridors, etc.). Site Plan Checklist SP1 Page 1 of 7 Revision Date 5-31-17 Required Forms: Al, SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands) 15. Addressing plan for multi-building developments, high density multi-household projects and/or nontraditional frontage/access lots or building locations.Addressing plan must be coordinated with the Engineering Division and the Fire Department prior to application. 16. Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel. The density per parcel must be presented as net residential density per Section 38.42.2020 BMC. SITE PLAN DETAILS _ The location, identification and dimensions of the following existing and proposed data, onsite and to a distance outside the site boundary as specifically stated, exclusive of public rights-of-way. 17. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. 18. Location of City limit boundaries, and boundaries of Gallatin County's Bozeman Area Zoning jurisdiction, onsite and within 200 feet of the site. 19. Existing zoning onsite and within 200 feet of the site. 20. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. The full width of the street including curb, gutter, sidewalk, drive approaches, intersections and street lighting must be shown for both sides of any street. 21. On site streets and rights of way. Including curb gutter, sidewalks, and street lights. 22• Ingress and egress points including access details. 23• Traffic flow on site. 24• Traffic flow off site. 25. Calculation of required parking. Must correlate with the areas shown on the building floor plans. All proposed reductions or adjustments must be clearly cited to the BMC and shown in the parking calculation. If part of a larger development with shared parking demonstrate adequate capacity in common parking area and overall parking calculation. joint use and offsite parking require additional analysis and materials, see Sections 38.25.050 and 38.25.060 BMC. 26• All parking facilities, including parking spaces, driveway circulation aisles, drive accesses, covered and uncovered bicycle parking and bicycle rack type and details, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking (delineated by a 24' long under interrupted space(s) directly adjacent to the project site outside of site vision triangles and hydrant locations), number of employee and non-employee parking spaces, existing and proposed. 27. Parking facility details including curb, gutter, sidewalk, crosswalks, asphalt, striping, signage (compact, no parking, employee, electric vehicle, etc.) and fire lanes. Fire lane curb painting and signage locations and signage details must be clearly shown. 28. Required yards and setbacks, building footprint(s) and any proposed encroachments. Any yard or property line encroachments must be clearly shown and be noted with encroachment type e.g. awning, cantilever, lighting, eave, etc. 29• Utilities and utility rights of way and easements onsite and within 50 feet of the site, including: a. Electric. b. Natural gas. c. Telephone, cable, fiber and similar utilities. d. Water. e. Sewer (sanitary, treated effluent and storm). Plans must show all locations of existing and new services showing the connection to the source/main, route to the building and the entrance location into the building. Site Plan Checklist SP1 Page 2 of 7 Revision Date 5-31-17 Required Forms: Al,SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands • • 30. Locations of ground mounted equipment including HVAC equipment, condensers, generators or other accessory equipment. Screening details are required under building design. 31. Surface water onsite and within 150 feet of the site, including: a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). b Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or wetland delineation report; note classification of each feature on plans). Provide wetland delineation report to support boundary location. Wetland delineations must be in compliance with Section 38.30 BMC. c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation,engineering analysis, topographic survey or other objective and factual basis. d. A floodplain analysis report in compliance with Section 38.31 BMC. 32• Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Division, or in compliance with Section 14 BMC storm drainage ordinance and best management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with Section 38.23.080 BMC including providing cross sections identifying depth and slopes for each facility. 33. If off site common subdivision stormwater facilities are proposed to be used to support the site development the engineer must provide a capacity analysis to confirm that the stormwater capacity provided in the subdivision design is adequate to accommodate the project. 34. Stormwater maintenance plans prepared the designing engineer. 35. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate). b. The downstream conditions (developed available drainageways, etc.). c. Any downstream restrictions. 36. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features on site and within 50 feet of the site. 37. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict. 38• Provision for handicapped accessibility, including but not limited to the designated ADA accessible route(s) including ramps, parking spaces, handrails and curb cuts, signage and construction details of each and the applicant's certification of ADA compliance. A certification block must be provided on the plan sheets. 39. Fences, retaining or freestanding walls, railings and handrails, including typical details. 40. Permanent trash enclosure and recycling collection areas, including typical details including plan view, door details and elevations. 42• Construction management plan including construction period material staging, spoils location and construction trash enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is proposed, a timeline for removal must be provided. 43. Sidewalk, curb, asphalt section and drive approach construction details. 44. Location and extent of snow storage areas. 45. Location and extent of street vision triangles including adjacent street intersections and all alley and driveway access points. Extend site vision triangles to the center of the street. Site Plan Checklist SP1 Page 3 of 7 Revision Date S-31-17 Required Forms: Al,SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands 46. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. 47. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites onsite and within100 feet of the site. 48. Major public facilities, including schools, parks, shared use pathways, trails, etc. onsite and within a 200 feet of the site. PARKLAND AND AFFORDABLE HOUSING _ 49. If residential units are proposed, provide the required parkland for the development, including the parkland calculation per Chapter 38, Article 27 BMC (Park and Recreation Requirements) in a table format, see table format in the PLS form. 50. If cash in lieu is proposed provide the following:, a through calculation including the base parkland requirement and any net based upon maximum density; narrative addressing the findings the Commission must make to grant cash in lieu, and the appraisal per Section 38.27.030 BMC. If approved by the Commission payment may be made prior to final approval. 51. If parkland is proposed on or offsite a park plan must be submitted consistent with Section 38.41.060.A.16 BMC. 52• Source and amount of parkland credit to be used if previously provided. If parkland credit source is from a subdivision confirm the amount provided and provide detailed phase information as required in table format outlined in the PLS document. 53. Describe how the site plan will satisfy any affordable housing requirements of Section 38.43, BMC which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to the Section 38.43, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 14. LIGHTING DETAILS 54. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. 55. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information 10 feet past the property boundaries and rights of way. For fueling canopies a separate photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. The property boundary must be clearly shown on all photometric plans. . 56. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. The detail must demonstrate compliance with full cut off requirements in Section 38.23.150. BUILDING DESIGN AND SIGNAGE 57. Front, rear and side elevations of all buildings, structures (accessory buildings,trash enclosures, car ports, etc.), fences and walls that match the topography of the site. Elevations must include the total height dimensions and roof pitches and be labeled by direction (N,S,E,W) for all structures. Show utility panels,gas meters,open stairways,exterior building mounted lighting and weather protection such as awnings and other projections from the exterior building walls. Building elevations must include all proposed exterior building materials for all structures depicted accurately and must be keyed to a color and materials palette. See the PLS form for more information on the color and material palette requirements. Site Plan Checklist SP1 Page 4 of 7 Revision Date 5-31-17 Required Forms: Al,SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands • • 58. A section through the building to confirm the floor to ceiling and floor to floor heights on the ground floor and the overall height of the building. If the building includes a tiered ground floor provide sections that show the entirety of the building. 59. Color and material palette keyed to building elevations. Include all exterior siding, trim, roofing, doors, windows, glazing, awnings, stairs, railings, trash enclosure materials, mechanical screening, and fencing. 60. Building floor plans with areas provided in square feet and proposed use denoted for each space. 61. Block frontage designation for each street frontage, if applicable. 62• Provide elevations and details of all ground mounted accessory equipment screening and rooftop mechanical screening. 63. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note - The review of signs in conjunction with this application is only review for sign area compliance with Section 38.28 BMC. A sign permit must be obtained from the Building Division prior to installtion of any and all signs, addition design guidelines apply for signs within zoning overlay districts. L _ LANDSCAPE PLAN A separate landscape plan shall be submitted as part of the site plan application unless the required landscape information can be included in a clear and uncluttered manner on a site plan with a scale where one inch equals 20 feet. ALL ITEMS REQUIRED IN THIS SECTION ARE REQUIRED TO BE ON THE LANDSCAPE PLAN EVEN IF PROVIDED ELSEWHERE IN THE APPLICATION. LANDSCAPE PLAN INFORMATION MUST MATCH CIVIL AND ARCHITECTURAL DRAWINGS. 64. Project name, street address, and lot and block description. 65. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany, plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state. 66. Location of existing boundary lines and dimensions of the lot. 67. Existing and proposed grade that complies with maximum allowable slope and grade. 68. Retaining wall locations and details, if applicable. 69. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of drainage features. If a watercourse setback is present on the lot it must be shown with both zone 1 and zone 2 as described in Section 38.23.100 BMC. 70. Location and size of existing and proposed streets and alleys, utility easements, utility lines (private shallow utilities and water and sewer), driveways and all sidewalks on the lot and/or adjacent to the lot. Landscape plans must demonstrate a ten foot separation between all trees and utility mains. 71. Location of all pavement, curbs, sidewalks and gutters. 72. Show location of existing and/or proposed stormwater drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.23.080.H BMC. Landscape planting details and cross section must be provided for each facility. 73. Location and extent of snow storage areas. 74. Location and extent of street vision triangles. Vision triangles must extend to the center of adjacent streets. Site Plan Checklist SP1 Page 5 of 7 Revision Date 5-31-17 Required Forms: Al, SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands 75• Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common and botanical name), locations, quantities, container or caliper sizes at installation,heights,spread and spacing and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot over 6 inches in caliper must be specifically indicated. 76• Size of planting at the time of installation and at maturity. 77. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off-street parking and loading spaces. 78. Street frontage landscaping. 79• Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones (must designate zones 1 and 2) demonstrating compliance with watercourse setback planting plan requirements per Section 38.23.100 BMC unless previously provided during subdivision review landscape plan. 80. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). 81. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. Construction protection/mitigation details are required. 82. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. 83•' A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees) and total estimated water consumption. 84. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. 85. Tabulation of performance points earned by the plan per Section 38.26.060 BMC. L STREETS AND TRAFFIC 86• Traffic study. Street, traffic, and access information required in Section 38.41.060.A.12 BMC or that the requirement is waived in writing by the Engineering Division prior to application submittal. Provide a copy of the waiver if granted. PAYBACK DISTRICTS, WATER AND WATER RIGHTS 87. The applicant must confirm if any payback districts are present on the site. If paybacks are present the applicant must provide the name of the payback district and the payment amount due prior to application submittal and present that amount for approval. Payment may be made prior to final approval. 88. Water rights information. If cash in lieu is proposed, a cash in lieu of water rights calculation and payment amount certified by the Engineering Division must be provided. Payment may be made prior to final approval. 89• If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit or exemption. CONCURRENT CONSTRUCTION 90. For eligible projects only, a separate written request to the Development Review Committee for site plan concurrent construction, if concurrent construction of on site or directly adjacent public infrastructure is proposed per Section 38.39.030.C.1 BMC. Site Plan Checklist SP1 Page 6 of 7 Revision Date 5-31-17 Required Forms: Al, SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands 91• The concurrent construction request must be accompanied by a response to the items required in Section 38.39.030.C.1.c (1-4) BMC and a statement that the owner and developer agree that no occupancy, either temporary or final, may be issued until all on-site and off-site water, sewer and street or drive improvements are installed and accepted and approved as applicable by the City. Written approval from the Fire Department is required with the response to code items noted above. DEVIATIONS If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application must be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 92• Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. 93. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. 94. For deviations in the Neighborhood Conservation Overlay a deviation narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to,what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of Chapter 38, BMC; b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation a response to the criteria must be provided for each deviation. . 95. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards; b. How the deviation will be consistent with the intent and purpose of Article 17, Chapter 38 BMC; and c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design Objectives Plan, 2005) for the particular entryway corridor If more than one deviation, a response to the criteria must be provided for each deviation. DEPARTURES , 96. For departures, a departure narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria. If more than one departure, a summary and response to the criteria must be provided for each departure. CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Site Plan Checklist SP1 Page 7 of 7 Revision Date 5-31-17 Required Forms: Al, SP, N1, DEM (if Other Forms: PLS (plans,specifications and naming protocols) demolition),WR(if wetlands * MT • BOZ MAM Community Development N1 NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS ❑ Completed and signed property adjoiners certificate form N1. ❑ Legible list of full names and addresses of all property owners within 200 feet of the project site,attached to this checklist. ❑ Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this / checklist.Clearly label list ADJOINER NOT CONTIGUOUS. ®f Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous(touching ® a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped,unsealed,plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder's Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana. CERTIFICATION 1, SheilaTinjum hereby certify that, to the best of my knowledge,the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at S35,T01S,R05E+ACRES 2.725,E2W2SE4SW4 LESS PORBAXTER SQUARE SUB PHI A2 is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature CONTACT US Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Noticing Materials Page 1 of 1 Revision Date 1-05-16 Required Forms: N1 Recommended Forms: Required Forms: Adjoining Property Owners: HUMAN RALCE DEVELOPMENT COUNCIL OF DI OICT IX INC S35,TO S,R05 E,ACRES 2.725,E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PHI &2 Bozeman,MT DAVENPORT STEPHEN II S35,T01 S,R05 E,C.O.S. 500,PARCEL TRACT A 1143 THOMAS DR CONTIGUOUS BOZEMAN,MT 59718-8563 BAXTER SQUARE OWNERS ASSOCIATION BARTER SQUARE SUB PH 3,S35,TO S,R05 E, PO BOX 1862 8677 SQUARE FEET,OPEN SPACE 1 &2 PLAT J BOZEMAN,MT 59771-1862 570.CONTIGUOUS LEWIS RONALD K&JANICE S35,TO1 S,R05 E,ACRES 10,TRACT 5 2875 BAXTER LN W2W2SE4SW4. CONTIGUOUS BOZEMAN,MT 59718-8021 CITY OF BOZEMAN BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, PO BOX 1230 ACRES 2.105,COMMON OPEN SPACE& BOZEMAN,MT 59771-1230 DEDICATED TRL COR PLAT J-409. CONTIGUOUS CITY OF BOZEMAN BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, PO BOX 1230 BLOCK 3,ACRES 1.0361,PUBLIC PARK 1 PLAT J- BOZEMAN,MT 59771-1230 409 LESS PLAT J 570,BARTER SQUARE SUB PH 1 &2,S35,TO1 S,R05 E,BLOCK 2,ACRES 0.626, PUBLIC PARK 2&TRAIL CORRIDOR IN SE4SW4, PLAT J-409,BAXTER SQUARE SUB PH 1 &2, S35, TO1 S,R05 E,ACRES 2.105,COMMON OPEN SPACE&DEDICATED TRL COR PLAT J-409 NOT CONTIGUOUS MILLER JOY&DAVID BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, 1890 PEARCH DR BLOCK 2,Lot 2,ACRES 0.046,PLAT J-409 PLUS FAIRBANKS,AK 99709-3321 OPEN SPACE.NOT CONTIGUOUS WALTERS NANCY BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, PO BOX 406 BLOCK 2,Lot 3,ACRES 0.059,PLAT J-409 PLUS LIVINGSONT,MT 59047-0406 OPEN SPACE.NOT CONTIGUOUS SNOWY MOUNTAIN PROPERTIES LLC BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, C/O JIM MCCRAY BLOCK 2,Lot 4,ACRES 0.079,PLAT J-409 PLUS 915 E STREET NW STE 613 OPEN SPACE.NOT CONTIGUOUS WASHINGTON,DC 20004-2016 KOROBKOV MIKHAIL BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, 2286 HOOVER WAY BLOCK 2,Lot 21,ACRES 0.064,PLAT J-409 PLUS BOZEMAN,MT 59718-6142 OPEN SPACE.NOT CONTIGUOUS DOUGLAS RUSTIN&MICHELLE BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, 2297 BUCKRAKE AVE BLOCK 2,Lot 1,ACRES 0.109,PLAT J-409 PLUS BOZEMAN,MT 5918-6112 OPEN SPACE.NOT CONTIGUOUS MURRAY CRAIG BAXTER SQUARE SUB PH 1 &2,S35,TO1 S,R05 E, 600 S CLARKSTON ST BLOCK 2,Lot 21,ACRES 0.064,PLAT J-409 PLUS DENVER,CO 80209-4322 OPEN SPACE,BAXTER SQUARE SUB PH 1 &2, S35,TO1 S,R05 E,BLOCK 2,Lot 22,ACRES 0.152, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS BAXTER SQUARE PARTNERS,LLC BAXTER SQUARE SUB PH 3, S35,TO1 S,R05 E, 1276 N. 15T"AVE; STE 103 BLOCK 3,Lot 1,PLAT J 570,BAXTER SQUARE BOZEMAN,MT 59715-3289 SUB PH 3,S35,TO1 S,R05 E,BLOCK 3,Lot 2,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO S,R05 E,BLOCK 3,Lot 3,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,T01 S,R05 E,BLOCK 2,Lot 4,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO S,R05 E,BLOCK 2,Lot 3,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO S,R05 E,BLOCK 2,Lot 2,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO1 S,R05 E,BLOCK 2,Lot 1,PLAT J 570. NOT CONTIGUOUS G:\c&h\16\161004\plat-preliminary\City Adjoiners-HRDC.doc n 5260'""` Easy Peel®Address Labels �' Go to avery.com/templates AVERY® I Bend along line to expose Pop-up Edge® II Use Avery Template5260 I' DAVENPORT STEPHEN II DAVENPORT STEPHEN II SNOWY MOUNTAIN PROPERTIES 1143 THOMAS DR 1143 THOMAS DR LLC BOZEMAN, MT 59718-8563 BOZEMAN, MT 59718-8563 C/O JIM MCCRAY , 915 E STREET NW STE 613 �ASHINGTON, DC 20004-2016 � r BARTER SQUARE OWNERS BARTER SQUARE OWNERS ASSOCIATION - ASSOCIATION SNOWY MOUNTAIN PROPERTIES PO BOX 1862 PO BOX 1862 LLC BOZEMAN, MT 59771-1862 BOZEMAN, MT 59771-1862 C/O JIM MCCRAY 915 E STREET NW STE 613 - - - ----- —�-- - WASHINGTON, DC 20004-2016 LEWIS RONALD K& JANICE LEWIS RONALD K&JANICE 4 2875 BAXTER LN .2875 BAXTER LN + BOZEMAN, MT 59718-8021 BOZEMAN, MT 59718-8021 CITY OF BOZEMAN CITY OF BOZEMAN PO BOX 1230 PO BOX 1230 I , BOZEMAN, MT 59771-1230 BOZEMAN, MT 59771-1230 MILLER JOY&DAVID MILLIER-JOYA DAVID- 1890 PEARCH DR 1890 PEARCH DR FAIRBANKS,AK 99709-3321 FAIRBANKS,AK 99709-3321 WALTERS NANCY WALTERS NANCY ' PO BOX 406 PO BOX 406 LIVINGSONT, MT 59047-0406 LIVINGSONT, MT 59047-0406 I I KOROBKOV MIKHAIL KOROBKOV MIKHAIL ' 2286 HOOVER WAY 2286 HOOVER WAY BOZEMAN, MT 59718-6142 BOZEMAN, MT 59718-6142 ' DOUGLAS RUSTIN & MICHELLE DOUGLAS RUSTIN & MICHELLE 2297 BUCKRAKE AVE 2297 BUCKRAKE AVE BOZEMAN, MT 5918-6112 BOZEMAN, MT 5918-6112 i r MURRAY CRAIG MURRAY CRAIG 600 S CLARKSTON ST 1600 S CLARKSTON ST DENVER, CO 80209-4322 DENVER, CO 80209-4322 BAXTER SQUARE PARTNERS, LLC BAXTER SQUARE PARTNERS, LLC 1276 N. 15TH AVE; STE 103 1276 N. 15TH AVE; STE 103 BOZEMAN, MT 59715-3289 BOZEMAN, MT 59715-3289 I t t iquett es d'a dres se Easy Peel® Allez a avery.ca/gabarits Pat:avery.com/patents upmIRepliezhlahachureafnder6v6lerlerebordPo • Utilisez le Gabarit Avery 5260 1 Printing Tips Conseils d'impression Consejos de Impresion 1 Go to avery.com/templates 1 Allez a avery.ca/gabarits 1 Visita avery.mx/plantillas r 21 Design using the template Creez en utilisant le Disena la plantilla utilizando number for this product. 21 numbro de gabarit 21 el codigo del producto. pour ce produit. 3 Test print on plain paper. Faites un test d'impression Prueba la impresion en 31 sur du papier ordinaire. 31 un papel normal. 4 Change printer settings Modifier le reglage de Cambia la configuracion to"Labels"and print. 4 I'imprimante a "Etiquettes" de la impresora a "labels" et imprimez. o etiquetas a imprime. r Need help? Besoin d'aide? lNecesitas ayuda? Visit avery.com/help Visiter avery.ca/aide Visita avery.com/ayuda Visit Avery° Now d Ownpl Scan for access to printing tips, product information,help and more using your smartphone or tablet. Scannez pour avoir acces aux conseils d'impression,('informations produit de I'aide et plus a ('aide de votre smartphone ou tablette. 101 Escanea para acceder a sugerencias de impresion, informacion de productos,ayuda y mucho mas ■ utilizando to telefono movil o tableta. "E RY GENUINE/AUTHENTIQUE/GENUINO R160923 4 TABLE OF CONTENTS 1. Application (Al Development Review Application, PUDP PUD Preliminary Plan Required Materials,SPi Checklist,and N1 Adjoiners) E2. Project Narrative and Requested Relaxations,Statement of Objectives and Conformance to City Policy,and Response to Concept PUD Comments L3. Affordable Housing Plan ' 4. PUD Preliminary Plan Supplements Required for All Subdivisions a) Title Report b) Hoover Way PUD Subdivision Drawings c) Subdivision Phasing d) USGS Vicinity Map e) Noxious Weed Management and Revegetation Plan f) Bylaws and Covenants g) Shared Park Maintenance Agreement h) Utility and Road Narrative S. Appendices A. Design Report—Water and Sewer System B. Design Report—Stormwater Management C. Design Report—Geotechnical D. Wetland Letter and Delineation Report E. Traffic Letter and Report F. Historic Railroad Report 4 ��'� i� �_ i� ,, i � �I a ' �� ;� +� �.� r i �� {�� c! � ' j t �� +� �I i� (� I j I t�l �! �� . ;yo 1� 1 xl HOOVER WAY TOWNHOMES PRELIMINARY PUD AND PRELIMINARY PLAT SUBMITTAL PROJECT NARRATIVE 1) Introduction This Major Subdivision application proposes to subdivide one lot into 24 townhouse lots as well as street right-of-way and three common open space parcels. The project is proposed to be completed in one phase. The property is 2.72 acres (118,544 SF) and is zoned R-3 (residential medium density district). The intent of the design is to provide a high-quality neighborhood for affordable home ownership while maintaining connectivity and compatibility with the existing neighborhood character. This is a truly unique project in that all 24 units (100 percent of the project) will be affordable in perpetuity as part of a Community Land Trust, meeting City of Bozeman affordability requirements. The property owner and applicant, HRDC, is a local non- profit group with a proven record of providing affordable housing to the City of Bozeman residents. The Hoover Way Subdivision will assist in accomplishing the goals and objectives of the City of Bozeman growth policy, specifically Goal H-3: Encourage an adequate supply of affordable housing and land for affordable housing. 2) Project Statistics 1. Location: 2781 Sartain Street 2. Property Owner and Applicant is a local non-profit, HRDC 3. Lot size: 2.72 acres(118,545 SF) 4. R-3 Zoning 5. PUD proposed to provide 24 affordable dwellings with request to allow certain dimensional deviations and additional efforts for wetland preservation a. PUD provided points: 20 i. PUD points generated by project 90 ii. calculated as one point for each percentage of affordable housing units above the 10%minimum required for all developments iii. 100%affordable units-10%required affordable units=90%above minimum required affordable units. 90%=90 PUD points iv. Of the 90 points generated by this project 20 will be applied to this project V. The HRDC is interested in working with city staff to identify a system to bank the remaining PUD points to be applied to future projects b. 24 Affordable Townhomes on individual lots—100%affordable dwellings c. Two common open space parcels for underground storm water management d. One 15,841 SF (.36 acre) common open space parcel for wetland preservation e. Park area was provided in existing park parcels with previous PUD—see attached parkland calculation f. Deviations requested are listed below 6. Calculated net residential density= 18.33 units/acre Hoover Way Townhomes—PUD/Subdivision Narrative Page 1 of 13 • • 7. Standard 60' Right-of-Way Georgia Marie Lane with 31' standard street width 8. Right-of-Way at Hoover Way varies from 50'to 60' due to curvature of park property line, however, maintains standard 31' road width with 5' sidewalk along west side and 6' sidewalk along park frontage as recommended by City Engineering Department. 9. Boulevard plantings along public open spaces and native plantings in wetlands and upland buffers Please refer to the attached application packet for additional details. i Figure 1-Hoover Way Property 3) Property History& Existing Conditions The proposed Hoover Way PUD is situated within the previous boundaries of the Baxter Square Subdivision PUD located in the E % of the SW % of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana.The property is currently undeveloped.The surrounding area is zoned R-3 to the south/east (Baxter Square Subdivision), R-4 to the north, and county property zoned AS to the west. Approximately 18.12 acres of property located north of Baxter Lane and west of Thomas Drive in Bozeman was developed as part of the Baxter Square Subdivision Planned Unit Development(PUD) approved in 2003,which included the now developed Baxter Square Phase 1 and Phase 2. The Bozeman City Commission approved Baxter Square Planned Unit Development to be developed in four phases with a total of 116 dwelling units. A major subdivision for Baxter Square Phase 3 (application # P14040) was approved in 2014 and has now been constructed. In reference to the adjacent Phase 3 parcel,the November 2014 staff report states, "The property was originally part of the Baxter Square Planned Unit Development(PUD)approved in 2003. At that time, the subject parcel included the entire horseshoe property around the existing open space and parkland. The PUD planned for a connected and coordinated development around the open space and parkland. The PUD has expired, and the property split was into two lots with different owners."The Hoover Way property was originally designed and platted specifically for the implementation of Baxter Square PUD Phase 4, however, because Baxter Square PUD was not completed in its entirety and has since expired this application is necessary to complete the previously planned development of this parcel. A delineation identifying wetlands on the original property was completed in July 2003 as part of the Baxter Square PUD. Vaughn Environmental Services completed an updated wetland delineation on this parcel using the current Corps of Engineers (COE) guidelines in May 2017. HRDC is working with Vaughn Environmental Services to obtain a 404 permit for the project development. Hoover Way Townhomes—PUD/Subdivision Narrative Page 2 of 13 4) Affordable Housing The subdivision is proposing to utilize Section 38, Article 43, BMC Affordable Housing. The attached Affordable Housing Plan outlines the project's compliance with Article 43, BMC. Hoover Way's 24 townhomes will be affordable in perpetuity as part of a Community Land Trust which goes far above and beyond the current City requirements. The project is utilizing the following incentives from Article 43: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited building permit review, and reduced parking requirements. The property owner and applicant, HRDC has a proven record of providing affordable housing to the City of Bozeman residents. HRDC is a private, non-profit community action agency, dedicated to strengthening community and advancing the quality of people's lives. HRDC provides over 40 services across seven strategic areas, including affordable housing. HRDC is committed to providing innovative housing solutions across all levels of the housing continuum, from homelessness to homeownership that ensure that every member of our community can afford a place to call home. Previous affordable housing efforts have ranged from the opening of the community's Warming Center, providing 40 beds of emergency shelter, to the development of West Edge Condominiums,which provided 84 units of affordable homeownership housing. Despite these achievements, affordable housing remains a critical need in the Bozeman community.The proposed project expands upon the success of the West Edge condominiums to provide an affordable homeownership opportunity to 24 more households.As the homes will be developed on townhome lots, HRDC proposes placing the lots in a Community Land Trust to guarantee affordability in perpetuity. HRDC has over 20 years of experience in land trust stewardship, having developed Montana's first community land trust,the West Babcock homes. Utilizing the land trust concept will allow HRDC to achieve deeper affordability levels. In addition to the pricing structure, HRDC has the capacity to provide down-payment assistance in the form of silent second mortgages to qualified households. The project will also have owner occupancy requirements and resale restrictions to ensure that the homes remain a community asset in perpetuity. Hoover Way Townhomes—PUD/Subdivision Narrative Page 3 of 13 5) Wetlands This property was previously planned with an approved preliminary plat containing 24 townhouse lots and no indication of wetlands setbacks.The property was never formally platted and was abandoned by the previous owner and foreclosed upon by the lender. The HRDC later acquired the property with the goal of developing the previously proposed townhouse development as an affordable housing development. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. During review of the preliminary plat application the applicant was informed that an updated wetland delineation and report would be required and that setbacks which were not identified on the previous preliminary plat are required from connected wetlands. The updated wetland delineation and report revealed that the existing wetlands are connected to Cattail Creek and that setbacks from four wetland areas would affect development of the property. Due to the proximity of these wetland areas and the requirement to adhere to the existing street development pattern (see attached Waters of the US Delineation Report and site plan drawings),the standard 50-foot connected wetland setbacks would render a significant portion of the project site undevelopable. Over the past year the HRDC has been working with the city to identify the best approach to development on this parcel including a preliminary plat application,a variance application (withdrawn), and now a preliminary PUD application. With this preliminary PUD application,the HRDC is requesting a dimensional relaxation (PUD Deviation) from Section 38.23100.A.2.c"Watercourse Setbacks"to allow a reduction in the required 50' setback width from on-site and off-site connected wetlands. The applicant is proposing the 50' setback be reduced in limited areas as shown on the attached site plan (AM) and wetlands setback/buffer exhibit (A1.2).While the overall 50' setback is proposed to be reduced to as little as 30' in limited areas,all areas would respect the usual 30'wide Zone 1 and most areas would respect the usual additional 20' wide Zone 2 (see attached colored site plan exhibit and other submittal materials). These requested dimensional deviations specific to this PUD will allow the Hoover Way Subdivision to more effectively put into action one of the City's highest priorities, affordable housing. The PUD application also includes a request to allow a portion of new gravel trail that does not cross the wetland to be constructed on the existing elevated railroad grade within Zone 1 of the required watercourse/connected wetland setback. This is necessary as an east/west trail connection is required through the project site and is located by the PROST plan on the existing elevated railroad grade which will remain intact within open space lot#3 (see attached colored site plan exhibit and other submittal materials). Preliminary feedback from city staff,city parks staff and DRC members have been supportive of this proposed trail location. It is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. Key information for consideration with this PUD wetland setback dimensional relaxation request include: 1. The applicant submitted a concept PUD application on October 5, 2017 and has incorporated feedback from City Staff and Development Review Committee members which is reflected in this preliminary PUD submittal. Hoover Way Townhomes—PUD/Subdivision Narrative Page 4 of 13 2. The original 404 permit for the Baxter Square PUD approved in 2003 had authorized filling in the wetlands located on either side of the railroad grade. The HRDC acquired the property with the understanding that the previously approved 2003 delineation and 404 permit would apply to this project and allow them to proceed with filling in ("impacting") the railroad grade wetlands and preserving the mitigation wetland in the park ("park pond"). However, because the permit expired before the wetland impacts were completed,the COE is requiring a new 404 permit. The 2017 delineation also revealed that since 2003 the wetland north of the railroad grade had expanded by 43 percent and the mitigation wetland south of the railroad grade had increased by 64 percent. Increases in the surface water levels are likely the result of an increase in the extent of impervious surfaces and outflow from groundwater drains from adjacent parcels to the south. 3. A portion of the wet meadow that has expanded north of the railroad grade will be impacted (filled) to the west property line, leaving the wetland swale north of the railroad berm on the adjacent property intact. City staff has indicated that a 50-foot setback will also be required from the adjacent offsite wetland, rendering a majority of this area unbuildable. These adjacent wetlands are outside the City's jurisdictional boundary and outside the control of the applicant. Note that the lots on the west side of the parcel are also constrained by existing development to the south, specifically the requirement to align Hoover Way with the portion to the south of Sartain Street while maintaining required public street frontage for the existing park. 4. HRDC is proposing to avoid and minimize impacts to site wetlands (as required by the Corps of Engineers)to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible. Providing a surface water connection between the mitigation pond and the wetland swale that discharges to Cattail Creek 368 feet west of the project will maintain water quality, structural diversity, and habitat diversity. Impacting/filling wetlands in order to comply with City watercourse setbacks would defeat the purpose of imposing environmental standards meant to protect and benefit surface water resources. The dimensional relaxation is necessary to balance the public's interest in preserving wetlands and providing affordable housing. 5. Because the Baxter Square PUD originally incorporated narrow streets within easements on private lots, Phase 3 to the east was originally designed with a narrow road along the north boundary of the park. With the expiration of the Baxter Square PUD narrow private roads are no longer an option. With this change, Baxter Square Phase 3 to the east has proceeded with a street(Georgia Marie Lane) designed and constructed in a different location than was previously approved and anticipated in former applications. Required street connectivity forces Georgia Marie Lane to align with the newly constructed portion which places lots directly adjacent to the park.These lots are now located between the road and the adjacent wetland pond in the park to the south. Every effort has been made to move these lots as far to the north as is reasonably possible while connecting Georgia Marie Lane and providing full 20' deep rear yards for all dwellings. The applicant is proposing to implement several strategies to provide additional wetland protection in the reduced watercourse setback areas and to offset any reduction in usable outdoor space for residents: 1. Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. Hoover Way Townhomes—PUD/Subdivision Narrative Page 5 of 13 2. Relocation of existing wetland species sod to disturbed areas to expedite soil stabilization—See landscape plans. 3. Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas adjacent to private yard areas. 4. Delineation of wetland areas with wetland boundary signage. See attached draft sign exhibits on sheet A1.3. 5. Additional educational signage providing information on wetland type,wetland species composition,wetland habitat users, and wetland buffers. See attached draft sign exhibits on sheet A1.3. 6. Addition of dog station at park pond to encourage control of dog waste in sensitive areas. See attached draft sign exhibits on sheet A1.3. 7. Incorporation of restrictions dumping of yard waste and application of fertilizers and herbicides in all common parcels. See attached draft of Declaration of Restrictive Covenants. 6) Parkland and Open Space The original Baxter Square PUD constructed parkland for the area within the Hoover Way Subdivision. The final plat for Baxter Square Subdivision Phase 3 includes a parkland calculation tabulation indicating an excess of 0.56 acres of parkland which provides the necessary parkland for this proposed subdivision. No additional parkland dedication is proposed. No cash-in-lieu for parkland is proposed. A parkland calculation table is provided on sheet A 1.0. Open space is provided to each dwelling via a landscaped rear yard. While common open space lots are proposed with this PUD they are not intended to meet the required open space. 7) PUD Requested Deviations The following deviations are anticipated with this Planned Unit Development(PUD). As stated in Section 38.20.030.A.4.a:"...in order to encourage creativity and design excellence that would contribute to the character of the community,deviations from the requirements or the standards of this chapter may be granted by the review authority after considering the recommendations of the applicable review bodies established by this chapter. The following deviations are proposed with this Planned Unit Development: 1. Section 38.08.040.A-Lot Area Required:2,500 SF Minimum (averaging of lot areas allowed for townhome clusters for affordable housing developments) Proposed:2,350+/-SF average lot size for three unit townhome clusters and 2,300+/-SF average lot size for four unit townhouse clusters. Rationale: • Reducing lot sizes is necessary to maximize wetland buffer widths for certain areas while aligning new roads with existing and future roads. • All lots meet maximum lot coverage requirements. • Building designs incorporate large covered front porch and recessed private back patio areas in an effort to enhance the livability of the units considering the reduced sized lots. • All lots provide full 20'deep rear yards the full width of the lot • Privacy fences will be provided for areas of the rear yards where adjacent to other yards to enhance privacy of the residents. Hoover Way Townhomes—PUD/Subdivision Narrative Page 6 of 13 • • • Open fences will be provided along open space and park areas to create a more visually open feeling rear yard and allow residents to enjoy views to the open spaces and park areas. 2. Section 38.23.100.A.2.c-Watercourse Setbacks(for"connected"wetlands) Required:50'for wetlands"connected"to a watercourse. Setbacks are to be divided into Zone 1(60% closest to watercourse)and Zone 2(40%farthest from watercourse)as described in Section 38.23.100 with allowed exceptions per Section 38.23.100.2.e. Proposed:The PUD specifically requests a reduction of the required 50'connected wetlands setback to a setback that varies from 50'to a minimum of 30'for on-site and off-site wetlands in certain areas as indicated on the attached colored site plan and the ability to construct a trail in Zone 1 along the existing elevated railroad grade. Rationale: • Although Cattail Creek is located approximately 368 feet away,there is a surface water connection and therefore 50'watercourse/connected wetland setbacks are required. Due to the proximity of four wetland areas,standard 50-foot setbacks would render a significant portion of the project site undevelopable. • Several lot and road configurations have been explored and discussed with city Staff over the past year. As a result of these discussions the total number of buildings/lots have been reduced significantly and buildings have been located strategically to be as far from wetlands as possible. Road alignments have been tailored to the specifics of this site while adhering to required engineering standards to the greatest extent possible. Wetland impacts have also been reduced as much as possible to balance preservation of wetlands and the development of the affordable housing land trust. • An east/west trail connection is required by the PROST plan and is shown on the existing railroad grade,which although elevated,falls within "Zone 1"of the connected wetland setback. In accordance with the PROST Plan it is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. • The HRDC is requesting dimensional deviations from these requirements to allow the Hoover Way Subdivision to put into action one of the City's highest priorities,affordable housing.This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. 3. Section 38.24.020-Street and Road Dedication Required:60'right-of-way for local streets Proposed:50' right-of-way for a small section of Hoover Way adjacent to the public park as indicated on the attached site drawing Rationale: • This project seeks to dedicate a right-of-way for Hoover Way that gradually increases from 50'to 60'. • The portion of reduced right-of-way width is adjacent to the open space/park parcel already owned by the City of Bozeman. • The hardscape elements are proposed to meet the City standards(back of curb to back-of-curb width is 31'and the sidewalk widths are 5'along the lots and 6'along the park). Boulevard sections have been adjusted to move sidewalks as far from wetlands as possible. • The proposed portion of Hoover Way connects to the existing Hoover Way(a narrow private looped street)to the south that was established with a previous PUD. Hoover Way Townhomes—PUD/Subdivision Narrative Page 7 of 13 4. Section 38.08.050.—Front yard setback reduction Required: 15 foot front yard setback(adjacent to local streets) Proposed: A reduced front yard setback for the single townhouse located on Block 3, Lot 6 to allow for the jog in road R.O.W./property line. Rationale: • The reduced setback is necessary due to irregular street location and right of way configuration which results from efforts to distance development from wetland areas within the park. See attached enlarged site drawing on sheet A1.3. • Effective distance from building to sidewalk and street is the same as other units in the cluster so the requested deviation will not result in a visibly unique condition. S. 38.09.030.H.4.—Special Standards—Vehicle Entrance into Garage Required: 20'from garage entrance to property line Proposed: The single townhouse located on Block 3, Lot 6 is proposed to be 14'from garage entrance to property line. Rationale: • Dimensional deviation is necessary due to irregular street location and right of way configuration which results from alignment of Sartain Street and efforts to distance development from wetland areas within the park to the south. See attached enlarged site drawing on sheet A1.3. • The distance from the garage entrance to the sidewalk edge is the same as all others along this portion of the street due to the atypical boulevard dimensions.This dimensional deviation will not result in a visibly unique condition. See attached enlarged site drawing on sheet A1.3. 6. 38.26.060—Landscaping Performance Standards—(Table 38.26.060-1) Required: 15 points for"Residential PUD non-site-specific open space" Proposed: 15 points total. .10 points are proposed to be provided with standard methods. 5 points are proposed to be provided via an alternate method based on preservation of existing mature vegetation in existing wetlands and re-establishment of transplanted vegetation in disturbed areas. See rationale outlined below and attached landscape drawings. Rationale: • There are three open space parcels within the project boundaries. City staff has indicated that all three open space parcels may'cumulatively' meet the 15 points required. • The 20'wide open space parcels#1 and#2 are occupied by underground storm water treatment systems that do not allow for plantings of deep or shallow rooted trees or shrubs. While boulevards adjacent to these parcels will contain appropriately spaced boulevard trees,the areas within the parcels will not contain trees. The proposed design provides for useable lawn areas with large feature boulders that add visual interest and can be used in all seasons for informal seating and as play features. • Open space parcel#3 is occupied by the existing railroad grade and two wetland areas and the proposed section of trail. This area encompasses a well-developed mature overstory of native trees,shrubs, and grasses that will be maintained and protected to the extent possible. Existing herbaceous sod and Hoover Way Townhomes—PUD/Subdivision Narrative Page 8 of 13 non-senescent woody plants from permanently impacted wetland areas will be salvaged and transplanted to disturbed areas that exhibit wetland hydrology. The trail on the historic railroad grade will access a large wetland complex providing the pubic with recreational opportunities that include walking and birding. Signage throughout the open space areas will be used to educate the public on the role wetlands play in a functional watershed,the diversity of plants and animals that inhabit the wetland,and the methods used to preserve the functionality of the wetland. 8) Phasing The applicant intends to develop the entire project including the subdivision,all subdivision improvements, individual buildings,and landscaping as a single project at the same time, however,the applicant would like to have the ability to achieve occupancy for individual buildings as they are completed in succession. As a result the project is being proposed to be completed in 4 phases as described below and shown on the attached phasing plan. Proposed phases will be completed successively,therefore,no master plan or development guidelines associated with future construction of phases are included. See attached phasing exhibit and calculations. 1. Phase 1—Subdivision and all subdivision improvements in all right of way and open space parcels including finished landscaping as well as buildings 1,2,3&4 and all associated improvements within their associated lot lines including all landscaping,fences, hardscapes,etc. 2. Phase 2- building 5 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 3. Phase 3- building 6 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 4. Phase 4- building 7 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 9) Concurrent Construction The applicant intends to construct the entire project including all dwellings and associated improvements. Because it is likely that subdivision construction will occur during winter months making asphalt paving unavailable for completion of the subdivision roads the applicant is requesting the option for concurrent construction to allow building permits to be issued upon installation of public utilities and the installation of gravel road base. This option is described in Section 38.43.130—Incentives for affordable housing. Discussions with City Staff have indicated that this is an option and that the provisions of Section 38.39.030.D. would also apply. If this option becomes necessary due to project scheduling the applicant is prepared to comply with these requirements. 10) General land use information A. Site conditions: site is currently un-developed land B. Land characteristics:site is comprised of gently sloping land,a raised railroad grade,and wetland areas. There are piles of mixed earth/gravel fill located on the south west portion of the site that will be removed—see attached survey. C. Available Community Facilities within%:mile: post office,church, park,trails D. Utilities: PUD/Subdivision proposes to extend water and sewer mains into project site to serve all lots. Northwestern energy and other private utilities will be provided easements for underground electrical, gas,and communications lines. Hoover Way Townhomes—PUD/Subdivision Narrative Page 9 of 13 0 • 11) MAPS— (source: City of Bozeman GIS Mapping) PROJECT LOCATION WITH CURRENT PARCELS AND CITY LIMITS _- x < e Cl Zw"to" A-koho. I.r W{VVIT + _VtrywryCnWn .wan S�LO.Ww > .SYw•lW6�Hw I�MC Swnf.b , + AMSwS wa SarYw �: + ../tNWlwll OewYp.wnw + MNr/IM�uu�Ae, NMgOYkp ) ,.SD Snw{NSI > MTkI[I Mow > + „TY wnwew pwkll .,U/wFy0k kD ) .;Mwullww I SOww I Myw MWIr• rra CURRENT ZONING y_�rer� w.•+awaw� 0 cauwe > F f,IWrq MI '. .,Ixkq lmbl ._ Munk dulkw 1 _J I —(VVI11 + Guriay CntWnS � .,CanwMiryMFl.w.IYiSW rlwz wWWwnaw > .•M+�n 1WJbbrw ) tM/iwkeel lSniOwb I + w.wMu+iOwSUpnnp + SIIAd IriWwlWwr .�HJ►uS Yw > + ,:TY b.—Ol kw ..tyYq OMkn > .,wnnak.I I SarY t Hoover Way Townhomes—PUD/Subdivision Narrative Page 10 of 13 • 0 EXISTING/CURRENT LAND USE . � — wrkwrP.ww1P-*- , CI Dour r+1�.kn ik wlwcwin IYN br PM OMM0 , uyr kr�rr ' I M•y11.MMIrW► r + AY/kM 11 llw + Ir..+u+or,.kr.r + urrr k.^rw,wlwr rrky a.k. r �tlkw , ORANGE(INDICATES PROJ`lGT'L Q TiON , up+ skr GREEN=PARKS/OEN'` YELLOW RES D NTIAL s� BLUE'--CHURL NEIGHBORHOODS AND ENTRYWAY CORRIDORS . � o •- + f i urw�vinn Cw�1yMMrr uYw , 1Y�I bw.rOgI p11M1! I Ywf WMiY� , I I.M�Y�IwwYw I �� I�Mti Iw IY_l• �• I+�CM4V�r r k�}w ■ M�yn+.ap+I�Jf-M 1 ■ s�s.r.rlr�,.1 4�}w .. brrMKlr'.�'kAwA ■ 1.l.CI•'Ik.Yw.VYY)1 + Hoover Way Townhomes—PUD/Subdivision Narrative Page 11 of 13 • 0 COMMUNITY PLAN FUTURE LAND USE S �K IrMWO/Vlil P. , i ® M rr6+wrrMYw,w t � e` Q - .' Q rwq{w1Y•Yrr M/tiwrA �� v"E� � - '� Mdlau1001 ONIDYJ PARKS TRAILS AND OPEN SPACE o + u.iryrwr , ], r ,rer lrM.1/we > F� r,e/aww�rwWir, r r r + .14��,bi rwWr 11 + rwr/ur w.w.ree I,IW + ,w4l uw�rr ti/Iw, �w1Y�Otieke > Ih�,A,ww + rr ties or.. �.rrr r I 1 �rwwMww 1wf71• ^'�: �. c«+tiwur `W�i�M'7�i'� f + w.r r Hoover Way Townhomes—PUD/Subdivision Narrative Page 12 of 13 • 0 WATER FEATURES AND WETLANDS(GENERAL MAP—SEE ATTACHED WETLANDS REPORT AND EXHIBITS) �f if ow omemw DA 1�f 011�1[Y ) 1 I� -.w..ran» 1 ..Cwle,n ll) ....r Hoover Way Townhomes—PUD/Subdivision Narrative Page 13 of 13 • • Statements of objectives and conformance to city policy and plans a.Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD The main goal of the proposed Major Subdivision/PUD is to provide a connected and quality neighborhood of 24 affordable housing townhomes as part of a land trust to ensure that the project is reserved in perpetuity for income-qualifying citizens.This most directly implements Goal H-3 of the Community Plan which states: "Encourage an adequate supply of affordable housing and land for affordable housing." Other goals include: • "Objective C-2.1: Require adequate and efficient circulation in all subdivisions and site plans and provide connectivity between developments and major destinations for both the pedestrians and vehicles, including human powered vehicles."This objective is implemented by the proposed street connectivity as well as the start of a trail system along the railroad grade. • "Goal HP-1: Protect historically and culturally significant resources that contribute to the community's identity, history, and quality of life."The northwest section of town has the opportunity to celebrate the railroad's history with a trail system that begins at the existing park and continues northwest along the railroad grade.The adjacent wetlands add to the uniqueness of this potential community resource. • "Objective E-2.1: Protect, restore, and enhance wetlands in the planning area."While the proposed PUD does include relaxations related to wetlands setbacks to facilitate the affordability component,the project is proposing to implement several strategies to provide additional wetland protection within these reduced setbacks including to better balance the community needs: o Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. o Relocation of existing wetland species sod to disturbed areas to expedite soil stabilization o Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas o Delineation of wetland areas with wetland boundary signage (see attached exhibit) o Additional educational signage providing information on wetland type,wetland species composition,wetland habitat users, and wetland buffers (see attached exhibit) o Addition of dog station at park pond to encourage control of dog waste in sensitive areas • "Objective R-1.5: Connect the community using trails."Again,the proposed start of the railroad trail will help to connect neighborhoods in this part of town as future development occurs in accordance with the PROST Plan. • "Objective T-1.4: Ensure that adequate interconnections are made throughout the transportation system to ensure a variety of alternatives for trip routing and reduce total travel distance."This project will continue to complete the street and sidewalk grid in this area of • • town.The trail starting at the park can set the stage for an interconnected future pedestrian and bike network. • "Objective T-4.1: Coordinate development of nonmotorized transportation systems in conjunction with motor vehicular transportation systems."Again,this objective is related to the bike and pedestrian facilities. b.Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to future ownership of all or portions of the PUD The open space will be owned and maintained by the Property Owner's Association as is typical for new subdivisions. Individual townhouse units will be sold to income qualified individuals and families while the lots will be retained by the Land Trust and leased back to the home owners.The project will have owner occupancy requirements and resale restrictions to ensure that the homes and properties remain a community asset in perpetuity. Refer to the Affordable Housing Plan for more information. c. Estimate of number of employees for business,commercial,and industrial uses Non-applicable—there are no proposed commercial or industrial uses in this application. d. Description of rational behind the assumptions and choices made by the applicant This project has a long history that was described in detail as part of the project narrative. In summary, there are significant existing conditions that limit options for subdivision design. One key feature is the need to connect the existing and proposed street network to the south, east and north of the site. Another factor is to provide street frontage along Hoover Way for the existing park.Additionally,the proposed layout is designed to avoid and minimize impacts to site wetlands to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible while balancing the City's stated needs for more affordable housing. Providing a surface water connection between the mitigation pond and the wetland swale that discharges to Cattail Creek 368' west of the project will maintain water quality, structural diversity,and habitat diversity. Overall,the proposed layout balances the public's interest in connecting transportation networks, preserving wetlands and providing affordable housing. e.The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E,documentation pursuant to these regulations for each proposed use;the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion;the Director may require,or the applicant may choose to submit,evidence that is beyond what is required in that section;any variance from the criterion shall be described The only use proposed with this project is residential townhomes with associated streets and open spaces. Note that proposed relaxations are outlined with justification provided in Section F of the narrative. Section 38.20.090.E requires adherence to the following: All development. • • (1) Does the development comply with all city design standards, requirements and specifications for the following services:water supply,trails/walks/bike ways, sanitary supply, irrigation companies,fire protection,electricity,flood hazard areas, natural gas,telephone, storm drainage, cable television, and streets? Yes.The development complies with city design standards except where relaxations are noted. (2) Does the project preserve or replace existing natural vegetation? Yes.The project preserves existing vegetation along the wetlands. (3)Are the elements of the site plan (e.g., buildings, circulation,open space and landscaping, etc.) designed and arranged to produce an efficient,functionally organized and cohesive planned unit development? Yes. Because this PUD includes lots and buildings,the site plan has been meticulously planned to form an efficient, organized, and cohesive PUD. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.)contribute to the overall reduction of energy use by the project? Yes.The neighborhood layout connects to the surrounding and future development to promote an efficient transportation network for cars, bicycles, and pedestrians. Proposed landscape materials are appropriate to the site and each specific area within the site (wetlands,yards, open spaces, etc.). Housing units are designed to be energy efficient to keeps utility costs low for future residents. (5)Are the elements of the site plan (e.g., buildings, circulation,open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? Yes. Each home has a hierarchy of public and private spaces including private rear decks,yards,front porches, open spaces,and parks and natural areas connected by trails and sidewalks. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration,and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. Parkland has already been addressed for this project as previously noted.The proposed open space will add to the existing and proposed wetland areas. (7) Performance. All PUDs shall earn at least 20 performance points (a) Provision of affordable housing. Exclusive of housing used to satisfy chapter 38, article 43: (ii)One point for each percent of dwellings to be constructed in the residential development which are provided by long term contractual obligation to an affordable housing agency,for a period of not less than 20 years,with a written plan assuring on-going affordability pricing and eligibility monitoring, and annual re-certification.The city's affordability guidelines and subsequent revisions shall establish affordability and eligibility. The total PUD points generated by this project is 90 points calculated as one point for each percentage of affordable housing units above the 10%minimum required for all developments: 100%affordable units- 10% required affordable units= 90%above minimum required affordable units which equates to 90 PUD points Of the 90 points generated by this project, only 20 need to be applied to this project.The HRDC is interested in working with city staff to identify a procedure to credit or bank the excess points/units. b. Residential. (1)On a net acreage basis, is the average residential density in the project(calculated for residential portion of the site only)consistent with the development densities set forth in the land use guidelines of the city growth policy? Yes.The proposed density is appropriate for the R-3 zoning district.The HRDC wanted to limit the land use to a mix of three and fourplex townhomes to maintain the character and scale of the neighborhood. (2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies,etc.)for use by the residents and employees of the.project which are sufficient in size and have adequate light, sun,ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Yes. Each unit has a porch as well as a rear patio—please refer to the floor plans and size plans. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes.The project includes a mix of passive (wetlands) and active (open spaces) areas in addition to the private yards to allow a variety of recreational activities. (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? Non-applicable.The project is not proposing a residential density bonus. (5) Is the overall project designed to enhance the natural environment,conserve energy and to provide efficient public services and facilities? Yes.The project is the result of a careful balancing of all the community needs. (6) Residential density bonus. Non-applicable.The project is not proposing a residential density bonus. f. Detailed description of how conflicts between land uses are being avoided or mitigated; No significant conflicts between land uses have been identified.As previously noted,the project was initially part of the larger Baxter Square PUD which includes the similarly developed properties to the east and south.This project connects to the streets established with those subdivisions. In addition,the proposed layout provides an additional north/south future street connection (Hoover Way)to the narrow vacant parcel to the north (zoned R-4)which allow more options for additional connectivity and secondary egress for this adjacent landowner.The property to the west already has a street connection via Sartain Street. Rear yards adjacent to the properties north and west will help to provide a sufficient buffer. g.Statements of design methods to reduce energy consumption, (e.g. - home/business,utilities, transportation fuel,waste recycling). The following measures have been incorporated in an effort to reduce energy consumption: • Higher density concentrates number of dwellings served by existing infrastructure reducing the need to expand and enlarge infrastructure • Clustered dwellings and efficient building envelope reduces exterior envelope • High efficiency windows • High efficiency heating systems • High efficiency lighting November 8, 2018 Hoover Way Townhomes PUD Concept review comments/responses Prepared by Henri Foch, Intrinsik Architecture, Inc. Recommendation:Not applicable to a CPUD application. Code provisions must be satisfied with submittal of a formal application. The following comments should be considered in preparation of the Preliminary PUD and revisions to the Preliminary Plat Applications. Please note that the formal preapplication/concept review was waived by the Planning Director due to the extent of prior review and discussions involving the Hoover Way Preliminary Plat Application;however, as you aware, the application was reviewed by the Design Review Board on October 11,2017 and has been discussed with various departments. While staff has attempted to identify all major issues and concerns during Concept Plan and Pre-Application Plan review, additional comments or concerns may be identified during the next stage of the review process. All references are to the Bozeman Municipal Code(BMQ,primarily Chapter 38. 1. Summary of DRB comments: a. Consider a transition from standard sidewalk to an elevated boardwalk-style sidewalk along the edge of wetland rather than a smaller boulevard at south end of Hoover Way. b. Consider educational signage highlighting wetlands. c. Explore the historic designation of the railroad berm. d. Respond to the wetland features within the park with more organic layout of the subdivision rather than the current rectilinear form. e. Architectural design for affordable units is a positive,particularly in the variety of buildingforms and provision of covered porches and patios. ,f. Jogs in the road are a favorable treatment to pull lots away fYom the wetland areas. g. Trail along the railroad is a good amenity. h. Would prefer shorter driveways if parking wasn't provided on site. i. Impacts to the wetland are concerning. • The applicant appreciates the thoughtful comments and input. We will consider incorporating these items where possible. At this time we are proposing the following with our application: • Educational wetlands signage—proposed at two locations adjacent to the existing park wetland/pond—see attached signage exhibits • Trail along the railroad grade—portion within project boundaries is proposed to be constructed with the project • Jogs in the road have been rejected by city engineering staff due to safety concerns 0 2. Parks: u. Area of wetland buffer west of Hoover Way should be designated as a common open space lot(as currently shown)—it is not su.ficient for a purklczrrd dedication. b. The trail should be installed on the railroad berm (this concept was supported by wetland consultant clue to the berms existing grade). c. Consider looking into a rail-to-trail grant far the trail. d. Document any areas being proposed to add to parkland and include in the tracking table. • All common open spaces will be designated as common open space lots rather than dedicated park space. • Portion of trail within project is proposed to be constructed with the project. • No land area is being proposed as added to the park parcel 3. Engineering: a. Straighten the local streets rather than try to jog them due to safety concerns. Local streets(including sidewalks)may be constructed in wetlands under the appropriate COE permitting, so it shouldn't be a problem to straighten Hoover Way. The 50 foot setbacks don't apply to streets. b. It appears the boulevard width for the lots on the south side of Georgia Marie Lane could be reduced to straighten the road through this portion of the project. The abrupt street transition proposed in the drawings will create an unsafe traffic condition. c. Ensure the curb bulb geometry is reviewed by an engineer to meet City standards. • These comments have been incorporated into the updated drawings—see attached 4. Planning: a. Be very clear about the relaxations being requested to clar how the areas within. remaining buffer are intended to be treated in terms o f zone 1 and zone 2. Recall that the zones are established cis a percentage of the overall buffer width. • See updated narrative and exhibits—we are proposing keeping the inner zone(zone 1)at 30' width throughout the project and only reducing the outer zone(zone 2) in limited areas where necessary. All full width and reduced setback areas are shown on the updated colored site plan. b. In areas where the fzzll 50 foot buffer can be provided, show the full byffer width (for example in the park). • This comment has been incorporated into the updated drawings. c. Do not show any relaxations to the buffer width on property outside of the proposed subdivision. • This comment has been incorporated into the updated drawings. d. Please clarify if all lots will require additional relaxation of the area requirements or indicate which lots are reduced. • All residential lot clusters require reduction in minimum area requirements. See attached narrative and updated plat drawing with lot areas. e. Consider an analysis of open space provided despite the reduced lot sizes. • Residents have access to a landscaped rear yard. In addition each dwelling is provided a covered back patio approximately 8'x20' (160+/- SF)and a covered front porch approximately 8'x13' (104+/- SF) f. Clarify whether the reduced lot sizes will impact placement of utilities. • Water and sewer lines will be clustered at shared property lines where possible. See attached site drawings and plat drawing. � � � � J i �� 4( �I �� 'i i t L 1, �I I� I� I � ' ,� �� i� i' {` �G �� `�G �� • 0 Hoover Way Affordable Housing Plan Development Name: Hoover Way Major Subdivision Project Location:Sartain Street and Hoover Way Legal Description: E1/2,W1/2, SW X,SW X,Section 35,TAS, RSE,of PMM Current Zoning: R-3 Current Use:Vacant Community Plan Designation: Residential Property Owner and Applicant: Human Resources Development Council of District IX 32 S Tracy Ave., Bozeman, MT 59715 Contact: Heather Grenier, President/CEO 406-585-4840 hgrenier@hrdc9.org Introduction: HRDC seeks the use of affordable housing incentives-for,the Hoover Way,development.The development is 100%affordable.The development-will!nsist of 24 townhomes,with a mix of 2 and 3 bedroom homes provided. HRDC intends to place the subject property into their Community Land Trust in order to provide permanently affordable htomes. V 1. Number of affordable homes ro o d ' e - pp sed m each affordabr le h`me category and number of market rate homes 7alll Hoover Way townhomes er�f homes for,'development24 er of.market=rate�homes 0 11 e�of affordable homes 24 It is the developers°intent to make these homes perpetually affordable by inclusion in a community land trust (CLT). 2. The number of bedrooms in each affordable home Hoover Way Subdivision Project- Home Type and bedroom mix of Lower-Priced Homes Studio and/or 1 bedroom homes 0 2 bedroom homes 10 3 bedroom homes 14 Total Units 24 3. Anticipated Pricing and deed restrictions HRDC will follow the pricing requirements of the Neighborhood Stabilization program (NSP),which require that all homes be sold for appraised value. As the home's affordability will be preserved in perpetuity via a Community Land Trust(CLT),the home's purchase price will only reflect the appraised value of the home itself, not the value of the lot and infrastructure improvements. NSP further allows for up to 50%of the home's price to be subsidized via a deferred second mortgage.Through this combination of the CLT and project down-payment assistance, 100%of the homes in the development will be permanently affordable and necessitate buyers to take on mortgages far below the maximum prices outlined in the City's affordable housing ordinance. An anticipated pricing and down-payment schedule is included below.All homes will have deed restrictions limiting appreciation utilizing a formula that allows for a reasonable return while preserving affordability Sample pricing schedule(for discussion purposes only—act ,prices will be determined via appraisal) Appraised value: $220,000 Less site value: ($45,000) Appraised value of home and improvements: $175,000� Sales price to the buyer Down payment assistance $30,000 (Can be up to 5 )%oof f'sales price, $30,000 represents a likely average) First mortgage to purchaser $145 000 �, 1 Please note that this example,forlhe purposes of sim`pli ty;-does not take into account any down- poyment funs contributed by the buyer(NSP requires a minimum of$1,500), nor does it take into account any closing costs. 4. Location of'affordable homes in thedevelopment (lots in the plat or units within a site plan); The entire pro\ct i\considered Jfflable. Please see attached exhibit. 5. Timing of delivery of the affordable homes in relation to the market-rate homes in the development; The entire project is considered,affordable;therefore, no market-rate homes will be provided. 6. Marketing plan describing how affordable homes will be offered to the public; HRDC will market the homes in the same manner as our previous affordable housing developments. Our most valuable marketing tool is our homeownership education program,The Road to Home. Through RTH, HRDC annully meets with hundreds of households seeking affordable homeownership options. In previous developments, HRDC has contracted with a realtor to list the properties via MLS. In the event that HRDC elects not to list the properties via MLS, HRDC will provide a 2.5%fee to the purchaser's agent to encourage realtor partici patio n.As the purchasing structure is different than the standard process, HRDC will produce a FAQ sheet to help buyers and their representatives understand the unique financing and ownership structure for the Community Land Trust. 7. Plan for construction of affordable homes in phased developments. Not applicable 8. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this article. As noted,the use of Neighborhood Stabilization funds to purchase the property,which will be committed to a CLT provides HRDC the opportunity to create a development that exceeds the City's affordable housing ordinance by providing 100%affordability in perpetuity. By taking land and site development costs out of the sales price, and offering deep down-payment assistance,the project is able to serve households typically struggling to rent in Bozeman.The permanent deed restriction ensures that the project remains a contributing fact ro to Bozeman,'s/ffordable housing stock in perpetuity. f � 0 Page 1 of 20 17546, City Commission Staff Report for the Hoover Way Subdivision Preliminary Planned Unit Development (PUD) Date: City Commission, February 26, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana (continued from February 12, 2018) Project Description: A Preliminary Planned Unit Development (PUD) application for a phased 24-unit residential development located approximately 1/4-mile northwest of the intersection of Baxter Lane and N. 27th Avenue/Thomas Drive. The PUD is associated with a proposed 2.72-acre major subdivision to create 24 residential lots, 3 open space lots and the associated right-of-way. The application requests 9 relaxations. Project Location: The subject parcel is legally described as the East Half(E1/2) of the West Half(W1/2) of the Southeast Quarter (SEl/4) of the Southwest Quarter (SWl/4) of Section 35, Township One South (TO1S), Range Five East (R05E), Less a Portion of the Baxter Square Subdivision Phase 1 and 2, P.M.M., City of Bozeman, Montana. Recommendation: Approval with conditions Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 17546 and move to approve the planned unit development with conditions and subject to all applicable code provisions. Report Date: February 20, 2018 Staff Contact: Addi Jadin, Community Development Shawn Kohtz, Engineering Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None Project Summary The PUD is proposed in conjunction with a subdivision to create 24 residential lots for 24 townhome units in 3- and 4-household dwellings with associated open space in the R-3 zoning district. Unless the PUD relaxations modify a standard, the base requirements of the Unified Development Code remain in effect. 17546, City Commission Staff Report for the Hoover Way Subdivision PUD Page 2 of 20 The PUD appears to conform to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts in the Application Narrative that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-3 district: the project will provide 100% affordable housing surpassing the minimum 10% required by the Affordable Housing Ordinance. In addition, housing designs, private lot landscaping, and elements to reduce human impacts to the wetlands are included as elements of the PUD which would go beyond the baseline requirements for a major subdivision. Parkland for the Hoover Way PUD and subdivision was provided at the filing of the final plat for Baxter Square Subdivision Phases 1 and 2 and is drawing on the parkland balance that remains after the recording of Baxter Square Phase 3. Further background is provided in Appendix B of the staff report and in the Applicant Narrative item#3. The PUD proposes phasing as described in item#8 of the Applicant Narrative in order to be granted occupancy for the individual buildings as they are completed (please note there is an error in the first paragraph of the Applicant Narrative that states the project will be completed in one phase). All subdivision improvements will be completed in Phase 1. The PUD also proposes to utilize the concurrent construction provisions of Section 38.39.030.D. in order to allow building permit application, review and issuance prior to completion of the public infrastructure. Alternatives 1) Recommend approval of the PUD as presented. 2) Recommend approval of the PUD with suggested changes. 3) Recommend denial of the PUD. A 17546, City CommissleStaff Report for the Hoover Way Suba vision PUD Page 3 of 20 TABLE OF CONTENTS EXECUTIVE SUMMARY.......................................................................................................I UnresolvedIssues................................................................................................................1 ProjectSummary .................................................................................................................I Alternatives..........................................................................................................................2 SECTION 1 - MAP SERIES.....................................................................................................4 SECTION 2 —REQUESTED RELAXATIONS........................................................................7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL.......................................7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS..................8 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS..........................................8 SECTION 6 - STAFF ANALYSIS AND FINDINGS..............................................................a Applicable Plan Review Criteria, Section 38.19.100, BMC. ..............................................8 Applicable Conditional Use Permit Review.Criteria, Section 38.19.100, BMC...............12 APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY ................................16 APPENDIX B—DETAILED PROJECT DESCRIPTION AND BACKGROUND ..............17 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF ............................19 APPENDIX E—PLANNED UNIT DEVELOPMENT INTENT.............................................19 FISCALEFFECTS..................................................................................................................20 ATTACHMENTS....................................................................................................................20 r. 17546, City Commissio Staff Report for the Hoover Way Subd ion PUD Page 4 of 20 SECTION 1 -MAP SERIES r � C ti R q a rc' OC 0 �saR�1�AiN s'r _ 443 00 ;,� a oc Q �► rS ®Planning Projmt T ParoMt � L � Roaft A%" City Limns D z«*w a Project Boundary and Vicinity Map Page 5 of 20 � 7 r wer ,w w+ `` amueer WS.A-9 `trn.o r[ ,14 i BUILDING 7 BUILDING 9, � RWSA 1� �' t �BUILDING 5I t„A r,t HOOVER WAY i rn t BUIfDIiJG 4` •trr,c� 1! i- t;: .q,f:_ rrr,,� r+.,r.•r:xwwn =l•T 5� ris,w rr'r,Ir, .e,f\Ot rr.4f4,0Af,lAW[Mr9MM \\\\h — I.t,[TfMOit•r4ea 4�DMi�_MtiY+M�•,YYf \, Y� - -: MIrthAID,F`tM.s wN•NcrFM+Svr>rrfiwmr.r,�rw[rur w'hwi,'.�c. � Nb1el,OJdM. rir•1,[IryrO[,wKh i7[[i ION trw,w[r4\\[r:A[a{,}eir /� w.r•wr, yss�s .nMr� [�awae,zw-sre, ,,.,+iM(1}/Ip,(ewxie}t()}low ww.,tI1t,.1J�ui�(r», [,+w'IrrY�[M,M��Sw wpC'n�ll' ,YM.M,f{.MK�M[%M1[tFIfU,�YVV,It[N11 r'�A.FJrM'• ?.s!,LYO itl+MfrM.rM,t'O r0 Yr6 N M�A,fr",lr Proposed Site Plan and Wetland Exhibit (from Application Drawing A 1.2) tMg Rai O gi ;fir .�. 29 t��ti�'.� �irf I � �t�lll��I. w ��ey�r►'�1 I� t',. tltY* �liit, ( •s� � � d ';I.I++� t�� •.�.• �� alY:•.,'�'?��11:.,. f �W�1� J �'af.%i�a�n. r e~��sC wl�....•••c�u �• --.,,� .14� � e � '� r"��7i►�'i.�C'�ic�� .44. . 1. m� � :.� 9 iKlt .tl.11II1�,°�tl:�ls�►�M�J i; - :.. : -4 ■■ I •"•' W��rl�: it , '•a� �F'iw'�(I f ��. "-�y� `n;• ow - '. •�� la 6 p I ' i � I I .- INS top) loin. , " -- li Med at '!il �F_I or Pit !��Ut! taw`. ,M Alai e m �►:? ' V�i W-11 '"1..�� Q 11 - 17546, City Commissi Staff Report for the Hoover Way Sub ivision PUD Page 7 of 20 SECTION 2 REQUESTED RELAXATIONS Planned Unit Development Relaxations are requested with this application. The applicant has requested relaxations to the standards in the following summary list and has provided the overall reasoning behind the relaxations in the PUD application item#7 of the "Hoover Way Townhomes Preliminary PUD and Preliminary Plat Submittal Project Narrative" (Applicant Narrative). The altered standards are also depicted throughout the application,particularly on Sheets A1.1, A1.2 and A1.3 of the application submittal. Summary List of Relaxations Code Section Summary of Relaxation 1) 38.08.040.A. Reduce Minimum Lot Area; 2) 38.23.100.A.2.c.(4)(d) Reduce Watercourse Setback for Connected Wetlands; 3) 38.23.100.A.2.e. Alter Watercourse Setback Zone Widths 4)38.23.100.A.2.e.(2)(b) Allow a Non-spur Trail in Zone 1 (Open Space Lot 3); 5)38.24.020 Reduce Right-of-Way Width (Hoover Way); 6) 38.08.050.A.1.c. Reduce Front Yard Setback (Lot 6,Block 2); 7) 38.08.050.A.4. Reduce the Garage Entry Setback (Lot 6, Block 2); 8) 38.25.020.A. Reduce Minimum Parking Space Length (Lot 6, Block 2); and 9) 38.26.060.A.1. Allow Alternate Methods for Providing Landscape Plan Points. SECTION 3 -RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the planned unit development. Additional conditions may apply to the subdivision of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the final plat. 2. The applicants shall obtain an encroachment permit from the City of Bozeman Public Works Department to document the parking space for Lot 6 of Block 2 prior to submittal of the final PUD plan. 3. The applicant is advised that unmet code provisions,or code provisions that are not specifically listed as conditions of approval,does not,in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 17546, City Commission taff Report for the Hoover Way Subdi ion PUD Page 8 of 20 SECTION 4 CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS None are identified at this time. SECTION 5 -RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for residential planned unit developments, the Design Review Board (DRB) recommended approval with conditions to the City Commission for consideration and action at their meeting on January 24, 2018. The Planning Board conducted a public hearing on the related subdivision and recommended approval to the City Commission. The public hearing was held February 6, 2018. The Development Review Committee(DRC) considered the Planned Unit Development on December 13, 2017 and recommends approval with conditions. The City Commission is scheduled to consider the proposal on February 26, 2018. SECTION 6- STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval under this title,the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City's adopted growth policy This project is proposing residential uses within a residentially planned area. No conflicts have been identified with the growth policy future land use designation or goals and policies. The application's"Statement of objectives and conformance to city policy and plans" provides greater detail regarding this criterion. The application supports various growth policy goals and principles as described in the aforementioned document. 17546, City CommissAtaff Report for the Hoover Way Sub ision PUD Page 9 of 20 2. Conformance to this chapter, including the cessation of any current violations There are no known violations on the property. The project proposes several alternative standards for development within the PUD. If the remaining PUD and subdivision processes are completed, and the City Commission approves the requested relaxations, then the project will be in conformance. If the Commission does not approve the relaxations then the project will not be in conformance and should not be approved. 3. Conformance with all other applicable laws, ordinances, and regulations Applications for design and review of infrastructure, compliance with building permits, and related processes are future events. Compliance will be required as the project advances. The application includes a copy of the U.S. Army Corps of Engineers 404 permit required for the wetland permit. 4. Relationship of site plan elements to conditions both on and off the property The proposed construction of the street network provides for connectivity and continuity of streets. A trail is proposed along an historic railroad berm as called for in the PROST plan and is connected to internal sidewalks. The proposed locations of additional open space will integrate with the existing Baxter Square Park and will allow the extension of connected wetlands along the railroad berm. The open spaces will integrate with the existing park and promote an open viewshed across the wetland mitigation area continuing to the north and northwest. In response to the growth of the wetland area within Baxter Square Park and the subject property, the street cross-section on the eastern side of Georgia Marie Lane has been altered in order to allow lots bordering the park to shift north on the south side of Georgia Marie Lane. The individual home sites are unlikely to have negative affects off the property. Fencing and signage is incorporated in the PUD plan in order to prevent misuse of or dangers associated with the open waters in the wetland. The completion of subdivision roads will connect a loop around the park for adjacent properties. No particular conflicts have been identified at this time. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions Adequate parking appears to be provided as the application does not request PUD-specific relaxations. The associated preliminary plat application does request parking relaxations allowed as affordable housing incentives in UDC Section 38.43.130, BMC. 6. Pedestrian and vehicular ingress and egress Adequate circulation is provided by sidewalks. The proposed extension of Hoover Way provides transition from a non-standard street cross section in the subdivision to the south to 17546, City Commissio taff Report for the Hoover Way Sub ion PUD Page 10 of 20 a standard section further north within the subdivision. The street cross sections will be further analyzed with the subdivision. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The pedestrian trail, street networks, and private and open space landscaping are shown on the Landscaping drawings in the application. If relaxation number 8 is approved, the landscaping plan will be in compliance with the landscaping requirements of Article 38.26. 8. Open space The project proposes three open spaces. Two will be used for stormwater management and one will be an open space with trail in a wetland area. 9. Building location and height No changes are requested for building height. The proposed lot sizes are smaller than normal for the R-3 district as requested in Relaxation #1 to allow the townhome lots to pull further away from the wetland areas. 10. Setbacks Relaxation#2 requests to reduce the watercourse setback for connected wetlands. Essentially all of the other relaxations are intended to keep the amount of reduction to a minimum while maintaining as many affordable housing units as possible. Relaxations 5 and 6 modify front yard setbacks for Lot 6, Block 2 in order to accommodate the jog in the right-of-way on Georgia Marie Lane that was designed to pull the lots adjoining the park away from the wetlands. Relaxation 7 is necessary to allow the stacked driveway parking space to count toward parking requirements despite the shorter setback to garage. 11. Lighting New dark-sky compliant lighting will be required to be installed along the public streets as a condition of subdivision preliminary plat approval. 12. Provisions for utilities, including efficient public services and facilities Not applicable to DRB. 13. Site surface drainage Drainage is placed within appropriate locations. Placement and design will be addressed with the subdivision conditions. 14. Loading and unloading areas None are proposed. 17546, City CommissiW aff Report for the Hoover Way Sub ision PUD Page 11 of 20 15. Grading The western and northern edges of the wetland within the Baxter Square Park will be impacted and regraded for installation of Hoover Way as is described in the wetland delineation report. Grading work will be done in the area of the wetlands adjacent to the railroad berm and to the railroad berm itself in order to construct the road and the trail in open space#3 as requested by relaxation#3. The Geotechnical Report accompanying the Preliminary Plat application includes comments about grading in Section 6.8. 16. Signage None is proposed at this time. 17. Screening No proposed element of the project requires screening. 18. Overlay district provisions Not applicable to this application. 19. Other related matters, including relevant comment from affected parties No public comment has been received at this time. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title,whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. The site will be divided according to the associated subdivision. 21. Compliance with article 38.43 of the Bozeman Municipal Code. Not relevant to the DRB. 22. Phasing of development As stated previously in the Executive Summary of the staff report,the PUD proposes phasing as described in item#8 of the Applicant Narrative in order to be granted occupancy for the individual buildings as they are completed. All subdivision improvements will be completed in Phase 1. 17546, City Commission taff Report for the Hoover Way Sub ion PUD Page 12 of 20 Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC E. In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces,walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The site is adequate for residential development. The existing wetlands will be impacted; however, the applicant has utilized the PUD to request relaxations to minimize impacts and have designed open space to enhance the wetlands areas that will remain onsite for the benefit of the natural resource and the enjoyment of the public. Parking is provided on each lot and along the public street adjacent to the park. The applicant has proposed housing, signage and fencing designs for approval as part of the PUD application. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties have been identified. Issues of traffic impacts which does interact with the larger transportation system will be addressed with the related subdivision. 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise,vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; 17546, City Commisst Staff Report for the Hoover Way Sub ivision PUD Page 13 of 20 1. Duration of use; in. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The proposed covenants associated with the project will address these areas. The covenants will be addressed primarily through the comments on the related subdivision. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits,final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final site plan process and will be required prior to approval of the final site plan. Applicable Planned Unit Development Review Criteria,Section 38.20.090.E,BMC The application"Statement of objectives and conformance to city policy and plans" addresses the following criteria. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against,and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies,fire protection, electricity,flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Except for those standards proposed for relaxation it appears the application conforms. (2) Does the project preserve or replace existing natural vegetation? Existing vegetation along the wetlands will be preserved except in areas where wetlands will be impacted as approved by the U.S. Army Corps of Engineers with a 404 permit. 17546, City Commission Staff Report for the Hoover Way Subdivt on PUD Page 14 of 20 (3)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc) designed and arranged to produce an efficient,functionally organized and cohesive planned unit development? Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from design standards to landscaping plans to physical street configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; andlor use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The development will consist of all multifamily townhome units which are inherently more energy efficient than detached single-family units. The PUD design integrates with existing transportation networks for pedestrians, bicycles and vehicles. Landscaping materials were chosen for long-term viability and appropriateness within the wetland areas, yards and open spaces. (S)Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc) designed and arranged to maximize the privacy by the residents of the project? The buildings incorporate large covered rear patios and covered front porches. Perimeter lot fencing is proposed to enhance the privacy of rear yards and to ensure the long-term affordability of the properties. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. The project has a surplus balance of parkland from prior dedications. No additional park land is proposed with this phase. See additional analysis in Appendix B of the staff report. Individual open space by unit is met because rear yards are provided; however,the PUD application includes the following site plan enhancements to ensure privacy and to ensure the long-term affordability of the lots: fencing, large covered patios, individual lot landscaping. (7) Performance. All PUDs shall earn at least 20 performance points. With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. Points can be met using any combination of on-site and off-site open space or other options listed in the code. The Preliminary PUD specifies that the performance points are being met through the provision of affordable housing in addition to the required 10%. 17546, City Commissi Staff Report for the Hoover Way Subdivision PUD Page 15 of 20 (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated 'pad"to adjoining development? The overall property is well integrated into the arterial and collector system. Local streets provide additional connectivity. The trail connection provides an alternate future east-west path for trail users within the Baxter Square open spaces and park that is consistent with the PROST plan and preserves an historic railroad berm. b. Residential. Planned unit developments in residential areas (R-S,R-1, R-2,R-3, R-4,RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods,with provisions for a mix of limited commercial development. For purposes of this section, "limited commercial development" means uses listed in the B-1 neighborhood service district(article 10 of this chapter),within the parameters set forth below. All uses within the PUD must be sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood. The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations: (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy? The property is planned for Residential and zoned as R-3. The density for the project is approximately 18 units per acre which complies with the growth policy and indicates a compact development pattern conducive to the efficient and cost-effective provision of urban services and multi-modal transportation. (2) Does the project provide for private outdoor areas (e.g.,private yards,patios and balconies, etc.)for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation,privacy and convenient access to the household or commercial units they are intended to serve? Private spaces are provided on each lot enhanced by fencing, weather protection and landscaping. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes,private open spaces are provided. The larger open space is provided in the area of the wetland and will incorporate a trail on an existing historic railroad berm as called for in the PROST plan. The smaller open spaces are used for stormwater management and can be used 17546, City Commission Staff Report for the Hoover Way Subdivision PUD Page 16 of 20 for recreational activities. Park land was provided with earlier phases of the adjacent subdivision as further described in Appendix B of the staff report. (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? Not applicable. (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes. The compact development is inherently energy efficient, its location adjacent to existing residential development is conducive to the provision of efficient public services and facilities and the townhome design was intended to mitigate impacts on the wetland areas. (6) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in article 8 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the base density upon which the density bonus is calculated. No density bonus is requested. (7) Limited commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used for offices or neighborhood service activities not ordinarily allowed in the particular residential zoning district? No limited commercial is proposed. (8) Does the overall PUD recognize and, to the maximum extent possible,preserve and promote the unique character of neighborhoods in the surrounding area? Yes, the property is surrounded by residential uses of various densities. To the east and south, residences are single-household dwellings on small lots or townhomes. To the west is a large rural residential County property and to the north,the current land use is rural residential however the land is annexed and zoned R-4. APPENDIX A PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned"R-3" (Residential Medium Density District). The intent of the R-3 residential medium density district is to 17546, City CommissioStaff Report for the Hoover Way Sub ision PUD Page 17 of 20 provide for the development of one- to five-household residential structures near service facilities within the city. It should provide for a variety of housing types to serve the varied needs of households of different size,age and character,while reducing the adverse effect of nonresidential uses. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as "Residential. " The "Residential" classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. APPENDIX B-DETAILED PROJECT DESCRIPTION AND BACKGROUND The Hoover Way Subdivision Pre-application and Preliminary Plat applications were initially reviewed by the Development Review Committee in January and April of 2017,respectively. At that time,wetland delineation work had not been completed to replace the expired delineation provided at the time of the Baxter Square Subdivision Phase 4 application proposed for the same lot as the current proposal. Upon completion of the wetland delineation, it was revealed that the wetland area had indeed grown since the prior subdivision review. In addition, as is noted in the application materials, a buffer of wetland areas offsite is being enforced with this application that was not included in the prior review. Due to the increased wetland area which would either need to be mitigated offsite or provided with a 50-foot buffer,the applicants first proposed a Variance application seeking 17546, City Commission taff Report for the Hoover Way Subdc ion PUD Page 18 of 20 to reduce the wetland buffer to 20'. At the suggestion of Development Review Committee staff, the applicants instead committed to submitting a PUD application in order to better leverage the 100% affordable housing subdivision in order to retain as much of the wetland buffer as possible. The resulting PUD and subdivision applications were able to maintain the same number of affordable units as first proposed with the Variance application but now include added site plan features and maintain no less than 30-foot wetland buffers. As mentioned throughout the staff report, no additional parkland is required. The subject parcel was created in its current configuration with the recording of Baxter Square Subdivision P.U.D. —Phases 1 and 2 in 2005 and in 2015, Baxter Square Subdivision Phase 3. The Plat of Baxter Square Subdivision P.U.D—Phases .1 and 2 included the platting and dedication of the entire Baxter Square Park and open spaces to meet the parkland requirements for the entire four phase subdivision and PUD. The subject parcel is depicted on the plat and is described in the Baxter Square PUD materials as "Phase 4 (Future)". The area of the current subdivision/PUD is also included in the Master Park Plan for Baxter Square Park adopted by the City May 16, 2005. Prior to the approval of Baxter Square Subdivision Phase 3, the City discovered that the land used to meet the park requirements for the subdivision and PUD had not been transferred to the City as is currently required. Prior to approval of Baxter Square Subdivision Phase 3,this was corrected and it was then determined that Baxter Square Park Phase 3 could utilize parkland from the prior dedication in Phase 1 and 2. The Phase 3 plat shows a balance of 0.56 acres (24,396.6 SF) of parkland remaining which meets the current parkland requirement for Hoover Way Subdivision and PUD of 11,659 square feet or 0.27 acres. Drawing from the remaining parkland in Baxter Square Park after Baxter Square Phase 3, the final remaining balance will be 0.29 acres which will be noted on the final plat. Noticing has been provided. Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearing. One public comment letter has been received as of the writing of this report(see Attachments). The letter expresses concern about reduced setbacks and refers to the compact development of the adjacent subdivision which received PUD relaxations. Further information regarding the Hoover Way PUD relaxations are detailed in Section 2 of the staff report. One member of the public provided public testimony at the Planning Board hearing expressing concerns about how parkland requirements are being met. Staff analysis is provided earlier in Appendix B. 17546, City CommissitStaff Report for the Hoover Way Sub' ision PUD Page 19 of 20 APPENDIX D - OWNER INFORMATIONAND REVIEWING STAFF Owner/Applicant: Human Resources Development Council of District IX, 32 S. Tracy Ave., Bozeman MT 59715-4659 Representative: Intrinsik Architecture, I I I N. Tracy Avenue, Bozeman, MT 59715 and C&H Engineering and Surveying, 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Addi Jadin, Associate Planner APPENDIX E PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 17546, City Commission taff Report for the Hoover Way Subdt ion PUD Page 20.of 20 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 FISCAL EFFECTS Not applicable. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials Public comment DRB minutes TABLE OF CONTENTS 1.- Application (Al Development Review Application, PUDP PUD Preliminary Plan Required Materials,SP1 Checklist,and Ni Adjoiners) 2. Project Narrative and Requested Relaxations,Statement of Objectives and Conformance to City Policy,and Response to Concept PUD Comments 3. Affordable Housing Plan 4— PUD Preliminary Plan Supplements Required for All Subdivisions [a) Title Report b) Hoover Way PUD Subdivision Drawings C'c) Subdivision Phasing '-d) USGS Vicinity Map (e) Noxious Weed Management and Revegetation Plan C f) Bylaws and Covenants (g) Shared Park Maintenance Agreement C h) Utility and Road Narrative 5. Appendices A. Design Report-Water and Sewer System B. Design Report-Stormwater Management C. Design Report-Geotechnical D. Wetland Letter and Delineation Report E. Traffic Letter and Report F. Historic Railroad Report r i � , SECTION 4.a Title Report 0 A:%-R I-CA N D A- I Big Sky(Branch Office) Ennis(Brunch Office) (406)993-2101 •(866)993-2102 (406)682-5299 Fax:(406)993-2104 (800)405-5299 78\gcadow Village Drive.Suite B ww'wAte.biz Fax:(406)6S2.5235 P.O.Box 161523 Bu;eman(Afain Office) 3 Geyser Street Big Sky,NIT 59716 (4U6)SS7-5563•(SSS)40.ftce) • Innis,10T 59729 P.O.Box 124S bigskylicaltc.biz Fax:(406)537-8035 ennis(n:alte.biz 1860 West Kocir•P.O.Box 39fi Bozeman,i\1T 59715.59771-0396 bozemam«ahe.biz Intrinsik Architecture, Inc. DATE: February 7, 2017 Attn: Heather Davis ORDER NO: 1-105811 1 I.l North Tracy Avenue REF: (Human Resource Bozeman, MT 59715 Development Council Of District 1.X, Inc.) City: (Bozeman) PAYMENT:$ PLEASE DETACH AND RETURN UPPER PORTION WITH YOUR PAYMENT ORDER NO: 1-105811 DATE: February 7, 2017 PLEASE NOTE: PAY'NIENT IS DUE UPON RECEIPT OR THIS STATEMENT That part of the tract of land described in Document No. 2082566, on file and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township 1. South, Range 5 East of P.M.M., Gallatin County. Montana. X Platting Certificate $160.00 X TOTAL DUE $160.00 LESS PAYMENT RECEIVED BALANCE DUE S 160.00 PAID IN FULL BY CK# DATED ❑ Original ❑Title File ❑ Accounting ❑ 2ttd Notice WE APPRECIATE YOUR BUSINESS Thank You MLS • • PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE Policy No. 7208926-7208926-210709728 . CHICAGO TITLE INSURANCE COMPANY To the County of Gallatin and the City of Bozeman in Montana CHICAGO TITLE INSURANCE COMPANY,a corporation organized and existing under the laws of the State of Nebraska, with its principal office in the City of Jacksonville, Florida,and duly authorized to insure titles in Montana hereby certifies that from its examination of these public records which are impart constructive notice of matters affecting the title to the real estate described in Schedule A hereof,as of the 2od day of February,2017 ,at 8 o'clock A.M..,the title to the real estate was indefeasibly vested in fee simple record in: Human Resource Development Council Of District IX, Inc. subject only to the obligations, liens,charges,encumbrances and other matters shown under Schedule B hereof. The maximum liability of the undersigned under this certificate is limited to the sum of$200.00 This certificate of title is made in consideration of the payment of the premium by the subdivider of the land and for the use of the County and City above named. 717OMT Order Number: 1-10581 1 American Land Title Company of Montana 1800 W. Koch St. CHICAGO TITLE INSURANCE COMPANY Bozeman, MT 59715 � PIMi�.ry ATT`ES3 ndy K. Schl sser, Authorized Signatory senc�k` �� C Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule A Page 2 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being the legal description of the real estate covered by this certificate. The following described parcel of real estate: That part of the tract of land described in Document No. 2534014, on file and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township 1 South, Range 5 East of P.M.M., Gallatin County, Montana, and further described as follows: Commencing at the South Quarter corner of Section 35, Township 1 South, Range 5 East, of P.M.M.; thence westerly 269°16'00", assumed azimuth from north, 991.56 feet along the south line of the Southwest Quarter of said Section 35; thence northerly 359°52'35"azimuth 888.40 feet along the west line of E'/z, W%z, SE'/4, SW'/4, of said Section 35 to the point of beginning of the property to be described; thence northerly 359°52'35" azimuth 496.99 feet along said west line; thence easterly 089°18'01" azimuth 330.90 feet along the north line of the SE'/4, SW'/4, of said Section 35; thence southerly 179°53'48" azimuth 251.00 feet along the boundary of Baxter Square Subdivision Phase 3; thence on the following courses along the boundary of Baxter Square Subdivision Phases 1 and 2; westerly 269°17'59" azimuth 181.44 feet; southerly 179°54'31" azimuth 52.69 feet; southerly 44.54 feet on a tangential curve concave to the west, radius of 460.00 feet and central angle of 005°32'53"; southerly 185°27'24" azimuth 66.94 feet; southerly 32.92 feet on a tangential curve concave to the east, radius of 340.00 feet and central angle of 005°32'53"; southerly 179°54'31" azimuth 49.40 feet; thence westerly 269"17'89"azimuth 139.01 feet along the north right of way line of Sartain Street as dedicated in Baxter Square Subdivision Phases 1 and 2 to the point of beginning. The above described tract of land is to be known and designated as Hoover Way Subdivision, City of Bozeman, Gallatin County, Montana. Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 3 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being all of the estates, interests, equities, lawful claims, or demands, defects, or objections whatsoever to title; and all easements, restrictions, liens, charges, taxes (general, special, or inheritance, or assessments of whatever nature), or encumbrances; and all other matters whatsoever affecting said premises, or the estate, right, title or interest of the record owners, which now do exist of record. 1. Any right, title, or interest in minerals in or under said land including, but not limited to, metals, oil, gas, coal, other hydrocarbons, sand gravel or other common variety materials, stone, mineral rights, mining rights, easement rights, water rights, claims of title to water or other matters relating thereto, whether expressed or implied and whether or not shown by the public records. 2. Easements, covenants, conditions and restrictions, and other servitudes that are not subject to the Montana Subdivision and Platting Act are not shown herein. 3. Taxes for the second half of the year 2016 and subsequent years. Taxes for the first half of the year 2016 are paid. Taxes for the second half of the year 2016 are due and payable and will be delinquent if not paid on or before May 31, 2017. Taxes for the year 2017 are a lien not yet due or payable. (Parcel No. RFG8683) 4. Special assessments levied by the City of Bozeman for 2016-2017 under Account No. 196720: First Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. First Half Amount: Installment is paid. Schedule B Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 4 Certificate No.: 7208926-210709728 Order No.: 1-105811 Second Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. Second Half Amount: Installment is due and will be delinquent if not paid on or before May 31, 2017. No liability is assumed for any special assessments, snow removal, sewer assessment or garbage assessment not set forth in the Assessment Books of the City of Bozeman. 5. D.A.K. Annexation Agreement recorded April 30, 2004, as Document No. 2148307, records of Gallatin County, Montana. 6. No Search has been made for water rights and unpatented mining claims, and liability thereon is excluded from coverage of this certificate. END OF SCHEDULE B Schedule B Preliminary Subdivision Certificate of Title(Montana) PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE Policy No. 7208926-7208926-210709728 CHICAGO TITLE INSURANCE COMPANY To the County of Gallatin and the City of Bozeman in Montana CHICAGO TITLE INSURANCE COMPANY, a corporation organized and existing under the laws of the State of Nebraska, with its principal office in the City of Jacksonville, Florida,and duly authorized to insure titles in Montana hereby certifies that from its examination of these public records which are impart constructive notice of matters affecting the title to the real estate described in Schedule A hereof,as of the 2"1 day of February,2017 ,at 8 o'clock A.M..,the title to the real estate was indefeasibly vested in fee simple record in: Human Resource Development Council Of District IX, Inc. subject only to the obligations, liens,charges,encumbrances and other matters shown under Schedule B hereof. The maximum liability of the undersigned under this certificate is limited to the sum of$200.00 This certificate of title is made in consideration of the payment of the premium by the subdivider of the land and for the use of the County and City above named. 717OMT Order Number: 1-105811 American Land Title Company of Montana 1800 W. Koch St. CHICAGO TITLE INSURANCE COMPANY Bozeman, MT 59715 ATTES We . Schl sser, uthorized Signatory /� sE L f..i� Ssuetay Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule A Page 2 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being the legal description of the real estate covered by this certificate. The following described parcel of real estate: That part of the tract of land described in Document No. 253401.4, on file and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township 1 South, Range 5 East of P.M.M., Gallatin County, Montana, and further described as follows: Commencing at the South Quarter corner of Section 35, Township 1 South, Range 5 East,-of P.M.M.; thence westerly 269'16'00", assumed azimuth from north, 991.56 feet along the south line of the Southwest Quarter of said Section 35; thence northerly 359052'35" azimuth 888.40 feet along the west line of E'h, W'/z, SE'/4, SW''A, of said Section 35 to the point of beginning of the property to be described; thence northerly 359°52'35" azimuth 496.99 feet along said west line; thence easterly 089"18'01" azimuth 330.90 feet along the north line of the SE'A, SW''A, of said Section 35; thence southerly 179°53'48" azimuth 251.00 feet along the boundary of Baxter Square Subdivision Phase 3; thence on the following courses along the boundary of Baxter Square Subdivision Phases 1 and 2; westerly 269"17'59" azimuth 181.44 feet; southerly 179°54'31" azimuth 52.69 feet; southerly 44.54 feet on a tangential curve concave to the west, radius of 460.00 feet and central.angle of 005°32'53"; southerly 185°27'24" azimuth 66.94 feet; southerly 32.92 feet on a tangential curve concave to the east, radius of 340.00 feet and central angle of 005°32'53"; southerly 179°54'31" azimuth 49.40 feet; thence westerly 269°l7'89"azimuth 139.01 feet along the north right of way line of Sartain Street as dedicated in Baxter Square Subdivision Phases 1 and 2 to the point of beginning. The above described tract of land is to be known and designated as Hoover Way Subdivision, City of Bozeman, Gallatin County, Montana. Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 3 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being all of the estates, interests, equities, lawful claims, or demands, defects, or objections whatsoever to title; and all easements, restrictions, liens, charges, taxes (general, special, or inheritance, or assessments of whatever nature), or encumbrances; and all other matters whatsoever affecting said premises, or the estate, right, title or interest of the record owners, which now do exist of record. 1. Any right, title, or interest in minerals in or under said land including, but not limited to, metals, oil, gas, coal, other hydrocarbons, sand gravel or other common variety materials, stone, mineral rights, mining rights, easement rights, water rights, claims of title to water or other matters relating thereto, whether expressed or implied and whether or not shown by the public records. 2. Easements, covenants, conditions and restrictions, and other servitudes that are not subject to the Montana Subdivision and Platting Act are not shown herein. 3. Taxes for the second half of the year 2016 and subsequent years. Taxes for the first half of the year 2016 are paid. Taxes for the second half of the year 2016 are due and payable and will be delinquent if not paid on or before May 31, 2017. Taxes for the year 2017 are a lien not yet due or payable. (Parcel No. RFG8683) 4. Special assessments levied by the City of Bozeman for 2016-2017 under Account No. 196720: First Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. First Half Amount: Installment is paid. Schedule 0 Preliminary Subdivision Certificate of Title(Montana) • • Schedule B Page 4 Certificate No.: 7208926-210709728 Order No.: 1-105811 Second Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. Second Half Amount: Installment is due and will be delinquent if not paid on or before May 31, 2017. No liability is assumed for any special assessments, snow removal, sewer assessment or garbage assessment not set forth in the Assessment Books of the City of Bozeman. 5. D.A.K. Annexation Agreement recorded April 30, 2004, as Document No. 2148307, records of Gallatin County, Montana. 6. No Search has been made for water rights and unpatented mining claims, and liability thereon is excluded from coverage of this certificate. END OF SCHEDULE B Schedule R Preliminary Subdivision Certificate of Title(Montana) SECTION 4.b Hoover Way PUD Drawings (See 2406 sheets) SECTION 4.c Subdivision Phasing HOOVER WAY SLISDIVASKW - PHASM LOCATED IN THE SE 114 OF THE SW 1/4, SECTION 35, T. 1 S., R. 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA N _OT Q K 71 S w N N Cn N Q� Ln / ~ Ln DLn ° p ~ O pN v�o,F i 0o� o� J - t0 N1O i LJ 6 S i t26.. 9ArY PHASING AREA BREAKDOWN SF TO l I I l f 11 1 PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES ARIA-160' F GEOIGIA MARfE.,L-*NE Lot Area (ft2) 28,435 9,251 9,197 10,075 56,958 — _ L Building Footprint (ft2) 10,592 3,517 3,517 3,517 21,143 Building Floor Area (ft2) 17,264 5,641 5,641 5,641 34,187 F.A.R. 0.61 0.61 0.61 0.56 0.60 'PAGE ^ ,N, �, �, d Q n N v vi R.O.W. (ft2) 39,574 0 0 0 39,574 19/8 , SF w/o • Lo o C° o�' o �, b(D b to to N J N Od' O� Ocq Open Space (ft2) 22,012 0 0 0 22,012 J M J N J N Landscape (ft2) 39,855 5,734 5,680 6,558 57,827 I PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES 0 Lot Area (ac) 0.653 0.212 0.211 0.231 1.308 06 � �! I Building Footprint (ac) 0.243 0.081 0.081 0.081 0.485 QLOT(/7 F I 1-IT Building Floor Area (ac) 0.396 0.129 0.129 0.129 0.785 6 F.A.R. 0.61 0.61 0.61 0.56 0.600 7 SF R.O.W. (ac) 0.908 0.000 0.000 0.000 0.908 T 5 _ 2 636 SF Open Space (ac) 0.505 0.000 0.000 0.000 0.505 I I Landscape (ac) 0.915 0.132 0.130 0.151 1.328 037 7 SF rt LOT 7 2 SF I Scale In Feet LOT 1 60 0 60 18 0 18 Scale In Meters ngineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman, MT 59718 R O — Phone(406)587-1115•Fax(406)587-9768 www.chengineers.com•info@chengineers.com Sheet I of 1 #161004 SECTION 4.d USGS Vicinity Map 1404VER WAY 80DIVIOW LOCATED IN THE SE 114 OF THE SW 1/4, SECTION 35, T. 1 S., R. 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA GEORGIA MARIE LANE PROPOSED S OOVER t A W W Z W Ld I W Q W Y Y N U m BAXTER LANE USGS VICINITY MAP V1 SCALE: NTS Engineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman, MT 59718 Phone(406)587-1115•Fax(406)587-9768 www.chengineers.com•info@chengineers.com Sheet I of 1 #161004 SECTION 4.e Approved Noxious Weed Management and Revegetation Plan • • Date Received Gallatin County Weed Department 903 North Black Bozeman,MT 59715 406.582.3265 u NOXIOUS WEED MANAGEMENT PLAN This plan is valid and effective upon approval by the Board or Board's Representative for 3 years from date of approval or until land ownership changes. The Landowner/Landowner's Representative agrees that the Board shall have the right to revise this plan and any Memorandum of Understanding as necessary to effectuate the purposes of the Gallatin County Weed Management Plan or Montana Noxious Weed Control Act. The Landowner/Landowner's Representative will provide documentation that the Weed Management Plan has been implemented. The property owner agrees that the Weed Department may inspect the property prior to granting approval of the Weed Management Plan, and if approved, such reasonable inspections as necessary to determine compliance with this plan. Approval of any extensions or final plat for a SUBDIVISION plan may be denied or delayed if noxious weeds have not been properly controlled. Documentation of weed management activities is required to be submitted with extension or final plat applications. Requirements for SUBDIVISION or TRANSMISSION LINE plan approval include: ❑ Brief Cover letter stating current and future uses of the property ❑ Plat map detailing distribution and species of noxious weeds present ❑ Property inspection by Weed Department personnel ❑ Review Fee: (1-5 lots Minor $150) (>_ 6 lots Major $300) ❑ Completion of this application CHECK TYPE OF WEED MANAGEMENT PLAN (check all that apply) Z Subdivision (Review Fee Required) ❑ Transmission Line (Telecommunications/Cell Tower/Gas/Liquid/Electric/etc...) 1 have read and understand all the relevant sections of the Gallatin County Weed Management Plan. I understand that Final Plat may be denied if this plan is not implemented. Landownerkandowner's Representative Signature • • Landowner Landowner's Representative (If Applicable) Landowner: HRDC Company: C&H Engineering and Surveying Mail Address:32 South Tracy Avenue Contact: Matt Hausauer City: Bozeman Mail Address: 1091 Stoneridge Drive State: MT ZIP:59718 City: Bozeman Phone(s):(406)587-4486 State: MT ZIP: 59718 Email:hello@thehrdc.org Phone(s): (406)587-1115 Email:mhausauer@chengineers.com PROJECT DESCRIPTION (Please complete all that apply) Project Name: Hoover Way Subdivision Physical Address: North of Sartain Street near intersection of Georgia Marie Lane Legal Description: T 1 S N/S R 5E EM Sec 35 1/4 SE 1/4 SW Number of Lots: 27 Total Acres in Project: 2.72 Total Road Miles in Project: 0.134 Miles Landowner contact prior to property inspection: ❑Yes WJNo PROJECT OVERVIEW(Describe what the intentions are for developing this property) Existing Tract of land will be developed into 27 lots. 24 lots will be townhome lots, and 3 will be open space. NOXIOUS WEED MANAGEMENT PLAN Noxious Weed Species on Property (provide plat map with weed inventory): Canada Thistle and Houndstounge METHOD OF WEED CONTROL YOU INTEND TO USE (mark all that apply',): ✓ CHEMICAL MECHANICAL CULTURAL BIOLOGICAL Describe specific contr4easures (if using herbicides, inclu*pe of herbicide and rates) and timing of control for 3 years. Attach additional pages if necessary/incorporate by reference: Apply 2, 4-D at application rate of 2 quarts per acre in spring/early summer before plants seed. ESTIMATED COSTS OF WEED CONTROL FOR 3 YEARS,. (Specify cost for each year) Who will complete work: ❑ Self V Contracted Contractor Name (if applicable) TBD Year Herbicide/Applicator Cost Cultural/Mechanical Cost Biological Cost 1 $1,000.00 $0.00 $0.00 2 $1,000.00 $0.00 $0.00 3 $1,000.00 $0.00 $0.00 Total $3,000.00 $0.00 $0.00 *** Documentation of weed management is required to be submitted with extension or final plat applications. ,REVEGETATION PLAN Are any disturbances planned? Yes No ❑ If yes, complete the following re-vegetation section. MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development (road construction, pond construction, service/utility/gas/electric/telephone line installation)will have a layer of topsoil redistributed onto disturbed areas. Disturbed areas will be seeded to an appropriate grass seed mix for the site. During the first and second years of grass establishment, areas seeded to grass will be mowed as appropriate to prevent weed seed development and dispersal. PLANNED DISTURBANCES (mark all that apply): ✓ Utility/Service line _Pond ✓ Road _Park ✓ Trail _Central Septic _Other(list type) Describe in detail, the revegetation to mitigate all disturbances that will occur on this property (list type and amount of seed/sod, seeding methods and timing, and fertilization): Attach additional pages if necessary incorporate by reference: Disturbed lot areas and boulevard strips will require a 6" layer of topsoil. Final surface should be smooth and shallow roughened for seed catchment. Disturbed areas will be seeded or sodded at a rate to establish a minimum of one pure live seed per square inch. Fertilize all seeding once seed has germinated with 17-17-17 at • • ESTIMATED COSTS OF REVEGETATION FOR 3 YEARS. (Specify cost for each year) Work will be done by: ❑ Self Z Contracted Contractor Name (if applicable) TBD Year Revegetation Cost 1 $7,500.00 2 $3,000.00 3 $2,000.00 Total 1$12,500.00 PLEASE COMPLETE THE FOLLOWING SECTIONS THAT APPLY: ,GRAVEL SOURCE (If using outside supply of gravel) List source of gravel/pit run/road mix/topsoil/etc... brought on-site for disturbance mitigation and/or construction. Name of Gravel Pit: TBD Location: Contact Person: *Be aware that gravel sources and topsoil may contain noxious weed seeds; therefore, we recommend using a source that is actively controlling noxious weeds on their property, consistent with an approved Weed Management Plan. STATUS APPROVED ❑ NOT APPROVED ❑ RECOMMENDATIONS AND/OR CONDITIONS: ❑ Additional terms and conditions apply—see attached Compliance with laws and regulations. LAN DOWN ER/LAN DOWN ER'S REPRESENTATIVE has an affirmative duty to take notice of, observe, and strictly comply with all existing laws, rules and regulations and any laws, rules and regulations that may be adopted after the date of this agreement. Whether or not the same are expressly stated in the agreement, the LAN DOWN ER/LAN DOWN ER'S REPRESENTATIVE shall strictly comply with all applicable state, federal and local laws and regulations. LAN DOWN ER/LAN DOWN ER'S REPRESENTATIVE agree that this plan is supported by good valid consideration and this plan constitutes a binding contract and may be enforced as such. (Signature of Weed Board Chairman/Representative) (Signature of Landowner's Representative) (Type/print name of Chairman/Representative) (Type/print name of Landowner's Representative) (Date) (Date) (Signature of Landowner) (Type/print name of Landowner) (Date) SECTION 4.f Bylaws & Covenants Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 Bylaws of Hoover Way Subdivision Owners Association,vA prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Table of Contents Name Page Article 1: Purpose 2 Article 2: Relationship to other Documents 2 2.1 Hoover Way Covenants 2 Article 3: Contact Information 2 Article 4: s Meetin 12 9 Article 5: Duties 3 Article 6: Voting & Membership Interest 4 Article 7: Resolutions 5 Article 8: Powers & Duties of the Board 5 Article 9: Liability 9 Article 10: Insurance 9 Article 111- Terms 9 Article 1.2. Committees 10 Article 13: Compensation 10 Article 14: Sever ability 10 Article 15: Assessmen� is 10 Article 16: Amendments 10 1 Article 1: Purpose The purpose of the Hoover Way Owners Association (HWOA) Bylaws is to outline the procedures and processes for the function of the Hoover Way Owners Association (HWOA). This includes voting and membership interests, information on how neighborhood meetings are organized and conducted, and information on the overall meetings, powers, and responsibilities of the Board of Directors. Article 2: Relationship to other Documents 2.1 Hoover Way Covenants XK_\ All properties in Hoover Way are also subject, to the Hoover Way Covenants which are on file at the Clerk & Recorder,s Office. No acts by the Association or by the Board of Directors shall wbe contrary to the Covenants. On its own initiative, the Board,may take such action as it deems necessary, including the taking/of legal action andtinit`t ng suit to enforce the Declaration of Coves and Restriction' nants, Condition s.. Y Article 3: Contact Information The mailing address of the Hoovers Way,Owners Association shall be: P.O. Box XXXX, Bozeman, Montana 59715�The The of1the�Association may be V X//1 changed by the Board of Directors uponi wrriitten`notice�to/he owners. V l/ Article 4: Meetings v The date time ands lace of the annual meeting of the Members pl i f a ,r g e e bers shall be noticed by the Board, which meetings-shall coincide with the Board's annual meeting. At such annual-meeting, fhe`Members-shall elect Directors to the Board and condo i such other,business as,permitted by this Declaration and these Bylaws. Any/special meetings may be\called by the President, or in the absence of the President�by the Vice, resident In addition, a special meeting shall be held upon call\of\twenty-five (25) percent of the owners. Special meetings shall require forty=eight (48) 'hours' notice in writing. Notice of annual and special meetings shall be mailedto owners at the address on file for each owner. The presence of ten(10),or more members at a noticed meeting shall constitute a quorum. At the annual meeting, the members shall review and approve a budget for the next year, shall elect Directors to fill any expired term or vacant position, and shall conduct such other business as shall be reasonable or necessary to carry out the purpose of the Association. The annual meeting of the Board of Directors shall be held immediately after the annual meeting of the members. At the annual meeting, the Directors shall elect a President and a Vice-President and Design Liaison. At this time the Directors 2 0 • shall also designate a Secretary and Treasurer. The Directors may choose to hire outside persons that are not members of the Association to fulfill the Secretary and Treasurer duties. Article 5: Duties The duties of President and Vice-President shall be as follows: President. The President shall preside over all meetings of the Association. He or she shall call the membership together whenever necessary. The President shall be the general—administrative and executive officer of the Association, and shall perform such duties as may be specified, and exercise such powers as may delegated to the office of President by the Board of Directors. Vice-President. The Vice-President shall exercise the powers of the President in the absence of the President. The duties of the Secretaryand Treasurer shall�be�as follows: SecretarY. The Secreta shall give notice `of all meetings of the Association, and shall keep a record of the proceedings of the meetings of the Association. The Secretary shall-be authorized/to sign on behalf of the Association, all records, documents nd instruments when such are authorized to be-signed by the Association. Treasurer. The Treasu`r shall keep and maintain adequate and correct accounts of tfle accountsz-properties, and business of the Association, � :�� / including accounts offs assets, liabilities, receipts, disbursements, gains an d`losses�f'the 'Association. JThe Treasurer shall prepare and report such periodic accountings as'shall be required by the Association. The duties of the Design,Liaison shall be as follows: Desic in Liaison. This position shall act as the liaison son between the Board of Directors and the Hoover Way Design Review Committee. Article 6: Voting & Membership Interest Every person, group of persons, partnership, corporation, or association who is a fee owner of real property within the boundaries of the area described as Hoover Way, on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana, shall be a member of the Association. By this 3 • • provision, each lot, as shown on the plats and amendments thereto shall entitle the owner of one membership interest in the Association. Membership interest shall run with the land so that said interest is an incident to ownership beginning when ownership rights are acquired and terminating when such rights are divested. Accordingly, no member shall be expelled, nor shall he be permitted to withdraw or resign while possessing a membership interest. The following chart illustrates voting interests by use: Use Voting Interest Vacant Lot 1 vote per lot 1 vote per unit (Note: upon the issuance of an�Occupancy Permit-,by the Developed Lot— City of Bozeman and the presentatti n of a copy�of that Occupancy Permit to the,A'ssociation, the Association shall Residential Uses grant each�owner of a multi--family unit a vote. Should a multi-family�,unit,be owned by more than one person or entity the unit shall'have only one,(1')-vote.) V, V Multiple owners of a single,parcel of,eal property ould have collectively one such membership or voting 'interest. If more than one lot, parcel, or tract is owned, the owner or owners thereof would have one membership or voting interest for each separate parcel of rea�property. Whenever any lot, tract or parcel is owned-or lease d�bY-two.ormore persons or by an entity, such person or persons or-entitymust, prior't`a meeting where voting may be allowed, among and between themselves determine who is entitled to vote the membership interest and in what mariner it`shal(be voted. 1 � If, in the�jul\dgment of th, Board a n i bona fide and irreconcilable dispute arises as to the voting\or\right Ito` vote a membership interest, such interest may be declared to be aldispute and for the time such interest is in dispute, it shall have no voting rights. Y Cumulative voting per phase shall be provided for election or removal of members of the Board of Directors. Voting may be in person or by proxy. Cumulative voting shall be provided for all other Association matters. Voting may be in person or by proxy. Article 7: Resolutions 4 0 0 All matters that are the ,business and concern of the Association shall be presented to the Association and meetings of the Association in the form of resolutions directed to the Board of Directors. Such resolutions as are passed by over fifty (50) percent of the said membership interest of record and eligible to vote shall be binding on the Board of Directors. Such binding resolution shall have the effect of compelling the Board of Directors to take positive action in response to the general inclination of the resolution. However, the scope, extent and specific character of all such action shall be within the final discretion of the Board of Directors. Article 8: Powers and Duties of the Board of Directors f'1- The Board of Directors shall have the followingower's`on,behalf alf of the Hoover Way Owners Association: (a) To provide for the construction, installation, acquisition, replacement, operation, maintenance and repair by the�Association of buildings, equipment, common areas,* stor-m�water facilities, facilities and services for recreation and/or sporting activities, lighting, garbage removal and disposal, security of personstr property, fire protection and other municipal services and'functions, and' to�the extent necessary by the failure of the Owners of)private�areas, the Association shall have the power and authority: 1. To obtain,-maintain and pay for sucMnsurance policies or bonds as the Board may deem to be\appropriate for the protection or benefit of Hoover Way')the Association, the members of the Board, the members�ofthe.C,ommittee,,or the Owners; 2�-T6'coritract�and pay-for/or otherwise provide for, such utility services including, but without limitation, water, sewer, trash, electrical, telephone-and gas services as may from time to time be required � Y 3. To contract and pay for, or otherwise provide for the services of �rchitects,iengineers, attorneys and certified public accountants or such otheriprofessional or nonprofessional services as the Board may,,eem necessary; 4. To contract and pay for, or otherwise provide for, fire, police and such other protection services as the Board deems necessary for the benefit of Hoover Way, any property located with Hoover Way, or the Owners; 5. To contract and pay for, or otherwise provide for, such materials, supplies, furniture, equipment and labor to the extent the Board deems necessary, and to pay and discharge any and all liens placed upon any Parks and common open space on account of any work done or performed by the Association in the fulfillment of any 5 • • of its obligations and duties of maintenance, repair, operation or administration. (b) To enter into fair and reasonable contracts for the administration and enforcement of the Hoover Way Design Regulations by the Hoover Way Design Review Committee, of which at least one member shall be an architect as specified in the Design Regulations. (c) To adopt a development review fee schedule. (d) To enter into other contracts and agreements as.are necessary to affect the business of the Association. Contracts�for such work with third parties which provide for a term or duration`in excess of one year must be approved by a majority of the members, which approval may be ratified at the annual or any special meeting,of the Association. e To make and establish rules and`re regulations for the overnance of O facilities and the performing of sucfi,fun tions�the taking of�such action and operating in such areas as are within the jurisdictions of the Association. (f) To take necessary and appropriate-action to collect assessments from members, including the filing!of li ns and,prosecuting foreclosures. To a the ex en V (g) pay p ses of the Association, including all taxes or assessments and`to contract and pay for such insurance as may be necessary in the bestiinterests of`the>Association, and to provide for the use and disposition of'the_insurance proceeds in the event of loss or damage. h�o estab islisl h accounts fo"r operating and/or development funds as set �) i p 9 p Nout in the Covenants. (i) Th� Board shall have e the right to pay, compromise, or contest any or all taxes and assessments levied against all or any part of the parks, or upon any,pe sonal property belonging to the Association. Y (j) To call meetings of the Association, both annual and special, and to preside over such meetings and to give appropriate notice of such meetings as required by the Bylaws. (k) To formulate and introduce resolutions at the meetings of the Association. (1) To hold meetings of the Board of Directors as are necessary to conduct Association affairs. 6 (m) To nominate replacement Directors as necessary (who must be from the same phase as the open position) for ratification by a simple majority vote from the corresponding phase of the Owners Association. (n) To fill any vacancy in the officers of the Association (President, Vice President, Secretary, or Treasurer) by appointment until the next annual meeting or the successor is duly appointed or elected. (o) To maintain lists of members and to keep records in a good and businesslike manner of all assessments made, all expenditures, and the status of each member's payments of assessment; and to make such records accessible at reasonable times to all members. T deal w' �� (p) o d a with agencies, officers, boards;commissions, departments and bureaus or other governmental bodies in a federal, state; county and local basis to carry out the above,-powers, duties and responsibilities. The Association shall have the ower and'aut' horit at an time and from (q) P n Y Y time to time and without-liability to any Owner for trespass, damage or otherwise, to enter upon any,lot, for the purpose of maintaining and repairing any lot, if for any reaso`the Owner fails,to maintain and repair the lot as required by the Covenants.or for theipurpose of removing any improvement constructed, ire structed,� refinished, altered or maintained upon such area Vin violation of these Covenants. The Association may maintain and repair any roads, sidewalks, parks, linear trail or p blic�areasl in or adjoining-Hoover Way including landscaping and planting the�same and-repairing improvements thereon when public N authorities, in the opinion of-the?Board have failed to do so in a manner b fe itting the standards of the community. The Association shall also 4Kshave the power and authority from time to time in its own name, on its o n behalf, or1 n the me and behalf of any Owner or Owners who consent thereto; t'o commence and maintain actions and suits to restrain and,,enjoin any breach or threatened breach of Hoover Way Covenants, or to en force by mandatory injunction or otherwise all of the provisions of the Hoover Way Covenants. (r) The Board shall be required to grant and convey to any third parties easements or rights-of way in, on, over or under any Parks without payment to the Association when requested by Declarant. The Board shall also have the power and authority to grant and convey to any third parties, on such terms as the Board may approve, parcels or strips of land from any Parks. The Board may not grant or convey land from any Parkland or Linear Trail which would jeopardize the land required by the subdivision or zoning approvals for the land described in Exhibit A. 7 (s) The Board may from time to time employ the services of a manager to manage the affairs of the Association. Enter into contracts or hire personnel for the management of the affairs of the Association and the maintenance, management, improvement, and repair of the Common Areas; (t) To do any and all things necessary to carry into effect these Bylaws and to do any and all things necessary to require compliance with and enforce the Covenants. Article 9: Liability Members of the Board and their officers, assistant officers, agents and employees acting in good faith on behalf of the//Association- (a) Shall not be liable to the Owners,as a result of their activities as such for any mistake of judgment, negligence or otherwise, except fortheir own willful misconduct or bad faith; \�� P (b) Shall have no personal liability in contract�o an Owner or any other person or entity under any agreement, instrument or transaction entered into by them on behalf of the Association in their capacity as such; V (c) Shall have no-personal liability�"in tort to any Owner or any person or le entity, except,for their own willful iisconduct/br bad faith; d Shall personal liabilit arisin u f h O p y� g out o the use, misuse or condition of the.P'roperty hichmight in any way be assessed against or imputed to them as a�result'of-or by virtue of their capacity as such. Article 90: Insurance 1 The�Board may purchase insurance policies to protect the property of the Association against casualty loss and to protect the Association and the Board members, when n actin their official capacity, from liability. The extent and specific nature of`c�overage shall be determined by the Board. Article 11: Terms�& Replacement Each year, the Owners Association shall elect Directors to fill any expired term or vacant position. Terms shall be staggered so that each year, each phase of the Association is voting for one new Director. The terms of office for members of the Board shall be not less than three (3) years and may be extended in duration by the presentation of a Resolution presented to the members at an annual meeting. The Board of Directors shall 8 • 0 have staggered terms. As such, the initial Board of Directors shall meet and draw lots which shall dictate that one member from each phase shall serve one year, another member shall serve two years, and the third member shall serve three years. After this initial drawing, each Director term shall be three years. There are no restrictions upon successive periods of Board of Directors terms. Any vacancy on the Board of Directors occurring before the next annual meeting of the members shall be filled by the remaining directors nominating a replacement director and the nomination being ratified by a simple majority vote from the corresponding phase of the Owners Association. Awacancy in any office of the Association (President, Vice President, Secretary/or Treasurer) shall be filled by appointment by the Board of Directors until th next annual meeting or the successor is duly appointed or elected. Article 12: Committees Pursuant to the Title 35, Chapter 2, M.C�A.�and subject to the restrictions stated therein the Board may appoint committees to act for the Board anato exercise the authority of the Board on matters referred to them by the Board. Such committees may be dissolved at any time by the Board of Directors. Article 13: Compensation Board members shall be,reimbursed for any out-of-pocket expenses incurred while acting in their official capacity. Article 14: Severabil_ity A determination of-invalidity fo any-one or more of the provisions or conditions hereof by"judgmentorder, r dec ree of a court shall not affect in any manner the other provisions hereof, which4aWremain in full force and effect. Article 15,Annual & Special Assessments The purposeNo annual and specials assessments levied by the Association are to promote the recreation, health, safety, convenience and welfare of the owners, including but not I rnited to the improvement, repair, operation, and maintenance of easements, parks and common areas, community and park street lights, and for any other purposes, expressed or implied, in these Covenants. Each owner, whether or not it shall be so expressed in any deed or contract, is deemed to have agreed to these Covenants, and to pay to the Association: • Annual assessments or charges and fines as may be adopted by the Board of Directors; and • Special assessments for capital improvements, such assessments to be established and collected as hereinafter provided. 9 • • The annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the land, and shall be a continuing lien upon the property against which each such assessment is made. Each assessment, together with the interest, costs and reasonable attorney's fees, shall be the personal obligation of the owner of such property at the time when the assessments are due. Assessments shall begin to accrue upon closing on the purchase of a lot. The following subsections address the details of assessment a The Declarant for each lot owned b it within Hoover" �W�a �hereb covenants O Y Y Y , and each Owner of any lot by acceptance/o/ka\purchase and sale agreement, deed or lease therefore, whether rn of itN shall wbe so expressed in any such deed, lease or any other conveyance, shalkbe deemed to covenant and agree to pay to the Assoc ation the Owners proportionate share of assessments ..establishedGand collected from time to�time as hereinafter provided. V (b) Each owner or member will be assessed a proportionate share based on the number of dwelling units built�pe'developed residential plot and on a dwelling unit equivalent on vacant, commercial',and industrial properties as specified below: Zone Assessment(s) 7 R-3 Lot /,- 1,share 1� Assessment Owner)-s commence will� \ _� e ce immediately after the transfer of title from the Declarant�to�the Owner-._No,assessments will be levied against lots owned-by the Declarant The Board shall have then lit to determine and refine the specifics and � 9 p t ming,of assessments with nythe parameters of the preceding statements. (c) At least 30 days prior to the commencement of each fiscal year, the Board shall fix the amount,of the assessment for such fiscal year and shall, at that time, prepare) rep e)a�roster of the lots and assessments applicable thereto. Written notice_,of the assessment shall be sent to every Owner subject thereto. i (d) The assessments levied by the Board on behalf of the Association shall be used exclusively for the purpose of financing the Association functions and duties. (e) If at any time and from time to time during any fiscal year, the assessment proves inadequate for any reason, including nonpayment of any Owner's share thereof, the Board may levy a further assessment in the amount of 10 such actual or estimated inadequacy which shall be assessed to the Owners in the manner set forth herein. (f) In addition to the assessment authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Parks, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the votes of members who vote in person or by proxy at a meeting duly called for this purpose. (g) The Board shall also levy an assessment agaUfs,any Owner, as a direct result of whose acts or failure or refusal to art or otherwise to comply with the Hoover Way Covenants for monies expended by the\Association in performing its functions under Hoove�Way Covenants and\Board Bylaws. Such assessment shall be in the amount,so expended and shall be7due and payable to the Association when le iv ed\Monies so�expended shall include, without limitation, reasonable engineers , architects', attorneys' and accountants' fees incurred by-the Association. h Each assessment shall be a �s`ate distinct an, personal debt and obligation of'the Owner against\who it is-assessed, and each Owner by acceptance of a purchase and sale ragreement, deed or lease, shall be deemed to covenant,ndiagree to�pi y the same to the Association. If the Owner does not;pay such,,assessment or any installment thereof when due, the Owner shall,be�deemed in defaultr and,the amount of the assessment not paid, together with the,amount.of any*`subsequent default, plus interest at 12 percent, ands sts;including reasonable attorney's fees, shall be ands ec mo e,a lien upon,.the lot of such Owner upon recordation by the AAssociation of a-,notice of,default. The Association assessment lien may be foreclosed through suit by the Association in like manner as a mortgage of real property, and the Association shall have power to bid on the lot at foreclosure le and to acquire and hold, lease, mortgage or convey the lot. A suit to recoveea money judgment of unpaid assessments shall be maintainable\without foreclosing or waiving the lien securing the same. The foregoing remedies shall be in addition to any other remedies provided by law for the enforcement of such assessment obligation. (i) When requested by an Owner, the Association shall execute a certificate stating the indebtedness secured by the Association lien upon the lot of the Owner, and such certificate shall be conclusive upon the Association and the Owners in favor of such persons who rely therein in good faith as to the amount of such indebtedness as of the date of the certificate. The Association shall be entitled to a reasonable fee as a condition to issuing the certificate. 11 r • Article 15: Amendments Amendments to the Hoover Way Owners Association Bylaws shall only be made by the Hoover Way Owners Association. Amendments to the Bylaws shall be presented to the owners at the same time as the owner is provided notice of the meeting. The bylaws may not be changed without the owners having been presented with the proposed change, the time of the meeting to consider the change and the passage by a majority of the owners present, in person or by proxy, at the meeting. 12 Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 Declaration of Protective Covenants, Conditions and Restrictions for Hoover Way Subdivision Bozeman, Montana prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Table of Contents Name Page Article 1: Purpose 5 Article 2: Land Subject to Covenants 5 Article 3: Relationship to other Documents 5 3.1 Local Land Use Regulations 5 3.2 Hoover Way Owners Association Bylaws 5 Article 4: Hoover Way Owners Association 6 4.1 Function 6 4.2 Membership 6 4.3 Board of Directors 7 4.4 Meetings 8 4.5 Voting & Membership Interest 8 4.6 Annual & Special Assessments 8 Article 5: General Restrictions & Notices 11 5.1 General Use 11 5.2 Design Regulations 14 5.3 Landscaping 14 5.4 Boulevard Trees 14 5.5 Weed Control 14 5.6 Garbage 14 5.7'Sidewalks 14 53 Address Numbering 15 9,Fences 15 5.10 Lighting 15 15 Article 6: Common Areas 6.1 Use�� 15 6.2 Control a - anagement 16 6.3 Maintenance 16 6.4 Maintenance Guarantee 16 Article 7: Enforcement 7.1 Enforcement 18 7.2 Fine Schedule 20 7.3 Dispute Resolution 20 Article 8: Term 20 1 Article 9: Amendments 21 Article 10: Definitions 22 Exhibit A: Legal Descriptions 27 Exhibit B: Stormwater Maintenance Plan 28 Exhibit C: Approved Townhouse Plans 29 2 DECLARATION OF AMENDED & RESTATED PROTECTIVE COVENANTS & RESTRICTIONS FOR HOOVER WAY THIS DECLARATION OF THIS AMENDED AND RESTATED PROTECTIVE COVENANTS is made this day of , 2017, by and Hoover Way Owners Association, hereinafter referred to as "Declarant"; WITNESSETH : WHEREAS, and Hoover Way Owners. Association (hereinafter referred to as Declarant) are, or represent, the owners*of the real property located in Hoover Way Subdivision for the lands more particularlykdescribed in Exhibit A, which are located in the City of Bozeman, Gallatin County/M n ana; and WHEREAS, on 2017, Declarant recorded Covenants Hoover Way Subdivision as Document Numbers in the of ice�of Gallatin County Clerk and Recorder. With the recordirig`of,,said covenants, established the Owners Association for Hoover Way Subdivision; and WHEREAS, on V__'�' 2017, Hoover Way Owners Associations conducted an election and received ballots by more than�75% of their respective members affirmatively voting to consolidate the covenants4or each phase of Hoover Way Subdivision, the Bylaws for each��h sae of)Hoover Way subdivision and determining for the bette ment`of all Phases of Hoover�Way Subdivision, the governing Owners Associations should be consolidated into one Owners Association; and WHEREAS, Declarants tends to conti�nue to develop the land with residences, open spacefand-a ariety,\of uses,and the-purpose of this declaration is to create and keep the community area desirable, attractive, beneficial and suitable in architectural desig`/materials and app�earanc; aand to guard against unnecessary interference with the natural beauty of the community area for all the mutual benefit and protection of ownersNwithin the commun1ity area- �N WHEREAS, Decla`aunt affirms and further re-declares that all land described in Exhibit "A" shall`beiheld,,sold, conveyed, encumbered, leased, occupied and improved, subject to these amended and restated Hoover Way Covenants meaning the limitations, covenants and restrictions set forth in this declaration and any subsequent amendments hereto, or related documents authorized by the filing of these Covenants, all of which are intended to enhance the desirability and attractiveness of the land. These limitations, covenants and restrictions shall run with the land and shall be binding upon all persons having or who acquire any right, title or interest in and to the land, and shall inure to the benefit of the Declarant, the Association and each person who becomes an owner of the land; and 3 WHEREAS, Declarant desires to continue to subject all of said real property, together with the lots, phases and subdivisions contained therein, to the covenants, conditions, restrictions and reservations herein set forth and referred to as "Covenants"; and WHEREAS, the Declarant now records the Amended and Restated Protective Covenants for Hoover Way Subdivision; and NOW THEREFORE, Declarant shall impose upon the/property the following Covenants, which shall run with the land and shall be binding-upon and be for the benefit and value of the Declarant and persons claiming,under them, their grantees, successors and assigns, and shall be for the purpose/oflmaintaining a uniform and stable value, character, architectural design, use and devrelopment,of the property. The Covenant shall apply to the entire property and to.alkimprovements\placed or erected thereon unless otherwise specifically excepted and shall have perpetual existence, unless terminated by law or amended as herein provided: 4 Article 1: Purpose The purpose of these Covenants is to protect and enhance Hoover Way neighborhood and to provide for the maintenance of shared common areas. Article 2: Property Subject to Covenants The land described in Exhibit "A" attached hereto shall be held, sold, conveyed, leased, encumbered, occupied and improved subject to this Declaration. The Covenants shall inure to and pass with each and every parcel, tract, lot or division Article 3: Relationship to other Documents 3.1 Local Land Use Regulations All zoning, land use regulations and other laws, rules and regulations of any governing body or agency with jurisdiction over Hoover Way shall be,iwfull force and effect, including amendments tl re etoin addition to these Covenants. All owners of land in Hoover Way shall be subject,to/those regulations, laws, rules and regulations. The Bozeman Unified Development Code (UDC) can be found online at www.bozeman.net. In the event there is a conflic betweenihe Covenants and any land use regulations, the most restrictive provision,shall'control?/ �V� 3.2 Hoover Wa O nw ers Association B lawsl� Y� Y The proceduresand processes for Hoover Way Owners Association are outlined in a separate"doc ment entitled Hoover=Way Owners Association Bylaws" which is authorized by\the�filing of-these Covenants. The Association Bylaws have a separate-provision for amendments Article 4: Hoover Way Owners Association 4.1 Function Hoover,Way Owners,Association is charged with the duties and empowered with the rights set forth herein and in Hoover Way Owners Association Bylaws. 7 The Associatioh actin through its Board of Directors shall have the power and authority to take such actions as shall be necessary or reasonable to care for, protect and maintain the open spaces, common areas and facilities, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. 5 4.2 Membership The Owners Association, which may be incorporated, is hereby established known as "Hoover Way Owners Association" hereinafter referred to as the "Association." The Association shall elect a four-member Board of Directors whose duties are described in detail in the Bylaws. Every owner or contract purchaser of a lot or unit shall beta member of Hoover Way Owners Association. Membership shall be appurtenanWo and may not be separate from the ownership of any lot or unit. Each"Owner shall be responsible to advise the Association of the Owner's current"mailing address and any changes to that address. Upon transfer of any,Hoover�Way lot, the Owner is responsible for advising the Association of,the name and address of the new Owner. The address of the Associatioi�/�hall be: P.O. Boz,,XXXX, Bozeman, Montana 59719. The address of the Association may be changed by-the Board of Directors upon notice to the owners. For the purpose of determining membership, at any meeting a person or entity shall be deemed to be a member upon the recording of a duly executed deed to that owner, or upon the recording,of a Notice of Purchaser's Interest or an Abstract of Contract for Deed showing a,contract purchase by an owner. The legal title retained by the vendor selling/.undercoJntract shall not qualify such vendor for membership. Nothing contained herein shall grant multiple owners of a single lot more'than one vote per lot Foreclosureyof a mortgage, trust indenture�or the termination or foreclosure of a contract for deed wherein-title, is vested/in the mortgage, beneficiary or original seller on-a-contract,or repossess o for any reason of a lot or unit sold under a contract-shall terminate the vendee's membership, whereupon all rights to such membership shall'vest in the legal owner. Votingond membership interest is addressed in Article 6 of Hoover Way Owners Association Bylaws 4.3 Board of,Diredtors Hoover Way,Owners Association shall elect a Board of Directors. The Board shall be comprised of four members of Hoover Way Owners Association. The Declarant shall have the option to be a member of the Board of Directors so long as he or she owns property in any phase of Hoover Way. The Board of Directors shall have the power and responsibility of acting on behalf of the Association and its members as shall be reasonably necessary to carry out the purposes of the Association, including but not limited to take such actions as shall be necessary or reasonable to care for, protect and maintain the parks, 6 open spaces, common areas and facilities, ponds, watercourses, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. The Directors shall act by majority vote. The Board of Directors shall serve for a term as set by the Bylaws and which may be modified according to the amendment procedureseset forth in the Bylaws. The staggering of terms shall be accomplished as set forth imthe Bylaws. 4.4 Meetings The Association shall hold annual meetings Meeting times, locations, formats and voting shall occur as specified in Hoover Way Owners Association Bylaws. 4.5 Voting & Membership Interest Voting and membership interest shall be as specified in, Hoover Way Owners Association Bylaws. Article 5: General Restrictions & Notices A 5.1 General Use<Restrictions The following general use restrictions shall apply to Hoover Way: a -No con�tructi' n v ( ) o development, excavation, landscaping, or like activitieseshall� cur on any lot within Hoover Way without prior written approval from thssociation. b, Each building or other structure shall be constructed erected and maintained in strict accordance with the plans and specifications appro"vved,,by the Association. l\ 1-1 (c) animals livestock or poultry of any kind shall be rais ed, bred, or kept on any land in the subdivision, except that a reasonable number of cats, dogs or other common household pets may be kept; provided, however that they are not kept, bred or maintained for any commercial purpose. Exterior Dog kennels are strongly discouraged. If needed, kennels must be in an inconspicuous location and screened from neighbor's.property. 7 • • (d) No hunting of, shooting at or harassing of birds, animals or any wildlife will be permitted. Skunks, gophers and rodents may be trapped; however, poison may not be used. (e) With ongoing construction and permanent residents occupying finished projects, it is imperative to keep construction materials covered and/or tied down, and debris and trash contained until properly disposed of. Violations will be subject to cleanup fees and/or fines of up to $500 per occurrence. (f) No building materials, trash, gravel, excess soils, job trailers, or dumpsters are allowed to obstruct the�ublic rights-of-way unless necessary permits are obtained from the City of Bozeman Engineering Office and the required barricades/safety markers are in place. Violations will be subject to fines of up to $500 per occurrence. (g) Parked cars shall not obstructp edestnan traffic. Ve p hicles' arked in violation of these Covenants will ibe/notified by means of verbal notice to the vehicle owner or verbal notice to the lot owner, or by written notice from theAssociation stating�that the vehicle is in violation of these Covenants and requesting immediate removal of the vehicle. If the violation is no'-corrected within twenty-four (24) hours of notification, the Association may cause the/vehicle to be towed and impounded at the expense of/the vehicle's owner. The Homeowner's Association may cause a vehicle to/be towed immediately without notification"""if the Association determines the vehicle impedes emergency vehicles or, in any way, represents a threat to health and safety: (h).The Owners, Declarant and Association are hereby prohibited and precluded from engaging in any activity that would affect or impact any downstream water use facilities and irrigation ditches for downstream water rights. i City sewer and water lines ower, natural as cable television, n(,) , y , p g o , ad tteleph f j primary service lines are provided to each lot. However, each'-lot owner is responsible for the costs of connecting to the main utili yjlines to his or her improvements from the primary line near his or her lot, including any additions to the primary line that may be required by location of the improvements on the lot. All utility lines shall be underground. (j) No signs shall be erected on the property or lot thereof, except to identify the owner of the property. Typical "For Sale" signs shall be allowed during the sale of a lot. 8 • • (k) There are reserved, as shown in the plat and as may otherwise be reserved, easements for the purposes of constructing, operating, maintaining, enlarging, reducing, removing, laying or relaying lines and related facilities and equipment for utilities, including, but not limited to, those providing gas, communication and electrical power. Fencing, hedges and other items allowed by the Covenants may be placed along and in the easements, with permission from the City of Bozeman Engineering Division, as long as the intended use of such easements are not prevented. 5.2 General Design Standards Townhouse designs attached are the approved build niuild g�designs for the Hoover 11 Way Subdivision. Additions to the original^designs are`not\allowed. Fence designs attached are the approved fence for the Hoover My Subdivision. No new fence, wall, parking area, garage,,,shed, outbuilding or other structure shall be made, erected, altered or permitted-to remain upon the properties until written plans and specifications showing the designer atur� kind, colorfdimensions, shape, elevations, material, use and location h av ebeen submitted and approved, in writing, by the Association',-as well as appropriate City of Bozeman review, permitting and fee payment. All plans.submitted to�the,City of Bozeman Planning Department or Building Division�must.�e,theassociation's stamp of approval. It is the responsibility of the property owner to ensure,that he/she has the most recent copy of the Covenant's Design Regulations. Each townhom"�Iot h I be indiv, , II� dua y responsible for the maintenance and repair of any private p�a�king areas,�garage stall, private sidewalks, exterior lighting, trees, and landscaping on their townhouse lot. The lots, buildings, improvements, and appurtenances thereonI/ shall at all times keep in a safe and clean conditio: All private landscaping shall be maintained, watered, trimmed, mowed, controlled for weeds,and replaced as necessary so as not to detract from the general pppearance�of the subdivision and the neighboring properties. fr Maintenance shall include, but not be limited to, snow and ice removal as required by the City of Bozeman. 5.3 Landscaping Each lot owner rshall submit a complete and comprehensive landscape plan at the time of construction plans are submitted in compliance with Hoover Way Landscape Plan for each lot and the requirements set forth in the Unified Development Code of the City of Bozeman. 5.4 Boulevard Trees. Boulevard landscaping is provided with construction of the subdivision. The association is responsible for maintenance of boulevard trees. Individual owners are responsible for maintenance of lawn areas in boulevards adjacent to their lot. 9 5.5 Weed Control The control of noxious weeds by the Owners Association on those areas for which the Owners Association is responsible and the control of noxious weeds by individual owners on their respective lots shall be as set forth and specified under the Montana Noxious Weed Control Act (MCA 7-22-2101 through 7-22-2153) and the rules and regulations of the Gallatin County Weed Control District. The landowner shall be responsible for the control o h, state and county declared noxious weeds on his or her own lot. Both unimproved and improved lots shall be managed for noxious weeds, In the event�a landowner does not control the noxious weeds, after ten (10) �I` s notice from the Owners Association, the Owners Association may cause the noxious weeds to be controlled. The cost and expense associated with such weed management shall be assessed to the lot and such assessment may,become a lien�if not.paid within thirty (30) days of the mailing of such assessment. The Owners Association is n responsible for control of state and count declared P � Y noxious weeds in the subdivision,open space lots. 5.6 Garbage Property owners and residents of the neighborhood are informed that all garbage r � --� must be promptly removed from the property.-,,There shall be no incineration or burning of garbae-trash�or other waste or debris/on, or coming from any lot. No junk, garbage, trash, ,equipment, non-working or out-of-use vehicles, parts, metals, lumber,,, debris.or other wastevsh ll, be allowed to accumulate on any lot or originate fro m,�nylot during c nstruction. All garbage and trash requirements of the.City=of Bozeman shall--be observed. Garbage containers shall be kept in the garage or other enclosures except on garbage pick-up day. All construction dumpster be protected from wind. Owners with unsecured durmpsters or building,materials will be subject to fines. In the`event an owner shall not control wa ste on or coming from their property, the Association, aft er ten (10) days written notice to an owner to control the same, may cause the waste to be controlled or collected, and will assess the lot owner for the�costs thereof and or fined. Refuse within the open space lots will be collected by a service retained by the Owners Association. 5.7 Sidewalks Sidewalks will be constructed with the subdivision. 10 Every lot owner shall be responsible for maintenance of the sidewalk located on, adjacent to and between the owner's lot and the nearest right-of-way. Maintenance shall include, but not be limited to snow and ice removal. The Owners Association shall be responsible for maintenance of the trail located on the common open space parcel. Maintenance shall include, but not be limited to snow and ice removal. 5.8 Address Numbers Each owner is required to maintain visible address numb rs on the exterior of their home. 59 Fences 4 Fences will be constructed with the subdivision: All Fence design and location shall be approved shall conform to the requirements of section 38.23.130 of the Bozeman Unified Development Code titled "Fences, Walls and Hedges". Fences must be built according to the specificationss\in Attachment C. 5.10 Lighting All exterior lighting is provided�-Any added exterior lighting must be approved by the association. Exterior lighting,must�be free of glare-,and, shall be fully shielded or shall be indirect lighting, shall complylwith the requirements of the City of Bozeman, Unified Development Code Sec 38:1-3.15018r as otherwise amended. No lighting shall shine beyond a property's lot line. Ar ticle 6. Common Areas The Association shall be responsible for the operation and maintenance of all common areas and open space within 'the,subdivision Common areas include boulevards adjacent to the-park, stormwater facilities d�ommon open space lots. 6.1 Use Each property orunit owner has the right to use and enjoy the common facilities. Nodproperty owner shall have the right to occupy or possess any of the open space and common area by reason of owning a lot in Hoover Way. No Owner, guest or invitee may use or occupy the common area, roads, open space, parking areaor any lot in such a manner as to disturb or interfere with the peaceful user a upancy or enjoyment of any other owner, guest or invitee. General use restrictions are listed in Article 5. In addition to the other restrictions stated herein, no motorcycles, snowmobiles or similar means of transportation are permitted in common areas. Motorized vehicles are allowed exclusively for snow removal. Violations shall be enforced as provided for in Article 7 of these Covenants. 11 The Board, among its other duties, shall establish assessments for the taxes, insurance, and maintenance of all common open spaces, stormwater runoff facilities, trails, and park adjacent boulevards. 6.2 Control and Management The Association shall have the exclusive right and obligation to manage, control and maintain the Open Spaces and Common Areas. 6.3 Maintenance ^gd—odcondition Common areas and open space shall be maintained in and repair and have the obligation to maintain the Common Area"and open spaces in good condition and repair as set forth on the Final Plat4f,146over Way Subdivision. This includes the responsibility to control noxious weeds and to maintain sidewalks in the common open space and�par�adjacentX boulevards, including snow removal and landscaping. Wetland buffer area restrictions (applies to all common open space parcels and park wetland buffer areas) a) Fertilizer use including those fertilizers containing nitrogen, phosphorus, and potassium is restricted within all commonvareas, open space, and parks within subdivision boundar ei s�,. � b) Herbicide use is restricted, to manual;�lective spot spraying using chemicals approved for use District� near water by the Gallatin County Weed �-�, �� c) Disposal of household debris, homegoods, yard waste, pet waste, firewood and chemicals is not allowed. d) Disturbed\areas within the wetland setback located between yards and wetland bound r ei s-shalllb—' anted with the approved native wetland seed ix�ncluded m the Declaration of Protective Covenants and shall remain un-mowed e) The transition area between the wetland boundary and wetland setback hall be planted with native, wetland, trees and shrubs selected from the species list included in the Declaration of Protective Covenants. Storm Water,Facili- is Stormwater facilities, including the underground stormwater structures, shall be maintained per HooverWay Subdivision Stormwater Maintenance Plan, Exhibit B. The Owners Association shall be responsible for liability insurance, local taxes and maintenance of recreation and other facilities in the common space areas. The assessments levied by the Board for the maintenance, upkeep, repair and operation of common areas like all other assessments, become a lien on each lot within Hoover Way. The Board may, in its discretion, adjust the assessments to 12 • • meet the changing needs of the community and the areas serving the community. The Owners Association shall also be responsible for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. 6.4 Maintenance Guarantee In the event the organization or any successor organization established to own and maintain commonly owned open spaces, recreational'a eas, facilities, private streets, and parking lots common areas and facilities ,shall at any time fail to maintain the common areas or facilities in reasonable order and condition in accordance with the approved plan, the City tommission�may cause written notice to be served upon such organization or uponAhe owners of property in the development. The written notice shall set,forth the manner in which the common areas or facilities have failed to befm intained�in reasonable condition. In addition, the notice shall include the demand that the�deficiencies noted be cured within thirty days thereafter and shall state the,date and place of a%hearing to be held within fourteen days of the notice. At the time of hearing, the City Commission may modify tWterrns of the originalNotice as to deficiencies and may extend the time within which the same may be cured. If the deficiencies set forth in the original notice or modifcat o s,aare not cured within the time set, the City may enter upon such common facilities maintain the same for a period of one year, in order to preserve the taxable values of properties within the development and—to prevent the common facilities from becoming a public nuisance. Such"entry'and, maintenance shall not vest in the public any right to use the common-,facilities not dedicated�to,public use. Before the one year period expires, the Comb i ion /shall, upon its own initiative or upon written request of the organization theretofore,responsibie for maintenance, call a public hearing and give-not ci f such hearing to-the organization responsible for maintenance or the property owners\of�the�development. At the hearing, the organization /responsible for maintenance and/or the residents of the development may show causewhy maintenance bythe City should not be continued for a succeeding year: If',the City Commission determines that it is not necessary for the City to continue such main6lnance, the City shall cease such maintenance at the time established by the City Commission. Otherwise the City shall continue maintenance for the next succeeding year subject to a similar hearing and determination)at the end of each year thereafter. (a) The cost of maintenance by the City shall be a lien against the common facilities of the development and the private properties within the development. The City Commission shall have the right to make assessments against properties in the development on the same basis that the organization responsible for maintenance of the facilities could make such assessments. Any unpaid assessment shall be a lien against the property responsible for the same, enforceable the same as a mortgage 13 against such property. The City may further foreclose its lien on the common facility by certifying the same to the County Treasurer for collection as in the case of collection of general property taxes. (b) Should the property owners association request that the City assume permanent responsibility for maintenance of facilities, all facilities shall be brought to City standards prior to the City assuming responsibility. The assumption of responsibility must be by action of the City Commission and all costs to bring facilities to City standards shall be the responsibility of the property owners association. The City may f reate� special financing mechanisms so that those properties within the,afea affected by the property owners association continue to bear the costs,of�maintenance. c These common areas and facilities shall .nc lude b'ut are not limited to commonly owned open spaces angst rmwater runoff,,facilities. These common areas and facilities shal.also include but are notNlimited, to open space, as well as any public streets avenues and alleys not accepted by the City for maintenance. 1/ (d) The City shall assume permanent responsibility for maintenance of public areas and facilities when a dedicated funding mechanism is adopted. Article 7: Disputes, Enforce ent,.& Fines 71 E�forcement Each Owner grants to Declarant and reserves to Declarant, a lien upon the lot of �e Owner to se re the faithfal performance by the Owner of the requirements and restrictions contained in°these Covenants and Bylaws. If any Owner shall fail to comply with these Covenants, or the Bylaws within ten (10) days after Declarant shall have deposited in the United States postal system a notice to the Owner ofN efaililure to comply, Declarant shall have the right to cause the necessary work to be done and to have a lien upon the land of the non- complying Owner for the reasonable cost of such work plus an additional amount equal to ten (110) percent of the cost of such work. If within thirty (30) days the non-complying Owner does not pay to Declarant the sum secured by the lien, then Declarant may foreclose the lien in compliance with the mortgage foreclosure laws of the State of Montana for the aggregate of (1) the reasonable cost of such work (11) a sum equal to ten (10) percent of such work, and (111) all cost incurred by Declarant in foreclosing the lien, including a reasonable attorney's fee. Declarant is in no way precluded from seeking any 14 remedy available to Declarant pursuant to the laws of Montana, including but not limited to immediate, temporary and permanent injunctive relief. Enforcement of these Covenants by the Declarant, Board of Directors, Owner or any party having standing, shall include for the party seeking enforcement and prevailing in such enforcement, an award of costs, fees and reasonable attorney's fees. Should any lawsuit or other legal proceeding be instituted,,by the Association or an owner against an owner alleged to have violated—one or more of the provisions of these Covenants and should the Association or owner enforcing the provisions of the Covenants be wholly or partially,,,successful in such proceedings, the offending owner shall be obligated toNpay the costs of such proceeding, including reasonable attorney's fee or all time associated with the action. The failure of Declarant, the Associati n-or an owner,, to enforce any Covenant or restriction contained herein shall not be deemed7"a�waiver or in anyway prejudice the rights to later enforce that Covenant, or eny other Covenant thereafter, or to collect damages for any subsequen t breach of Covenants. The waiver or approval of a variance of-a Covenant provision by the Board of Directors or Hoover Way ReviewA'Committe'e-�, or non-,action of the Association or Declarant in the event of a violation of a Covenant'by a particular owner or lot, shall not be deemed to delete or waive the Covenant or enforcement thereof as it pertains to ot�herroowners or lots. Invalidation ofan 'one Of these Covenants or Bylaws y by judgment or by Court order shalkiri o way�affect-any of•th �other provisions, all of which shall remain in full-force and,effect: �� In any conveyance of the above described real property or of any lot thereon, it shalhbe sufficient\to\insert)a provision in any deed or conveyance to the effect that*,the,property is�s6 bject to protective or restrictive Covenants without setting forth such restrictions and Covenants verbatim or in substance in said deed nor referring to the recording data. All of the above described real property and lots shall be subjectto the restrictions and Covenants set forth herein, whether or not there is a speP fic reference to the same in a deed or conveyance. A breach of any of the foregoing restrictions or Covenants shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value upon any lot or portion of the real property or any improvements thereon. However, the Covenants shall be binding upon and shall inure to the benefit of any subsequent owner whose title thereto was acquired by foreclosure, trustee sale or otherwise. 15 '0 0 7.2 Fine Schedule For any Violation of the terms, conditions, restrictions and protections contained within the Covenants, and upon written complaint signed by the author. Upon receipt of complaint and the finding of violation, the Association has the authority to assess fines. The Association shall notify the Owner upon receipt of a complaint of violation and allow a reasonable time for response by the Owner. The Association's agent may determine if a violation occurred. Upon determination of a violation, the Association shall notify the Owner of the violation, the fine and the date of payment for the fine and the ability of the Association to file a lien against the Owner's propertywithout further notice. 4�1 Failure to a the fine when due shall subject the Owner to interest on the unpaid PY J portion of the fine at a rate of not less than ten(1,0),percentt per,annum. Said prate 4 "- �� may be amended without an amendment oftthis Declaration. In addition to the fine schedule set ,forth above, the Homeowner's Association may assess fines of up to $50,000.00 (note that his is in addition to the terms outlined for unfinished structures against any Owner who constructs, remodels or modifies a structure without written approval from the ASSOCIATION. 7.3 Dispute Resolution If a dispute still exists after all proper procedures outlined in this document have been exhausted, mediation should'be the next step in dispute resolution before any lawsuits are-filed. Article 8: Term All the limitations;.conditions,/nd-restricctions contained in these Covenants of Hoover Way shall r-un-with the land and shall be-binding on all parties and persons claiming under them for a 10 year,period�beginning at the date of filing of this document, at which time/hie same shall be automat cally extended for successive periods of 10 years, unless the record Owners of lotssthen within Hoover Way having not less than three- fourths (3/4)lof,,the total votes record an instrument terminating Hoover Way Covenants within one (1)\year prior)to the commencement of any such period. Any such termination shall.tak eeffect upon expiration of the period during which it is given. Prior to the expiration of these Covenants, the Association may vote, pursuant to the provisions allowing mendment hereto, to extend these Covenants. Article 9: Amendments Any covenant which is required as a condition of the preliminary plat approval and required by the City Commission may not be amended or revoked without the mutual consent of the owners in accordance with the amendment procedures in the Covenants, and the City Commission. 16 • • Hoover Way Covenants, may, at any time, be amended or replaced upon the happening of all the following events: A. The vote of Owners having not less than two-thirds (2/3) of the total votes within Hoover Way at a meeting of the Association duly held. The notice of the meeting shall state that the purpose of the meeting is to consider the amendment or repeal of Hoover Way Covenants, giving the substance of any proposed amendments or indicating the provisions to be repealed, as the case may be; and B. The recordation of a certificate of the Secretary or an(Assistant Secretary of the Association setting forth in full the amendment or amendments to Hoover Way Covenants so approved, including any portion 6r portions thereof repealed, and certifying that said amendment or amendments have been approved by vote of the Owners pursuant these Covenants. C. The President or Vice-President shalk�xecute and record the) amendment, change or addition with the Clerk and Recorder\of;Gallatin County,,Montana. An change of h ��pon�he y g t ese Covenants shall;be effective filing and recording of such an instrument in the office of the Galla!Co n y Clerk and Recorder. No improvements that were constructed and approved in accordance with the Covenants shall be required to be changed because such standard's are`th re eafter amended. All lots within all phases of Hoover Way shall be required to�adhere to-these Covenants. 17 Article 10: Definitions The words and terms used in this document shall be defined as in the latest edition of the City of Bozeman Unified Development Ordinance unless defined below. If not defined below or in the Unified Development Ordinance, words and terms shall have their customary dictionary definitions. • Architect shall mean a person registered to practice architecture in the State of Montana. • Association shall mean Hoover Way Owners Association, and its successors and assigns which shall serve and may be referredt'o�as the Homeowners' Association. The Association may be incorporated as a Montana nonprofit corporation, with its members as the lot owners�� • Board shall mean the Board of Dire"ct� of the Association. Also see "Directors" definition below.) • Bylaws shall mean the bylaws ofthe Association. • Hoover WaySubdivision shall I include all land described,in Exhibit "A." \ • Contract purchaser shall mean\`�' p pe sonrbuymg allot pursuant to a contract for deed, Montana Trust.lndenture or mortgage.v Declarant shall mea n\\ or such other person entity or corporation who � may' be, by a recorded document, designated as the Declarant. • Development sIN hall mean any building, construction, renovation, or material change in the use or appearance of structures or land. Development includes the construction of fences and paving and significant landscape changes. • 21 Directors shall mean the Board of Directors of the Association, comprised of nine members of Hoover Way Owners Association. The Declarant shall have the option to�be-a\member of the Board of Directors so long as he or she owns property in Hoover Way. Directors shall be elected at the annual meeting by a simple majority of the members of the Association.' Power and Duties of the Board of Directors. • Lot shall mean and refer to only that land so divided into a lot, tract or parcel that is (a) described in Exhibit "A" and (b) designated as the Declarant for residential, commercial or industrial use. The term lot does not include any portion of the Parks or open space. 18 • • • Member shall mean any owner or lot owner. Each member or owner agrees to abide and be bound by these Covenants, the Articles of Incorporation, Bylaws and the Resolutions of the Owners Association, if any. • Open space means those areas set aside for the use of all of the owners and the public, including roads, trails, easements, parks, open spaces, and medians. The terms "open space" and "common area" or "common open space" are used interchangeably. • Owner also referred to as lot owner, member and home owner, shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to or leasehold interest in any land which spa part of Hoover Way, including contract purchasers, but excluding those havin`g�such interest merely as security of the performance of an obligation. • Parks shall mean all land and interest�therein which has or maybe conveyed to the City of Bozeman, including but not limited to all',lands identified as common open space, trails, Public Park, park, private/open space, and detention / retention ponds as delineated on the final plat. The word park when used herein in the singular form may be referring a portion of,the,total parks delineated on the final plats of Hoover Way Subdivision. Any portion of�the designated parks not specifically designated as common open space r may be transferred to an appropriate organization subject to\the restriction governing the maintenance and improvements of(parks contained`herein. Common open space, including the detention / retention ponds, shall remain in the ownership and control of the Association Parks shall be maintained and improved consistent with the provisions \these Covenants governing maintenance of parks and improvements of`pa ks� AII.Parrkks are hereby declared to be dedicated to be public,us&and available for-the_use'and enjoyment of the public. • Properties and "lots�hall•mean all of the real property herein described and P P Y /sub quently surveyed and platted into lots as Hoover Way, according to the official plats thereof filed of record in the office of the Clerk and Recorder of Gallati\koounty, Montana. UDC shall,mean the current City of Bozeman Unified Development Code or other current land`u�s/re egulations as adopted by the City of Bozeman. 1/ 19 IN WITNESS WHEREOF, Declarant has hereunto set its hand as of this day of , 2017. DECLARANT: Title: STATE OF ) :ss County of ) On this day of , 2017,ebeforeme, a Notary Public of the State of , personally appeared//"—� known to me to be the person described in and who executed the foregoing instrument as Hof\ whose name is subscribed to the within instrument and acknowledged�to`me he/she executed the same for and on behalf of IN WITNESS WHEREOF, I hate hereunto set my hand and affixed my seal on the day and year first written above. Printed Naiim/e: V NOTARY PUBLIC for the State of: Residing at Commission expires (use 4 digits) DECLARANT: Hoover Way Owners Association Authorized Representative STATE OF )5 :ss County of Y ) On this day of , 2017, before me, a Notary Public of the State of , personally appeared known to me to be the person described in and who executed the foregoing instrument as an authorized representative of Hoover Way Owners Association, whose name is subscribed to the within instrument and acknowledged to me he/she executed the same for and on behalf of Hoover Way Owners Association. 20 • • IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first written above. Printed Name: NOTARY PUBLIC for the State of: Residing at: Commission expires (use 4 digits) F 21 Exhibit A: Legal Description of Subdivision Description of Hoover Way To be added 22 0 Exhibit B: Stormwater Management Plan 23 Exhibit C: Approved Townhouse and Fence Design 24 SECTION 4.g Shared Park Maintenance Agreement • • JOINT MAINTENANCE AGREEMENT This JOINT MAINTENANCE AGREEMENT (the "Agreement") (JMA) dated , 2017 for reference, is made and entered into by the Hoover Way Owners Association and the Baxter Square Owners Association with reference to the following facts. A. This Agreement relates to the shared park area located on two parcels owned by the City of Bozeman located between Baxter Square'Phase�III and the Hoover Way Subdivision(legal description ). B. The JMA is designed to provide for shared of the ark and p � P open space parcels known as `the park'(park name n eded� ). C. The Hoover Way Owners Association ]d\the Baxter Square Owners Association are entering this Agreement to memorialize their respective uunderstandings concerning their rights and their maintenance obligations with respect to the improvements to be located within the shared park. AGREEMENT NOW, THEREFORE, for valuable cation, the receipt and adequacy of which are hereby acknowledged,iand in consideration of the covenants and conditions of this Agreement, the,pa`rties agree as follows: 1. Maintenance �Obli ations. It ^is antici ated b the parti es that the �� p Y p \ \ II v 16. Entire Agreement. This Agreement(including all Exhibits attached hereto) is the final expression of, and contains the entire agreement between, the parties with respect to the subject matter hereof and supersedes all prior understandings with respect thereto. This Agreement may not be modified, changed, supplemented, superseded, canceled or terminated, nor may any obligations hereunder be waived, except by written instrument Draft Park Maintenance Agreement • • . signed by the party to be charged or by its agent duly authorized in writing or as otherwise expressly permitted herein. 17. Waivers. No waiver of any breach of any covenant or provision herein contained shall be deemed a waiver of any preceding or succeeding breach thereof, or of any other covenant or provision herein contained. No extension of time for performance of any obligation or act shall be deemed an extension of time for performance of any other obligation or act except those of the waiving party, which shall be extended by a period of time equal to the period of the delay. 20. Governing Law. The parties hereto acknowledge tha�tfhis,Agreement has been negotiated and entered into in the State of California. The parties hereto expressly agree that this Agreement shall be governed by, interpreted under and construed and enforced in accordance with the laws of the State of California and;whe e applicable federal laws. 21. No Third Par Beneficiaries. ", ��e ty es. No person or entity shall d to be a third party beneficiary hereof, and nothing in this AAgreement�(e her express or-implied) is intended to confer upon any person or entity,other than the-District and County,any rights, remedies, obligations or liabilities under or by reason of`this Agreement. Executed in Bozeman Montana, as of t�a date set forth above. Baxter Square Owners Association Hoover Way Owners Association By: By: Name: Name: Title: \ // Title: SECTION 4.h Utility and Road Narrative Hoover Way PUD Subdivision Utility and Road Narrative Hoover Way PUD Subdivision 1. Water and Sewer Water Supply Water for domestic use and fire protection will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Sartain Street and Georgia Marie Lane. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with final plat. Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman's existing sanitary sewer collection system. The sewer system will connect to the 8" main stub at the intersection of Hoover Way and Sartain Street and the existing sewer stub at the western end of Georgia Marie Lane. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman's Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 2. Storm Water Management Storm water within the subdivision will be conveyed via surface gutter flow to curb inlets, then underground via storm drain piping to a underground stormwater retention chambers in the Common Open Space parcels located on the east side of Hoover Way. Please see the Stormwater Design Report in Appendix B for more information. 3. Streets, Roads, and Alleys The proposed Hoover Way Subdivision has legal access onto Sartain Street and Georgia Marie Lane. The proposed roads will match the established (existing) street grid structure and be within dedicated 60-ft wide right-of-way's. Hoover Way is currently platted within a 33' private road and public utility easement per Document Number 2200900 south of Sartain Street. This subdivision proposes to expand that to a 50' right-of-way north of Sartain Street, and gradually increase the right-of-way width to 60'. Hoover Way will be 31' top back of curb to top back of curb everywhere throughout the proposed subdivision. Sidewalks will provide pedestrian circulation within the subdivision. Trip generation is estimated at a total of 177 trips/day (ITE Trip Generation, 9th Edition). The 2014 modeled average annual daily traffic on Baxter Lane in the vicinity of this subdivision is 9,214 (Figure 2.11, Bozeman Transportation Master Plan). This results in an estimated increase in traffic on Baxter of Page 1 of 2 Additional Subdivision Preliminary Plat Supplements i 1.9%. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the Hoover Way Subdivision is 3" asphalt surface course over 3" of 1"minus crushed gravel base course over 12" of 4"minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the City of Bozeman after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in "Montana Sediment and Erosion Control Manual" (May 1993)prepared by the MDEQ Water Quality Bureau. 4. Utilities Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications,NorthWestern Energy, CenturyLink, Streamline Transit, and the United States Postal Service. Standard 10-ft front yard utility easements will be provided. Utility easements will not be provided along the west side yard of the Common Open Space to avoid interference with the underground stormwater retention chambers. Page 2 of 2 Additional Subdivision Preliminary Plat Supplements TABLE OF CONTENTS 1. Application (Al Development Revieik Application PUDP PUD Preliminary PreliminarV Plan Required Materials,SP1 Checklist,and N1 Adjoiners) 2. Project Narrative and Requested Relaxations,Statement of Objectives and Conformance to City Policy,and Response to Concept PUD Comments 3. Affordable Housing Plan 4. PUD Preliminary Plan Supplements Required for All Subdivisions a) Title Report b) Hoover Way PUD Subdivision Drawings c) Subdivision Phasing d) USGS Vicinity Map e) Noxious Weed Management and Revegetation Plan f) Bylaws and Covenants g) Shared Park Maintenance Agreement h) Utility and Road Narrative ('S. Appendices—, A. Design Report—Water and Sewer System B. Design Report—Stormwater Management C. Design Report—Geotechnical Wetland Letter and Delineation Report C E. Traffic Letter and Report F. Historic Railroad Report Pal S DESIGN REPORT WATER & SEWER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue; Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 March 2017 Design Report-Page 2 of 7 INTRODUCTION The proposed Hoover Way Subdivision is a 28-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. This project will require connection to existing City of Bozeman water and sanitary sewer system. WATER SYSTEM LAYOUT The current water main in the area that will be utilized for the Hoover Way Subdivision is the 8- inch ductile iron pipe (DIP) located in Sartain Street. The proposed 8-inch DIP for the subdivision will connect to the existing main in the intersection of Sartain Street and Hoover Way and the existing 8"water main stub at the existing western terminus of Georgia Marie Lane. The main will run north under the proposed Hoover Way and terminate at the north property line with a cap to allow for future connection. The main will have a tee installed at the intersection of Georgia Marie Lane and this main will run east to connect to the existing stub installed with Baxter Square Subdivision, Phase 3. Blow off valves will be installed per City of Bozeman detail 02660-7 at the north dead-end of the main. A WaterCAD analysis is enclosed (Appendix A) analyzing all mains installed with this project. The connection to the existing system is modeled as a pump with characteristics matching data measured by the City of Bozeman Water Department. WATER DISTRIBUTION SYSTEM SIZING Input Data Average Daily Residential Usage = 170 gallons per capita per day Average Population Density = 2.11 persons/dwelling unit Minimum Fire Hydrant Flow = 1,500 gpm Residual Pressure Required = 20 psi for Fire Flow Average Day Demand (Peaking Factor= 1) Maximum Day Demand (Peaking Factor= 2.3) Maximum Hour Demand (Peaking Factor= 3.0) Design Report-Page 3 of 7 Water Demands (28 dwelling units) Average Day Demand = 28 d.u. x 2.11 persons/d.u. x 170 gpcpd= 10,044 gpd =6.97 gpm Maximum Day Demand = 6.98 gpm x 2.3 = 16.04 gpm Peak Hour Demand = 6.98 gpm x 3.0 =20.92 gpm Available Pressure: 8-inch main in Baxter/Buckrake: Hydrant#1960 Static= 90 psi Residual = 88 psi Hydrant# 1961 Pitot= 75 psi Flow Rate = 1455 gpm HYDRAULIC ANALYSIS A water distribution model was created using WaterCAD Version 6.5 for demand forecasting and describing domestic and fire protection requirements. In order to model the system, each junction node of the water distribution system was assessed a demand based on its service area. The table shown below quantifies the demands placed at the junction nodes and calculates the demands for Average Day, Maximum Day and Peak Hour within the subdivision. The peaking factor for each case is 1, 2.3 and 3.0 respectively. AVG. MAX. PEAK JUNCTION DAY DAY HOUR NODE # OF LOTS GPM GPM GPM J-15 10 2.49 5.73 7.47 J-17 0 0 0 0 J-18 6 1.49 3.44 4.48 J-19 12 2.99 6.88 8.97 Total 28 6.97 16.04 20.92 Measurements obtained by the City of Bozeman Water Department indicate a static pressure of 90 psi and a residual pressure of 88 psi at hydrant#1960 (Appendix A). Flow rate and pitot pressure were obtained from fire hydrant#1961 located near hydrant 1960. Measurements obtained by the City of Bozeman Water Department indicate a flow rate of 1455 gpm and a pitot pressure of 75 Design Report-Page 4 of 7 psi at hydrant 1961 (Appendix A). This flow/pressure information was used to develop relationships between static head and flow at the tie in point. his relationship was used in the model by simulation of a pump at the connection point. The pump is connected to a reservoir which acts as a source of water. The elevation of the reservoir is fixed at the elevation of the pump, which is also equivalent to the elevation of the tie in point. The reservoir does not create any head on the system; the head is generated entirely by the pumps. The input data and the pump curves are included in Appendix A. DISTRIBUTION MAIN The proposed 8-inch DIP water mains provide adequate capacity to serve the subdivision under the Peak Hour Demand condition. The flows and pressures within the system for the Peak Hour Demands were generated with the WaterCAD program and can be found in Appendix A. The capacity of the system to meet fire flow requirements was tested by running a steady state fire flow analysis for all junctions at fire hydrant locations. The model shows that all hydrant junctions satisfy fire flow constraints (residual pressure > 20 psi, flow rate > 1500 gpm), while providing service to lots at peak hour. The results of the analysis at peak hourly flow are given in Appendix A. SANITARY SEWER SYSTEM An 8-inch PVC sanitary sewer line will be installed in Hoover Way and Georgia Marie Lane and will flow south to connect with the existing 8-inch main located in Sartain Street. DESIGN REQUIREMENTS The flow rates used herein are according to the City of Bozeman Design Standards and Specifications Policy (DSSP) dated March, 2004. The peaking factor for the design area is determined by figuring the equivalent population and inserting the population into the Harmon Formula. An 8-inch main is used because that is the minimum diameter allowed within the City of Bozeman. Design Report-Page 5 of 7 Using the city average of 2.11 persons per household the equivalent population is calculated. Connection: Equivalent Population = (2.11 persons/dwelling unit)(28 units) = 59 persons Harmon Formula: Peaking Factor= (18 +po.$)/(4 +po.$) where: P=Population in thousands Peaking Factor=(18 + 0.0590-5)/(4 + 0.0591.5) Peaking Factor=4.30 Assumed infiltration rate= 150 gallons/acre/day = 150 (2.72 acres) =408 gal/day The peak flow rate is calculated by multiplying the City's design generation rate of 89 gallons per capita per day by the population,multiplying by the peaking factor,and adding the infiltration rate: Peak Flow Rate= 89 gpcpd (59 persons) (4.30) +408 gpd = 22,987 gpd = 15.96 gpm = 0.0351 cfs The capacity of an 8-inch main is checked using Manning's Equation: QfUu = (1.486/0.013)ARzi3Sv2 For an 8-inch PVC main: Manning's n = 0.013 for PVC Pipe Minimum Slope = 0.004 ft/ft A=area= (3.14/4)d 2= (3.14/4)(8/12)2= 0.34907 ft2 P =perimeter= 2(3.14)r=2(3.14)(4/12) =2.0944 ft R=hydraulic radius =A/P = 0.34907/2.0944 =0.16667 ft R2/3 = 0.30105 ft S = 0.004 ft/ft S'/2= 0.0632 ft/ft Qfun = (1.486/0.013)(0.34907)(0.30105)(0.0632) = 0.7592 cfs Design Report-Page 6 of 7 Connection: Q/Qfuii = 0.0280/0.7592 = 0.0368 or 3.68% Based on these calculations, an 8-inch sewer line has adequate capacity to carry the design flows for the subdivision. Wastewater from the proposed subdivision will flow to the existing main in Thomas Drive which connects to the Figure 4-8 of the Cattail Creek Interceptor. Figure 4-8 of the 2014 Wastewater Facility Plan for the City of Bozeman indicates that sanitary sewer mains downstream of the proposed subdivision are flowing at less than 50%of capacity (maximum d/D)with the exception of the trunk main directly before the Wastewater Treatment Plant which is flowing between 50% and 75% full (maximum d/D). Design Report-Page 7 of 7 APPENDIX A WATERCAD MODEL • Calculation Results Summary Scenario:Peak Hour [Analysis Started] Wed Mar 15 15:15:07 2017 [Fire Flow] Failed to Converge.......0 Satisfied Constraints....6 Failed Constraints.......0 Total Nodes Computed.....6 [Steady State] 0:00:00 Balanced after 2 trials;relative flow change=0.000172 Flow Summary Flow Supplied 20.92 gpm Flow Demanded 20.92 gpm Flow Stored 0.00 gpm 0:00:00 Reservoir R-2 is emptying [Analysis Ended] Wed Mar 15 15:15:07 2017 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:19:48 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 • Scenario Summary Report Scenario: Peak Hour Scenario Summary Active Topology Alternative Base-Active Topology Physical Alternative Base-Physical Demand Alternative Base-Demand Initial Settings Alternative Base-Initial Settings Operational Alternative Base-Operational Age Alternative Base-Age Alternative Constituent Alternative Base-Constituent Trace Alternative Base-Trace Alternative Fire Flow Alternative Base-Fire Flow Capital Cost Alternative Base-Capital Cost Energy Cost Alternative Base-Energy Cost User Data Alternative Base-User Data Hydraulic Analysis Summary Analysis Steady State Friction Method-lazen-Williams Formula Accuracy 0.001000 Trials 40 Quality Analysis Summary Analysis Constituent Quality Time Step N/A hr Age Tolerance 0.01 hr Constituent Tolerance 0.01 mg/I Trace Tolerance 1.0 % Global Adjustments Demand Operation <None> Roughness Operation <None> Demand 0.00 Roughness 0.00 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120j 03/15/17 03:20:41 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 Scenario: Peak Hour • Fire Flow Analysis • Fire Flow Report Label Fire Flow Fire Flow Satisfies Needed Available Total Total Residual Calculated Minimum Zone Iterations Balanced? Fire Flow Fire Flow Fire Flow Flow Pressure Residual Pressure Constraints? (gpm) Flow Needed Available (psi) Pressure (psi) (gpm) (gpm) (gpm) (psi) HYDRANT 16 true true 1,500.00 4,591.66 1,500.00 4,591.66 20.00 20.00 20.00 J-14 1 true true 1,500.00 5,000.00 1,500.00 5,000.00 20.00 70.07 20.00 J-15 14 true true 1,500.00 4,693.66 1,507.47 4,701.13 20.00 24.33 20.00 J-17 16 true true 1,500.00 4,647.84 1,500.00 4,647.84 20.00 20.00 20.00 J-18 12 true true 1,500.00 4,157.47 1,504.48 4,161.95 20.00 20.00 20.00 J-19 15 true true 1,500.00 3,925.69 1,508.97 3,934.66 20.00 20.00 20.00 Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:21:49 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 2 Scenario: Peak Hour Fire Flow Analysis • Fire Flow Report Calculated Minimum Minimum Zone Zone Junction Pressure (psi) 26.99 J-15 67.25 HYDRANT 20.00 HYDRANT 20.00 J-18 33.30 J-17 38.81 HYDRANT Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.51201 03/15/17 03:21:49 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 2 of 2 Scenario: Peak Hour • Fire Flow Analysis Junction Report Label Elevation Type Base Flow Pattern Demand Calculated Pressure (ft) (gpm) (Calculated) Hydraulic Grade (psi) (gpm) (ft) HYDRANT 4,702.50 Demand 0.00 Fixed 0.00 4,903.69 87.04 J-14 4,696.00 Demand 0.00 Fixed 0.00 4,903.69 89.86 J-15 4,692.50 Demand 7.47 Fixed 7.47 4,903.69 91.37 J-17 4,692.00 Demand 0.00 Fixed 0.00 4,903.68 91.59 J-18 4,692.00 Demand 4.48 Fixed 4.48 4,903.68 91.59 J-19 4,691.00 Demand 8.97 Fixed 8.97 4,903.68 92.02 Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5(6.5120] 03/15/17 03:22:51 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 Scenario: Peak Hour • Fire Flow Analysis • Pipe Report Label Length Diameter Material Hazen- Check Minor Control Discharge Upstream Structure Downstream Structure (ft) (in) Williams Valve? Loss Status (gpm) Hydraulic Grade Hydraulic Grade C Coefficient (ft) (ft) P-13 354.00 8.0 Ductile Iron 130.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-14 20.00 8.0 Ductile Iron 130.0 false 0.00 Open 0.00 4,903.69 4,903.69 P-15 42.00 8.0 Ductile Iron 130.0 false 0.00 Open 13.45 4,903.69 4,903.68 P-16 120.00 8.0 Ductile Iron 130.0 false 0.00 Open 4.48 4,903.68 4,903.68 P-17 196.00 8.0 Ductile Iron 130.0 false 0.00 Open 8.97 4,903.68 4,903.68 P-18 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-19 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,696.00 4,696.00 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:23:49 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 2 Scenario: Peak Hour • Fire Flow Analysis • Pipe Report Pressure Headloss Pipe Gradient Headloss (ft/1000ft) (ft) 0.00 0.01 0.00 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:23:49 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 2 of 2 • Scenario: Peak Hour Fire Flow Analysis • Pump Report Label Elevation Control Intake Discharge Discharge Pump Calculated (ft) Status Pump Pump (gpm) Head Water Grade Grade (ft) Power (ft) (ft) (Hp) PMP-2 4,696.00 On 4,696.00 4,903.69 20.92 207.69 1,10 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:24:53 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 DESIGN REPORT STORMWATER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue, Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 November 2017 INTRODUCTION The proposed Hoover Way Subdivision is a 27-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. A combination of site grading, curb and gutter, storm inlets, piping, and on-site retention via underground retention chambers will be used to manage stormwater runoff on the site. All stormwater inlets must be fittedwith an oil and debris stop to eliminate oil and sediment from runoff. Supporting stormwater calculations are attached to this report. INFILTRATION CHAMBERS The subdivision will utilize underground stormwater retention chambers for stormwater management. The retention chambers are sized to the City of Bozeman Design Standards to retain the entire volume of a 10-year, 2-hour storm event. The subdivision was split into four primary drainage basins as shown on the attached Drainage Area Exhibit. Drainage Areas 1 and 2 consist of the north half of the proposed Hoover Way Subdivision-and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #1. Drainage Area 1 includes all of Georgia Marie Lane, and all of blocks 2 and 3, and the east half of Hoover Way north of the storm inlets at station 3+70.93. Drainage Area 2 includes all of block 1 and the west half of Hoover Way north of the storm inlets at station 3+70.93. The runoff volume from Drainage Areas 1 and 2 during a 10-year 2-hour storm is 2,529 ft3.The Contech Underground Storm Chambers #1 has a total volume of 2,817 ft3. Drainage Areas 3 and 4 consist of the south half of the proposed Hoover Way Subdivision and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #2. Drainage Area 2 consists of all of block 1 and the west half of Hoover Way south of the storm inlets located at station 3+70.93, and the north half �S`artain Street from the proposed Hoover Way/Sartain Street intersection to the west dead end/bamcade. Drainage Area 4 consists of the east half of Hoover Way south of the storm inlets located at station 3+70.93 and the north half of Sartain Street from the existing Renee Way/Sartain Street intersection to the proposed Hoover Way/Sartain Street intersection. The runoff volume from Drainage Areas 3 and 4 during a 10-year 2-hour storm is 2,401 ft3.The Contech Underground Storm Chambers #2 has a total volume of 2,715 ft3. The Contech Infiltration System is a method for storing stormwater runoff in an underground infiltration system. Each system consists of 24" diameter Corrugated Metal Pipe (CMP). The structural backfill for each system consists of a stone porosity of 40%, 12 inches of width at the ends and sides, 12 inches of space between pipes, and 6 inches above and below the pipes. Drainage Area 1 will require an infiltration system that consists of six barrels of pipe, each barrel being 79 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,542 ft3, and 1,275 ft3 coming from the structural backfill storage. The total footprint for this system is 1,577 ft2. Drainage Area 2 will require an infiltration system that consists of six barrels of pipe, each barrel being 76 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,485 ft3,and 1,229 ft3 coming from the structural backfill storage.The total footprint for this system is 1,520 ft2. APPENDIX A DRAINAGE AREA MAP DRAINAGE AREA EXHIBIT HOOVER WAY SUBDIVISION LEaerm - —To FLOW PATH COMPOSITE R.O.W.AREA .{---- -(-� DENSE RESIDENTIAL AREA /®OPEN SPACE AREA UNDERGROUND STORMWATER INFILTRATION CHAMBERS TOTAL FOOTPRINT=83•x19• (1577 SO. FT.) —— RE 0. VOL=2.529 CIF N LINE OF SE 1/4, SW 1/4. SEC. 35 PRO. VOL=2,817 CF — — — LOT 12 I CK �,J{ z;era sr I I /i" I •-b{ NN 01 f,bl Yf VI 1DN 4�i I I N� I hui LOT 1-1 ".9 SF I w n �a -a i s Wy o oN olr 1 LLTI I I � I I I I I ii' t a 1 DEOROIA MARIE LANE / I. a ♦ C ROW _ — — ROWS CA t zz - I I I I ► I I I i I ,�• � M%�E 03EN . 1I— / a LIU - - - , BLOCK 12 1 " UNDERGROUND STORMWATER INFILTRATION CHAMBERS Y / I TOTAL FOOTPRINT-80•09' (1520 SO. FT.) REO.VOL=2,401 CIFPRO.VOL=2,715 CIF / Zeoe'-sF 7^I i21c >iF PORTION OF PARK 1 DEDICATED I I AS RENEE WAY THIS PLAT ' — 7/l 9.940 SF \ 1'a7B Si � \\ Y Q , mSF :en I W Ill 3-; W i m LOTi 5 I ,�. \ I _ Ti 4 BAXTER SQUARE SUBDIVISION ► - ,Iwe u rt- !,2 PHASE 1 AND 2 � ► I `T.�t,�T� /• �; /r7 '� /� I r�," 1 Y E / 7'7 ,� 8"w—a„ %Y - -- - - - - - - - - - - - - - - - - - - _r- - ��_- —T — T = -- _ —L7_- - - N Soale In Feet 30 0 30 9 0 9 Soak In mates Contour lnta oU: I Foot CS Enpinearinp®rcJ 6un,•etAng Ino. teat Baw,gp Qwo•Batwmn,Mf 69118 Rve 14®1 ee�•t t is•w IaaflOWe)ee wwxwyrmaom•itioaav�mamn f181 APPENDIX B SUPPORTING CALCULATIONS DRAINAGE AREA #1 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95.i ROW Landscape 19 0.2 Weighted C Factor= 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft2) C "Area Composite ROW 0.71 16455 11724 Dense Residential 0.5 28442 14221 OS 0.2 5016 1003 Total 49913 269481 A =Area(acres) 1.15 C= Weighted C Factor 0.54 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87 (1.1-CCf)D'/2/S1/3 ------------------------------ :Storm S = Slope of Basin (%) 2.12{ Return (yrs) Cf C = Rational Method Runoff Coefficient 0.351 ;2 to 10 1 Cf= Frequency Adjustment Factor 1.1 :11 to 25 1.1 D = Length of Basin (ft) 11& :26 to 50 1.2 :51 to 100 1.25 Tc Overland Flow(minutes) 11.33 Tc Gutter Flow Tc= LN/60 V= (1.486/n)R2/3 S112 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S =slope (ft/ft) 1.10% L = length of gutter(ft) 280 V = mean velocity(ft/s) 3.14 Tc Gutter Flow(minutes) Tc Total= 12.82 4. Calculate Flow(Rational Formula) Q =CIA C =Weighted C Factor 0.54 (calculated above) = 0.78 Tc-0.14(in/hr) 2.09 (25-yr storm) A= area (acres) [::1.15 (calculated above) Q= REQUIRED GUTTER CAPACITY(cfs) 1 1.30 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q =(1.486/n)AR2i3 S'/2 n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.10% Q= PROVIDED GUTTER CAPACITY(cfs) 3.89 DRAINAGE AREA #2 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95j ROW Landscape 19 0.21 Weighted C Factor= 0.71 j 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2) C *Area Composite ROW 0.71 5514 3929 Dense Residential 0.5 10000 5000 OS 0.2 7220 1444 Total C 22735 10373J A =Area(acres) 0.52 C= Weighted C Factor 1 0.46 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87(1.1-CCf)D'/2/Su3 ---or ---------------------- ;Storm S = Slope of Basin (%) 1.84� ;Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35� 12 to 10 1 Cf= Frequency Adjustment Factor 1.1 j 11 to 25 1.1 D = Length of Basin (ft) 133'I 126 to 50 1.2 f 51 to 100 1.25 ---------------- Tc Overland Flow(minutes) 12.60 a ------------ Tc Gutter Flow Tc= L/V/60 V= (1.486/n)R2i3 Sue n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope(ft/ft) 1.85%i L = length of gutter(ft) 106{ V= mean velocity(ft/s) 4.08 Tc Gutter Flow(minutes) Tc Total= 13.03 4. Calculate Flow(Rational Formula) Q =CIA C =Weighted C Factor 1:2 (calculated above) I =0.78 Tc'.64(in/hr) (25-yr storm) A= area (acres) (calculated above) Q= REQUIRED GUTTER CAPACITY (cfs) 0.49 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q =(1.486/n)AR"'S"' n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope(ft/ft) 1.85% Q= PROVIDED GUTTER CAPACITY(cfs) 5.06 DRAINAGE AREA #3 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.951I ROW Landscape 19 0.2 Weighted C Factor= 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area ft 2 C *Area Composite ROW 0.71 11579 8250 Dense Residential 0.5 20001 10000 OS 0.2 7147 1429 Total L 38726 19679j A =Area(acres) 0.89 C= Weighted C Factor 0.51 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87(1.1-CC)D'/2/S'/3 ----------------------------- IStorm S = Slope of Basin (%) 3.21 ;Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35i ;2 to 10 1 Cf= Frequency Adjustment Factor 1.1 I :11 to 25 1.1 D = Length of Basin (ft) 1191 126 to 50 1.2 51 to 100 1.25 Tc Overland Flow(minutes) 9.87 Tc Gutter Flow Tc= LN/60 V= (1.486/n)R2/3 S112 n = Mannings Coefficient 0.013 R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.21 W L = length of gutter(ft) 259 V = mean velocity(ft/s) 3.30 Tc Gutter Flow(minutes) Tc Total= 11.18 4. Calculate Flow(Rational Formula) Q = CIA C =Weighted C Factor 0.51 (calculated above) =0.78 Tc-0.64(in/hr) 2.29 (25-yr storm) A= area(acres) 0.89 (calculated above) Q= REQUIRED GUTTER CAPACITY(cfs) 1.03 (assuming no carry flow) 0 • PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q = (1.486/n)AR2"S"' n = Mannings Coefficient 0.013 A=Area(ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope(ft/ft) 1.21 Q= PROVIDED GUTTER CAPACITY(cfs) 4.09 DRAINAGE AREA #4 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor= 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 C "Area Composite ROW 0.71 21779 15518 Dense Residential 0.5 0 0 OS 0.2 1144 229 Total C 22924 157471 A =Area (acres) 0.53 C= Weighted C Factor 0.69 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87 (1.1-CCf)D'/2/S'/3 ----------------------------- IStorm S = Slope of Basin (%) 1.38 ;Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35! 12 to 10 1 Cf= Frequency Adjustment Factor 1.1 ;11 to 25 1.1 D = Length of Basin (ft) 0 126 to 50 1.2 51 to 100 1.25 Tc Overland Flow(minutes) 0.00 Tc Gutter Flow Tc= L/V/60 V= (1.486/n)R2i3 S1i2 n = Mannings Coefficient 0.013 R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 0.89%' L = length of gutter(ft) 733; V = mean velocity(ft/s) 2.82 Tc Gutter Flow(minutes) Tc Total= 4.33 4. Calculate Flow(Rational Formula) Q = CIA C =Weighted C Factor 1:1 (calculated above) =0.78 Tc'-"(in/hr) (25-yr storm) A=area (acres) (calculated above) Q= REQUIRED GUTTER CAPACITY(cfs) 1 1.52 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q =(1.486/n)ARZi3 S"' n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S =slope(ft/ft) 0.8901. Q= PROVIDED GUTTER CAPACITY(cfs) 3. 00, • 0 CONTECH UNDERGROUND STORM CHAMBERS #1 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area ft2 C `Area Composite ROW 0.71 21969 15653 Dense Residential 0.5 38442 19221 Os 0.2 12236 2447 Total C 72648 37321 C=Weighted C Factor 0.51 2. Calculate Required Volume Q = CIA V=7200Q C =Weighted C Factor 0.51 = intensity(in/hr) 0.41 (10 yr, 2hr storm) A=Area (acres) 1.67 Q = runoff(cfs) 0.35 V= REQUIRED VOL (ft) 2529 PROVIDED VOLUME (ft ) 2,g�7 • ! CONTECH UNDERGROUND STORM CHAMBERS #2 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area ft z C *Area Composite ROW 0.71 33358 23768 Dense Residential 0.5 20001 10000 OS 0.2 8291 1658 Total 61650 35426 C=Weighted C Factor 0.57 2. Calculate Required Volume Q =CIA V=7200Q C =Weighted C Factor 0.57 1 = intensity(in/hr) 0.41 I(10 yr, 2hr storm) A =Area (acres) 1.42 Q = runoff(cfs) 0.33 V= REQUIRED VOL (ft) 2401 PROVIDED VOLUME (ft ) 2,715 • • INSPECTION AND MAINTENANCE FOR STORMWATER MANAGEMENT FACILITIES The Property Owners Association shall be responsible for the maintenance of the stormwater drainage facilities within Block 2 of Ferguson Farm Subdivision. Storm Water Facilities: 1. Drainage swales slope toward retention and detention ponds to collect storm water runoff and channel it to the retention or detention pond. 2. Retention Ponds collect storm water runoff and store the water until it evaporates and/or infiltrates into the ground. 3. Detention ponds collect storm water runoff while allowing some water to drain to another location. 4. Culverts are pipes which channel storm water from ditches or swales under roads. 5. Pipe Networks convey storm water to different discharge locations underground. 6. Inlets are facilities where storm water runoff enters a pipe network. Inlets include storm water manholes and drains. 7. Catch Basins are sumps typically located directly below storm water inlets and allow sediment to settle before storm water enters the pipe network. 8. Outlets are points where storm water exits a pipe network. 9. Drywells are underground storm water collection facilities that collect and temporarily store runoff from roof tops and landscaped areas before allowing storm water to infiltrate into the ground. Post Construction Inspection: 1. Observe drain time in retention ponds for a storm event after completion of the facility to confirm that the desired drain time has been obtained. If excessively slow infiltration rates are observed then excavate a minimum 5 ft by 5 ft drain to native gravels (or native well-draining material) and backfill with well-draining material (pit-run). 2. Observe that drywells, catch basins, and outlet structures are clear of any material or obstructions in the drainage slots. Inspect these structures to insure proper drainage following a storm event. Immediately identify and remove objects responsible for clogging if not draining properly. Semi-Annual Inspection: 1. Check retention ponds and dry wells three days following a storm event exceeding '/ inch of precipitation. Failure for water to percolate within this time period indicates clogging or poor-draining soils. Clear any clogs and replace any poor-draining soils with well-draining gravely soils. 2. Check for grass clippings, litter, and debris in drainage swales, catch basins, dry wells, culverts and retention ponds. Flush and/or vacuum drywells or storm water pipes if excessive material is observed in the facilities. Standard Maintenance: 1. Remove sediment and oil/grease from retention ponds and detention 2. Inspect and remove debris from drainage swales, catch basins, dry wells, and retention ponds. Use a vacuum truck to clean catch basins and dry wells. • 0 3. Monitor health of vegetation and revegetate as necessary to maintain full vegetative cover. 4. Inspect for the following issues: differential accumulation of sediment, drain time, signs of petroleum hydrocarbon contamination(odors, oil sheen in pond water), standing water, trash and debris. Sediment accumulation: In most cases, sediment from a retention pond does not contain toxins at levels posing a hazardous concern. However, sediments should be tested for toxicants in compliance with current disposal requirements and if land uses in the drainage area include commercial or industrial zones, or if visual or olfactory indications of pollution are noticed. Sediments containing high levels of pollutants should be disposed of in accordance with applicable regulations and the potential sources of contamination should be investigated and contamination practices terminated. GEOTECHNICAL INVE S TIGATION REPORT Hoover Way Subdivision Bozeman, Montana Prepared For: lntrinsik Architecture Attn: Tad Tsukamoto 111 Tracy Avenue Bozeman, MT 59715 Prepared Bv: NVLf�.E A, 1" 011Ai UXEltfq- Engineering and Surveying Inc. COslF.R 1091 Stoneridge Drive • Bozeman. MT 59718 p Phone (406) 587-1115 • Fax(406)587-9768 www.chengineers.corn • info@chengineers.com February 2017 Project Number: 161004 f engineering and Surveying Inc. 1091 Stoneridge Drive • Sozeman, Montana - Phone(406)587-i115 - Fax(406)587-9768 www.chengihoers.com - E-Mail:info@chengineers.com February 1, 2017 Intrinsik,Architecture Attn: Tad Tsukamoto I I I Tracy Avenue Bozeman, MT 5971.5 RE: Geotechnical Investigation—Ifoover Way Subdivision, Bozeman, Montana (161004) Dear Tad, Thank you for the opportunity to serve your geotechnical engineering needs. Per your request, C&H Engineering and Sun eying, Inc., has completed the Geotechnical Investigation Report for the Hoover Way Subdivision in Bozeman, Montana. Please find the attached Geotechnical Investigation Report to contain the results of the site investigation, geotechnical evaluation, and recommendations. The recommendations were made for the design and construction of the foundation elements, slabs-on-grade and pavements for the proposed development. Please call if you have any questions or if we can assist you during the future phases of your project. Respectfully Submitted by }p,:; -�- % .. Reviewed by riu- V,7g jt r �� ..+u/ -aJ� Michael J: 1`Velch, P.E. � "� �. T � " -r t yrs � Mark A. Chandler,P.1r., P.L.S. .•t.t Gac&h1,161161004\Gcoteclinical\Repart Documentq Cover Letter(161004).doe Civil/Structural Engineering and Surveying Fc' &�H � EnplMcrinp°nO S`-w&*V Wc. GEOTOHNICAL INVESTIGATION REPORT Table of Contents 1.0 INTRODUCTION.........................................................................................................1 2.0 PROPOSED STRUCTURE...........................................................................................1 3.0 INVESTIGATION .........................................................................................................1 3.1 Field Investigation...................................................................................................1 3.2 Laboratory Analysis.................................................................................................2 4.0 SITE EVALUATION.....................................................................................................2 4.1 Site Description .......................................................................................................2 4.2 Subsurface Soils and Conditions..............................................................................2 4.3 NRCS Soils Survey..................................................................................................4 4.4 Geologic Setting ......................................................................................................4 4.5 Seismicity................................................................................................................5 4.5.1 Liquefaction.................................................................................................5 4.5.2 Peak Ground Acceleration............................................................................6 4.6 Groundwater...........................................................................................................6 5.0 GEOTECHNICAL ANALYSIS.....................................................................................6 5.1 Allowable Bearing Capacity ....................................................................................6 5.2 Settlement................................................................................................................7 5.2.1 Collapse Potential.........................................................................................8 6.0 RECOMMENDATIONS................................................................................................8 6.1 Foundation...............................................................................................................8 6.2 Foundation Excavation ............................................................................................9 6.3 Structural Fill...........................................................................................................9 6.4 Foundation Wall Backfill.......................................................................................10 6.5 Interior Slabs-On-Grade.........................................................................................10 6.6 Exterior Slabs-On-Grade........................................................................................11 6.7 Asphalt Paving Improvements ...............................................................................11 6.8 Site Grading...........................................................................................................12 6.9 Underground Utilities ............................................................................................12 6.10 Construction Administration..................................................................................13 7.0 CONCLUSIONS...........................................................................................................13 8.0 REPORT LIMITATIONS ...........................................................................................14 9.0 REFERENCES...............................................................................................................14 #161004— BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA i &0'ew*Q°"" °'"` GEOTECHNICAL INVESTIGATION REPORT List of Appendices AppendixA—USGS Topographic Map ..................................................................................A-1 Appendix B—Test Pit Location Map ......................................................................................A-2 Appendix C—NRCS Web Soil Survey Map............................................................................A-3 AppendixD—Geology Maps..................................................................................................A-4 AppendixE—Test Pit Logs.....................................................................................................A-5 Appendix F—Report Limitations............................................................................................A-6 #161004- BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 11 OR021 • • E�d,wbo,re aw S.-,&,g kv. GEOTECHNICAL INVESTIGATION REPORT 1.0 Introduction C&H Engineering and Surveying Inc., (C&H Engineering) has conducted a geotechnical investigation for the Hoover Way Subdivision. The project area is found in the Southeast Quarter of Section 35, Township 1 South, Range 5 East, in Bozeman, Montana. The site location is shown on a United States Geological Survey (USGS) topographic quadrangle map in Appendix A, "USGS Topographic Map." The scope of services was to conduct a site investigation, evaluate the site, and provide a geotechnical investigation report. The report documents the sites' soil and groundwater conditions, subsurface soil properties, and provides foundation design and construction recommendations for residential structures to be constructed within the subdivision. 2.0 Proposed Construction Hoover Way Subdivision will have a total of 27 lots. A total of 25 of the lots will be for townhomes. The subdivision has a total area of 2.7214 acres. Site development for each lot has been assumed to consist of the excavation for the foundation elements, installation of exterior concrete slabs, and also the installation of either rigid or flexible driveway pavements. It has been assumed that each residence will be constructed with either a slab-on-grade with frost walls foundation or a crawl space foundation. Basement foundations are not recommended due to the potential for seasonally high groundwater elevations across the subdivision. It is also assumed that each structure will have an attached garage that will be constructed with a slab-on-grade with frost walls foundation. It has been assumed that each structure will be constructed utilizing typical wood framing. It has also been assumed that the foundation footings for each structure will not be subjected to unusual loading conditions such as eccentric loads. Eccentric loading of foundation footings will reduce the soils allowable bearing capacity and could possibly result in additional settlement. If any of the foundation footings will be eccentrically loaded please contact this office so we can appropriately revise our allowable bearing capacity and settlement estimates. 3.0 Investigation The investigation is separated into two parts; the field investigation and the laboratory analysis. While the scope of this project focuses more on the field investigation, we feel it is important to spend time verifying our field observations and conducting tests that will aid in the geotechnical analysis. 3.1 Field Investigation On January 10, 2017 a site visit was made to the subject property to conduct a subsurface soils investigation and to observe ground features. The subsurface conditions were investigated across the subject property under the direction of Michael J. Welch, P.E., a professional geotechnical engineer with C&H Engineering. The subsurface soils investigation consisted of examining 5 #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 1 GEOTIE 4NICALINVESTIGATIONREPORT test pit excavations. The exploratory test pits were excavated with John Deere 41OG Backhoe provided by Val Mencas Excavation, LLC. The test pit locations were chosen based on site topography, accessibility, the location of underground utilities, and the proposed layout of Hoover Way Subdivision. The soil profiles revealed by the excavations were logged and visually classified according to ASTM D 2488, which utilizes the nomenclature of the Unified Soil Classification System (USCS). Representative samples of each soil layer were collected from the trench sidewalls at varying depths for further classification in the lab. The relative density of each soil layer was estimated based on the amount of effort required to excavate the material, probing of the excavation sidewalls with a rock hammer, and the overall stability of the excavation. Penetration tests were also performed with a static cone penetrometer on fine grained soils. Any evidence of seepage or other groundwater conditions were also noted. The locations of the test pits (TP) are shown on the Test Pit Location Map included in Appendix B. The subsurface soil conditions encountered in the test pits are described briefly in Section 4.2 and in more detail in Appendix E, "Test Pit Logs." 3.2 Laboratory Analysis The representative soil samples collected from the excavation sidewalls during the field investigation were labeled, stored in a sealed container, and transported to the C&H Engineering soils laboratory. While each soil interval was visually classified during the field investigation, the classifications were verified and further refined in the laboratory using the following procedures: • Visual-Manual Procedure (ASTM D2488) • Amount of Material in Soils Finer than the No. 200 Sieve (ASTM DI 140) 4.0 Site Evaluation The site evaluation is based on both the field investigation and research of the sites' surface geology, soil survey information, and seismic history. 4.1 Site Description Hoover Way Subdivision has a total area of 2.7214 acres and will consist of 27 residential lots, 25 of which will be for townhomes. The subdivision is bordered by residential properties to the north, east and west. Sartain Street borders the subdivision to the South. The subject property is currently separated into two separate drainage areas due to an elevated area that traverses the property from east to west. This elevated area used to contain railroad tracks at some time in the past. The area to the south of the old railroad tracks has had a significant amount of fill brought to the site and end dumped. A large pond is also located directly to the east of the fill piles and appears to slightly encroach on the proposed subdivision. No other significant geological or topographical features are present. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 2 GEOTE 'HNICAL INVESTIGATION REPORT 4.2 Subsurface Soils and Conditions The following paragraphs briefly summarize the subsurface soils and conditions observed in the 5 test pits excavated for the field investigation. Please refer to Appendix E, "Test Pit Logs" for more detailed descriptions and to the Test Pit Location map in Appendix B for the test pit locations. The first soil horizon encountered in TP-1 and TP-2 was undocumented fill. It should be noted that a significant amount of fill has been brought to the site and end dumped in the vicinity of TP-1 and TP-2. The test pits were excavated in accessible areas that appeared to have relatively a small amount of fill placed across them. The undocumented fill was a mixture of organics, silt, clay, sand, cobbles, gravels, and woody debris, and was present to a depth of 0.9 feet below grounds surface (bgs) in both TP-1 and TP-2. This material must be removed from beneath all foundation elements, interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. The first soil horizon encountered in TP-3, TP-4 and TP-5 and the second soil horizon encountered in TP-1 and TP-2 was an Organic Soil of low plasticity (OL). This material was black in color, moist, and very soft. This material was encountered to depths of approximately 1.3 to 2.5 feet below grounds surface (bgs). Organic soils are highly compressible and are not suitable for foundation support. This material must also be removed from beneath all interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. Underlying the Organic Soil of Low Plasticity in each of the excavations was a Lean Clay with Sand (CL), which was encountered to depths ranging from 4.0 feet bgs to 6.5 feet bgs. This material was light brown in color to gleyed, very soft, and composed of approximately 75 to 95 percent clayey fines with medium to low plasticity and no dilatancy, and 5 to 25 percent fine to medium grained sand. This material was found to be in a very soft condition and is not suitable for foundation support. Perched water layers were also encountered at various depths within this layer in each of the exploratory excavations. Following the Lean Clay with Sand, Poorly Graded Gravel with Sand and Cobbles (GP), known locally as "pit-run" gravel, was encountered to the end of each excavation. Groundwater was present within this interval in each of the exploratory excavations. Once the water table was encountered the excavation did not continue due to caving of the excavation side walls. Based on the subsurface investigation it is anticipated that Lean Clay with Sand will be present at the desired footing elevation for each of the residential structures. A settlement analysis indicates that the Lean Clay with Sand could settle in excess of 3 inches under the anticipated loading conditions. This amount of settlement can cause significant structural damage to any wood- framed structure, therefore, it is recommended that the Lean Clay with Sand be removed from beneath all foundation footings. Also, the perched water layers encountered within the Lean Clay with Sand make any structure constructed over this material highly susceptible to differential settlement, further warranting removing this material from beneath all foundation footings. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 3 0 E"�"°°""Q°° 1n0 GEOTE 'HNICAL INVESTIGATION REPORT It is our recommendation that the excavation for each structures' foundation continue down to the Poorly Graded Gravel with Sand and Cobbles and structural fill be placed and compacted to achieve the desired bottom of footing elevation. It should be noted that in order to implement the required subgrade improvements dewatering will be necessary. A dewatering plan is beyond the scope of this report and is the responsibility of the excavating contractor. 4.3 Natural Resources Conservation Service Soil Survey The Natural Resources Conservation Service (MRCS) Web Soil Survey (WSS) provides soil data and information produced by the National Cooperative Soil Survey. The NRCS has determined the physical characteristics and engineering properties, among other data, of near surface soils across the United States. These data are reviewed against our observations and analysis of the subsurface soils encountered during the field investigation to determine if a correlation is present. If a strong correlation is determined, it is very likely that other engineering properties or characteristics described by the NRCS regarding the soils present on the subject property are accurate as well. It should be noted that the NRCS typically only describes the soils located within 5 feet of the surface. NRCS Soil Survey information of the area was taken from the NRCS WSS, Version 2.0. For more information please visit the NRCS Web Soil Survey on the World Wide Web, at http://websoilsurvey.nres.usda.gov/app/. The NRCS Soils Survey identifies two soil types near the subject property. The soil types are 50B — Blackdog Silt Loam and 510B — Meadowcreek Loam. The NRCS describes these soils types as calcareous loess (50B) and alluvium(510B). The soils encountered in all five excavations correlate best with the NRCS description of the Meadowcreek Loam. All soils encountered, with the exception of the organic soil and the undocumented fill, appeared to be alluvial in origin. It should be noted that the NRCS indicates that groundwater for this soil type is located at depths ranging from 24 inches to 42 inches below the grounds surface. 4.4 Geologic Setting The following paragraphs discuss the geologic setting in the direct vicinity of the subject property. The geologic setting is determined from a review of surface geology maps and reports published by the United States Geological Survey and others that contain the subject property. This information is especially helpful in determining any geologic hazards that may be present in the immediate area(such as landslide deposits) and what types of soil and rock may be present in the area. Additional information regarding the parent material and depositional environment of a given soil type can also sometimes be obtained or inferred from these maps and reports. The local surface geology in the direct vicinity of the subject property was determined from the USGS Geologic Map of the Bozeman 30' x 60' Quadrangle. Please refer to Appendix D, "USGS Geologic Map" for a complete geologic description and map. The USGS Geological Map identifies one geologic formation mapped across the subject property. This geological #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 4 CME � ev-a—o Ofd S-- v k--. GEOTECHNICAL INVESTIGATION REPORT formation is named Qabo, braid plain alluvium, older. For a narrative description of this formation see the USGS Geologic Map of the Bozeman 30' x 60' Quadrangle in Appendix D. The 5 test pits excavated for the field investigation correlate well with the USGS descriptions of the braid plain alluvium, older. All soils encountered, with the exception of the organic soil, appeared to be alluvial in origin. 4.5 Seismicity The Bozeman area is located in an earthquake zone known as the intermountain seismic belt, which is a zone of earthquake activity that extends from northwest Montana to southern Arizona. In general, this zone is expected to experience moderately frequent, potentially damaging earthquakes. With that in mind, it is important that the structure be designed to withstand horizontal seismic accelerations that may be induced by such an earthquake, as is required by the International Building Code. Horizontal ground acceleration is discussed further below in Section 4.5.3. The USGS and Montana Bureau of Mines and Geology (MBMG) have compiled a map of Quaternary Class A faults and earthquake epicenters in western Montana; a Class A fault is one that is associated with at least one large magnitude earthquake within the last 1.6 million years. The earthquake epicenters shown on the map (yellow circles) are associated with earthquakes of magnitude 2.5 or greater, with stars indicating epicenters of earthquakes with a magnitude greater than 5.5. A review of this map indicated that there are 4 Class A faults located within 15 miles of the subject property and 13 earthquake epicenters have been recorded within 12 miles of the subject property. The four faults mapped near the subject property are the Central Park Fault, Bridger Fault, Elk Creek Fault, and the Gallatin Range Fault. Each of these faults is described as a normal fault, indicating that one side of the fault will move downward into the earth relative the other side during an earthquake. The Central Park Fault is located approximately 9.5 miles northwest of the subject property and runs east to west through the middle of the Gallatin Valley. The Bridger Fault is located approximately 5 miles northeast of the subject property and runs along the western side of the Bridger Mountains. The Gallatin Range fault is located approximately 9 miles south of the subject property and runs along the northern border of the Gallatin Range. The Elk Creek Fault is located approximately 16.5 miles west-southwest of the subject property and extends from Goose Creek (southwest of Gallatin Gateway) to approximately 13.8 miles northwest of where Norris Road crosses the Madison River. See the Quaternary Fault and Seismicity Map of Western Montana in Appendix D for more information regarding the location of these faults and nearby earthquake epicenters. 4.5.1 Liquefaction In general terms, liquefaction is defined as the condition when saturated, loose, fine sand-type soils lose their support capabilities due to the development of excessive pore water pressure, which can develop during a seismic event. Loose silty sandy soils, if located below the groundwater table, have the potential to liquefy during a major seismic event. #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 5 1CM-01 9,W,,e""°1nd S.V&kv"` GEOTECHNICAL INVESTIGATION REPORT Our subsurface investigation did not encounter any loose sand horizons within the depth of excavation. It is our opinion that the potential for differential settlement resulting from liquefaction during a moderate seismic event is low. 4.5.2 Peak Ground Acceleration The response of the earth's crust to an earthquake (peak ground acceleration) depends primarily on the surficial geology present at a given location. The USGS has produced hazard mapping to assist in determining the horizontal ground acceleration at specific points across the United States during various magnitude earthquakes. The USGS has estimated the peak horizontal ground acceleration for the subject property during an earthquake with a 10 percent probability of being exceeded in 50 years to be 0.1562g (15.62 percent the acceleration of gravity) (USGS, 2002). In other words, an event of this nature could occur on average every 500 years. Please note that this ground motion value is calculated for firm rock and may differ with different soil types. The different soils may amplify or de-amplify the peak ground acceleration depending on their physical properties; for example, a clayey soil would amplify the intensity of the peak ground acceleration determined for the subject property. Structural design of each structure needs to comply with Section 1613 of the 2012 International Building Code (IBC). Based on the criteria in Section 1613.3.2 of the 2012 IBC, the Site Class is D. 4.6 Groundwater Groundwater was encountered in each of the five excavations, at depths varying from 5.1 feet bgs to 6.5 feet bgs. Evidence of seasonally high groundwater, such as mottling, gleyed soils, lack of calcium carbonate deposits, and termination of roots, were observed starting at depths ranging from 2.3 feet bgs to 3.9 feet bgs. Because of the potential for seasonally high groundwater across the subdivision, basement foundations are not recommended. Also, if crawl space foundation are utilized it is recommended that the bottom of footing elevation be located no deeper than 2.5 feet below existing grade. 5.0 Geotechnical Analysis The geotechnical analysis takes into account the field investigation and site evaluation to make engineering recommendations pertaining to bearing capacity, lateral pressures, settlement, and slope stability. 5.1 Allowable Bearing Capacity The allowable bearing capacity of a soil is defined as the maximum pressure that can be permitted on a foundation soil, giving consideration to all pertinent factors (such as settlement #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 6 E"° °°""s.rveMp""• GEOTECHNICAL INVESTIGATION REPORT and seismic considerations), with adequate safety against rupture of the soil mass or movement of the foundation of such magnitude that the structure is impaired. The allowable bearing capacity is determined from the geotechnical analysis, the field investigation, available soil and geology information, and our experience in the project area. Based on the site investigation and the assumption that all recommendations made in this report will be property implemented, it is recommended that all foundation footings be dimensioned for an allowable bearing capacity of 2,500 pounds per square foot (pso. The allowable bearing capacity may be increased by one third for short term loading conditions such as those from wind or seismic forces. 5.2 Settlement While the soil at the site may be able to physically support the footings, it is also important to analyze the possible settlement of the structure. In many cases, settlement determines the allowable bearing capacity. When a soil deposit is loaded by a structure, deformations within the soil deposit will occur. The total vertical deformation of the soil at the surface is called total settlement. Total settlement is made up of two components: elastic settlement and consolidation settlement. Elastic settlement is the result of soil particles rearranging themselves into a denser configuration due to a load being imposed on them and usually occurs during the construction process and shortly after. Consolidation settlement occurs more slowly and over time as water within the pore spaces of a soil are forced out and the soil compresses as the stress from the load is transferred from the water molecules to the soil particles. Consolidation settlement is more of a concern with fine- grained soils with low permeability and high in-situ moisture contents. The degree of settlement is a function of the type of bearing material, the bearing pressure of the foundation elements, local groundwater conditions, and in some cases determines the allowable bearing capacity for a structures' footings. In addition to analyzing total settlement, the potential for differential settlement must also be considered. Differential settlement occurs in soils that are not homogeneous over the length of the foundation or in situations where the foundation rests on cut and fill surfaces. If the foundation rests on structural fill overlaying properly prepared soils with rock, differential settlement is expected to be well within tolerable limits. Areas that have significantly more fill under the foundation footings (four feet of more) create greater potential for differential settlement. In these cases the structural fill must be installed properly and tested frequently. Compaction efforts and structural fill consistence are vital in minimizing differential settlement. For this project it is not anticipated that significant quantities of structural fill will be required. A settlement analysis based on conservative soil parameter estimates, the allowable bearing capacity recommended in Section 5.1, and the assumption that all recommendations made in this report are properly adhered to, indicates the total and differential settlement are expected to be I/z-inch or less. Structures of the type assumed can generally tolerate this amount of movement, however, these values should be checked by a structural engineer to verify that they are #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 7 Fc,a--=1 0 enomwvv inn°SL-&1'0 VC. GEOTECHNICAL INVESTIGATION REPORT acceptable. Please note that the settlement estimates are based on loads originating from the proposed structure. If additional loads are introduced, such as the placement of large quantities of fill, our office should be contacted to re-evaluate the settlement estimates. 5.2.1 Collapse Potential Collapsible soils are soils that compact and collapse after wetting. The soil particles are originally loosely packed and barely touch each other before moisture infiltrates into the soil. As water infiltrates into the soil it reduces the friction between the soil particles and allows them to slip past each other and become more tightly packed, often resulting in a radical reduction in volume; this radical reduction in volume can occur without any additional loading of the soil. Another term for collapsible soils is "hydrocompactive soils" because they compact after water is added. The amount of collapse depends on how loosely the particles are packed originally and the thickness of the soil layer susceptible to collapse. Soils with dry densities of less than 80 pounds per cubic foot (pco, generally silts deposited by the wind, are considered to be susceptible to collapse. Soils with dry unit weights greater than 90 pcf are not considered susceptible to collapse. Using this correlation it is our opinion that the proposed structure is not at risk of sustaining damage due to collapsible soils. 6.0 Recommendations The following recommendations are given as guidance to assure for a safe and effective 'foundation for the proposed structure. These recommendations are determined by the geotechnical analysis, code requirements, our experience, and local construction practices. 6.1 Foundation Based on the site evaluation and geotechnical analysis it will be acceptable for the foundation elements to consist of typical strip and column footings with either crawl space or slab-on-grade with stem wall foundations. Basement foundations are not recommended. Please find the following as general recommendations for all foundation elements: • In order to keep the footing out of the active frost zone it is recommended that the bottom of all footing elevations be a minimum of 48 inches below finished grade. • All foundation footings shall bear on properly compacted structural fill overlying Poorly Graded Gravel with Sand and Cobbles. • If crawl space construction is utilized, the bottom of footing elevation shall be no deeper than 2.5 feet below existing grade. • It is recommended that typical strip footings have a minimum width of 16 inches and #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 8 E"0"°O""0 and g'" °'^°we. GEOTECHNICAL INVESTIGATION REPORT column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. 6.2 Foundation Excavation In general, the excavation for the foundation must be level and uniform and continue down to the Poorly Graded Gravel with Sand and Cobbles. If any boulders are encountered, they will need to be removed and backfilled with structural fill. The excavation width must extend a minimum of one footing width from the outer edges of the footings or to a distance equal to '/2 the height of the required structural fill. For example, if 4 feet of structural fill is required beneath a 1.5 foot wide footing, the excavation width must be at a minimum 5.5 feet wide (2 feet + 2 feet + 1.5 feet). Once the excavation is complete the native subgrade must be proof rolled until it no longer yields with each pass. Once proof rolled, the required structural fill may be placed and compacted. The subgrade must be kept dry throughout construction. At no time should surface water runoff be allowed to flow into and accumulate within the excavation for the foundation elements. If necessary, a Swale or berm should be temporarily constructed to reroute all surface water runoff away from the excavation. Excavation should not proceed during large precipitation events. If the subgrade does become excessively moist or saturated, construction should not proceed until C&H Engineering has inspected the subgrade and determined it has sufficiently dried. If any of the foundation footings are found to be located on a test pit, the area will need to be excavated down to the full depth of the test pit and structural fill be placed and compacted in lifts to bring the area back up to the desired grade. 6.3 Structural Fill Structural fill is defined as all fill that will ultimately be subjected to structural loadings, such as those imposed by footings, floor slabs, pavements, etc.. Structural fill will need to be imported where it is required. Imported structural fill is recommended to be a well graded gravel with sand that contains less than 20 percent of material that will pass a No. 200 sieve and that has a maximum particle size of 3 inches. Also, the fraction of material passing the No. 40 sieve shall have a liquid limit not exceeding 25 and a plasticity index not exceeding 6, and the gravel and sand particles need to be made up of durable rock materials that will not degrade due to moisture or compaction effort; no shale or mudstone fragments should be present. Structural fill must be placed in lifts no greater than 12 inches (uncompacted thickness) and be uniformly compacted to a minimum of 97 percent of its maximum dry density, as determined by ASTM D698. Typically the structural fill must be moisture conditioned to within± 2 percent of the materials optimum moisture content to achieve the required density. It is recommended that the structural fill be compacted with a large vibrating smooth drum roller. Please note that if a moisture-density relationship test (commonly referred to as a proctor) needs to be performed for a proposed structural fill material to determine its maximum dry density in accordance with ASTM D698, a sample of the material must be delivered to this office a minimum of three full working days prior to beginning placement of the structural fill. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 9 ONW 1 0 EhG1,�rO°n°s`y"evvv W- GEOTOMICAL INVESTIGATION REPORT Achieving proper compaction is imperative, as it will insure no additional settlement of the structure occurs. Therefore, it is required that C&H Engineering verifies proper compaction of all structural fill lifts. 6.4 Foundation Wall Backfill The onsite granular soils are suitable for use as foundation wall backfill. Foundation wall backfill shall be placed in uniform lifts and be compacted to an unyielding condition. The foundation wall backfill will need to be compacted with either walk behind compaction equipment or hand operated compaction equipment in order to avoid damaging the foundation walls. If walk behind compaction equipment is used lifts should not exceed 8-inches (loose thickness) and if hand operated compaction equipment is used lifts should not exceed 4-inches (loose thickness). A 6 to 12 inch cap of low permeability topsoil should be placed, compacted, and appropriately graded above the approved foundation wall backfill on the outside of the foundation wall. This will effectively cap the backfill and redirect surface water away from the structure. Please note, if the foundation wall backfill is not compacted properly it will settle and positive drainage away from the foundation will not be maintained. 6.5 Interior Slabs-on-Grade In preparation for any interior slabs-on-grade, the excavation must continue through any overlying topsoil to a minimum of 6 inches below the proposed bottom of slab elevation. If required, structural fill can then be placed and compacted to 6 inches below the bottom of slab elevation. For all interior concrete slabs-on-grade, preventative measures must be taken to stop moisture from migrating upwards through the slab. Moisture that migrates upwards.through the concrete slab can damage floor coverings such as carpet, hardwood and vinyl, in addition to causing musty odors and mildew growth. Moisture barriers will need to be installed to prevent water vapor migration and capillary rise through the concrete slab. Capillarity is the result of the liquid property known as surface tension, which arises from an imbalance of cohesive and adhesive forces near the interface between different materials. With regards to soils, surface tension arises at the interface between groundwater and the mineral grains and air of a soil. The height of capillary rise within a given soil is controlled by the size of the pores between the soil particles and not the size of the soil particles directly. Soils that have small pore spaces experience a higher magnitude of capillary rise than soils with large pore spaces. Typically soils composed of smaller particles (such as silt and clay) have smaller pore spaces. In order to prevent capillary rise through the concrete slab-on-grade it is recommended that 6 inches of 3/4-inch washed rock (containing less than 10 percent fines) be placed and compacted once the excavation for the slab is complete. The washed rock has large pore spaces between soil particles and will act as a capillary break, preventing groundwater from migrating upwards towards the bottom of the slab. #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 10 FORRH 1 0 Erg-mr.v am s""°'"V VC. GEOTE HNICAL INVESTIGATION REPORT Water vapor is currently understood to act in accordance with the observed physical laws of gases, which state that the water vapor will travel from an area of higher concentration to that of a lower concentration until equilibrium is achieved. Because Earth contains large quantities of liquid water, water vapor is ubiquitous in Earth's atmosphere, and, as a result, also in soils located above the water table (referred to as the vadose zone). Typically the concentration of water vapor in the vadose zone is greater than that inside the residence. This concentration difference results in an upward migration of water vapor from the vadose zone through the concrete slab-on-grade and into the building. In order to prevent this upward migration of water vapor through the slab, it is recommended that a vapor barrier (such as a 6-mil visqueen moisture barrier) be installed. The vapor barrier should be pulled up at the sides and secured to the foundation wall or footing. Care must be taken during and after the installation of the vapor barrier to avoid puncturing the material, and all joints are to be sealed per the manufactures recommendations. Once the excavation for the interior slab-on-grade is completed as described in the first paragraph of this section, and the moisture barriers have been properly installed, it will be acceptable to form and cast the steel reinforced concrete slab. It is recommended that interior concrete slabs-on-grade have a minimum thickness of 4 inches, except garage slabs have a recommended minimum thickness of 6 inches. 6.6 Exterior Slabs-on-Grade For exterior areas to be paved with concrete slabs, it is recommended that, at a minimum, the topsoil and any organics be removed. The subgrade soils then need to be compacted to an unyielding condition. Then for non-vehicular traffic areas, a minimum of 6 inches of 3/4-inch minus rock needs to be placed, and 4 inches of 4000 pounds per square inch concrete placed over the '/4-inch minus rock. For areas with vehicular traffic, a minimum of 9 inches of%-inch minus rock should be placed, followed by 6 inches of 4000 pounds per square inch concrete. Exterior slabs that will be located adjacent to the foundation walls need to slope away from the structure at a minimum grade of 2 percent and should not be physically connected to the foundation walls. If they are connected, any movement of the exterior slab will be transmitted to the foundation wall, which may result in damage to the structure. 6.7 Asphalt Paving Improvements For areas to be paved with asphalt, it is recommended that, as a minimum, the topsoil and any organics be removed. The native subgrade then needs to be rolled at ± 2 percent of its optimum moisture content to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. Next a woven geotextile (such as Mirifi 500X) needs to be placed followed by a 12-inch thick layer of compacted 6-inch minus gravel (sub-base layer), followed by a 3-inch layer of compacted 1-inch minus road mix (base layer). Both gravel courses must be compacted at ± 3 percent of their optimum moisture content to a minimum of 95 percent of their maximum dry density. A 3-inch thick layer of asphalt pavement can then be placed and compacted over this cross-section. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA I 1 EC7 Q=1s 10 a"d%Xle'ft ft. GEOTECHNICAL INVESTIGATION REPORT It is recommended that following compaction of the native subgrade, a loaded dump truck or other heavy piece of equipment be driven over it to determine the stability of the subgrade. If any isolated soft spots are found, these areas should be sub-excavated and replaced with compacted fill. If widespread unstable conditions are present (i.e. significant rutting or pumping is observed) the sub-base component of the road section will need to be increased and a woven geotextile may also be required, especially if moisture related issues are the cause of the instability. If asphalt paving is to be placed on foundation wall backfill, the backfill must be compacted to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. It is recommended the backfill be placed in uniform lifts and compacted as described in Section 6.4. 6.8 Site Grading Surface water should not be allowed to accumulate and infiltrate the soil near the foundation. Proper site grading will ensure surface water runoff is directed away from the foundation elements and will aid in the mitigation of excessive settlement. Please find the following as general site grading recommendations: • Finished grade must slope away from the building a minimum of 5 percent within the first 10 feet, in order to quickly drain ground surface and roof runoff away from the foundation walls. Please note that in order to maintain this slope; it is imperative that any backfill placed against the foundation walls be compacted properly. If the backfill is not compacted properly, it will settle and positive drainage away from the structure will not be maintained. • Permanent sprinkler heads for lawn care should be located a sufficient distance from the structure to prevent water from draining toward the foundation or saturating the soils adjacent to the foundation. • Rain gutter down spouts are to be placed in such a manner that surface water runoff drains away from the structure. • All roads, walkways, and architectural land features must properly drain away from all structures. 6.9 Underground Utilities We recommended specifying non corrosive materials or providing corrosion protection unless additional tests are performed to verify the onsite soils are not corrosive. It is recommended that 3/4-inch minus gravel be used as a bedding material. The bedding material should be thoroughly compacted around all utility pipes. Trench backfill shall be compacted to a minimum of 95 percent of its maximum dry density in landscaped areas and a minimum of 97 percents of its maximum dry density beneath foundation footings. Backfilling around and above utilities should meet the requirements of Montana Public Works Standard Specifications. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 12 C ] • 0 erore"""0 efd ""ey ip 1° GEOTECHNICAL INVESTIGATION REPORT 6.10 Construction Administration The foundation is a vital element of a structure; it transfers all of the structures dead and live loads to the native soil. It is imperative that the recommendations made in this report are properly adhered to. A representative from C&H Engineering should observe the construction of any foundation or drainage elements recommended in this report and should verify proper compaction has been achieved in all structural fill lifts. The recommendations made in this report are contingent upon our involvement. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations. If construction and site grading take place during cold weather, it is recommended that approved winter construction practices be observed. All snow and ice shall be removed from cut and fill areas prior to site grading taking place. No fill should be placed on soils that are frozen or contain frozen material. No frozen soils can be used as fill under any circumstances. Please note that not following the preceding recommendations may potentially result in foundation settlement issues in the spring when the frost thaws and the snow melts. Additionally, Concrete should not be placed on frozen soils and should meet the temperature requirements of ASTM C 94. Any concrete placed during cold weather conditions shall be protected from freezing until the necessary compressive strength has been attained. Once the footings are placed, frost shall not be permitted to extend below the foundation footings, as this could heave and crack the foundation footings and/or foundation walls. It is the responsibility of the contractor to provide a safe working environment with regards to excavations on the site. All excavations should be sloped or shored in the interest of safety and in accordance with local and federal regulations, including the excavation and trench safety standards provided by the Occupational Safety and Health Administration (OSHA). According to OSHA regulations (29 CFR 1926 Subpart P Appendix A) the subsurface soils encountered in the test pit excavations can be generally classified as Type C. For Type C soils, OSHA regulations state that cut slopes shall be no steeper than 1.5H:1 V for excavations less than 20 feet deep. A trench box may also be used, provided the system extends at least 18 inches above the top of the trench walls. Please understand the preceding OSHA soil classification is provided for planning purposes only and the actual classification of the onsite soils will need to be determined by the contractor onsite during excavation. 7.0 Conclusions The soils present at the site will be adequate to support the anticipated loads from the residential structures, provided the recommendations made in this report are properly followed. Please find the following recommendations as particularly crucial: • All foundation footings shall bear on properly compacted structural fill overlying the Poorly Graded Gravel with Sand and Cobbles. • If crawl space construction is utilized, the bottom of footing elevation shall be no deeper #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 13 FORMI 0 EMGO^e +V artl S`""°'^ng Wc• GEOTECHNICAL INVESTIGATION REPORT than 2.5 feet below existing grade. • It is recommended that typical strip footings for this structure have a minimum width of 16 inches and column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. • All site grading and drainage recommendations must be properly implemented. • Basement foundations are not recommended. 8.0 Report Limitations This report is for the exclusive use of Intrinsik Architecture and their authorized agents. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding the use of this report. The recommendations made in this report are based upon data obtained from test pits excavated at the locations indicated on the attached Test Pit Location Map. It is not uncommon that variations will occur between these locations, the nature and extent of which will not become evident until additional exploration or construction is conducted. These variations may result in additional construction costs, and it is suggested that a contingency be provided for this purpose. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations if necessary. This report is applicable to the subject property only and is not applicable to other construction sites. Under no circumstances shall a portion of this report be removed or be used independently of the rest of the document, this report is applicable as a full document only. The preparation of this report has been performed in a manner that is consistent with the level and care currently practiced by professionals in this area under similar budget and time restraints. No warranty, expressed or implied, is made. Please review Appendix F, "Report Limitations." This Appendix has been prepared to relay the risks associated with this report 9.0 References Das, Braja M., "Principles of Foundation Engineering" 51h ed., Pacific Grove, CA, Brooks/Cole- Thompson Learning, 2004. Day,Robert W., "Foundation Engineering Handbook,"McGraw-Hill, 2006. International Code Council, Inc., "2009 International Building Code (IBC)," International Code Council, Inc., 2009. Kehew, Alan, "Geology for Engineers and Environmental Scientists," 3rd ed., Prentice Hall, 2006. Das, Braja M., "Principles of Geotechnical Engineering," 3rd ed., Boston, MA, PWS Publishing Company, 1994. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 14 C&�H a�,�., � • GEOT•ICAL INVESTIGATION REPORT Vuke, Susan M., Lonn, Jeffrey D., Berg, Richard B., and Schmidt, Christopher J, "Geologic Map of the Bozeman 30' x 60' Quadrangle, Southwestern Montana," USGS and Montana Bureau of Mines and Geology, Open File Report MBMG 648, 2014. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 15 GE0TECHNICAL INVESTIGATION REPORT Appendix A USGS Topographic Map #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA UaGLAP TOPOGRAPAb MAP SECTION 35, TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M. �.� o, ti Cal 2 412 mi MCA RTRT ONX-T,•UJ � 334. icarrdlC srr l35 3. Bsel J Z, 2 Project W s; "�Location a � �BAJC-TER; o� BOTER;'LN' J \ W. Z� TSCHA REEZE N. c Y ZZ IREN M LN, o; m. J ANNIE'ST 3; ROSE.`5T �z Scale In Feet i ;oc�IvER��3r 2000 0 2000 �Y t Scale In Meters Contour Interval = 20 ft Engineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman,MT 59718 SOURCE: USGS TOPOGRAPHIC QUADRANGLE MAP Phone(4061587-1115 9 Fax 14061587.9768 www.chengineers.com•info@chengineers.com # 1 61004 enwrmer4m arid 9iw&e a1ne• GEOTECHNICAL INVESTIGATION REPORT Appendix B Test Pit Location Map #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA TES T RIT LOCATION MAP TR,L. A —..--•- r B K 3 . ,o T�C4 T�e 14 B XTER SQUARE SUBDIVISION - - - PHASE 4 Itin�, A OEOROIA MARE LANE �P R' — BAXTER S UA .� 131 AYD WSIQ -10 i V`�� o�_�/� \✓ jig~�)� v.� i i/ \��' -�s=kti¢��na�i� �� G Di";?D`TRH L . R, PUBL:C ^ANK i I J =„A �� ( <t 9 c t„ r QU SUBDIVISION 1 I _ S Scale In Feet � � ES' ND 2 r , ,v � //� =- ------------ !------- Mimi -- 30 0 30 Scale In, Meters SAR 1 ^� TA 8TREETro _ _ Contour Interval - 1 Foot r I7 -3_' B dC� R SQ A E f�Kjltt--�.. Z 1,1 Ph A S S AN 1 � El„ 15*way I DOCK 2 i I �. i BLOCK i1 Engineering acid Surveying tnc. 1091 9ooneridge Drive•Bozeman,MT 597 18 Phone(406)587-1115•Fax(4061 587-9768 mmmchenguwIem,o,.WbOchen;neem_cor[ NOTE: TEST HOLE LOCATIONS ARE APPROXIMATE #1 61 004 Fc'a--=I Er4remH"°er°S'""""kVW • GEOTECHNICAL INVESTIGATION REPORT Appendix C NRCS Web Soil Survey Map • #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA NRCS SOILS MAP P HOOVER WAY SUBBIVISION, BOZEMAN , MONTANA I-EG E N D Approx. Site Location I!I',';;V. � Blackdog Silt Loam Meadowcreek Loam ` �� ''`,��,, �~ � � ®� • i, III !i I ' I f f Scale In Feet 300 120 0 120 Scale In Kilometers Blackdog Silt Loam described as calcareous loess with a typical soil profile of silt loam (0-10 inches), silty clay loam (10-19 inches) and silt loam(19-60 Inches).Depth to groundwater greater than 80 inches. Meadowcreek Loam described as alluvium with a typical soil profile of loam (0-11 inches), silt loam (11-25 Inches), and very gravelly sand T (26-60 inches).Depth to groundwater listed as 24 to 42 inches. Aerial Photo Date= July 28,1011-August 19,2011 Engineering and Surveying InC. Source:Natural Resources Consemation Service, "Web Soil Survev-Version 17,"December 10,2013,United States Department ofAgriculture,<http://websoiLsurveunres.usda.gov/opp/> #161004 Fc'&'- r Enolew*Vwd3imi*ftV . GEOT HHNICAL INVESTIGATION REPORT Appendix D Geology Maps ##161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA CEOL OCIC MAP OF THE BOZEMAN 30" X 60' QUADRANGLE P HOO\/ER WAY SUBDIVISION, BOZEMAN, MONTANA 65 LEGEND _Q13f0 ' err; / Approximate Site Location Q1b0 Braid Plain Alluvium,Older TSCff1VN. h, 00 pro Alluvial Fan Deposit, Older TSCITTy '�*i a ""j b'c;'+7�Q �Tf �`R Q�j�t+"�� !a �� wi f�/ i•y { �Ll�+a�}y..-.t `- 'jam 'mil Ja..[fbrrlt 7 �,� � ) �t lam• 4 •.J 1�ii� I �� .s Braid plain alluvium,older than Qab(Pleistocene) O 2 Rounded to well-rounded,dominantly nobble gravel utitb clasts as large as boulders,and sand,silt,and clay;mostly composed of clasts of Archean metamorphic rock,and dark-colored volcanic rock,with subordinate Paleozoic limestone and Proterozoic Belt rocks.Clast lithologies in general order of decreasing abundance include Precambrian Seale In Miles metamorphic rocks,mafic volcanic rocks,dacite(?)porphyry,quartzite,sandstone,limestone,and chert. A well in this unit indicates a thickness of 9 m(30 ft)of alluvium overlying Tertiary deposits. Alluvial-fan deposit,older than Qaf(Pleistocene) T Light brown, gray, and locally reddish gray, angular and subangular, locally derived gravel in a coarse sand and granule matrix. Clast size ranges from pebble to small boulder.Fan morphology dissected.Maximum thickness probably about 45 m(150 ft). �t Engineering ♦and Surveying Inc. Source:Vuke.Susan M.Lonn,Jeffrey D.,Berg,Richard B.,h Schmidt.Christopher J.."Geologic Map ofthe Bozeman 30'x 60'Quadrangle.Southwestern Montana,"MBMG,Open File Report 648,2014. #1l (� l v 1 004 QUATERNARY FAULT & SEISMICITY MAP OF WESTERN MONTANA HOOVER WAY SUBDIVISION . BOZEMAN , MONTANA Approximate Site Location •,'.�� ''�' ; Approximate Location of j: ` av ne O Earthquake Epicenter. (Scaled to Magnitude) u¢� � 0 so �tiV,4 �� >r I ;'d0 * .% .•••••• Class A Fault Q ° 691 Bridger Fault 670 Central Park Fault J# 694 Elk Creek Fault 692 Gallatin Range Fault .0 ozeman . .a a0 M dwm AT ' • LT �F ' ✓ Lam/ � r✓ .,/• �'M � �"$ � � ' aS/� a ,i= � ! ��1, r.. � Scale In Miles ir , (/ _L IWO r -zoo 7 ' Class A Faults are associated with at least 1 large magnitude earthquake within the last 1.6 million years. Engineering and Surveying Inc. Source:Stickney,Michael G,Holler,Kathleen M.,Macheae Michael N.,"Quaternary Faults and Seismicity in Western Montana,"MBMG,Special Publication No.114,2000. #1610 0 4 IC41HZI • • GEOTECHNICAL INVESTIGATION REPORT Appendix E Test Pit Logs #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA TEST PITI-OG PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. ___ TEST PIT ID: TP-1 ELEVATION: ±4718.5 (C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.5' o a = SOIL DESCRIPTION a o J Of w a a O m a N o N W � � >- Q 50 O M CD O C (n V) M U J J (0.0'-0.9') Undocumented Fill — mix of organics, silt, clay, sand, gravels, cobbles, and woody debris. 1 (0.9'-1.8') Silty Organic Soil — abundant roots and organic material; organic odor; trace gravels and cobbles. OL 2 — In—place conditions — Black; moist; soft. 3 TP1-1 36 LL=42 PL=22 (1.8'-6.5') Lean Clay with Sand — approximately 75 to 4 — 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no CL dilatancy. 5 — In—place conditions — Light Brown to gleyed; moist; very soft. LL=42 6 TP1-2 25 PL=22 (6.5'-7.0') Poorly Graded Gravel with Sand and Cobbles 8 — about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 10 In—place conditions — tan/brown; moist; hard. End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 3.0 feet, groundwater seeping into test pit at various locations starting at a depth of 4.0 feet. TEST Pii4l�COG PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 1610 1 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-2 ELEVATION: t4715(C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.5' o J N Uj c) SOIL DESCRIPTION W z a a Uj m a_ o cn E LiQf >_ can 0o aM (0.0'-0.9') Undocumented Fill - mix of organics, silt, clay, sand, gravels, cobbles, and woody debris. 1 (0.9'-2.5') Silty Organic Soil - abundant roots and organic material; organic odor; trace gravels and cobbles. OL 2 In-place conditions - Black; moist; soft. 3 (2.5'-6.5') Lean Clay with Sand - approximately 75 to 4 — 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no CL dilatancy. 5 — In-place conditions - Light Brown to gleyed; moist; very soft. 6 (6.5'-7.0') Poorly Graded Gravel with Sand and Cobbles 8 - about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 10 In-place conditions - tan/brown; moist; hard. End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 3.9 feet, groundwater seeping into test pit at various locations starting at a depth of 3.9 feet. TEST PITTOG mm"v—W Ec�&��I PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-3 ELEVATION: ±4712.75 (C&H TOPO) TOTAL DEPTH: 6.4' DEPTH TO GW: 5.8 o p (n SOIL DESCRIPTION J Li Q z a_ = n- O J W =) m a_ N N a a o z o Of CDV) can � o cif (0.0'-2.0') Silty Organic Soil — abundant roots and 1 organic material; organic odor; trace gravels and cobbles. OL In—place conditions — Black; moist; soft. 2 — 3 — (2.0'-5.8') Lean Clay with Sand — approximately 75 to 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no 4 — dilatancy. CL TP3-1 28 In—place conditions — Light Brown to gleyed; moist; very soft. 5 — 6 (5.8'-6.4') Poorly Graded Gravel with Sand and Cobbles — about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 8 In—place conditions — tan/brown; moist; hard. 10 End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 2.3 feet, groundwater seeping into test pit at various locations starting at a depth of 3.0 feet. TEST Pl�ftOG 17C PAGE 1 OF 1 PROJECT: IIJTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISIONDATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. _T_ TEST PIT ID: TP-4 7EOATION: ±4712 (C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.4' o a ?SOIL DESCRIPTION o J w a o (0.0'-2.1') Silty Organic Soil — abundant roots and 1 organic material; organic odor; trace gravels and cobbles. OL In—place conditions — Black; moist; soft. 2 3 — (2.1'-6.4') Lean Clay with Sand — approximately 75 to 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no 4 — dilatancy. CL In—place conditions — Light Brown to gleyed; moist; very soft. 5 6 (6.4'-7.0') Poorly Graded Gravel with Sand and Cobbles — about 60 percent subrounded and rounded gravels and 8 cobbles; about 40 percent coarse to fine grained sand. GP In—place conditions — tan/brown; moist; hard. 10 End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 2.5 feet, groundwater seeping into test pit at various locations starting at a depth of 3.2 feet. TEST P11 -L EC & PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. [PROJECT LOCATION: BAXTER SQUARE SUBDIVISION PHASE 4 DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-5 ELEVATION: 14710 (C&H TOPO) TOTAL DEPTH: 5.6' DEPTH TO GW: 5.1' 0 J W N U SOIL DESCRIPTION J w z N o c9 0V V) MO M :3 (0.0'-1.3') Silty Organic Soil — abundant roots and organic material; organic odor; trace gravels and cobbles. OL 1 In—place conditions — Black; moist; soft. (1.3'-4.0') Lean Clay with Sand — approximately 75 to 2 — 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no CL — dilatancy. 3 In—place conditions — Light Brown to gleyed; moist; very soft. 4 — (4.0'-5.6') Poorly Graded Gravel with Sand and Cobbles — about 60 percent subrounded and rounded gravels and 5 cobbles; about 40 percent coarse to fine grained sand. GP In—place conditions — tan/brown; moist; hard. 6 End of Excavation 8 10 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 2.5 feet, groundwater seeping into test pit at various locations starting at a depth of 3.2 feet. FC 0 GEOTECHNICAL INVESTIGATION REPORT Appendix F Report Limitations #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 1CWHE is &V,w .v&V8.,W"vwe. GEOTINICAL INVESTIGATION REPORT Report Limitations and Guidelines for Use This appendix has been prepared to help the client understand the risks associated with the use of this report andprovide guidelines on the proper use of this report. This report was prepared to be used exclusively by Intrinsik Architecture and their authorized agents for residential improvements to be constructed within the Baxter Square Subdivision Phase 4 in Bozeman,Montana. All of the work was performed in accordance with generally accepted principles and practices used by geotechnical engineers and geologists practicing in this or similar localities. This report should not be used by anyone it was not prepared for,or for uses it was not intended for. Field investigations and preparation of this report was conducted in accordance with a specific set of requirements set out by the client, which may not satisfy the requirements of others. This report should not be used for nearby sites or for structures on the same site that differ from the structures that were proposed at the time this report was prepared. Any changes in the structures (type, orientation, size, elevation, etc.) proposed for this site must be discussed with our company for this report to be valid. Our services consist of professional opinions based on subsurface exploration at specific points,surface observation of the site,and the review of available published data. These data are then extrapolated by geologists and geotechnical engineers to give an opinion of the overall subsurface conditions. Based on the subsurface conditions that are thought to occur at the site, we evaluate how those conditions would respond to the construction that is proposed, and give recommendations on foundation design and subgrade improvement. Our subsurface exploration is limited to visual observation of the materials uncovered in an open test pit dug by an excavator. Soil testing was minimal in this investigation so conservative soil parameters have been estimated for bearing capacity and potential settlement from visual observation of the soil. Sampling and testing necessary for a local and global slope stability analysis have also not been completed for this site. Catastrophic events and other structures can contribute to the global stability of a slope,and have not been analyzed.If a more in depth subsurface investigation is desired,please contact our office to discuss your options. It is important to note that subsurface exploration identifies actual subsurface conditions only at specific points under the conditions present at the time of exploration. Because of this, actual conditions may differ from those inferred to exist. The transitions between materials observed may be much more gradual or abrupt than inferred and subsurface materials may be uncovered during construction that were not thought to occur when the initial subsurface investigation was carried out. Conditions at the site can also change with time due to natural processes and construction practices on the site or on adjacent sites. With these limitations in mind, it is recommended that our services be retained for observation of the materials encountered during construction and that we are informed of any changes that occur on the site and any unexpected conditions that are encountered. This report is only a preliminary recommendation, which may change if unexpected conditions are encountered during construction. We cannot be held responsible for damages due to constructing on a site with conditions that are different from conditions thought to occur from our investigation. The only way to verify if the conditions encountered during construction are the same as expected in our report is to have us inspect the subgrade materials during construction. We cannot be held responsible for constructing on materials that we have not seen in person. The scope of our investigation did not include an environmental assessment for determining the presence or absence of hazardous or toxic materials on the site. If information regarding the potential presence of hazardous materials on the site is desired,please contact us to discuss your options for obtaining this information. This report is valid as a complete document only. No portion of this report should be transmitted to other parties as an incomplete document. Misinterpretation of portions of this report (i.e. test pit logs) is possible when this information is transmitted to others without the supporting information presented in other portions of the report. If any questions arise with regards to any aspects of this report, please contact us at your convenience to avoid misinterpretation. Costly mistakes due to misinterpretation of geotechnical reports can usually be avoided by a quick phone call. #161004— BAXTER SQUARE SUBDIVISION PHASE 4,BOzEMAN,MONTANA VAUGHN Environmental Services 406-586.6909•Cell:406-581-0655•bvaughn@montana.com 8353 Saddle Mountain Road •Bozeman,Montana 59715 City of Bozeman Planning and Zoning Office 20 East Olive Street,No.202 Bozeman,MT 59715 Re: 404 Permit Status for HRDC-Hoover Way Subdivision August 18,2017 Dear Sir or Madam: The Hoover Way Subdivision parcel owned by the Human Resource Development Council (HRDC) is situated within the previously platted boundaries for the Baxter Square Subdivision PUD located in the E '/2 of the SW '/ of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana. A field investigation to identify waters of the United States (WUS) on the subject parcel as required by the 404 permit system administered by the US Army Corps of Engineers (USACE) was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The Baxter Square PUD was previously permitted under 404 Permit Reference Number 2003-90-818. Wetlands identified in 2003 for the Baxter Square PUD included Cattail Creek and depression wetlands that had formed on the north and south sides of a railroad berm that bisects the property. The 2003 permit authorized the filling of the depression wetlands located on either side of the railroad grade. A 0.3-acre shallow water depression wetland was constructed south of the berm in 2004 to mitigate for project impacts. The permit file was closed by the USACE in January 2010 after the project had successfully met the permit conditions. However, the permit expired before the land north of Sartain Street had been developed and before the depression wetlands along the railroad grade had been filled, necessitating the acquisition of a new 404 permit in 2017. Results of the current WUS investigation including wetlands are summarized in the enclosed Water of the US Delineation Report dated May 31, 2017. The report documents the project background, methodology used to identify project WUS, and findings of the field investigation. The May 2017 Wetland Delineation Report will be submitted to the USACE as supporting documentation for the 404 Joint Application for Proposed Work in Montana's Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. Cumulative impacts to WUS associated with the Hoover Way Subdivision will total less than 0.5 acres meeting the 404 Nationwide Permit guidelines. Project development will not affect the bed or bank of any perennial stream, precluding the need for a 310 permit administered by the Gallatin Conservation District. Compensatory mitigation for project impacts to WUS will be purchased from a mitigation bank approved by the USACE for the Upper Missouri watershed. Please contact my office at 406 581-0655 or at bvaughn@montana.com if you have questions or require additional information. Thank you. Sincerely, Barbara Vaughn Environmental Engineer,MS DELINEATION0 0 WATERS OF THE US REPORT SUBDIVISIONHOOVER WAY B . I . I I r * a' �• I�faR�l.1 4, ..l��i J � �, ~ v i� ��s. ��-.i X'��'�! �f' � `�41 •ADD+ � �� ``1�ile�.� t\r _ ��i�. Z"'� y Prepared ResourceHuman Bozeman,32 South Tracy M TABLE OF CONTENTS SECTION PAGE 1.0 PROJECT DESCRIPTION.......................................................................................1 1.1 Site Waterways ....................................................................................................1 1.2 Climate.................................................................................................................1 2.0 WETLAND DELINEATION METHODS....................................................................6 2.1 Methods................................................................................................................6 2.2 Technical Criteria..................................................................................................6 3.0 WETLAND DELINEATION RESULTS.....................................................................9 3.1 NRCS Soil Survey Results.....................................................................................9 3.2 W-1 —Open Depression Wetland, Emergent .........................................................9 3.3 W-2—Open Depression Wetland, Emergent .......................................................11 4.0 SUMMARY.............................................................................................................12 5.0 REFERENCES.......................................................................................................13 FIGURE 1.0 - USGS 7.5' Bozeman Quadrangle Topographic Map.................................... 3 FIGURE 2.0 -Aerial Photograph showing the study area...................................................4 FIGURE 2.0 - NWI Map of Hoover Way Subdivision........................................................... 5 TABLE 1.0 - Summary of Attributes for WUS delineated on Property...........................12 APPENDIX A - Routine Wetland Determination Data Forms APPENDIX B - Natural Resource Conservation Service Soil Survey APPENDIX C - Photo Log APPENDIX D -Wetland Exhibit, Sheet T1- Waters of the US Delinel i Report—Hoover Way Subdivision-A9 1 1.0 PROJECT BACKGROUND The field investigation to identify waters of the United States (WUS) associated with permitting the development of Hoover Subdivision located in Bozeman, Montana, was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The proposed Hoover Subdivision is located on the boundary of the existing Baxter Square Subdivision, which was previously permitted by the US Army Corps of Engineers under Permit Reference Number 2003- 90-818. The Hoover Subdivision parcel was part of the 2003 Baxter Creek Subdivision City of Bozeman plat submittal and 404 permit. The Human Resource Development Council (HRDC) currently owns the north parcel targeted for development of affordable housing. The land is located within the southeast quarter, southwest quarter, of Sec 35, Township 1 South, Range 5 East, Gallatin County (Figure 1.0 — USGS 7.5' Bozeman Quadrangle Topographic Map and Figure 2.0 — Aerial Photograph). Historic wetlands in the area are shown on the National Wetland Inventory map(Figure 3.0). This Waters of the US Delineation Report documents the project background, methodology used to identify project WUS, and findings of the field investigation. Wetlands identified in 2003 for the Baxter Square Subdivision included Cattail Creek and depression wetlands that had formed on the north and south sides of the railroad berm. As part of the 2003 Mitigation Plan, the depression wetland on the south side of the berm was expanded to create a large wetland depression with one to two feet of water. Impacts to the depression wetlands located at the base of swales on both sides of the berms were included in the 2003, 404 permit. The boundaries of the wetland constructed for mitigation in 2004 were included in 2017 within wetland one (W-1). The 2017 Wetland 2 (W-2) encompassed the historic depression wetland located north of the berm (2003 W-3). Six Wetland Determination Data Forms (SP-1 to SP-6) recording data collected on the site wetlands are included in Appendix A. Soil mapping information for the project is included in Appendix B and photos of the site are included in Appendix C. The Wetland Exhibit on Sheet T1 in Appendix D shows the boundaries of W-1 and W-2 and the soil test pit locations delineated in 2017. It also defines the 2003 wetland boundaries for the swales north and south of the railroad berm(2003, W-2 and W-3). The Wetland Delineation Report will be submitted to the USACE and the City of Bozeman as supporting documentation for the 404 Joint Application for Proposed Work in Montana's Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. The land was historically used for irrigated crops and rangeland. The land at the north boundary is still used for agricultural purposes. Baxter Square Subdivision is located south of the proposed project. Single-family ranches are located west and east of the project. The area is mapped within the Meadowcreek loam (510B), classified as floodplain, floodplain steps, drainageways, and stream terraces found on 0 to 4 percent slopes (Appendix B - USDA/NRCS 2015). 1.1 SITE WATERWAYS Cattail Creek is located west of the project area (Figure 1.0 and Figure 2.0). The creek originates from a spring approximately one-quarter mile south of Durston Road. The Gallatin County Conservation District classifies the creek as a perennial stream. The creek flows across the west boundary of Baxter Square Subdivision outside the Hoover Subdivision boundaries. There are no other streams within the Hoover Subdivision parcel. The surface water in wetlands W-1 and W-2 flows west on both sides of the berm beyond the west property boundary. The surface water discharges to Cattail Creek, which ultimately discharges to the East Gallatin River, a water of the US. Waters of the US Defined Report—Hoover Way Subdivision-H49 2 1.2 CLIMATE The Bozeman area climate generally resembles that of a middle latitude steppe, with relatively long cold winters and short cool summers (Pac 1991). The region comprises a mountain complex within the steppe region, resulting in orographic effects that produce a local, cooler and wetter climate. Peak runoff generally occurs during the spring from snowmelt and combined snowmelt/rainfall events. These events produce relatively long periods of runoff. Summer thunderstorms also contribute to peak runoff although they are generally short in duration. The annual pattern of precipitation typically results in increasing precipitation from March to a peak in June, a decline through mid summer, another increase in late August to a second, smaller peak in September, followed by a general decline to the yearly low in February (Pac et al 1993). The annual temperature regime of the study area is generally characterized by significant seasonal variations. Winters are typically long and cold with subfreezing average temperatures from November to March. Average annual precipitation ranges from 13 inches per year at the lower elevations to 50 inches per year at the higher elevations in the Bridger Range north of Bozeman (MRCS 1972). Although the average annual precipitation is low enough to classify most of the area as semi-arid, about 70 percent of the annual total precipitation normally falls during the April to September growing season. Elevations in the study area range from 4,720 feet to 4,715 feet above mean sea level (amsl). The closest meteorological station to the study area is Montana State University located approximately 2.2 miles south of the project at 4,860 feet amsl. Records from 1961 to 1990 indicate that the average annual precipitation is 19.25 inches with an average total snowfall of 92.1 inches. The mean temperature range is 39 to 45 degrees Fahrenheit (USDA 1990) and the mean annual precipitation rate for the predominant soil series, the Meadowcreek loam (510B), is 10 to 19 inches. Waters of the US Delinei Report—Hoover Way Subdivision-HRID 3 - Ivnn n.tn iorniti•1 lw'•�I+�aJ! f"ARTKM"Tim PR"'I IttYt.4\N.Al1AT11 W fJ fYI+JfAI RTtr 2 .4 IIIATI 1021(PN-ILOON I _ LL rr'r w• L +s r I.. .� x ,.rn :Ty�•�% f'ti % 'a::;•Yr t• A•y.`. i .,1 '• �• t. ;. il./f .... ,�1 r••, ' •I •� �Y•,� �lrii` I,' ��{f• }{�'•a. }t�r'' �+-'}�'!}'tr rt� 'IZ_��,.•,' 11 .1� t �s �IS {' j 'l y'\ <-'!•+':.. :gin.. , �1•7 1f i 4.j'!�x•, J.,j '.� �...,��iF�i! //itir��':-r•:�. �..t+tf�lI !�. ) .' 1. , I� ..•.. �\ x�t'`T..• r,4«••�1 i. :r �t 7f if^ IS IJ cir ��c` -r�s.t'.n�. �r.• '.dT. % ��f')._M. 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J • .. .r5X. i •"'Pay .1.,4� ��.�1` `. •I,",�� •lam,- r'r ��'�.- _" _I}`" ^_�.� �.� r � _�� .l\J�'.- . :::.`.;r='"••."..:.".. rawmw..t/ur a.w.ra... �......��lar.�(),..... a.��rN�.:.`riw.r„-n..� ..�.Yam.. .�.....,..�. 1 ,I(��'� ■.m1A1:.TfMON �_.��y 1pnuc w wNr rwarrrYr—r. ••�wA,4♦NIN L.oYwN••I Liw.w.N •� 'Bozeman;Mr;Scale:l•=0.940Mi 1,514M1 4,966Ft 1 M11=1.0U,1 cm=59" Figure 1.0 USGS 7.5 minute Bozeman Quadrangle Topographic Map showing the proposed location of Hoover Way Subdivision. Waters of the US Delineation Report— Hoover Way Subdivision - HRDC 4 i Ir Q r 1 a r w "y. _ �ma`s � t � ` �-✓� • r �-YI ►. j r-9 - t w r . • • Q s, fU1.77 =• � P `ram ' -��G �� - "` � - ,: -r. J 7t,� + a, �c - L11 - _ i- �. �� •talSlS yl' 4 Figure 2.0 Aerial photograph of the proposed location of Hoover Way Subdivision. Waters of the US Delineation Report— Hoover Subdivision - HRDC 5 f�' �-]F-National U.S.Fish and Wildlife Service Hoover Subdivision Wetlands Invento ry `� r J/ 1• I�I _ t �\C r r r F11=b.11 A s V i Of. I ' ' - JW r 0 0.075 0.15 0.3 mi r, .r.t 1 U.S.Flaft arw WIO+ra Sarvlce.NaaonalSOMWara and3WparIT am, - 0 0.125 0.25 0.5 km 1� Tr, 7: 5---+'�a " waf—a taamGpfvw.gw ry • 7 JJ May 1 7, 2t1 17 This map is for general reference only.The US Fish and Wildlife Y Service is not responsible for the accuracy or currentness of the base data shown on this map.All wetlands related data should Wetlands Freshwater Emergent Wetland Lake be used in accordance with the layer metadata found on the Wellantls Mapper web site. Estuarine and Marine Deepwater Freshwater Forested/Shrub Wetland Q Other Estuarine and Marine Wetland ® Freshwater Pond Riverine Natlonni Wetlands Inventory(NVM) 7hla page wm produced by the NWt mapper Figure 3.0 National Wetland Inventory Map of project area. Waters of the US Deline* Report—Hoover Way Subdivision - HF* 6 2.0 WETLAND DELINEATION METHODS 2.1 METHODS Waters of the US, specifically W-1 and W-2, were identified on May 11 and 12, 2017, using methodology developed by the USACE and other federal agencies for implementation of Section 404 of the CWA. Delineation procedures involved a review of existing site-specific information and completion of an onsite field investigation based on guidelines for the Routine Determination Method presented in the Field Guide for Wetland Delineation (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region(USACE 2010). The field investigation was completed for the landowners and the City of Bozeman to identify the location, extent, and characteristics of jurisdictional WUS within the study area boundaries for compliance with United States Army Corps of Engineers (USACE) regulations. The USACE requires a permit for the discharge of fill material into WUS in accordance with Section 404 of the Clean Water Act(CWA 1986). A Supreme Court 2001 decision in the case of the Solid Waste Agency of Northern Cook County versus US Army Corps of Engineers (SWANCC) limited the federal authority under the Clean Water act to regulate certain isolated wetlands. In light of the Court's decision, WUS as it applies to the jurisdictional limits of the authority of the USACE include the area below the ordinary high water mark(OHWM) of stream channels and lakes or ponds connected to the tributary system, and wetlands adjacent to these waters. The jurisdictional status of wetlands depends on the presence or absence of a connection and/or proximity(meaning bordering, contiguous, or neighboring)to waters of the US. The Routine Level-2 Onsite Determination Method employs primarily qualitative procedures. Sample plots (approximately a 15-foot radius) are established within potential wetlands based on changes in plant communities, plant diversity, topography, and soil type. Data points are generally located parallel to watercourses, perpendicular to the apparent groundwater hydraulic gradient, and/or along topographical breaks. Vegetation composition, hydrology, and soil characteristics are assessed at each data collection point. If all three parameters exhibit positive wetland indictors, the area represented by the sample plot is classified as wetland. If any one of the parameters does not display a positive indicator, the area is classified as a non-wetland or upland unless the wetland is atypical or problematic. The jurisdictional authority of the USACE over wetlands identified in the field depends on the presence or absence of a surface water connection and/or proximity to waters of the US. Six Wetland Determination Data Forms recording data collected on three paired wetland and upland test pits on W-1 and W-2 are included in Appendix A. The test pit locations are shown on Sheet T1 in Appendix D. 2.2 TECHNICAL CRITERIA A wetland must meet three technical criteria for it to be categorized as jurisdictional. The USACE(259 Federal Register 853532) and the Environmental Protection Agency (47 FR 31810) jointly define wetlands as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." The following conditions must be present for an area to be considered a jurisdictional wetland. 1. Hydrophytic Vegetation: Defined as plant species normally or commonly adapted to saturation of sufficient duration to cause anaerobic conditions in the root zone. Waters of the US Delinels Report—Hoover Way Subdivision-HRO 7 2. Wetland Hydrology: Defined as hydrology supported by sources of water that result in saturated, flooded,or ponded soil conditions. 3. Hydric Soils: Defined as soil that forms under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part(59 Fed. Reg. 35680, 7/13/94). H_ydrophytic Vegetation Plants must be physiologically or morphologically adapted to saturated or anaerobic soil conditions to grow in wetlands. The USACE and the US Fish and Wildlife Service (USFWS) have determined the estimated probability of finding representative wetland species within specified areas under natural conditions. Accordingly, plants may be categorized as obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), or upland (UPL) in decreasing order of moisture dependence or tolerance. Obligate species occur greater than 99 percent of the time in a wetland. Facultative wetland species have a 67 to 99 percent probability of occurring in a wetland. Facultative species exhibit a 34 to 67 percent probability of occurring in a wetland. Facultative upland species have a 67 to 99 percent probability of occurring in a non-wetland and upland species have a greater than 99 percent probability of occurring in a non-wetland. Species with an indicator status of OBL, FACW, or FAC are considered hydrophytic. Vegetation indicator status for this investigation was derived from the National Wetland Plant List for the Western Mountains, Valleys, and Coast Region (Lichvar and Kartesz 2014). Taxonomic references included Dorn 1984, Hitchcock 1971, Lackschewitz 1991, and Lesica and Husby 2001. The name and indicator status of individual species within each vegetation stratum was recorded on the data form in descending order of abundance (Appendix A). Under the dominance test introduced in the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains,Valleys, and Coast Region(USACE 2010), a sample plot is classified as having wetland vegetation if the cumulative total of the estimated percent cover for the dominant hydrophytic species exceeds 50 percent and 50 percent or greater of the dominant species have a hydrophytic indicator status. The Regional Supplement also introduced the Prevalence Index, Morphological Adaptations, and Wetland Non-Vascular plants as indicators of hydrophytic vegetation only when indicators of hydric soil and wetland hydrology are also present. Either direct observations of inundation or well data showing a free water surface at depths less than 12 inches continuously for more than 5 percent of the growing season have been used nationally to distinguish active wetland hydrology. Surface water, groundwater, direct precipitation, and/or snowmelt may contribute to wetland hydrology. Field observations were used to determine existing wetland hydrology. A positive indication of wetland hydrology requires either one primary indicator or two or more secondary indicators. The Regional Supplement for the Western Mountains area lists the primary indicators as surface water, high water table, saturation, water marks, sediment deposits, drift deposits, algal mat or crust, iron deposits, surface soil cracks, inundation visible on aerial imagery, sparsely vegetated concave surface, water stained leaves, salt crust, aquatic invertebrates, hydrogen sulfide odor, oxidized rhizospheres along living roots, presence of reduced iron, recent iron reduction in tilled soils, and stunted or stressed plants. Secondary indicators include water-stained leaves, drainage patterns, dry-season water table, saturation visible on aerial imagery, geomorphic position, shallow aquitard,FAC-neutral test, raised ant mounds, and frost-heave hummocks. Waters of the US Delinen Report—Hoover Way Subdivision-Ho 8 Hydric Soils Soil is considered saturated when the capillary fringe occurs within a major portion of the root zone(within 12 inches of the surface). The Natural Resource Conservation Service(MRCS), formerly the Soil Conservation Service (SCS), in cooperation with the National Technical Committee for Hydric Soils (NTCHS), has compiled a list of hydric soils in the United States. The list identifies soil series mapped by the NRCS that meet the hydric criteria. Upland (non- wetland) soils may have inclusions of hydric soils that may not be demarcated on NRCS maps. Field examination of site-specific soil characteristics is necessary to confirm the presence of hydric soils. The profile description presented on the data form reflects site soil conditions as determined from soil pits, not the NRCS designation. The NRCS soil survey information reviewed for the project area is included in Appendix B. Hydric soils exhibit certain physical characteristics that can be observed visually. These characteristics, or indicators, include high organic matter content(histic epipedons), accumulation of sulfidic material, gley formation (greenish or bluish gray color), redoximorphic features (mottling), and low soil chromas (dark soil colors — soil chroma). Organic matter content is estimated visually and texturally; redoximorphic features are identified visually; sulfidic material is identified by the odor of sulfide gases; and soil colors are determined using a Munsell soil color chart (Munsell 1988). The colorimetric determination is to be made immediately below the "A" horizon or 10 inches whichever is less. The Regional Supplement for Western Mountains introduced new classifications for hydric soil indicators based on the soil type (organic, muck or mineral), soil matrix, and type of redoximorphic features such as concentrations, depletions, reduced matrix, or covered or coated sand grains. The full description of each category is included in Chapter Three of the Regional Supplement for the Western Mountains area. Wetland soils can be assumed to be present in any plant community where all the dominant species have an indicator status of OBL or FACW, and the wetland boundary is abrupt (Environmental Laboratory 1987). Wetland Hydrology Technical criteria for wetland hydrology guidelines have been established as "permanent or periodic inundation, or soil saturation within 12 inches of the ground surface for a significant period (usually 14 days or more or 12.5 percent of the growing season) during the growing season" (Environmental Laboratory 1987). The minimum duration required for soil saturation is five percent of the growing season in consecutive days. Inundation or saturation for periods less than 5 percent of the growing season is evidence of non-wetland conditions. Systems with continuous inundation or saturation between 5 and 12.5 percent of the growing season may or may not be jurisdictional wetlands based on other criteria. The growing season is defined for purposes of this report as the number of days where there is a 50 percent probability that the minimum daily temperature is greater than or equal to 280 Fahrenheit(Environmental Laboratory 1987). The Bozeman growing season extends from May 5 to October 1 according to the WETS Bozeman Climate data. Approximately 19 days of saturation would meet the wetland hydrology criterion for a specific wetland. Waters of the US Delinee Report—Hoover Way Subdivision-HR19 9 3.0 WETLAND DELINEATION RESULTS The field investigation to identify waters of the United States (WUS) within the area proposed for development of Hoover Subdivision located on Baxter Lane was completed by VES on May 11 and 12, 2017. Two depression wetlands (W-1) and (W-2) were delineated within the property boundaries. The wetlands are separated by a railroad berm. The surface water in both wetlands continues to flow west across the property boundary. There is a downgradient surface water connection to Cattail Creek, which discharges to the East Gallatin River. The findings of the wetland delineation investigation are detailed in the following sections. Six Wetland Determination Data Forms recording data collected on W-1 (SP-1 through SP-4) and W-2 (SP-5 and SP-6) are included in Appendix A. Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). The depression wetlands are permanently flooded, classified as WUS by virtue of the down gradient surface water connection to Cattail Creek, a perennial stream. The NRCS soil survey results for the project site are summarized in Section 3.1. The characteristics of the project WUS are described in Section 3.2 and Section 3.3. The Wetland Determination Data forms are included in Appendix A and the NRCS soil map and soil descriptions are included in Appendix B. Photographs of the site WUS are included in Appendix C. Appendix D contains the Wetland Exhibit and Topographic Map that show the wetland boundaries and soil test pit locations. 3.1 NRCS SOIL SURVEY RESULTS The web soil survey for Gallatin County(USDA/NRCS 2017)maps W-1 and W-2 within the Meadowcreek loam (510B) map unit found on 0 to 4 percent slopes (Appendix B). The Meadowcreek series consists of very deep, somewhat poorly drained, soils that formed in alluvium. The series are found on flood plains, flood-plain steps, drainageways, and stream terraces. The series is taxonomically classified as a fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls. The soil series is hydric by virtue of the suborder. 3.2 W-1 —OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Wetland 1 (W-1) encompasses a large shallow water depression wetland constructed for mitigation in 2004. The mitigation wetland was constructed to include the historic depression wetland that had formed in the swale on the south side of a railroad berm. Surface water from the wetland discharges offsite across the west boundary to Cattail Creek. A mature woody overstory has established on the south and north sides of the railroad berms. Numerous trees and shrubs were planted in 2004 around the mitigation wetland. Four test pits (SP-1 through SP-4) were excavated on the side slopes of the depression wetland to define the wetland/upland boundary. Test pit SP-1 was located within two feet of the water's edge on the south side of the open water depression. Test pit SP-2 was located in upland three feet upslope of SP-1. Test pit SP-3 was located in wetland at the edge of ponded surface water on the east side of W-1. Test pit SP-4 was located in upland four feet upslope of SP-3. Waters of the US Delineo Report—Hoover Way Subdivision - HRO 10 Vegetation The vegetation dominating wetland data collection point SP-1 included tufted hairgrass (Deschampsia caespitosa — FACW), Baltic rush (Juncus balticus — FACW), and beaked sedge (Carex utriculata — OBL). Black cottonwood (Populus balsamifera — FAC), quaking aspen (Populus tremuloides—FACU), gray willow(Salix bebbiona—FACW), and yellow willow(Salix lutea— OBL) dominated the woody overstory. Eighty-six percent of the dominant species were hydrophytic meeting the dominance test. Data collection point SP-2 exhibited a greater dominance of smooth brome (Bromus inermis—UPL), common chokecherry (Prunus virginiana — FACU), and Saskatoon service berry (Amelanchier alnifolia — FACU). The vegetation cover did not meet the dominance or prevalence tests for wetland vegetation. Wetland test pit SP-3 was dominated by common cattail (Typha latifolia—OBL), beaked sedge, tufted hairgrass, Baltic rush, gray willow, and Wood's rose. Eighty-three percent of the dominant species were hydrophytic, which meets the dominance test for hydrophytic vegetation. The vegetation cover at SP-4 was dominated by the same species as SP-3 although at a lower percent cover. The cover was 83 percent hydrophytic, meeting the wetland vegetation dominance test. Soil The soil profile at SP-1 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface (bgs) with a high percentage of roots. The profile exhibited a dark gray (10 YR 4/1) clay loam with 25 percent yellowish brown (10 YR 5/6) redoximorphic features from 4 to 16 inches bgs. The depleted matrix provided an indication of a hydric soil. The soil profile in SP-2 revealed a very dark brown (10 YR 2/2) silt loam with a slight clay content from 1 to 14 inches bgs No redox features were observed at SP7.2. The soil profile did not meet the hydric soil criteria. The profile at test pit SP-3 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface (bgs) with a high rock content. The profile exhibited a dark gray(10 YR 4/1) clay loam with 30 percent yellowish brown (10 YR 5/6) redoximorphic features from 4 to 13 inches bgs. The depleted matrix provided an indication of a hydric soil. Test pit SP-4 exhibited a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The clay content of the soil increased from 10 to 12 inches. No redox features were observed. Hydrology The soil in SP-1 was saturated at 3 inches bgs. The test pit was located 24 inches from the water's edge in the open water pond and 10 inches above the water level. No wetland hydrological indicators were observed at SP-2. Test pit SP-3 was saturated to the ground surface. Geomorphic position and saturation visible on aerial imagery were secondary indicators of wetland hydrology. There were no indicators of wetland hydrology at SP-4. Waters of the US Delin n Report—Hoover Way Subdivision-Ho 11 3.2 W-2—OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Paired test pits SP-5 (upland) and SP-6 (wetland) were located at the east end of the depression wetland swale that forms on the north side of the railroad berm. The west end of W-2 encompasses a palustrine meadow that continues north across the property boundary. The meadow is part of a historic freshwater emergent wetland identified on the NWI map (Figure 3.0). This wetland has decreased in areal extent over the last 10 years. Vegetation The vegetation cover at SP-5 was dominated by smooth brome, gypsy flower (Cynoglossum offinale — FACU), common snowberry (Symphoricarpos albus — FACU), and western water hemlock (Cicuta douglasii — OBL). The data collection point did not meet the dominance or prevalence tests for hydrophytic vegetation. Smooth brome, gray willow, and yellow willow dominated the cover at SP-6. Nebraska sedge (Carex nebrascensis—OBL) and Baltic rush were also observed within the data collection point. The vegetation cover met the dominance test for hydrophytic vegetation. Additional species noted in the cover of W-2 were leafy tussock sedge (Carex aquatilis — OBL), field horsetail (Equisetum arvense — FAQ, reed canary grass (Phalaris arundinacea — FACW), bluejoint reedgrass (Calamagrostis canadensis — FACW), field meadow foxtail (Alopecurus pratensis—FAQ, red-oser dogwood (Cornus alba—FACW), and common chokecherry (Prunus virginiana—FACU). Soil The profile in SP-5 revealed a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The profile from 10 to 14 inches exhibited a dark grayish brown (10 YR 4/2) clay loam without redoximorphic features. Test pit SP-6 exhibited a very dark brown (10 YR 2/2) silt clay loam from 1 to 8 inches. The profile from 8 to 12 inches bgs displayed a dark gray (10 YR 4/1) clay loam with 15 percent yellowish brown redox concentrations in the matrix, meeting the criteria for a depleted matrix. Hydrology Test pit SP-5 exhibited a single secondary indicator of wetland hydrology, geomorphic position. Test pit SP-6 was saturated to the ground surface. Ponded surface water was observed adjacent to SP-6. Two secondary indicators were also noted at SP-6, geomorphic position and saturation visible on aerial imagery. Waters of the US Deline&Report—Hoover Way Subdivision-Hf* 12 4.0 SUMMARY Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). This report will be submitted to the USACE with the 310/404 joint permit application. Table 1.0 Summary of Attributes for WUS delineated on Property. Wetland Designation Hydrogeomorphic Jurisdictional Areal Extent Class Smith Status W-1 Shallow Water Open Depression Jurisdictional 0.7812 acres Pond and Swale W-2 Swale and Meadow Open Depression Jurisdictional 0.3758 acres Waters of the US Delinen Report—Hoover Way Subdivision-H* 13 5.0 REFERENCES Clean Water Act, Section 404. 1986. Federal Register-Regulatory Programs of the Corps of Engineers. Cowardin, Lewis M.,Virginia Carter, Francis C. Golet, and Edward T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. FWS/OBS- 79/31. Office of Biological Services, Fish and Wildlife Services,USDI, Washington, DC. Dorn, R.D. 1984. Vascular Plants of Montana. Mountain West Publishing, Wyoming. Environmental Laboratory 1987. "Corps of Engineers Wetland Delineation Manual,"Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station,Vicksbrug,Miss. Hitchcock, A.S. 1971. Manual of the Grasses of the United States,Volume One and Two. Dover Publications,New York. Lackschewitz, K. 1991. Vascular Plants of West-Central Montana—Identification Guidebook. General Technical Report—277. Intermountain Research Station. USDA, Forest Service. Missoula, MT. Lichvar,, Robert W. and John T.Kartesz. 2012.North American Digital Flora.National Wetland Plant List,version 3.0. USACE. Engineer Research and Development Center. Cold Regions Research and Engineering Laboratory,Hanover NH and BONAP, Chapel Hill. NC. Lesica,P., P. Husby. 2001.Field Guide to Montana's Wetland Vascular Plants. USDA Natural Resources Conservation Service, Bozeman, MT Munsell. 1988. Soil Color Charts. New Windsor,New York. Smith, R.D.,A. Ammann, C. Bartoldus, and M.M. Brinson. 1995. An approach for assessing wetland functions using hydrogeomorphic classification, reference wetlands, and functional indices. Wetland Research Program Technical Report WRP-DE-9. US Army Corps of Engineers Waterways Experiment Station. Vicksburg,MS. US Department of Agriculture,Natural Resource Conservation Service 1990, WETS Climate Summary Data US Department of Agriculture Soil Conservation Service 1987. Hydric Soils of the US. In cooperation with the National Technical Committee for Hydric Soils. Washington DC. U.S. Army Corps of Engineers. 2010. Regional Supplement to theCorps of Engineers Wetland Delineation Manual: WesternMountains, Valleys, and Coast Region (Version 2.0), ed. J. S.Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3.Vicksburg, MS: U.S. Army Engineer Research and DevelopmentCenter. WEBSITES: USDA/NRCS Web Soil Survey, Gallatin County, accessed May 2017: http://websoilsurvey.nres.usda.gov/app/ US Fish and Wildlife Service, accessed May 2017 https://www.fws.gov/wetiands/data/mapper.html APPENDIX A WETLAND DETERMINATION DATA FORMS Waters of the US Delineation Report— Hoover Way Subdivision WETLAND DETERMIISON DATA FORM—Western Mountains,41eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-1,wet,open water pond,24"from water, 10"above Investigator(s): Barbara Vaughn_ Section,Township,Range: SE'/4,SW'/4 Sec 35,TIS,R5E _ Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lat:"45.70269 Long:-1 11.07562_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transacts,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Test worksheets Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size:-15"— ) ° Coe e ie ? Status That are OBL,FACW,OR FAC: 6 (A) 1. Popidus balsamifera 35_ yes_ FAC 2. Popidus tremidoides 10_ yes_ FACU 3 — Total Number of Dominant 4 Species Across All Strata: 7 (B) 45 =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15'� That Are OBL,FACW,OR FAC: 86 (AB) 1. Salix bebbiana 15 yes_ FACW_ 2. Salix haea 5 yes_ OBL_ 3. 4. Prevalance Index worksheet: 5. Total%Cover of: Multiply bv: 20 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radiuses FACW species x 2= 1. Deschampsia caespitosa 45 yes_ FACW_ FAC species x 3= 2. Juncus balticus 15 yes_ FACW_ FACU species x 4= 3. Carex utriculata 15 yes_ OBL_ UPL species x 5= 4. Column Totals: (A) (B) 5 6. Prevalance Index=B/A= 7. 8. 9. . Hyrdophytic Vegetation Indicators: 10.11 X_ Dominance Test is>50% 75 =Total Cover — Prevalence Index is_<3.0O _ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: ) Remarks or on a separate sheet) l. 2 Wetland Non-Vascular Plants' 140 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 001ndicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version • • SOIL Sampling Point:_SP-I Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % TypeO Loco Texture Remarks 14 10YR4/2 100 clay loam,_ roots 4-16 IOYR 4/1 75 IOYR 5/6 25 C M clay loam DType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(AI) _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) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) _Depleted Below Dark Surface(Al 1) X_Depleted Matrix(173) _Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators ofhydrophytic vegetation and _Sandy Mucky Mineral(S1) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that ag)ly) Secondary Indicators(2 or more required) Surface Water(A1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, _High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) X_Saturation(A3) _Salt Crust(B 11) X_Drainage Patterns(B10) Water Marks(B1) _Aquatic Invertebrates(1313) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(C3) _Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) _Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches): 3 (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression l to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMI&ON DATA FORM—Western Mountains,teys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-2,upl,upslope 3'from SP-1 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE%<,SW'/<Sec 35,T1S,R5E _ Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lat:"45.70266 Long:-111.07565_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent Are climatic/hydrologic conditions on the site typical for this time of year?Yes X— No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes No X Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Tree Stratum (Plot size: l5" ) °o Cover Species? a s Number of Dominant Species That are OBL,FACW,OR FAC: 4 (A) 1. Poptthts balsamifera 35_ yes_ FAC 2. Poptdus tremuloides 10_ yes_ FACU Total Number of Dominant 3. 4 Species Across All Strata: 8 (B) 45 =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15'� That Are OBL,FACW,OR FAC: 50 (AB) 1. Salix bebbiana 15 yes_ FACW_ 2. Salix httea 5 yes_ OBL_ 3. Pntmts virginiana 15 yes_ FACU 4.Amelanchier alnifolia 10 yes_ FACU _ Prevalance Index worksheet: 5. Total%Cover of. Multiply bv: 45 =Total Cover OBL species 10 x 1= 20 Herb Stratum (Plot size: 15 radius_) FACW species 40 x 2= 80 1. Bromus inermis 35 yes_ UPL_ FAC species 35 x 3= 105 2. Deschampsia caespitosa 25 yes_ FACW_ FACU species 70 x 4= 280 3. Carex tttriculato 10 no_ OBL_ UPL species x 5= 4. Column Totals: 155 (A) 485(B) 5 6. Prevalance Index=B/A= 485/155=3.13 7. 8. 9. . Hyrdophytic Vegetation Indicators: 10.11 Dominance Test is>50% 70 =Total Cover — Prevalence Index is< 00 3.0 _ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: )l Remarks or on a separate sheet) . 2. Wetland Non-Vascular Plants' 160 =Total Cover Problematic Hydrophytic Vegetation'(Explain) /° ° OOlndicators of hydric soil and wetland hydrology must be present, Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes No X US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-2 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type D Loc i0 Texture Remarks 1-14 IOYR 2/2 100 silt loam minor clay content @Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. ?Location: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(Fl)(except MLRA l) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) Depleted Below Dark Surface(Al 1) _Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral(SI) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that aooly) Secondary Indicator (2 or more required) Surface Water(A1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) Saturation(A3) _Salt Crust(BI 1) _Drainage Patterns(1310) Water Marks(B1) _Aquatic Invertebrates(B13) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(C3) _Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(135) Surface Soil Cracks(136) _Stunted or Stressed Plants(D1)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMSION DATA FORM—Western Mountains0eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-3,wet,southeast edge of W-1 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE'/<,SW%a See 35,T1S,R5E Landform(hillslope,terrace,etc.): depression wetland Local relief(concave,convex,none): concave Slope(%)5%_ Subregion(LLR): E Lat:"45.70298 Long: _-111.07513 Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks:Depression wetland constructed in 2005. Wetland W-1 encompasses constructed pond,constructed palustrine meadow,and existing swale with surface water that discharges west past property boundary to Cattail Creek. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) %Cover S ecie ? S a is That are OBL,FACW,OR FAC: 5 (A) 1. 2. 3 Total Number of Dominant 4 Species Across All Strata: 6 (B) = Sapling/Shrub Stratum (Plot size:_l5'� Total Cover Percent of Dominant Species That Are OBL,FACW,OR FAC: 83 (A/B) 1. Salix bebbiana 5 yes_ FACW_ 2 Rosa woodsii 3 yes_ FACU _ 3. 4. Prevalence Index worksheet: 5. Total%Cover of: Multioly bv: 8 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radius— FACW species x 2= 1. Typha latifolia 35 yes_ OBL_ FAC species x 3= 2. Carex ittriculata 30 yes_ OBL_ FACU species x 4= 3. Deschampia caespitosa 25 yes_ FACW_ UPL species x 5= 4. Juncus balticus 20 yes_ FACW_ Column Totals: (A) (B) 5 Carex nebrascensis 10 no_ OBL_ 6. Prevalance Index=B/A= 7. 8. 9. Hyrdophytic Vegetation Indicators: 10. 11. X_ Dominance Test is>50% 120 =Total Cover — Prevalence Index is_< ,0 3.0 Woody Vine Stratum (Plot size: ) Morphological Adaptions'(Provide supporting data in 1. Remarks or on a separate sheet) 2. Wetland Non-Vascular Plants' 128 =Total Cover Problematic Hydrophytic Vegetation'(Explain) /o o OO Indicators of hydric soil and wetland hydrology must be present, Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL • Sampling Point:_SP-3 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % TypeOO Loc iD Texture Remarks 1-4 10YR 4/2 100 clay loam,_ rock 4-13 IOYR 4/1 70 1 OYR 5/6 30 C M clay loam DType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. QLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(Fl)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) Depleted Below Dark Surface(Al 1) X_Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral(SI) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required•check all that anoly) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 413) X—Saturation(A3) _Salt Crust(B11) _Drainage Patterns(B 10) Water Marks(B1) _Aquatic Invertebrates(1313) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(C3) X_Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(1)3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(B8) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches): ground surface_ (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in center of depression. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMIt40ON DATA FORM—Western Mountains,*eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017— Applicant/Owner:_HRDC State:MT Sampling Point: _SP4,upl,upslope 3'from SP-3 Investigator(s): Barbara Vaughn — Section,Township,Range: SE'/<,SW'/4 Sec 35,TIS,R5E — Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lac"45.70296 Long: —-111.07507 Datum: NAD83— Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X— No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks: Mitigation depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) %Cover ecie? Status That are OBL,FACW,OR FAC: 5 (A) 1. 2. 3. Total Number of Dominant Species Across All Strata: 6 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15'� That Are OBL,FACW,OR FAC: 83 (AB) 1. Sa/ix bebbiona 5 yes— FACW_ 2. Rosa ivoodsii 3 yes— FACU _ 3. 4. Prevalance Index worksheet: 5• Total%Cover of: Multiply bv: 8 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radius— FACW species x 2= 1. Typha latifolia 30 yes— OBL— FAC species x 3= 2. Carex utriculata 25 yes_ OBL— FACU species x 4= 3. Deschampsia caepilosa 25 yes— FACW_ UPL species x 5= 4. Juncus bakicus 20 yes_ FACW_ Column Totals: (A) (B) 5 Carex nebrascensis 10 no_ OBL_ 6. Prevalance Index=B/A= 7. 8. 9. Hyrdophytic Vegetation Indicators: 10. X Dominance Test is>50% 11. — 110 =Total Cover — Prevalence Index is<3.00 _ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: )1. Remarks or on a separate sheet) 2. — Wetland Non-Vascular Plants' 118_=Total Cover — Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 0Olndicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 7771 Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP4 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type iD Loc D Texture Remarks 1-10 10YR 2/2 100 silt loam 10-12 10 YR 2/2 100 silt loam more clay DType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. ®Location: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:.(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) Depleted Below Dark Surface(A11) _Depleted Matrix(173) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and _Sandy Mucky Mineral(S1) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one reauired:check all that aooly) Secondary Indicators(2 or more reauired) Surface Water(A1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 413) 4A,and 413) Saturation(A3) _Salt Crust(B11) _Drainage Patterns(1310) Water Marks(B1) _Aquatic Invertebrates(1313) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) _Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) _Geomorphic Position(132) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) Surface Soil Cracks(136) _Stunted or Stressed Plants(D1)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(137) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression I to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMIIGON DATA FORM—Western Mountains,'Reys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017— Applicant/Owner:_HRDC State:MT Sampling Point: _SP-5,upl,W-2 N of berm Investigator(s): Barbara Vaughn _ Section,Township,Range: SE'/a,SW''A Sec 35,T1 S,R5E — Landform(hillslope,terrace,etc.): wetland swale Local relief(concave,convex,none): Swale Slope(%)5%_ Subregion(LLR): E Lat:"45.70328 Long:-111.07508_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes No X Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks:W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION—Use scientific names of plants Dominance Test worksheets Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) ° Coe Status That 9 S p That are OBL,FACW,OR FAC: 1 (A) 1. 2. 3 Total Number of Dominant Species Across All Strata: 3 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:-15'_�1. Symphoricarpos alba 40 yes_ FACU That Are OBL,FACW,OR FAC: 33 (AB) _ 2. Cicuta douglasii 10 yes— OBL 3. 4. Prevalance Index worksheet: 5• Total%Cover of: Multinly bv: 50 =Total Cover OBL species 10 x 1= 10 Herb Stratum (Plot size: 15 radius— FACW species x 2= 1.Bromirs inermis 60 yes— FACU _ FAC species x 3= 2.Cynoglossum ofcinale 10 no— FACU — FACU species 110 x 4= 440 3. UPL species x 5= 4. Column Totals: 120 (A) 450(B) 5 6• Prevalance Index=B/A= 3.75 7. 8. 9. l0 Hyrdophytic Vegetation Indicators: 11. — Dominance Test is>50% 70 =Total Cover — Prevalence Index is<_3.00_ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: )1. Remarks or on a separate sheet) 2 Wetland Non-Vascular Plants' 120 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) Olndicators of hydric soil and wetland hydrology must be present, %Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes No X US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL • Sampling Point:_SP-5 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % TypeO Loco Texture Remarks 1-10 10YR 2/2 100 silt loam 10-14 10 YR 4/2 100 clay loam OO Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(AI) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) Depleted Below Dark Surface(AI 1) _Depleted Matrix(F3) Thick Dark Surface(At 2) _Redox Dark Surface(F6) 'Indicators ofhydrophytic vegetation and Sandy Mucky Mineral(SI) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks:no redox features HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that apply) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) Saturation(A3) _Salt Crust(B1 l) _Drainage Patterns(B10) Water Marks(B1) _Aquatic Invertebrates(B13) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial Imagery(C9) _Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) X_Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(133) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(137) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMISON DATA FORM—Western Mountains,Oeys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-6,wet,W-2 N of berm,west of SP-5 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE%,SW''A Sec 35,T1 S,R5E _ Landform(hillslope,terrace,etc.): wetland swale Local relief(concave,convex,none): swale Slope(%)5%_ Subregion(LLR): E Lat:"45.70330 Long:-111.07517_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks:W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION—Use scientific names of plants Dominance Testworksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) ° Cover Species? &JU That are OBL,FACW,OR FAC: 2 (A) 1. 2. 3. Total Number of Dominant Species Across All Strata: 3 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15' ) That Are OBL,FACW,OR FAC: 67 (AB) 1. Salix bebbiana 10 yes_ FACW_ 2. Salix hitea 5 yes_ OBL_ 3. 4. Prevalance Index worksheet: 5• Total%Cover of: Multiply bv: 15 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radius_) FACW species x 2= 1.Bromus lnermis 60 yes_ FACU _ FAC species x 3= 2.Carex nebrascensis 15 no_ OBL_ FACU species x 4= 3.Juncus balticus 10 no_ FACW_ UPL species x 5= 4• Column Totals: (A) (B) 5 6• Prevalance Index=B/A= 7. 8. 9. 10. Hyrdophytic Vegetation Indicators: 11 X_ Dominance Test is>50% 85 =Total Cover _ Prevalence Index is<3.0 i0 _ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: )1. Remarks or on a separate sheet) 2 Wetland Non-Vascular Plants' 100 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) /o u Olndicators of hydric soil and wetland hydrology must be present, Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks:Additional species:Carex aquallilis,Carex wriculala,Cornus albs,Equisehim arvense, Phalaris anindinacea,Calamagrostis canadensis,Alopecunis pratensis,Pnmus virginiana Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-6 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type D Loc(D Texture Remarks 1-8 10YR 2/2 100 silt clay loam_ 8-12 10 YR 4/1 85 10 YR 5/6 15 C M clay loam OType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: _Histosol(A1) _Sandy Redox(S5) _2 cm Muck(Al0) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(F1)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) Depleted Below Dark Surface(Al 1) X_Depleted Matrix(173) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral(S 1) _Depleted Dark Surface(F7) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required•check all that aonlv) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) X_Saturation(A3) _Salt Crust(B11) _Drainage Patterns(B10) _Water Marks(B1) _Aquatic Invertebrates(B13) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(C3) X_Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(135) Surface Soil Cracks(136) _Stunted or Stressed Plants(D1)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches):ground surface (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in base of swale 2 to 6 inches deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version • i APPENDIX 8 NRCS SOIL SURVEY Waters of the US Delineation Report— Hoover Way Subdivision Soil Map—Gallatin County Area,Montana ; (Hoover Subdivision-HRDC) d 4N010 48a0E0 4M 4NI10 4NAD 04170 49M 49" eaa 6'@iPN 4$'CI1 N g g R q R g o OI R W 4?PN `—j Q'a7PN 4XM B7Cf0 000 494110 49414D 494170 NQ1D 43QD 49tl8D 4m 3 3 Map Scale:1:1,370 ii pri1te00n A6ndsape(11's 8.S)dleet, N 0 21 40 11 12a t� 0 so 100 2 D 300 Map projedrrn:NPb M=tor Come wordmtm W—%4 Edge tis UrM Zme 12N WMP bSDA Natural Resources Web Soil Survey 5/15/2017 Conservation Service National Cooperative Soil Survey Page 1 of 3 Figure 4.0 Soil map showing depression wetlands on Hoover Way Subdivision parcel. LOCATION MEADOWCREEK MT Established Series Rev. DES-WDB-JCK 05/2013 MEADOWCREEK SERIES The Meadowcreek series consists of very deep, somewhat poorly drained soils that formed in alluvium. They are on flood plains,flood-plain steps, drainageways, and stream terraces. Slopes are 0 to 4 percent. Mean annual precipitation is about 305 mm, and mean annual air temperature is about 6 degrees C. TAXONOMIC CLASS: Fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls TYPICAL PEDON: Meadowcreek loam, cultivated(colors are for dry soil unless otherwise noted). Ap--O to 13 cm; grayish brown(IOYR 5/2) loam,very dark grayish brown(IOYR 3/2)moist; weak fine and medium subangular blocky structure; slightly hard, friable, moderately sticky and slightly plastic; many very fine roots; strongly effervescent; moderately alkaline(pH 8.0); abrupt smooth boundary. (10 to 18 cm thick) Al--13 to 25 cm; grayish brown(IOYR 5/2) loam,very dark grayish brown (IOYR 3/2)moist; weak medium prismatic structure parting to weak fine and medium subangular blocky; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many fine tubular and interstitial pores; strongly effervescent; moderately alkaline(pH 8.0); clear smooth boundary. (8 to 20 cm thick) A2--25 to 38 cm; gray(IOYR 5/1)silt loam, very dark gray(IOYR 3/1)moist; weak medium prismatic structure; slightly hard,friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; slightly alkaline(pH 7.4);clear smooth boundary. (0 to 15 cm thick) Bg1--38 to 69 cm; light brownish gray(10YR 6/2) loam, dark grayish brown(10YR 4/2)moist; few fine distinct brown (7.5YR 5/3)moist redox concentrations; weak coarse prismatic structure; few thin very dark grayish brown(IOYR 3/2) moist, layers of soil; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; neutral (pH 7.0); gradual smooth boundary. (13 to 38 cm thick) Bg2--69 to 79 cm; gray(IOYR 6/1) sandy loam, dark grayish brown(IOYR 4/2)moist; common fine distinct brown(7.5YR 5/4)moist redox concentrations; weak coarse prismatic structure; slightly hard,friable, nonsticky and moderately plastic; common very fine roots; many very fine tubular and interstitial pores; 5 percent gravel; neutral(pH 7.2); clear smooth boundary. (0 to 12 cm thick) 2C--79 to 152 cm; varigated colors, very gravelly sand; single grain; loose, nonsticky and nonplastic; few very fine roots; 55 percent gravel; neutral (pH 7.2). TYPE LOCATION: Lewis and Clark County,Montana; 396 meters south and 610 meters east of the NW corner of sec. 8, T. 10 N., R. 3 W. Latitude is 46 degrees, 30 minutes, 35 seconds; longitude is 112 degrees, 00 minutes, 47 seconds. 0 0 RANGE IN CHARACTERISTICS: Soil temperature- 5.5 to 8.3 degrees C Mollic epipedon thickness-25 to 38 cm Depth to lithologic discontinuity- 50 to 100 cm Depth to seasonal high water table-60 to 100 cm A horizons Hue: IOYR or 2.5Y Value: 4 or 5 dry; 2 or 3 moist Chroma: 1 or 2 Texture: loam, silt loam,clay loam,or silty clay loam with thin strata of sandy loam or sandy clay loam Clay content: 18 to 35 percent Rock fragments: 0 to 15 percent--0 to 10 percent gravel; 0 to 5 percent cobbles Electrical conductivity: 0 to 8 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.6 to 8.4 Bg horizons Hue: IOYR, 2.5Y or 5Y Value: 5 or 6 dry; 3 or 4 moist Chroma: 1, 2, or 3 Texture: loam, sandy loam, sandy clay loam, or silt loam, with some thin strata of fine sandy loam Clay content: 18 to 25 percent Rock fragments: 0 to 5 percent gravel Electrical conductivity: 0 to 4 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.1 to 8.4 2C horizon Texture: sand, coarse sand or loamy sand Clay content: 0 to 10 percent Rock fragments: 35 to 75 percent--35 to 70 percent gravel; 0 to 15 percent cobbles and stones Reaction: pH 6.1 to 8.4 COMPETING SERIES: There are no competing series. GEOGRAPHIC SETTING: Landform -flood plains, flood-plain steps,drainageways,and stream terraces Elevation- 1,067 to 1,890 meters Slope-0 to 4 percent Parent material -alluvium Climate- long, cold winters; moist springs; warm, dry summers Mean annual precipitation-254 to 483 mm Mean annual air temperature-3.9 to 7.2 degrees C Frost-free period - 70 to 130 days GEOGRAPHICALLY ASSOCIATED SOILS: None listed. DRAINAGE AND PERMEABILITY: Somewhat poorly drained; moderate over very rapid permeability. USE AND VEGETATION: Meadowcreek soils are used mainly for irrigated crops. Some small areas are used for rangeland. Potential native vegetation is mainly western wheatgrass, slender wheatgrass,tall reedgrass, basin wildrye, prairie cordgrass, tufted hairgrass, sedges, and forbs. DISTRIBUTION AND EXTENT: Meadowcreek soils are of moderate extent in western Montana. MLRAs-43B,44B, 46, 58A. MLRA SOIL SURVEY REGIONAL OFFICE (MO)RESPONSIBLE: Bozeman, Montana SERIES ESTABLISHED: Choteau-Conrad Area, parts of Teton and Pondera Counties, Montana, 1991; proposed in Lewis and Clark County, Montana, 1979. REMARKS: Diagnostic horizons and features recognized in this pedon are: Mollic epipedon -from 0 to 38 cm(Ap, Al, and A2 horizons) Redox concentrations-38 to 79 cm (Bgl and Bg2 horizons) Lithologic discontinuity-at 79 cm(2C horizon) Particle-size control section-from 25 to 100 cm(A2,Bgl, Bg2, and part of the 2C horizons) Meadowcreek soils have a frigid temperature regime, an ustic moisture regime and an aquic moisture subclass. Redox depletions were not recorded at the type location in 1979.The need for documentation in support of the Fluvaquentic subgroup is recognized and should be investigated. ADDITIONAL DATA: Soil interpretation record -MT0407 National Cooperative Soil Survey U.S.A. APPENDIX C PHOTO LOG Waters of the US Delineation Report— Hoover Way Subdivision Vv � '+ �� dam.`S•i.-�r-vo'� '�'� •t.�� -•-�'��.1, fc�`,per+ " y��Yz ► �y 's' .r � ,.;;a Iv I rr ,�•rr y,ti; l t _�! f, t�� t tir../�� t J•y`• .� •9 :at � "'�'I��• yT�''•�. .• '�7'•rc�,. .w:>Fl. 1�1•, .�:•,.• "fig t _-;��..�,w �'* • i �" w �'y tea', ., �, +� �� z'RR pOv, ��,y��.^ .: ham•. `�� S�Rw\ �-. �•(�;� =Yi \~ Y Iq K' f/ e� �., 1t'� ,•M1T. yy ••• 1 ,fit h'64A,,F�h ° 1. ��.f�� ,A�r`�. d7.t�/� .� �,a�� . ��`'�' � "•'J+,. .`f��ri � �f�� i1�.i•(��. � ��,'{,;h�V'.o, t'�!�( ��' Tr`^,'�r�tx� rl�' .'�•r��b"� � ' 4, :r " '•tt, l \.��•�a5 •, +``yew, ' ;.,.r.`� 'fJ�Q r�}:. f..�� .wb J " � �''1�/'`�•�..,�5'.'. \•,,A Ah I, rYj�ay 4��(„�,;,� �„ ,�•'�,��4�� A. +ir •�'� � �+�� a��+ �Jp �I f� �,��•�'� ., y9i��•��1 ',� ,,,�, ��F � 1 bar., try ,dl Photo 1. The photo is looking at SP-1 near the south edge of W-1,the open water pond constructed for mitigation. � � ►��i• i �.. f .:.ice �`. r �, 7 F,� i.!'Ai�� N�:, ��"' i1+ •vim .... 4,1 ;Z. lit Z y. y •� � 'fp+�Z .. �V(a� tea; •�. Photo 2. The view is looking northwest at SP-2 upslope from SP-1 near the edge of W-1. .yt_.s •�y1aT' ?�S^ .. ��' �.k�� '•-' -may � �~ .�. 1� J �� ,'„�� F�.- � �s± ri i=�, i� p�.��1�� ''rf ';��. P � t b"t-��r �i� � r �, t -�/��•�1+' .� �i� � � ` } s:� ° r,�., �i• ',� a ';yy k'`� I'JU . 'lfJ,r` 71 '{.lxy i,4 CXG , wl• l •`.i�•.,�•,i , O "Y g Y 7p atytf ' loo Al dpj �72 K }' ��rr� Y 1ii �ft�� r'�+'t,.'"�.d'��'"'t` "�'t •"'�t��"�' `��4� � ' .•` r•a . ` ♦ *. .r � yt. � �►�'4#'�`� �. ,l.4 x rat � � fip Photo 3.Photo shows W-1 loo{3ng northwest toward swale extending from open water pond. r r � 4 1 ,� ` � � � '� r � � �.� � � � , �; �� •, , , � 1 �' � � �� i � 4 ` a ` � ,. �. 1 � .�, .i'�. � � a r�'�"� ,) '� �+ � 1� � " � �� ' I Z- � � � 1' ' _ �� r � ,. � �, � � ��. i�� 4,(r ��" - .,fit � � � � �*" � r ,�� / I y � 1 Y r f p ] 1 {�.'� ,.y"� 1 7 � � i ��l a _��:., � _ J � �� r w 1 _ ,. .. �< ♦. r � �- � .}f_ � 1 1 ' � • •• 1 1. 1'1 1 � '. • • • • • 1 • 1 • • 1" • 1' A.I.�.p4�3';yYr Ir��: a,J `tw'� it�'��~��"iM L, Y •a 4��i�'YI�p,��%� � •)��i1 �� I�� •�� rr� .. .� ,/'�•,�i3'1 ..L.•j►: �' mac, i A.up- 1' �eiY'r -,�,+rtnR •I• .`+�J:y./� ,:, r s�4( t' ;:s:' 1 `` :4:� •� yy,, A Y low•, i.' Y. RP .h,�V' t�`\ ,� � �► •y,. f k ri.l� .•��i,'�• NFL s .y, .•M S 1��i .. _ -tom '"► 1 s x Photo 5. The view is looking at SP-3 and SP-4 located on northeast side of W-1 r � „C �ti a A .; � 1 ' � y 1 � ' ',1, ` �• ;� ' .r � '.T~ .. n � � .�lt ' r �� _. G` ��M ,,``/"�.. Kati:\� � �; '<�-k � �.�:�✓, � r f,, / k _ .. _ _ .. � � .. �'�' _ - � `�`.; _ � __ = d _ "�:: � • .. ., � „��" .�� .. �, r - �: -- n 1 � � �� /�, �� „ �� ,� �;��,. �/ ' ter, `� �� ' � � �" ,.-:�Y-.. � 1 1 1 • •• ' � 1 • . '• " S a {yam r 1 • � 1 1 i •1 � �a}� 'T Y� r y+ i3 {I ` f f ti ilfr7 i. s x• r AWN*, ' :t + � `;•� �ti' +rat .. xr_J. f1 ?' � -;q�,,��•�,'�`„� .�' ��' , '1 P' .�'" �� it 't`• ' } {. s :\�. tier! �J �/hG�.:1 nr a.�:w ••, `'y ,►� r� y \ h Appendix D WETLAND EXHIBIT Waters of the US Delineation Report— Hoover Way Subdivision N [N89'18'O1-�J Shoot t of t sec"In pe.9 30 0 30 Seato In Ydte Contow InbrvaL: / foot I. '�: / - -\\ _ /^ Ul g WL/'2 r �'.;.'.'. - •'.'.'.' '_; �' 0.,3769 ACRES (2017) 10 ? HOOVER WAY LK 118443 Sq.Ft $SUBDIVISION GEORGIAM Ito ZM4 A- LEGEND :I r^— " 2017 OEUNEAlEO WEIUNO 1 2003 DEUNEATEO WETLAND 72 2003 2017 t LOCATON ACREAGE ACREAGE ACREAGE A I . _ _ . _ O WL-1 WL 0.2743 0.7828 0.5085 `;` `\, WL-2 0.2142 0.3769 0.1627 qr' - -_ 1 0.7828 ACRES (2017) TOTAL 0.4885 1.1597 0.6712 __ ' - -_ 1 , - - ,r o7. .k - - ' - 8 • ,: h V., \j �z { 139.01 28i'1 - x [589' SARfAN ST. 1\\ Q Draudng Datr 811812017 1 WMAND UMIT E 1 /161004 N • ` I / DifSTTE wLT1AKo Shsot / of T So In/..t 30 0 30ds RISE 15 0 15 Scab In Yst.rw 1 -L,=�'I•_ / / '� Contour Int-d... t loot LOT 11 TI j� L ""RTI �bl a.'Jr nbl �>h v>bl 9 2.003 LEGEND ✓ I J� ti i r SPAN T 2017 DELINEATED WETLANDS ` ` \ LOT •I W I �•� �:I TYPICAL CROSS SECTION I _ _•il I•_� IMPACTED / ` -=-1=!•_-lr i.(-, -I'"•siFy r'T,(i f-f,--ffr-i1'Ii� WETLAND SEBc� --ny 2017 DELINEATED WETLAND TO BE IMPACT WL-z LOT-9 -�r-�-••�1�`I17\-. ��/ r r- ioa ; EQUIVALENT WATER \•� / ` L�_-_j h•--I•y .. i..5 i-.. :- -i I SIZE RISE SPAN AREA WALL WT1Ff. - -� � �.:la h.;;.; I - 700° -J oEORou►MARF uK INCHES INCHES INCHES SO.Ff. INCHES LBS. .\•_.•-•.�•� WEILAND sETaAEx ;7I 4'1 ,1 }_ _Kid :i Jl.I_I• ++ yy 18 13 1f2 22 1.6 2 12 170 18 2812 2.8 3 .�.` _ . .'\. - �-' J i I � - - ��•74 / - l : _ +� - , }� IMPACTED ACREAGE TABLE 445 1`} I I 1 36 26 5/8 43 314 6.4 4 12 600 HOOVER WAY SUBDIVISION T I - �. -_ 11a•545 Sy.FL LOCATION IMPACTED 42 315/t6 St 1I8 8.8 412 690 - - _ �-- _ +-�-•- NON-IMPACTED TOTAL TOTAL FILL 48 36 5812 11.4 5 875 "- `,', ,":`,/// :• _ ,� ;; 2.721♦Ana _ •" ACREAGE ACREAGE ACREAGE (CUBIC YARDS) 54 40 65 14.3 51/2 1065 60 45 73 17.7 6 t305 >' '-/ Ii}_-t�•. -_t- - � / /' WL-1 0.1318 0.6510 0.7828 600.0000 72 54 ea 25.8 7 62 102 3a.s 8 2415 0.3357 0.0412 0.3769 1668.0000Wl-2 77 1 12 s1.7 9 351086 - - - - 4 \ / •- App(TLppEAl 0.0000 108 87118 138 68.0 10 44OU '?_ �_ _ 0.0290 0.0000 0.0000 120 ss 7/8 154 81.8 11 s1oD IMPACT ( �) 132 106112 1683l4 99.1 10 539D _ - _ _- _ .� TOTAL 0.4965 0.6922 1.1597 2268.0000 _ _ CONMON'OPEN •� ` -. �I-1 r" � nb1/ rbl rnbl mb1 lie NOTES: Arch pipe is mer9rlegved with a 1 erld _ SPACE' 3 0^91� a lai.to 5t8r1d8rd Or special str011g1h5 in aCCOrderlCO with `.�•. _ - _O 1. ALL WETLAND SETBACKS ARE POST-DEVELOPMENT ASTM SPOCIFCOtidrls C506.Remble cmal-cis may be used for PIN seelar9. _ - _ AND DO NOT INCLUDE THE IMPACTED WETLAND �•_ AREA _ 4-1 'L..:7`+:I�I_ I \ - ..'f• 2. THE ADDITIONAL IMPACT IS AN OFFSITE CULVERT ARCH CVERT _ _ NEAR BAXTER LANE. IT WAS INCLUDED IN THE 2 UL ` So.00 30,0p >�`i, I•j.�1 1�` y - ~ \ " 2002 WETLAND IMPACT DURING THE ORIGINAL SCALE:NIS _ wEnANO SErBAC9 / 1C •r t--c' BAXTER SQUARE PUD. THE CULVERT HAS AN \ ` IMPACT ACREAGE OF 0.0290 ACRES AND IS1,:- REQUIRED TO BE INCLUDED. •lL/ 1 - NE.AI GRADE WL � � - /��,C , � �, ;.�'Y-_�,•+��i,-;_,�`rr-�1 r--.I:--�,�� .>., �' m,pAcreD Pxl NSTAIL JOINT SEAL AM"IT / [�"�\ I�\ _ _ - - [`•�•_ A"RAPNIi"AOIIJ�AYEtRE00MMMENDA,1DN5 J ! •�j �8 I \°. >� ` \.�'•�_ _.�.- - -•�.:_• -_•- Z O 1 L •>, .1 T 7- If .m2 v \ \I �t �, --••-` /•. J /I Fri jj ,LOT, 12•M \/`\��r � I{ ; �` .��•�,�/- - / / f N I ,2•,.1 1�� , I ►-i-\: SLOPING,BENCHING SEE DUAL 2 - OR O.SART E caMPDRS To osJu IECIAA710N5 } aAu 116TA11 TENSAN TRMX TX180 CEDf:RD 1lI�i 11 I( -�- •� `•�- _ _ - TYPE 1 PIPE BEDO.0 Iy (011 APPRUVm MUAL)PER T - r A ,• - - -� ` - PACED INIEn MAX WMIFACTURIER'S RE DOESENDATK NS I I ^�.t LIFTS sl ETsrwTIDMs I 1I I LOT'4 ' ' C/^ O SEE OETAL 2 SEE OETK 2 I _ 7•' ) `'- 3 TYPICAL ARCH CULVERT INSTALLATION y Lov �\ 50.00 R.O.W. "'t s.00 a.30 31.00 TBC TO IBC 8 .50 s.00 \I 1 �, 1 r I__y'J//✓l ' �� r� [...1 13.50-II-13.50 ,� \.o7Z 4>r 468-SF�� I1} rT� Q•+ `� / 1- s<aPE v 22 SLOPE 3x I 3x(m.) 2X IsTdPE vAraEs,, b m�1 v n\1 \ I T /\ EXTEND EASE AND SUBBASE 9• 8000 a4lx OF uXm TTYP.) J PARTAIN 3•BrRMNOUS ASPHALT SURFACE COURSE(TYP)CONCREM CURB- coo N SARTA ST� a•CRUSHED ORAVEL BASE COURSEMA(1-4 1ES) •_'J" 'At � a „ a�-a a a Drumming DOW 10/25/2017 a� 9.ORAVEL SUBBASE(a•1lIE15) COMPACTED SUBCRADE 4 TYPICAL STREET SECTION 1 WMAND EXFM E 2 Q SCALE:1•_30. #161004 Hoover Way Preliminary Traffic Report Bozeman,Montana Hoover Way Residential Development Preliminary Traffic Report Bozeman, Montana A. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from a proposed 2.7- acre residential development located north of Baxter Lane in Bozeman, Montana. The study area selected for this project includes Baxter Lane between Davis Lane and North 19th Avenue. This traffic report is preliminary and is based on available data only. B. EXISTING CONDITIONS The proposed development property currently consists of a 2.7-acre parcel of undeveloped land located north of Sartain Street and west of Thomas Drive (North 27th Avenue). The site is located north of the Baxter Square subdivision. Adjacent Roadways Baxter Lane is an east/west minor arterial route that extends across the northern section of Bozeman. The road provides access to a variety of commercial and residential areas. The road has a varying cross-section with a mix of urban and rural road designs, bike lanes, and some on-street parking. The posted speed limit is 40 MPH. Traffic data available from the Montana DOT indicates that the road currently carries 9,400 VPD west of North 19th Avenue. Davis Lane is a north/south minor arterial route that extends through the western section of Bozeman. North of Baxter Lane the road has a rural cross-section and a 35 MPH speed limit. South of Baxter Lane Davis Lane has been improved to include a divided five-lane urban cross section. The intersection of Baxter Lane and Davis Lane is currently a four-way STOP controlled intersection. Traffic data available from the Montana DOT indicates that the road currently carries 5,200 VPD north of Baxter Lane and 5,800 VPD south of Baxter Lane. Thomas Drive/North 2711 Avenue is a north/south collector route that provides access to the residential and commercial areas west of north 19th Avenue. Between Sartain Street and Baxter Lane, half of the road has been improved to City of Bozeman standards for divided collector roadways. South of Baxter Lane the road has been completed with full center medians and bike lanes. Existing Level of Service Based on the City of Bozeman Subdivision Regulations,the developers must study all effected Abelin Traffic Services 1 March, 2017 • • Hoover Way Preliminary Traffic Report Bozeman, Montana intersections within '/z mile of the proposed development, which includes the intersections of Baxter Lane with Davis Lane,Thomas Drive,and 19th Avenue. Abelin Traffic Services(ATS) obtained traffic data from the 2016 Bozeman TMP. The data includes the existing Level of Service(LOS)calculations and peak-hour intersection volumes at Baxter Lane/Davis Lane and Baxter Lane/North 19th Avenue collected in 2015. Table 1 shows the existing LOS for the AM and PM peak hours at the study intersections without the traffic from the proposed development. The table shows that the intersection of Baxter Lane & Davis Lane is currently operating at LOS F & D during the peak hours. The only way to correct this issue would be with the installation of a traffic signal or roundabout. The intersection of Baxter Lane with North 19th Avenue is currently operating within acceptable limits and has additional reserve capacity. Table 1 -2015 Level of Service Summary* AM Peak Hour PM Peak Hour Intersection Delay Sec. LOS Dela Sec. LOS Baxter Lane & Davis 54.6 F 24.0 C Lane Baxter Lane & North 19th 32.8 D 24.5 C Avenue *Source: 2016 Bozeman TMP C. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 2.7 acres of land located north of Sartain Street which would be developed into an affordable housing residential development. The property would include four single family homes and 24 townhouse units on separated lots. Access to the Hoover Way residential development would be provided by a connection through Sartain Street to Thomas Drive. It is likely that some traffic from the.Hoover Way development will use Buchrake Avenue to the south to access Baxter Lane. However, for the purposes of this study is was assumed that all traffic from the development will use Thomas Drive. It is anticipated that the project would begin construction in the fall of 2017 with full build-out by 2018. D. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed developments using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Ninth Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle "trip" is defined as any trip that either begins or ends at the development site. ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning and evening peak hours. According to the ITE trip generation rates, at full build-out the development would produce 14 AM peak hour trips, 16 PM peak hour trips, and 177 daily trips. See Table 2 for detailed trip generation information. Abelin Traffic Services 2 March, 2017 • Hoover Way Preliminary Traffic Report Bozeman, Montana Table 2 - Trip Generation Rates AM Peak Total AM PM Peak Total PM Hour Trip Peak Hour Trip Peak Weekday Total Ends per Hour Trip Ends per Hour Trip Trip Ends Weekday Land Use Units Unit Ends Unit Ends per Unit Trip Ends Townhouse 24 0.44 11 0.52 12 5.81 139 Single Family 4 0.75 3 1 4 9.52 38 28 14 16 177 E. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivisions was based upon the existing ADT volumes along the adjacent roadways and peak-hour intersection turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 1. Figure 1 —Trip Distribution 2% > g% � Hoover Way o r' N Development v t o O c z r 30% ~ 20% Baxter Lane 8% 20% 12% F. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Projected Level of Service The Hoover Way residential development will produce relatively low traffic volumes compared to the existing traffic volumes in this area. Based on the current traffic volumes within the study area it is estimated that the Hoover Way development will increase traffic volumes at the adjacent intersections by only 0.2%to 0.4%. This increase in traffic volumes will not impact the operations of these intersections in any way. It should be noted that there is currently no traffic volume information for the intersection of Thomas Drive and Baxter Lane, which would likely see a slightly higher proportionate increase in traffic volumes with the Hoover Way development. It is Abelin Traffic Services 3 March, 2017 Hoover Way Preliminary Traffic Report Bozeman, Montana not expected that the traffic from the Hoover Way development will have a major impact at this location, but it may be of value to document the existing traffic conditions at this location and determine if any existing capacity related issues may exist. Traffic volumes at the intersection of Buchrake Avenue with Baxter Lane could be reviewed if requested by the City. The existing capacity and LOS problem at the intersection of Baxter Lane and Davis Lane will be address by City. of Bozeman project CTSM-12 which includes the installation of a traffic signal and related intersection geometric improvements. Future Level of Service The Bozeman TMP projects high levels of growth in this area over the next 25 years and recommends a variety of roadway improvements to address roadway capacity needs. The TMP indicates that traffic volumes on Baxter Lane will increase to 16,000 VPD by 2040. Traffic volumes on Davis Lane will increase to 5,000 VPD and volumes on 271h Avenue will increase to 4,000 VPD. In order to address these increases in traffic the TMP recommends improving Davis Street north of Baxter to a five-lane minor arterial cross-section (MSN-11), improving North 271h Avenue to a three-lane collector north of Baxter Lane (MSN-7), and improving Baxter lane to a three-lane arterial roadway west of north 19'h avenue (MSN-40). It is not known when these planned road improvements will be implemented. These improvements will improve roadway operations throughout this section of Bozeman through 2040. It is likely that the intersection of North 271h Avenue with Baxter Lane will eventually require higher levels of traffic control, but this improvement will be tied to the future development within this area. It would be of value to evaluate the existing traffic volumes along North 271h Avenue (Thomas Drive) to determine when this section of road may require expansion to the recommended three-lane collector design. Abelin Traffic Services 4 March, 2017 IC K-MI Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com August 18, 2017 Dr. Craig Woolard, P.E. City of Bozeman Engineering Department 20 E. Olive Bozeman, MT 59718 RE: Hoover Way Subdivision - Waiver Request—Intersection Level of Service Dear Mr. Woolard: A waiver is requested from Bozeman Municipal Code (BMC) Section 38.24.060.B.4 for the Baxter Lane and Davis Lane intersection for the Hoover Way affordable housing subdivision. The referenced code section requires that all intersections with arterial and collector streets operate at a minimum level of service (LOS) "C" for the design period of the development, which is a minimum of 15 years following application approval. This intersection is currently operating at a LOS of "F" for the AM Peak Hour and LOS of "D" for the PM Peak Hour conditions. The above-referenced section allows the review authority to grant a waiver from a LOS of less than"C" if it is determined that: 1. Granting of a waiver from the level of service for the intersection would not be contrary to public health and safety and is in the public interest. The proposed development will have minimal effects to this intersection. The subject intersection is currently a 4-way stop and is scheduled to be improved to reduce traffic delays at the intersection. 2. Improvements to the intersection to raise the overall level of service to a "C" or better are currently scheduled for commencement of construction within three years as shown on the most recently adopted transportation capital improvement plan. This intersection is on the Capital Improvement Plan and is scheduled for fiscal year 2020. 3. All right-of-way necessary for the required intersection improvements have been obtained by the City or the Montana Department of Transportation. All right-of-way and right-of-way easements necessary for the required intersection improvements have been obtained. Civil/Structural Engineering and Surveying 4. The commission has approved a financing plan for the intersection improvements. It is our understanding that the commission has approved a financing plan for these intersection improvements. If you require any further information, please give me a call. Sincerely, Matt Hausauer, P.E. CC: Shawn Kohtz, P.E. Chris Saunders G:\C&H\16\161004\TRAFFIC\WAIVER REQUEST-INTERSECTION LOS.DOC Civil/Structural Engineering and Surveying •I 1 Renewable Technologies, Incorporated 511\Metals Dank Building Butte,\Montana 59701 (406)782-0494 Pax:(406)782-3064 January 21, 2004 C &H Engineering and Surveying, Inc. 2415 West Main Street, Suite 1 Bozeman,Montana 59718 Reference: Cultural resource inventory of the Baxter Square Subdivision, Gallatin.Courity, Montana To Whom It May Concern: This letter constitutes the Renewable Technologies, Inc. (RTI) report describing the above- referenced project. Plans have been prepared to develop a residential subdivision on an approximate 18-acre site just to the northwest of the City of Bozeman. The subject property is bounded by Baxter Lane to the south and is west of Thomas Drive. It is located in the southwest quarter of Section 35, Town8hip 1 South,Range 5 East. A site map of the locatiori is attached (Figure 1,page 4). As part of the PUD application process associated with this proposed development,a "professional cultural resource inventory of the site" was required to be completed. C&H Engineering and Surveying contracted with RTI to conduct such an inventory, and the site was investigated by RTI staff professional Mark Hufstetler on October 11 and 12, 2003,with a follow-up visit on January 20,2004. Meth iodology and resulits The project area is on nearly-level rural land in the east-central portion of the Gallatin Valley, about a mule southwest of the East Gallatin River. The average elevation of the parcel is about 4,725 feet. The immediate vicinity of the site has seen primarily agricultural use since the 1860s, but urban development is now encroaching into the area. Land both east and west of the property is now occupied by non-historic residential development, and other parcels in the immediate area are also being subdivided. Two overview photographs of the site are attached (Figures 2 and 3, page 5). Although the land is not currently under cultivation, the appearance of the ground indicates that it has been repeatedly plowed over the years. The property is currently vegetated with native and Historic Preservation Consithing: History, Architecture, and Archaeology non-native shortgrasses; small clumps of non-native shrubs also exist in the northern half of the site. Using a map provided by C&H Engineering as a guide, RTI conducted an intensive-level pedestrian inventory of the subject property in October 2003. The perimeter of the property was first examined; a series of east-west transects were then completed, with a transect interval of no more than 15 meters. Visibility in the survey area varied, but averaged about 20%,primarily due to dense grass cover. To compensate for this, scattered areas with higher visibility were inspected more closely. The occupied residential lot located at the southwest corner of the subdivision was not inventoried; the buildings on that parcel are all clearly of recent origin, however. No prehistoric sites were located during the inventory. One historic archaeological site was identified, however: the berm of an abandoned railway grade running in a rough east-west direction across the northern portion of the property (Figure 3). Shallow drainage ditches parallel the berm on both sides; it appears that the berm was created from the material excavated to form the ditches. The segment of railway grade traversing the site is approximately 800 feet long, and the average width of the ground disturbance is about 30 feet. No surface artifacts or other features were located on the berm or adjoining areas. Sire 24GA999: Northern Pacific Railway "Low Line" The railway grade was found to be short segment of previously-recorded site 24GA999 -- the former Northern Pacific Railway's alternate main line across the Gallatin Valley, a route known informally as the "Low Line." The "Low Line" was constructed to provide a low-gradient alternative to the railway's original, primary route across the Gallatin Valley. The original Northern Pacific line through the area—part of a St. Paul-Puget Sound main line completed in 1883—crossed the Gallatin Valley with a nearly-straight southeast-northwest alignment between Logan and Bozeman. Eastbound, this line required long gradients of between 0.5 and 1.0 percent, a moderately difficult climb for steam locomotives pulling heavy trains. In the early twentieth century, the Northern Pacific invested in extensive improvements to its primary routes, to increase track capacity and ease traffic bottlenecks. One of the last such projects was completed in 1919: an alternative route known as the "Low Line" between Logan and Bozeman, intended for use by eastbound through freight trains. The Low Line was a 33.3 mile long, S-shaped route across the valley floor, crossing the original main line at an interlocking 2.2 miles east of Belgrade. Between Logan and Bozeman, the new trackage was 9.7 miles longer than the original line,making possible a gentler grade. The Low Line featured a steady 0.4 percent grade, compensated (reduced) on curves. The Low Line remained an important component of the Northern Pacific's transcontinental route as long as steam locomotives continued to pull freight trains. The decade following World War II, however, saw the emergence of the diesel-electric locomotive as the preferred motive power for American railroads. Among the advantages of the diesel was its greater efficiency in pulling heavy trains on uphill grades, such as those on the Northern Pacific's original line through the Gallatin Valley. By the late 1970s, the Northern Pacific had replaced all its steam locomotives with diesel-electric power. This obviated most of the need for the Low Line, and use of the route ended in December 1956. By the end of the following year, the line had been completely dismantled. Results and Evaluation Several previous inventories have determined that, overall, the grade of the Northern Pacific Low Line(site 24GA999) is historically significant as a representation of the extensive improvements the railroad made to its physical plant in the early twentieth century. The observed segment of the former rail right of-way still retains much of its railway character. While the track is gone, the subgrade rises distinctly above the surrounding land. The flanking borrow pits and right-of-way fences further convey original railway design and use. The integrity of this surveyed segment,however,has been greatly diminished by the fact that modern development to both the east and west has destroyed portions of the grade,leaving only a relatively short length of intact grade at this location. While the observed segment of site 24GA999 contributes to the overall significance of the site,longer stretches of undisturbed right- of-way—more visually characteristic -- still survive in numerous other locations along the Low Line route. The possible loss of this segment will not destroy the eligibility of the site as a whole. Summary RTI conducted a cultural resources inventory for a proposed development in Section 35, Township 1 South, Range 5 East. Only one cultural site was found in the area, an abandoned railroad grade that had been previously recorded as site 24GA999. The proposed development will result in the removal of a small segment of the grade associated with this site, but the resulting impact will not impact the eligibility of site 24GA999 as a whole. No further cultural resource work is recommended. Thank you for giving us the opportunity to provide this report. If there are any questions about its contents, please call me at(406)782-0494. Sincerely, Mark Hufstetler Historian File: 03-013 AT . :' Site 24GA999 34 j Northern Pacific Railway"Low Line" 470 l / '~ •t 4725 T I . — ,: 7,1 1 , f Pro'ect Area ` t •� 1' •! •I I / r I J� T"lleN PIZ ► I 4768ATOF I , 47e�.. BAXTER SQUARE n ProjectArea SUBDIVISION N -� Y GALLATIN COUNTY U.S.G.S.: Bozeman,MT(1987) Section 35,T1S R5E Figure 1. Location map of the project area. Buxter Square Subdivision page 4 t ti�'..r;"..rr.�,[�-rr:�'-'-e t t > f t° d '.•.'� s •.. 4 �` �'.^-.,� '..`s r� �i 1`L zm�. �', t �..rt� �• r i f •1 � e-� t�y � y2� f >,-..5.�.`*� a t,nif � 4'^1 ,fir: nt,,.�.'�..n i*:. •1. .K+,, .+�'.'^'w„ .r +7 ii��' 'rr i b � t �.t�'Y'",Ra - �t�'�A�� R *N. AC�•)'r�' t�ri { ��i��; + ��Ct�r �t■i�'��; ` Y�� .tS4„r�„raw�.'t y� y.}''��a a-Trs �r 5"��it�i Rr�Fyr i s,�yt�y � ; i� _ ��r a r1 1 ?�� nP #� �.r ?�4fi�•�f1Y•y+(n�y�,��t,,�.�# �, �("�"� � + ,S tt}"x'� �'j _fT� ;�.. {�� +.�..• `t�� I: ��n��St riy��>�3�:�'a`�'��"',+:�h; �. p ,µsr; _• - •, � �rr• � � �Jti �_� Figure 2. Baxter Square Subdivision site from Baxter Lane. View to north. �x.� 'cx 5 'i` r ,• . .r"',� ry'^S` • � •� •Cr�7'i :,r�i.+ " 6r '} ..• "i t j C,, '+^s zwl t C ,�.'sa t1r...(-; 6 {•'f�,�'��77ertt..S. �..y<�h'�t�� r `�,i 27 zt.t r �"y.1C - it 'XS .�. }} +•�ry`t]��r 4-,)>� a�,-a,_.Yh•:>r'�`y,}r .t:t,x ..�< +�. :e �� r ��*� - C� ��r ��.a..�yi 1 'ray+rw --rwu' . A�fr.. �>,, ' S i' s.��. .i h,.. .•H +� r1r.µ ., i «�.e.i.. Mel��••:'4.1� 1:, �: � -' , "'� '�_•�..,��,3.`�k{�._ - .i� Mi •'•fir. .�Y'�'�r,: Figure 3. Portion of former Northern Pacific Railway grade(24GA999). View to west-northwest. B{ater Square Subdivision page #3E{ eft• OAS t7t • .F� 'i l.e6y •��., of 1� �.t {'$.h 1 .,fie - � ajr 7•' X +' i"F('fir.. �'iG ..,:-♦ +.,1��EiJYJ,, y .{ + •-`��:� 1�� _�;' � o Y.' _fib �� ate'+��. *'f � � - ��._Y• � � .r�., ,�!`'"'•+/^, I '� ` Hoover • Subdivision Housing24 Lot Affordable Project ApplicationPreliminary Plat November 2017 1 -NOV 19 2017 1 ICRIH21 is inurinsih TABLE OF CONTENTS 1. Application(Al Development Review Application, PP Subdivision Preliminary Plat, PP1 Preliminary Plat Checklist,and SVAR Subdivision Variance) 2. Project Narrative,Variance Request, and Response to DRC Comments 3. Affordable Housing Plan 4. Preliminary Plat Supplements Required for All Subdivisions a) Adjoining Property Owners List and Certificate b) Vicinity Map c) Preliminary Plat Map d) Subdivision Phasing Exhibit e) Noxious Weed Management and Revegetation Plan f) Preliminary Platting Certificate g) Bylaws and Covenants 5. Additional Subdivision Preliminary Plat Supplements a) Surface Water b) Floodplains c) Groundwater d) Geology-Soils-Slopes (Waived) e) Vegetation (Waived) f) Wildlife (Waived) g) Historical Features (Waived) h) Agriculture (Waived) i) Agricultural Water User Facilities (Waived) j) Water and Sewer k) Stormwater Management 1) Streets, Roads, and Alleys m) Utilities n) Educational Facilities o) Land Use p) Parks and Recreation Facilities q) Neighborhood Center Plan (Waived) r) Lighting Plan (Waived) s) Affordable Housing t) Miscellaneous (Waived) u) Stormwater Management Permit Application 6. Appendices A. Design Report—Water and Sewer System B. Design Report—Stormwater Management C. Design Report—Geotechnical D. Service Provision Response Letters E. Wetland Letter and Delineation Report F. Traffic Letter and Report G. Landscape Plan r Its, 1 F � � l' i s � . ;� ",i i �. �] ,� ri '� �� a�� I1 I� i. i BOZ E MA t6 Community Development Al DEVELOPMENT REVIEW APPLICATION 1. PROJECT Development Name: Hoover Way Major Subdivision Description: Major PUD Subdivision creating 24 affordable housing residential lots 2. PROPERTY OWNER Name: Human Resources Development Council of District IX(Contact-Heather Grenier) Full Address: 32 S. Tracy Ave., Bozeman, MT 597154659 Phone: (406) 585-4840 Email: hgrenier@hrdc9.org 3. APPLICANT Name: Same as Property Owner Full Address: Phone: Email: 4. REPRESENTATIVE Name: Intrinsik Architecture(Primary Contact: Heather Davis)&C&H Engineering and Surveying(Engineer) Full Address: 111 N Tracy Avenue, Bozeman, MT 59715/ 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 406-582-8988 Email: hdavis@intrinsikarchitecture.com & mhausauer@chengineers.com S. PROPERTY Full Street Address: Sartain Street and Hoover Way Full Legal Description: S35,T01 S, R05 E,ACRES 2.725, E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH 1 &2 Current Zoning: R-3 Current Use: Vacant Community Plan Designation: Residential Development Review Application Al Page 1 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications • • Overlay ❑ Neighborhood Conservation ❑ Entryway Corridor None District: Urban Renewal ❑ Downtown ❑ North 7th Avenue ❑ Northeast ❑■ None District: 6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17,24 AND 26) Gross Area: Acres: 2.7214 Square Feet: 118,545 Net Area: Acres: 1.7863 Square Feet:77,809 Dwelling Units: 24 Residential lots Nonresidential Gross Building Square Feet: N/A 7.APPLICATION TYPES -71 Check all that apply, use noted forms. Form Form ❑ 1. Pre-application Consultation None ❑ 17. Informal Review INF ❑ 2. Master Site Plan MSP ❑ 18. Zoning Deviation None ❑ 3. Site Plan SIP ❑■ 19. Zoning or Subdivision Z/SVAR Variance ❑4. Subdivision pre-application PA ❑ 20. Conditional Use Permit CUP ■❑ S. Subdivision preliminary plat PP ❑ 21. Special Temporary Use STUP Permit ❑6. Subdivision final plat FP ❑ 22. Comprehensive Sign Plan CSP ❑ 7. Subdivision exemption SE ❑ 23. Regulated Activities in RW Wetlands ❑8. Condominium Review CR ❑ 24. Zone Map Amendment (non ZMA Annexation) ❑9. PUD concept plan PUDC ❑ 25. UDC Text Amendment ZTA [110. PUD preliminary plan PUDP ❑ 26. Growth Policy Amendment GPA ❑ 11. PUD final plan PUDFP ❑ 27. Modification/Plan MOD Amendment ❑ 12. Annexation and Initial Zoning ANNX ❑ 28. Extension of Approved Plan EXT ❑ 13.Administrative Interpretation 'AIA ❑ 29. Reasonable Accommodation RA Appeal ❑ 14. Administrative Project Decision APA ❑ 30. Other: Appeal ❑ 15. Commercial Nonresidential COA CCOA ❑1 6. Historic Neighborhood NCOA Conservation Overlay COA 8. APPLICATION FEES AND MATERIALS A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an estimate. Development Review Application Al Page 2 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: I Presentation of submitted plans and specifications • 0 B. Application materials shall be submitted for each application as shown in the specific guidance and checklists that is provided for each application type. A common development review application form and common notice materials may be provided for an application that includes more than one application type. All other application materials shall be submitted for each individual application type per the project guidance and checklists. 9. CERTIFICATIONS AND SIGNATURES This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative's access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certification of Completion and Compliance - I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan - I acknowledge that construction not in compliance with the approved final plan may result in delays of occupancy or costs to correct noncompliance. Applicant Signature: Printed Name: V� GIB1� � L Owner , Signature: Printed Name: Owner Signature Printed Name: If signing as a corporation, please provide the title and position of the individual signing on behalf of the corporation. Attach separate sheets for additional owner signatures. CONTACT US - ^ Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582.2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Development Review Application Al Page 3 of 3 Revision Date 0 1-04-16 Required Forms: I Varies by project type Reconunended Forms: I Presentation of submitted plans and specifications BOZ E MA MT Community PP u ty Development SUBDIVISION PRELIMINARY PLAT REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8'h x 11 or 81h x 14 sets ll Complete and signed development review application form Al. ❑✓ Plan sets that include all required items listed on the subdivision preliminary plat checklist form PP1. Standard application sets required 2 sets that include full size 24 x 1 set that include 11 x 17 inch plan sizes: 36 inch plans plans ❑✓ 2-digital versions of all materials (JPEG or PDF) on separate CD-ROMs or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. All plans must be drawn to scale on paper not smaller than 81h x 11 inches or larger than 24 x 36 Notes: inches.The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS ] ❑✓ Completed and signed property adjoiners certificate form N1 and materials. STATISTICS 1. Subdivision Type: ❑ First Minor Subdivision from a Tract of Record ❑ First Minor Subdivision from a Tract of Record with variance ❑ Second or Subsequent Minor Subdivision from a Tract of Record ✓❑ First Major Subdivision 2. Total Number or Lots: 27 3. Lots by Proposed Uses: 27 0 Residential, single household City Park Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial 24 Townhouse Industrial 3 Common Open Space Restricted Development Other: Preliminary Plat Required Materials PP Page 1 of 2 Revision Date 1-05-16 Required Forms: Al, PP1, N1, SVAR(if variance) Recommended Forms: Required Forms: { Cp�WlWljYL- APPLICATION FEE ❑✓ Base fee $1,831 Minor or $ 2,914 Major Plus $74 per lot Plus $6.50 noticing fee per each physically contiguous (touching) property owner CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Fee Calculations: Base Fee = $2,914 Per Lot (24 x $74) = $1,776 Noticing 4 x $6.50 = $26 Total fee = $4,716 Preliminary Plat Required Materials PP Page 2 of 2 Revision Date 1-05-16 Required Forms: Al,PP1, N1, SVAR (if variance) Recommended Forms: Required Forms: BOZ E MA MT CommunityDevelopment • P PP1 SUBDIVISON PRELIMINARY PLAT CHECKLIST GENERAL INFORMATION The preliminary plat submittal must include the following information. Please refer to Section 38.41.040, BMC for the specific requirements for each item. 1. All information required with the pre-application plan, as outlined in Section 38.41.030 (Subdivision Pre-application Plan), BMC. See checklist PA1. 2. 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. 3. 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 highways. 4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. S. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse shall be given. 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. 7. If the improvements required are to be completed in phases after the final plat is filed, the approximate area of each phase shall be shown on the plat. 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater. 9. List of waivers granted,from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the pre-application process. 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC. 11. All appropriate certificates (refer to Chapter 38.06, BMC). 12. All preliminary plat supplements required for all subdivisions: Preliminary Plat Supplements Required for All Subdivisions A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads B. Map of entire subdivision on either an 81h-inch x 11-inch, 81h-inch x 14-inch, or 11-inch x 17-inch sheet C. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal Procedures), BMC. See checklist SVAR D. Covenants, Restrictions and Articles of Incorporation for the Property Owners' Association E. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of way or driveways intersect State, County, or City highways, streets or roads F. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary Preliminary Plat Checklist PP1 Page 1 of 2 Revision Date 1-05-16 Required Forms: Al, N1, PP, SVAR(if variance) Recommended Forms: I Required Forms: 0 0 G. A draft of such other appropriate certificates H. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private I. Profile sheets for street grades greater than 5 percent J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds L. A preliminary platting certificate prepared by a Montana title company 13. All preliminary plat supplements not waived at pre-application review by the Development Review Committee. Please refer to Section 38.41.060, BMC for the specific requirements for each item. Additional Subdivision Preliminary Plat Supplements Waived A. Surface water ❑ B. Floodplains ❑ C. Groundwater ❑ D. Geology, soils and slope ❑✓ E. Vegetation ❑✓ F. Wildlife ❑✓ G. Historical features ❑✓ H. Agriculture ❑✓ I. Agriculture water user facilities ❑✓ J. Water and sewer ❑ K. Stormwater management ❑ L. Streets, roads and alleys ❑ M. Utilities ❑ N. Educational facilities ❑ 0. Land use ❑ P Parks and recreation facilities ❑ Q. Neighborhood center plan ✓❑ R. Lighting plan ❑✓ S. Affordable Housing ❑ T. Miscellaneous ❑✓ - - - --- - — CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 1-05-16 Required Forms: Al, N1, PP,SVAR(if variance) Recommended Forms: Required Forms: BOZ E MAIO MT m Co munity Development SVAR SUBDIVISION VARIANCE REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8Y2 x 11 or 81h x 14 sets ❑� Complete and signed development review application form Al. ❑ Plan sets that include all subdivision variance checklist items below unless otherwise provided in another application type. Standard application sets required 2 sets that include full size 24 x 1 set that include 11 x 17 inch plans plan sizes: 36 inch plans ❑✓ 2-digital versions of all materials (JPEG or PDF) on separate CD-ROM's or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. All plans must be drawn to scale on paper not smaller than 81h x 11 inches or larger than 24 x 36 inches. Notes: The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used,they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS 0 Completed and signed property adjoiners certificate form N1 and materials. APPLICATION FEE ❑ Base fee $1,816 Additional application fees may apply if concurrent with preliminary plat application.Application types and fees are cumulative. SUBDIVISION VARIANCE CHECKLIST 1. Bozeman Municipal Code Section proposed for variance: 2. Project Narrative providing a clear description of the variance requested and the reasons for the request and including detailed responses to the following: a. Response to the requirement that the variance will not be detrimental to the public health, safety or general welfare, or be injurious to other adjoining properties; b. Response to the requirement that because of the particular physical surroundings, shape or topographical conditions of the specific property involved,an undue hardship to the owner would result if strict interpretation of this chapter is enforced; c. Response to the requirement that the variance will not cause a substantial increase in public cost; and d. Response to the requirement that the variance will not, in any manner, place the subdivision in nonconformance with any other provision of this chapter (Chapter 38, BMC) or with the city's growth policy. 3. Location/vicinity map, including area within one-half mile of the site. 4. Site plan or plat as applicable with north arrow showing property dimensions subdivision layout, location of utilities, access, pedestrian facilities,and variance location. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 5. Other data or correspondence providing justification or evidence in support of the variance. CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Subdivision Variance Required Materials SVAR Page 1 of 1 Revision Date 1-05-16 Required Forms: Al, N1, and PP and PP1 (if Recommended Forms: Required Forms: subdivision) ' • i ' I y f O'�� n � , HOOVER WAY TOWNHOMES PRELIMINARY PUD AND PRELIMINARY PLAT SUBMITTAL PROJECT NARRATIVE 1) Introduction This Major Subdivision application proposes to subdivide one lot into 24 townhouse lots as well as street right-of-way and three common open space parcels. The project is proposed to be completed in one phase. The property is 2.72 acres (118,S44 SF) and is zoned R-3 (residential medium density district). The intent of the design is to provide a high-quality neighborhood for affordable home ownership while maintaining connectivity and compatibility with the existing neighborhood character. This is a truly unique project in that all 24 units (100 percent of the project) will be affordable in perpetuity as part of a Community Land Trust, meeting City of Bozeman affordability requirements. The property owner and applicant, HRDC, is a local non- profit group with a proven record of providing affordable housing to the City of Bozeman residents. The Hoover Way Subdivision will assist in accomplishing the goals and objectives of the City of Bozeman growth policy, specifically Goal H-3: Encourage an adequate supply of affordable housing and land for affordable housing. 2) Project Statistics 1. Location: 2781 Sartain Street 2. Property Owner and Applicant is a local non-profit, HRDC 3. Lot size: 2.72 acres(118,545 SF) 4. R-3 Zoning 5. PUD proposed to provide 24 affordable dwellings with request to allow certain dimensional deviations and additional efforts for wetland preservation a. PUD provided points: 20 i. PUD points generated by project 90 ii. calculated as one point for each percentage of affordable housing units above the 10% minimum required for all developments M. 100%affordable units-10%required affordable units=90%above minimum required affordable units. 90%=90 PUD points iv. Of the 90 points generated by this project 20 will be applied to this project V. The HRDC is interested in working with city staff to identify a system to bank the remaining PUD points to be applied to future projects b. 24 Affordable Townhomes on individual lots—100%affordable dwellings c. Two common open space parcels for underground storm water management d. One 15,841 SF (.36 acre) common open space parcel for wetland preservation e. Park area was provided in existing park parcels with previous PUD—see attached parkland calculation -11 f. Deviations requested are listed below 6. Calculated net residential density= 18.33 units/acre Hoover Way Townhomes—PUD/Subdivision Narrative Page 1 of 13 �,T 1 i � �` �� I!, '�a _ ,�' s �� ec" 7. Standard 60' Right-of-Way Georgia Marie Lane with 31' standard street width 8. Right-of-Way at Hoover Way varies from 50'to 60' due to curvature of park property line, however, maintains standard 31' road width with 5' sidewalk along west side and 6' sidewalk along park frontage as recommended by City Engineering Department. 9. Boulevard plantings long public open spaces and native plantings in wetlands and upland buffers Please refer to the attached application packet for additional details. Figure 1-Hoover Way Property 3) Property History& Existing Conditions The proposed Hoover Way PUD is situated within the previous boundaries of the Baxter Square Subdivision PUD located in the E % of the SW % of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana.The property is currently undeveloped.The surrounding area is zoned R-3 to the south/east (Baxter Square Subdivision), R-4 to the north, and county property zoned AS to the west. Approximately 18.12 acres of property located north of Baxter Lane and west of Thomas Drive in Bozeman was developed as part of the Baxter Square Subdivision Planned Unit Development(PUD) approved in 2003, which included the now developed Baxter Square Phase 1 and Phase 2. The Bozeman City Commission approved Baxter Square Planned Unit Development to be developed in four phases with a total of 116 dwelling units. A major subdivision for Baxter Square Phase 3 (application # P14040) was approved in 2014 and has now been constructed. In reference to the adjacent Phase 3 parcel,the November 2014 staff report states, "The property was originally part of the Baxter Square Planned Unit Development(PUD)approved in 2003. At that time, the subject parcel included the entire horseshoe property around the existing open space and parkland. The PUD planned for a connected and coordinated development around the open space and parkland. The PUD has expired, and the property split was into two lots with different owners."The Hoover Way property was originally designed and platted specifically for the implementation of Baxter Square PUD Phase 4, however, because Baxter Square PUD was not completed in its entirety and has since expired this application is necessary to complte_nrPvigtitly planned development of this p�LC!`1<. A delineation identifying wetlands on the original property was completed in July 2003 as part of the Baxter Square PUD. Vaughn Environmental Services completed an updated wetland delineation on this parcel using the current Corps of Engineers (COE) guidelines in May 2017. HRDC is working with Vaughn Environmental Services to obtain a 404 permit for the project development. Hoover Way Townhomes—PUD/Subdivision Narrative Page 2 of 13 57 4) Affordable Housing The subdivision is proposing to utilize Section 38, Article 43, BMC Affordable Housing. The attached Affordable Housing Plan outlines the project's compliance with Article 43, BMC. Hoover Way's 24 townhomes will be affordable in perpetuity as part of a Community Land Trust which goes far above and beyond the current City requirements. The project is utilizing the following incentives from Article 43: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited building permit review, and reduced parking requirements. The property owner and applicant, HRDC has a proven record of providing affordable housing to the City of Bozeman residents. HRDC is a private, non-profit community action agency, dedicated to strengthening community and advancing the quality of people's lives. HRDC provides over 40 services across seven strategic areas, including affordable housing. HRDC is committed to providing innovative housing solutions across all levels of the housing continuum, from homelessness to homeownership that ensure that every member of our community can afford a place to call home. Previous affordable housing efforts have ranged from the opening of the community's Warming Center, providing 40 beds of emergency shelter, to the development of West Edge Condominiums,which provided 84 units of affordable homeownership housing. Despite these achievements, affordable housing remains a critical need in the Bozeman community. The proposed project expands upon the success of the West Edge condominiums to provide an affordable homeownership opportunity to 24 more households.As the homes will be developed on townhome lots, HRDC proposes placing the lots in a Community Land Trust to guarantee affordability in perpetuity. HRDC has over 20 years of experience in land trust stewardship, having developed Montana's first community land trust, the West Babcock homes. Utilizing the land trust concept will allow HRDC to achieve deeper affordability levels. In addition to the pricing structure, HRDC has the capacity to provide down-payment assistance in the form of silent second mortgages to qualified households. The project will also have owner occupancy requirements and resale restrictions to ensure that the homes remain a community asset in perpetuity. Hoover Way Townhomes—PUD/Subdivision Narrative Page 3 of 13 O✓ 5) Wetlands This property was previously planned with an approved preliminary plat containing 24 townhouse lots and no indication of wetlands setbacks.The property was never formally platted and was abandoned by the previous owner and foreclosed upon by the lender. The HRDC later acquired the property with the goal of developing the previously proposed townhouse development as an affordable housing development. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. During review of the preliminary plat application the applicant was informed that an updated wetland delineation and report would be required and that setbacks which were not identified on the previous preliminary plat are required from connected wetlands. The updated wetland delineation and report revealed that the existing wetlands are connected to Cattail Creek and that setbacks from four wetland areas would affect development of the property. Due to the proximity of these wetland areas and the requirement to adhere to the existing street development pattern (see attached Waters of the US Delineation Report and site plan drawings),the standard 50-foot connected wetland setbacks would render a significant portion of the project site undevelopable. Over the past year the HRDC has been working with the city to identify the best approach to development on this parcel including a preliminary plat application,a variance application (withdrawn), and now a preliminary PUD application. With this preliminary PUD application,the HRDC is requesting a dimensional relaxation (PUD Deviation)from Section 38.23100.A.2.c"Watercourse Setbacks"to allow a reduction in the required 50'setback width from on-site and off-site connected wetlands. The applicant is proposing the 50' setback be reduced in limited areas as shown on the attached site plan (AM) and wetlands setback/buffer exhibit (A1.2).While the overall 50' setback is proposed to be reduced to as little as 30' in limited areas, all areas would respect the usual 30'wide Zone 1 and most areas would respect the usual additional 20' wide Zone 2 (see attached colored site plan exhibit and other submittal materials). These requested dimensional deviations specific to this PUD will allow the Hoover Way Subdivision to more effectively put into action one of the City's highest priorities, affordable housing. The PUD application also includes a request to allow a portion of new gravel trail that does not cross the wetland to be constructed on the existing elevated railroad grade within Zone 1 of the required watercourse/connected wetland setback. This is necessary as an east/west trail connection is required through the project site and is located by the PROST plan on the existing elevated railroad grade which will remain intact within open space lot#3 (see attached colored site plan exhibit and other submittal materials). Preliminary feedback from city staff, city parks staff and DRC members have been supportive of this proposed trail location. It is anticipated that the trail will continu6 to the west along the railroad grade as areas to the west of the project site are developed in the future. Key information for consideration with this PUD wetland setback dimensional relaxation request include: 1. The applicant submitted a concept PUD application on October 5, 2017 and has incorporated feedback from City Staff and Development Review Committee members which is reflected in this preliminary PUD submittal. Hoover Way Townhomes—PUD/Subdivision Narrative Page 4 of 13 � � �'•� �' `�r ��`� /� � � 2. The original 404 permit for the Baxter Square PUD approved in 2003 had authorized filling in the wetlands located on either side of the railroad grade. The HRDC acquired the property with the understanding that the previously approved 2003 delineation and 404 permit would apply to this project and allow them to proceed with filling in ("impacting") the railroad grade wetlands and preserving the mitigation wetland in the park ("park pond"). However, because the permit expired before the wetland impacts were completed,the COE is requiring a new 404 permit. The 2017 delineation also revealed that since 2003 the wetland north of the railroad grade had expanded by 43 percent and the mitigation wetland south of the railroad grade had increased by 64 percent. Increases in the surface water levels are likely the result of an increase in the extent of impervious surfaces and outflow from groundwater drains from adjacent parcels to the south. 3. A portion of the wet meadow that has expanded north of the railroad grade will be impacted (filled) to the west property line, leaving the wetland swale north of the railroad berm on the adjacent property intact. City staff has indicated that a 50-foot setback will also be required from the adjacent offsite wetland, rendering a majority of this area unbuildable. These adjacent wetlands are outside the City's jurisdictional boundary and outside the control of the applicant. Note that the lots on the west side of the parcel are also constrained by existing development to the south, specifically the requirement to align Hoover Way with the portion to the south of Sartain Street while maintaining required public street frontage for the existing park. 4. HRDC is proposing to avoid and minimize impacts to site wetlands (as required by the Corps of Engineers)to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible. Providing a surface water connection between the mitigation pond and the wetland Swale that discharges to Cattail Creek 368 feet west of the project will maintain water quality, structural diversity, and habitat diversity. Impacting/filling wetlands in order to comply with City watercourse setbacks would defeat the purpose of imposing environmental standards meant to protect and benefit surface water resources. The dimensional relaxation is necessary to balance the public's interest in preserving wetlands and providing affordable housing. 5. Because the Baxter Square PUD originally incorporated narrow streets within easements on private lots, Phase 3 to the east was originally designed with a narrow road along the north boundary of the park. With the expiration of the Baxter Square PUD narrow private roads are no longer an option. With this change, Baxter Square Phase 3 to the east has proceeded with a street(Georgia Marie Lane) designed and constructed in a different location than was previously approved and anticipated in former applications. Required street connectivity forces Georgia Marie Lane to align with the newly constructed portion which places lots directly adjacent to the park.These lots are now located between the road and the adjacent wetland pond in the park to the south. Every effort has been made to move these lots as far to the north as is reasonably possible while connecting Georgia Marie Lane and providing full 20' deep rear yards for all dwellings. The applicant is proposing to implement several strategies to provide additional wetland protection in the reduced watercourse setback areas and to offset any reduction in usable outdoor space for residents: 1. Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. Hoover Way Townhomes—PUD/Subdivision Narrative Page 5 of 13 I �h I � 2. Relocation of existing wetland species sod to disturbed areas to expedite soil stabilization—See landscape plans. 3. Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas adjacent to private yard areas. 4. Delineation of wetland areas with wetland boundary signage. See attached draft sign exhibits on sheet A1.3. 5. Additional educational signage providing information on wetland type,wetland species composition,wetland habitat users,and wetland buffers. See attached draft sign exhibits on sheet A1.3. 6. Addition of dog station at park pond to encourage control of dog waste in sensitive areas. See attached draft sign exhibits on sheet A1.3. 7. Incorporation of restrictions dumping of yard waste and application of fertilizers and herbicides in all common parcels. See attached draft of Declaration of Restrictive Covenants. 6) Parkland and Open Space The original Baxter Square PUD constructed parkland for the area within the Hoover Way Subdivision. The final plat for Baxter Square Subdivision Phase 3 includes a parkland calculation tabulation indicating an excess of 0.56 acres of parkland which provides the necessary parkland for this proposed subdivision. No additional parkland dedication is proposed. No cash-in-lieu for parkland is proposed. A parkland calculation table is provided on sheet A 1.0. Open space is provided to each dwelling via a landscaped rear yard. While common open space lots are proposed with this PUD they are not intended to meet the required open space. 7) PUD Requested Deviations The following deviations are anticipated with this Planned Unit Development(PUD). As stated in Section 38.20.030.A.4.a: "...in order to encourage creativity and design excellence that would contribute to the character of the community,deviations from the requirements or the standards of this chapter may be granted by the review authority after considering the recommendations of the applicable review bodies established by this chapter. The following deviations are proposed with this Planned Unit Development: 1. Section 38.08.040.A-Lot Area Required: 2,500 SF Minimum(averaging of lot areas allowed for townhome clusters for affordable housing developments) Proposed:2,350+/-SF average lot size for three unit townhome clusters and 2,300+/-SF average lot size for four unit townhouse clusters. Rationale: • Reducing lot sizes is necessary to maximize wetland buffer widths for certain areas while aligning new roads with existing and future roads. • All lots meet maximum lot coverage requirements. • Building designs incorporate large covered front porch and recessed private back patio areas in an effort to enhance the livability of the units considering the reduced sized lots. • All lots provide full 20'deep rear yards the full width of the lot • Privacy fences will be provided for areas of the rear yards where adjacent to other yards to enhance privacy of the residents. Hoover Way Townhomes—PUD/Subdivision Narrative Page 6 of 13 -- -� !i ��G� L � • Open fences will be provided along open space and park areas to create a more visually open feeling rear yard and allow residents to enjoy views to the open spaces and park areas. 2. Section 38.23.100.A.2.c-Watercourse Setbacks(for"connected"wetlands) Required:50'for wetlands"connected"to a watercourse. Setbacks are to be divided into Zone 1(60% closest to watercourse)and Zone 2(40%farthest from watercourse)as described in Section 38.23.100 with allowed exceptions per Section 38.23.100.2.e. Proposed:The PUD specifically requests a reduction of the required 50'connected wetlands setback to a setback that varies from 50'to a minimum of 30'for on-site and off-site wetlands in certain areas as indicated on the attached colored site plan and the ability to construct a trail in Zone 1 along the existing elevated railroad grade. Rationale: • Although Cattail Creek is located approximately 368 feet away,there is a surface water connection and therefore 50'watercourse/connected wetland setbacks are required. Due to the proximity of four wetland areas,standard 50-foot setbacks would render a significant portion of the project site undevelopable. • Several lot and road configurations have been explored and discussed with city Staff over the past year. As a result of these discussions the total number of buildings/lots have been reduced significantly and buildings have been located strategically to be as far from wetlands as possible. Road alignments have been tailored to the specifics of this site while adhering to required engineering standards to the greatest extent possible. Wetland impacts have also been reduced as much as possible to balance preservation of wetlands and the development of the affordable housing land trust. • An east/west trail connection is required by the PROST plan and is shown on the existing railroad grade,which although elevated,falls within"Zone 1"of the connected wetland setback. In accordance with the PROST Plan it is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. • The HRDC is requesting dimensional deviations from these requirements to allow the Hoover Way Subdivision to put into action one of the City's highest priorities,affordable housing.This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. 3. Section 38.24.020-Street and Road Dedication Required:60' right-of-way for local streets Proposed:50' right-of-way for a small section of Hoover Way adjacent to the public park as indicated on the attached site drawing Rationale: • This project seeks to dedicate a right-of-way for Hoover Way that gradually increases from 50'to 60'. • The portion of reduced right-of-way width is adjacent to the open space/park parcel already owned by the City of Bozeman. • The hardscape elements are proposed to meet the City standards(back of curb to back-of-curb width is 31'and the sidewalk widths are 5'along the lots and 6'along the park). Boulevard sections have been adjusted to move sidewalks as far from wetlands as possible. • The proposed portion of Hoover Way connects to the existing Hoover Way(a narrow private looped street)to the south that was established with a previous PUD. Hoover Way Townhomes—PUD/Subdivision Narrative Page 7 of 13 - - _ _ - ___ a� �c��2 I � i i 4. Section 38.08.050.—Front yard setback reduction Required: 15 foot front yard setback(adjacent to local streets) Proposed: A reduced front yard setback for the single townhouse located on Block 3, Lot.6 to allow for the jog in road R.O.W./property line. Rationale: • The reduced setback is necessary due to irregular street location and right of way configuration which results from efforts to distance development from wetland areas within the park. See attached enlarged site drawing on sheet A1.3. • Effective distance from building to sidewalk and street is the same as other units in the cluster so the requested deviation will not result in a visibly unique condition. S. 38.09.030.H.4.—Special Standards—Vehicle Entrance into Garage Required: 20'from garage entrance to property line Proposed: The single townhouse located on Block 3, Lot 6 is proposed to be 14'from garage entrance to property line. Rationale: • Dimensional deviation is necessary due to irregular street location and right of way configuration which results from alignment of Sartain Street and efforts to distance development from wetland areas within the park to the south. See attached enlarged site drawing on sheet A1.3. • The distance from the garage entrance to the sidewalk edge is the same as all others along this portion of the street due to the atypical boulevard dimensions.This dimensional deviation will not result in a visibly unique condition. See attached enlarged site drawing on sheet A1.3. 6. 38.26.060—Landscaping Performance Standards—(Table 38.26.060-1) Required: 15 points for"Residential PUD non-site-specific open space" Proposed: 15 points total. 10 points are proposed to be provided with standard methods. 5 points are proposed to be provided via an alternate method based on preservation of existing mature vegetation in existing wetlands and re-establishment of transplanted vegetation in disturbed areas. See rationale outlined below and attached landscape drawings. Rationale: • There are three open space parcels within the project boundaries. City staff has indicated that all three open space parcels may'cumulatively' meet the 15 points required. • The 20'wide open space parcels#1 and#2 are occupied by underground storm water treatment systems that do not allow for plantings of deep or shallow rooted trees or shrubs. While boulevards adjacent to these parcels will contain appropriately spaced boulevard trees,the areas within the parcels will not contain trees. The proposed design provides for useable lawn areas with large feature boulders that add visual interest and can be used in all seasons for informal seating and as play features. • Open space parcel#3 is occupied by the existing railroad grade and two wetland areas and the proposed section of trail. This area encompasses a well-developed mature overstory of native trees,shrubs, and grasses that will be maintained and protected to the extent possible. Existing herbaceous sod and Hoover Way Townhomes—PUD/Subdivision Narrative Page 8 of 13 ti I �.�C, r I' �� n� 1 ,��'� , . � �� • 0 non-senescent woody plants from permanently impacted wetland areas will be salvaged and transplanted to disturbed areas that exhibit wetland hydrology. The trail on the historic railroad grade will access a large wetland complex providing the pubic with recreational opportunities that include walking and birding. Signage throughout the open space areas will be used to educate the public on the role wetlands play in a functional watershed,the diversity of plants and animals that inhabit the wetland,and the methods used to preserve the functionality of the wetland. 8) Phasing The applicant intends to develop the entire project including the subdivision, all subdivision improvements, individual buildings,and landscaping as a single project at the same time,however,the applicant would like to have the ability to achieve occupancy for individual buildings as they are completed in succession. As a result the project is being proposed to be completed in 4 phases as described below and shown on the attached phasing plan. Proposed phases will be completed successively,therefore,no master plan or development guidelines associated with future construction of phases are included. See attached phasing exhibit and calculations. . 1. Phase 1—Subdivision and all subdivision improvements in all right of way and open space parcels including finished landscaping as well as buildings 1,2,3&4 and all associated improvements within their associated lot lines including all landscaping,fences, hardscapes,etc. 2. Phase 2- building 5 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 3. Phase 3- building 6 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 4. Phase 4- building 7 and associated improvements within the lot lines including all landscaping,fences, hardscapes,etc. 9) Concurrent Construction The applicant intends to construct the entire project including all dwellings and associated improvements. Because it is likely that subdivision construction will occur during winter months making asphalt paving unavailable for completion of the subdivision roads the applicant is requesting the option for concurrent construction to allow building permits to be issued upon installation of public utilities and the installation of gravel road base. This option is described in Section 38.43.130—Incentives for affordable housing. Discussions with City Staff have indicated that this is an option and that the provisions of Section 38.39.030.D. would also apply. If this option becomes necessary due to project scheduling the applicant is prepared to comply with these requirements. 10) General land use information A. Site conditions: site is currently un-developed land B. Land characteristics:site is comprised of gently sloping land,a raised railroad grade,and wetland areas. There are piles of mixed earth/gravel fill located on the south west portion of the site that will be removed—see attached survey. C. Available Community Facilities within%:mile: post office,church, park,trails D. Utilities: PUD/Subdivision proposes to extend water and sewer mains into project site to serve all lots. Northwestern energy and other private utilities will be provided easements for underground electrical, gas,and communications lines. Hoover Way Townhomes—PUD/Subdivision Narrative Page 9 of 13 • • 11) MAPS— (source: City of Bozeman GIS Mapping) PROJECT LOCATION WITH CURRENT PARCELS AND CITY LIMITS NKM zw,omk.) P _:wpamkl.e > 1 �i)wgmne)a waKw) ) r + AdIPW) faadMn N)%Kk MrM ) + .�la♦MlIMKOIWkL L:lyhuq lMcku ) .J NK♦uI1�K > ..inh ♦ �NWO 1vrK f _ CURRENT ZONING ).tadcRs. 0 1+« + ez o A..+w�a«K C3 ayu+a ) Z."w>kn U cap gmo�nW > .< J MhukOkukn > �;w♦aAwNai. ) ,2 J W46.1-e k dW. ) + f�MAIM Vt. M1. .._ + J Rew.]wit Dftfop b + _))InYI 11K�Yr.0 4Nws . IKMq ukaku > ,)N)OYlMW + J 1.Mn 06.kn _.u0MylllWl[b ) U Nnn)YKK ) L khak ) t Irr. ♦ �� 62 Hoover Way Townhomes—PUD/Subdivision Narrative Page 10 of 13 • • EXISTING/CURRENT LAND USE 0 + wrwrw wiw n�wr �rwiwsro..wr I.w�wossts 1 r uruiunnn + ur>ry ci.w. cwir,nIr wr.W we nwa VWornawl 1 sawn. 1 � w.i sawww wyrww rr.r + wrrr w.rr�w + YNrJ 4Y?w rlwl M17 pikY I 1C IwiMY I wpin w.r f Ii bwr�011111[� ORANG (INDICATES PROJE OCsAlION GREEN—PARKS/0 EN YELLOW= ES D NT AL --- BLU =C UR NEIGHBORHOODS AND ENTRYWAY CORRIDORS M 0 a. + rwp a.rn — Q1ri1i1M�Qw' 1 Mrk tliafl 1 lwM1M I1NIn + r Yryi9CwYw (�Ih llwhiwlN W iwr,ar.�gID'1 OMCwI r�flawW� I W111iw1Yw r!.1r�NMrYM1 I n �rgMMyy�ac.+cdrva,M kY�lni YfdAc<a b�M+Y fc• iw r�rn y�lr.Wn . C.W�MVQw�[d Y1a.R/ Wriwn Owlw Mfxln ■ .=a.�a.++.yeoerm rwcwr :J win rpruruw<. � �rr.ti wgarw.a wu<r.» + we.ie�i sl.er.w ..rr rr. Hoover Way Townhomes—PUD/Subdivision Narrative Page 11 of 13 • • COMMUNITY PLAN FUTURE LAND USE C ' ♦O o,wr , .y Swro.rr ,.rw(mn f r 1 ru a•J � r L ,5� •N''S°f�e r.5{ d` �] hN 4.'>i.rM.wnw-VI � dew s.••.�n �' � + - rw irr,uorortwu4-00 , !• ' PARKS TRAILS AND OPEN SPACE . < 11Mr2MM QF.MQ I r,yMnr rrrr. c # wr..rirr awy*rr, ?4q S,ui �'s• 4 M,4I WAr,UrM, hNMMW , # tw re,.,a awrr - uM+Mawin - rr.r � r far - �1 r 1 ns ■ .wr'M• � I Y� 1 2 op-., C !Iles!! w - -- u.rdrl,.. , f�rwrtll ♦ MIrN tires• My Hoover Way Townhomes—PUD/Subdivision Narrative Page 12 of 13 WATER FEATURES AND WETLANDS(GENERAL MAP—SEE ATTACHED WETLANDS REPORT AND EXHIBITS) . < .,. o + _w n.w > .Car.nm Hoover Way Townhomes—PUD/Subdivision Narrative Page 13 of 13 �ct I • • Subdivision Variance Request The HRDC is requesting a variance from Section 38.24.060.B.4-Level of service standards to allow the Hoover Way Subdivision to put into action one of the City's highest priorities,affordable housing.This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust.The variance specifically requests to defer the construction of the Davis Lane and Baxter Lane intersection improvements until such time when the adequate right-of-way is inevitably obtained and final design is completed by Public Works. The City's most current data from the City of Bozeman Transportation Master Plan, Existing and Projected Conditions Technical Memorandum (May 23,2016)indicates that the intersection of Davis Lane and Baxter Lane currently operates with a Level of Service(LOS)F.The intersection is scheduled for construction in FY 2020 in the City's Transportation Capital Improvement Plan(CIP).Without the variance,the project could not receive final plat approval until the intersection of Baxter Lane and Davis Lane was upgraded,significantly delaying and potentially preventing the creation of 28 affordable homes in perpetuity within the City. For additional background,the Intersection Level of Service Waiver that was approved by the Commission in the Fall of 2016 is not an option in this instance because the right-of-way is not yet secured due to external circumstances. The following is the response to the variance criteria per Section 38.35.070-Subdivision Variance: 1. The granting of the variance will not be detrimental to the public health,safety, or general welfare, or be injurious to other adjoining properties; Delaying the construction of Davis Lane and Baxter Lane intersection improvements will not be detrimental to the public health, safety, or general welfare, or be injurious to other adjoining properties. In fact, more affordable housing options will promote public health, safety and general welfare.The City Commission's findings within the affordable housing ordinance include an understanding that "a lack of affordable housing affects the ability of many residents to find housing which is adequate for their basic housing needs. A lack of adequate housing affects health, social stability, and other issues which can have negative and intergenerational effects".As stated in the growth policy: "Income levels are not keeping up with the cost of housing in the City, and this is having a serious impact on the quality of life of many of many of the City's residents" (Bozeman Community Plan, Page F-10). The Hoover Way subdivision proposes to create a residential lot affordable housing project.The application proposes to subdivide one existing lot to create a total ouse lots,three remaining residential lots.The subdivision will be held by a land trust, supplying affordable housing lots to Bozeman residents in perpetuity. When completed,the Hoover Way project will add a minor amount of new vehicular trips into the City's transportation system, resulting in a negligible impact on the wait time at the Davis/Baxter intersection.The proposed 24 townhouse lots and four R-3 lots should result in a maximum of 28 total dwelling units.According to the ITE trip generation rates,at full build-out the development would produce 14 AM peak hour trips, 16 PM peak hour trips, and 177 daily trips. The Hoover Way residential development will produce relatively low traffic volumes compared to the existing traffic volumes in this area. Based on the current traffic volumes within the study area it is estimated that the Hoover Way development will increase traffic volumes at the adjacent intersections by only 0.2% to 0.4%. This increase in traffic volumes will not impact the operations of these intersections in any way. A detailed discussion of the traffic impact can be found in the Hoover Way Preliminary Traffic Report attached. The intersection of Davis Lane and Baxter Lane currently operates with a Level of Service (LOS) F, which is considered "failing" by the City of Bozeman.According to the Bozeman Transportation Hoover Way Major Subdivision March 2017 • • Master Plan, intersection performance is evaluated in terms of vehicle delay.The amount of vehicle delay experienced at an intersection correlates to measure called level of service(LOS).Therefore, while the intersection is currently at a level of service F,the project's increase in traffic volumes will not impact the operations of these intersections in any way and will have a negligible effect of the intersection's wait time. The variance specifically requests to defer the construction of the Davis Lane and Baxter Lane intersection improvements until such time as the adequate right-of-way is obtained and final design is completed by Public Works. If the City had the right-of-way,this project would be eligible for the level of service waiver since it meets the majority of the waiver criteria.The intersection improvement project is funded and scheduled for construction within three years (FY 2020) in the City's Transportation Capital Improvement Plan (CIP). The LOS waiver code section outlines the ability to request a variance if a waiver cannot be granted, stating the following: "If the review authority does not grant a waiver from the level of service standard under section 38.24.060.B.4, a subdivider or other site developer may request a variance from the requirements of this section. If a variance is granted from the requirements of this section, the variance applies only to the specific development proposal for which it was granted and shall not be considered evidence for any other development proposal." 2. Because of the particular physical surroundings,shape or topographical conditions of the specific property involved, an undue hardship to the owner would result if strict interpretation of this chapter is enforced; The City is in the process, but has not yet acquired sufficient physical right-of-way to complete the Baxter/Davis intersection improvements.A signal is proposed to be constructed to improve the intersection to an acceptable level of service and is scheduled for construction in FY 2020 in the City's Transportation Capital Improvement Plan (CIP).The City is currently in litigation regarding the ROW with adjacent property owners.This legal issue creates a governmental action outside of the applicant's control, and as such would constitute an undue hardship. 3. The variance will not cause a substantial increase in public costs;and The City of Bozeman has identified and scheduled the intersection for improvements while seeking to acquire the needed ROW.The funding for those improvements is identified and in place in the Transportation Capital Improvement Plan.Therefore, by allowing the affordable housing project to move forward and delay the requirement for improvements,the variance will not cause an increase in public costs. Indirectly, more affordable housing will, in theory, allow more residents to live closer to work.As stated in the growth policy: "...the transportation impacts of workers commuting into the City from outlying areas are exasperating traffic conditions" (Bozeman Community Plan, Page F16). Thereby reducing these additional trips from residents who would otherwise be living outside of the city limits,there will be less impact on the transportation system as a whole. 4. The variance will not, in any manner,place the subdivision ih nonconformance with any other provisions of this chapter or with the city's growth policy. All other requirements will be met by the subdivision. The variance does not change any of the basic standards for land development. The granting of the variance will be in the spirit and conformance with Hoover Way Major Subdivision March 2017 0 • the City's growth policy by encouraging the development of affordable housing within the City. The variance is in compliance with the City's growth policy since the request is only to delay the requirement of improvements until such time the ROW can be acquired by the City. The growth policy supports and encourages this variance request with the following goals and objectives: Goal H-3— Encourage an adequate supply of affordable housing and land for affordable housing. (page 6-4) Objective 3.1—Encourage the provision of affordable housing. Objective 3.2 — Encourage the preservation and rehabilitation of the existing housing stock to protect the health, safety,and welfare of Bozeman residents. Objective 3.3. — Promote the development of a wide variety of housing types, designs, and costs to meet the wide range of residential needs of Bozeman residents. Hoover Way Major Subdivision March 2017 Eca -il Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com November 08, 2017 Addi Jadin City of Bozeman Department of Community Development 20 E. Olive Street Bozeman, MT 59718 RE: Hoover Way Major Subdivision Preliminary Plat Application No. 17117 Including Variance Application No. 17120 Mrs. Jadin: This letter is to provide a narrative response to the final plat comments dated April 12, 2017: 1. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of dedication or certificate of consent. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. ➢ Hoover Way and Georgia Marie Lane have been included in the certificate of dedication. 2. Sec. 38.23.030.D. Corner lots. Generally, homes on corner lots shall have the same orientation as homes on lots on the interior of the block, unless otherwise approved through an overall development plan. Covenants must be amended to contain information regarding the orientation for all corner lots prior to final plat approval. ➢ The orientation of corner lots is called out in the general notes, 3. Section 38.23.060, requires the provision of public and/or private easements for private and public utilities, drainage,vehicular or pedestrian access, etc. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. ➢ All utility easements will be shown, dimensioned, and described prior to final plat submittal. 4. Sec. 38.27.020. Park area and open space requirements. Staff calculation of the required park area results in 19,237 SF (0.44 acres) which is slightly less than application submittal. Update the calculation of excess parkland area prior to final plat Civil/Structural Engineering and Surveying Iw�� P IDS � i ' ' �' � � • • application to accurately represent the amount of parkland to be waived per Sec. 38.27.100.A.7. Provide an executed shared maintenance agreement for parkland in adjacent subdivision. ➢ The calculation of excess park/and will be provided prior to final plat submittal. 5. Sec. 38.27.090. -Waiver of park maintenance district. When required, the developer shall sign, and file at the county clerk and recorder's office, a waiver of right to protest the creation of park maintenance district. The waiver is required and must be filed with the final subdivision plat. ➢ This waiver will be provided prior to final plat submittal, 6. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents including property owners' association documents and covenants. The subdivider must provide the necessary declaration and recitals to facilitate the property owners'association bylaws and/or declaration of covenants, conditions and restrictions.Any cost sharing agreements for maintenance must be included with the final plat. ➢ The necessary declaration and recitals to facilitate the property owners' association bylaws and/or declaration of covenants, conditions, and restrictions will be provided prior to final plat submittal, Planning Review Conditions of Approval 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval,does not,in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. ➢ This condition has been noted, 2. As the applicant's proposal seeks to utilize affordable housing incentives, the plat must conform to Sec. 38.43. -Affordable Housing. ➢ The plat conforms to Sec. 38,43. 3. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. Planning staff will work with applicants on the required format. ➢ This condition has been noted. Civil/Structural Engineering and Surveying • . • 4. The final plat must include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON-PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated with letters A, B, C, D, E, F, G and H. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS). Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE). The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number (To be filled in when recorded) By: (Subdivider) Date: ➢ The transfer of private improvements certificate will be provided prior to final plat submittal, 5. The final plat must contain the following notation on the conditions of approval sheet in the final plat: "Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands must be that of the property owners' association. Maintenance responsibility must include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners'association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for the subdivision, the subdivider must transfer ownership of all common open space to the property owners' association created by the subdivider to maintain all common open space areas within the subdivision. ➢ Ownership of all common open space will be transferred to the Civil/Structural Engineering and Surveying • • property owners'association prior to final plat submittal, 6. The plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and must be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received,a platting certificate,and all required and corrected certificates. The Final Plat application must include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent);two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk&Recorder's office has elected to continue the existing medium requirements of 2 mylars with a 11/z" binding margin on one side for both plats and COS's. The Clerk and Recorder will file the new Conditions of Approval sheet as a separate document from the Plat. This accompanying sheet may either be on a same sized mylar sheet or a letter or legal paper document with up to 11x17 exhibits. ➢ All final plat requirements will be completed prior to final plat submittal, 7. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed,and must include a digital copy (pdf) of the entire Final Plat submittal.This narrative must be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. ➢ A written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed will be provided prior to final plat submittal, Engineering Comments(Shawn Kohtz, PE, 582-2280,skohtz@bozeman.net) Code Requirements Requiring Plan Corrections: 1. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year,which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of"C" for the intersection as a whole. The intersection of Davis Lane and Baxter Lane operates with a LOS Y"and LOS "D"for the AM Peak Hour and PM Peak Hour conditions, respectively. The proposed project may not receive final plat approval until the intersection of Baxter Lane and Davis Lane is upgraded or a waiver is granted per BMC 38.24.060.B.4.b. The applicant submitted a request for a waiver of Civil/Structural Engineering and Surveying • • the intersection LOS standard, but the waiver requirements have not been met. The City still does not have the easement necessary for intersection improvements. If the applicant chooses to seek a Variance from LOS requirements, a second fee is required. At the applicant's request, the fee paid upon initial preliminary plat application was applied toward the Variance for wetland requirements submitted 811812017. ➢ It is our understanding that the easement necessary for the intersection improvements is nearly secured. We would like to keep the waiver request active until the easement is finalized. 2. BMC 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities,or a system allowed by 38.21.030.D,and maybe required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water,sanitary sewer or storm sewer system facilities. The proposed sanitary sewer mains are routed against the natural grade of the site to connect to existing sanitary sewer manholes. It is not clear from the application materials that the proposed gravity sewer mains are feasible. The applicant must demonstrate feasibility of the proposed sanitary sewer mains by demonstrating new sewer mains may be constructed at minimum slope and cover while connecting to the existing manholes. The applicant must demonstrate this prior to preliminary plat approval. The applicant's engineer indicated verbally that the proposed sanitary sewer configuration is feasible, but the applicant must still demonstrate feasibility in the application materials. ➢ The sanitary sewer plan has been updated to a more cost-effective system and minimum slope and cover have been provided on the preliminary plat, 3. BMC 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. • The applicant proposed a road base course of 3-inches for the proposed streets. However, the City local street standard requires a minimum base course of 6- inches per the City of Bozeman Design Standards and Specifications Policy(DSSP) Figure A-1. The applicant must acknowledge this requirement prior to preliminary plat approval. Civil/Structural Engineering and Surveying • • • The applicant must provide atypical cross section of the proposed streets to verify consistency with the City's street standards prior to preliminary plat approval. ➢ A typical street cross section has been provided. 4. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. • The applicant must provide a maintenance manual for the proposed stormwater retention system for review and approval prior to final plat approval. The applicant must also demonstrate that maintenance manual has been included in the homeowner's association covenants and restrictions prior to final plat approval. • The applicant must adjust Note 7 on the plat to indicate consistent wording with the underground stormwater infiltration chambers. ➢ A stormwater maintenance plan will be provided prior to final plat submittal and note 7 in general notes has been adjusted to include the underground stormwater infiltration chambers. 5. BMC Section 38.41.130.A.1 states: A wetland and watercourse delineation report must be submitted to the city for all projects, if aquatic resources are present. Please see the attached letter from TerraQuatic regarding wetland delineation and initial feedback regarding the Variance application. ➢ A wetland delineation report put together by Barb Vaughn has been included in Appendix E. 6. BMC Section 38.41.A.3 states: If in the preparation or review of the required submittal materials it is determined that there are unavoidable impacts to wetlands and/or watercourses that will require a Federal Clean Water Act permit, then the following information will be submitted to the city for all federal jurisdictional and city-regulated wetlands (see section 38.42.3240) in a compensatory mitigation report. The applicant must demonstrate mitigation of all impacted wetlands prior to final plat approval. No subdivision improvements will be allowed to be constructed within the setback requirements for wetlands as required by BMC Section 38.23.100.A.2.c.4. ➢ The mitigation of all impacted wetlands will be completed prior to final plat submittal. 7. BMC Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL)of water rights shall be provided. The applicant must contact the City Engineering Civil/Structural Engineering and Surveying Department for an analysis of CIL of water rights and pay CIL of water rights prior to final plat approval. ➢ CIL water rights will be paid prior to final plat submittal, Engineering Conditions of Approval: 1. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. The applicant must adjust the proposed plat note to include crawl spaces given the depth to groundwater at this site as was also recommended in the geotechnical report submitted by the applicant. ➢ Crawl spaces have been added to note 5 in general notes regarding the high groundwater table. 2. Building finished floor grades must be at a higher finished grade calculated by a minimum of 2% slope above the adjacent curb and gutter to allow drainage and avoid placement of spoil materials onto adjacent lots as homes are constructed. Lots may not be constructed at significantly higher grades than the adjacent lots,which subsequently creates a drainage issue from one lot to another. ➢ All finished floor grades will be higher than the adjacent curb and gutter at a minimum 2% slope. 3. The proposed project is located in the Baxter/N. 19th Signal Payback District. The applicant must pay the payback district assessment prior to final plat approval. ➢ The payback district assessment will be paid prior to final plat submittal, 4. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID's) for the following: a. Street improvements to Thomas Drive including paving,curb and gutter,sidewalk,and storm drainage b. Street improvements to N.27th Avenue including paving,curb and gutter,sidewalk,and storm drainage c. Street improvements to Baxter Lane including paving,curb and gutter,sidewalk,and storm drainage d. Street improvements to Cattail Street including paving,curb and gutter,sidewalk,and storm drainage e. Intersection improvements to N.27th Avenue(Thomas Drive) and Baxter Lane f. Intersection improvements to N.271h Avenue(Thomas Drive)and Cattail Street Civil/Structural Engineering and Surveying The document filed must specify that in the event an SID is not utilized for the completion of these improvements,the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property,taxable valuation of the property,traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. ➢ The SID waiver will be completed prior to final plat submittal, Advisory Comments: 1. All notes, restrictions and conditions of approval must be relocated from the plat and transferred to the final plat conditions of approval sheet. ➢ Alf notes, restrictions, and conditions of approval will be relocated from the plat and transferred to the final plat conditions of approval sheet prior to final plat submittal, 2. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana,which must be provided to and approved by the City Engineer.Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements per BMC Section 38.39.030.B. Per Section 38.43.110. - Incentives available for affordable housing, the applicant may apply for concurrent construction of infrastructure and housing development at the installation of gravel-base roads, provided the developer has provided assurance through a performance bond, letter of credit or other financial security acceptable to the city attorney ensuring the completion of infrastructure. ➢ Concurrent construction has been applied for in the project narrative. 3. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S.Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404,Turbidity exemption, etc.) must be obtained by the applicant and provided prior to final plat approval. ➢ Gallatin County Conservation District, Montana Department of Civil/Structural Engineering and Surveying Environmental Quality, and U.S. Army Corps of Engineers will be contacted regarding the proposed project and any required permits will be obtained prior to final plat submittal. Section 3 - OTHER AGENCY COMMENTS, IF PROVIDED 1. Building Division;Bob Risk brisk@bozeman.net 406-582-2377 2. Parks and Recreation;Carolyn Poissant;cpoissantCa bozeman.net 406-582-2908 3. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 4. Solid Waste Division;Kevin Handelin khandelin0bozeman.net 406-582-3238 Reviewed.No comments provided. 5. Water Conservation;Jessica Ahlstrom jahlstromPbozeman.net 406-582-2265 6. Stormwater Division;Kyle Mehrens jkmehrens0bozeman.net 406-582-2270 7. Fire Department;Trisha Wolford twolford@bozeman.net 406-582-2353 8. Water and Sewer Division;John Alston jalston0bozeman.net 406-582-3200 9. Forestry Division;City Forester;ygalliftozeman.net 406-582-3205 10. NorthWestern Energy; Dustin Workman;dustin.workmanonorthwestern.com Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit.. Per Section 38.43.110.- Incentives available for affordable housing,the applicant may apply for full or partial subsidization of impact fees, paid from municipal funds if such funds are available; such subsidization must be secured with a lien instrument due upon sale,transfer or non-rate/term refinance of the home. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. If you require any further information, please give me a call. Sincerely, Matthew Hausauer, P.E. Civil/Structural Engineering and Surveying • • f � .� � � r. f • w �� W ,� 3 1 i {� j� � , �# , � �� i � ` • i Hoover Way Affordable Housing Plan Development Name: Hoover Way Major Subdivision Project Location:Sartain Street and Hoover Way Legal Description: E1/2,W1/2, SW%,SW%, Section 35,TAS, RSE, of PMM Current Zoning: R-3 Current Use:Vacant Community Plan Designation: Residential Property Owner and Applicant: Human Resources Development Council of District IX 32 S Tracy Ave., Bozeman, MT 59715 Contact: Heather Grenier, President/CEO 406-585-4840 hgrenier@hrdc9.org Introduction: HRDC seeks the use of affordable housing incentives for,the Hoover Way.development.The development is 100%affordable.The development-will consist of 24 townhomes,with a mix of 2 and 3 bedroom homes provided. HRDC intends to place the subject property into their Community Land Trust in order to provide permanently affordable homes. 1. Number of affordable homes,proposed in each affordabr le home category and number of market- rate homes --� \,�Hooyer Way townhomes Total number of home for development 24 Total Number Amarket--rate�homes 0 Total Number of affordable homes 24 It is the developer s,intent to make these homes perpetually affordable by inclusion in a community land trust(CLT). 2. The number of bedrooms in each affordable home Hoover Way Subdivision Project- Home Type and bedroom mix of Lower-Priced Homes Studio and/or 1 bedroom homes 0 2 bedroom homes 10 3 bedroom homes 14 Total Units 24 .�' �.�' � �o� � � � r I �� !`` � � -- -� 3. Anticipated Pricing and deed restrictions HRDC will follow the pricing requirements of the Neighborhood Stabilization program (NSP),which require that all homes be sold for appraised value. As the home's affordability will be preserved in perpetuity via a Community Land Trust(CLT),the home's purchase price will only reflect the appraised value of the home itself, not the value of the lot and infrastructure improvements. NSP further allows for up to 50%of the home's price to be subsidized via a deferred second mortgage.Through this combination of the CLT and project down-payment assistance, 100%of the homes in the development will be permanently affordable and necessitate buyers to take on mortgages far below the maximum prices outlined in the City's affordable housing ordinance. An anticipated pricing and down-payment schedule is included below.All homes will have deed restrictions limiting appreciation utilizing a formula that allows for a reasonable return while preserving affordability Sample pricing schedule(for discussion purposes only—actual prices will be`determined via appraisal) Appraised value: $220,000 Less site value: ($45,000) Appraised value of home and improvements: $175,000� Sales price to the buyer �� N Down payment assistance $30,000 (Can be up to 50%ales price, $30,000 represents a likely average) First mortgage to purchaser $145,0010 Please note that this example,for�the purposes of si pli ty,-does not take into account any down- y payment fun s c�rr;ed'by the buyer(NSP requires a minimum of$1,500), nor does it take into account any closing costs.%% ( < 4. Location of'affordable homes in the development (lots in the plat or units within a site plan); The entire project is considered affordable. Please see attached exhibit. 5. Timing of delivery\t sidred he affordable homesin relation to the market-rate homes in the development; The entire project is cone �affordable;therefore, no market-rate homes will be provided. 6. Marketing plan describing how affordable homes will be offered to the public; HRDC will market the homes in the same manner as our previous affordable housing developments. Our most valuable marketing tool is our homeownership education program,The Road to Home. Through RTH, HRDC annully meets with hundreds of households seeking affordable homeownership options. In previous developments, HRDC has contracted with a realtor to list the properties via MLS. In the event that HRDC elects not to list the properties via MLS, HRDC will provide a 2.5%fee to the purchaser's agent to encourage realtor participation. As the purchasing structure is different than the standard process, HRDC will produce a FAQ sheet to help buyers and their representatives understand the unique financing and ownership structure for the Community Land Trust.. • . • 7. Plan for construction of affordable homes in phased developments. Not applicable 8. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this article. As noted,the use of Neighborhood Stabilization funds to purchase the property,which will be committed to a CLT provides HRDC the opportunity to create a development that exceeds the City's affordable housing ordinance by providing 100%affordability in perpetuity. By taking land and site development costs out of the sales price, and offering deep down-payment assistance,the project is able to serve households typically struggling to rent in Bozeman.The permanent deed restriction ensures that the project remains a contributing factor to Boze am n,s'affordable housing stock in perpetuity. • J � � t j 4 1 1 , 1 1 i jf • I 1 .. i .� :, ...•t .1 1 i { I i • II �� SECTION 4.a Adjoining Property Owners List and Certificate MT is Community Development N1 NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS ❑ Completed and signed property adjoiners certificate form N1. ❑ Legible list of full names and addresses of all property owners within 200 feet of the project site,attached to this checklist. ❑ Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this / checklist.Clearly label list ADJOINER NOT CONTIGUOUS. ®/ Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous (touching ® a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder's Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana. CERTIFICATION I, SheilaTinjum hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at S35,T01S,ROSE.ACRES 2.725_EE2W2SE4SW4 LESS PORBAXTER SQUARE SUB PH162_, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature CONTACT US Alfred M.Stiff Professional Building phone 406-S82-2260 20 East Olive Street S9715 (FED EX and UPS Only) fax 406-S82-2263 PO Box 1230 planning@bozeman.net Bozeman,MT 59771 www.bozeman.net Noticing Materials Page 1 of 1 Revision Date 1-05-16 Required Forms: I N1 Recommended Forms: Required Forms: Adjoining Property Owners: HUMAN AURCE DEVELOPMENT COUNCIL OF DIPICT IX INC S35,TO] S, R05 E,ACRES 2.725,E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH1 &2 Bozeman,MT DAVENPORT STEPHEN II S35,TO] S,R05 E,C.O.S. 500,PARCEL TRACT A 11.43 THOMAS DR CONTIGUOUS BOZEMAN,MT 59718-8563 BAXTER SQUARE OWNERS ASSOCIATION BAXTER SQUARE SUB PH 3,S35,TO S,R05 E, PO BOX 1862 8677 SQUARE FEET,OPEN SPACE 1 &2 PLAT J BOZEMAN,MT 59771-1862 570.CONTIGUOUS LEWIS RONALD K&JANICE S35,TO S,R05 E,ACRES 10,TRACT 5 2875 BAXTER LN W2W2SE4SW4.CONTIGUOUS BOZEMAN,MT 59718-8021 CITY OF BOZEMAN BAXTER SQUARE SUB PH I &2, S35,TO] S, R05 E, PO BOX 1230 ACRES 2.105,COMMON OPEN SPACE& BOZEMAN, MT 59771-1230 DEDICATED TRL COR PLAT J-409.CONTIGUOUS CITY OF BOZEMAN BAXTER SQUARE SUB PH I &2,S35,TO S,R05 E, PO BOX 1230 BLOCK 3,ACRES 1.0361,PUBLIC PARK 1 PLAT J- BOZEMAN,MT 59771-1230 409 LESS PLAT J 570,BAXTER SQUARE SUB PH I &2,S35,TO I S,R05 E,BLOCK 2,ACRES 0.626, PUBLIC PARK 2&TRAIL CORRIDOR 1N SE4SW4, PLAT J-409,BAXTER SQUARE SUB PH 1 &2,S35, TO S,R05 E,ACRES 2.105,COMMON OPEN SPACE& DEDICATED TRL COR PLAT J-409 NOT CONTIGUOUS MILLER JOY&DAVID BAXTER SQUARE SUB PH I &2, S35,TO S, R05 E, 1890 PEARCH DR BLOCK 2, Lot 2,ACRES 0.046,PLAT J409 PLUS FAIRBANKS, AK 99709-3321 OPEN SPACE. NOT CONTIGUOUS WALTERS NANCY BAXTER SQUARE SUB PH 1 &2,S35,TO S,R05 E, PO BOX 406 BLOCK 2, Lot 3,ACRES 0.059, PLAT J-409 PLUS LIVINGSONT, MT 59047-0406 OPEN SPACE. NOT CONTIGUOUS SNOWY MOUNTAIN PROPERTIES LLC BAXTER SQUARE SUB PH I &2,S35,TO S,R05 E, C/O JIM MCCRAY BLOCK 2, Lot 4,ACRES 0.079,PLAT J409 PLUS WASHINGTON,DC 20004-2016 OPEN SPACE. NOT CONTIGUOUS KOROBKOV MIKHAIL BAXTER SQUARE SUB PH I &2,S35,T01 S, R05 E, 2286 HOOVER WAY BLOCK 2,Lot 21,ACRES 0.064,PLAT J-409 PLUS BOZEMAN,MT 59718-6142 OPEN SPACE. NOT CONTIGUOUS DOUGLAS RUSTIN&MICHELLE BAXTER SQUARE SUB PH I &2,S35,TO] S,R05 E, 2297 BUCKRAKE AVE BLOCK 2,Lot I,ACRES 0.109,PLAT J-409 PLUS BOZEMAN,MT 5918-6112 OPEN SPACE. NOT CONTIGUOUS MURRAY CRAIG BAXTER SQUARE SUB PH 1 &2,S35,T01 S,R05 E, 600 S CLARKSTON ST BLOCK 2,Lot 21,ACRES 0.064, PLAT J-409 PLUS DENVER,CO 80209-4322 OPEN SPACE,BAXTER SQUARE SUB PH 1 &2, S35,TO S, R05.E,BLOCK 2,.Lot 22,ACRES 0.152, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS BAXTER SQUARE PARTNERS,LLC BAXTER SQUARE SUB PH 3,S35,TO] S,R05 E, 1276 N. 15T"AVE;STE 1.03 BLOCK 3, Lot 1,PLAT J 570,BAXTER SQUARE BOZEMAN,MT 59715-3289 SUB PH 3,S35,TO S,R05 E, BLOCK 3,Lot 2,PLAT J 570, BAXTER SQUARE SUB PH 3,S35,TO] S,R05 E, BLOCK 3, Lot 3, PLAT J 570, BAXTER SQUARE SUB PH 3,S35,TO S,R05 E, BLOCK 2,Lot 4,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO S, R05 E,BLOCK 2,Lot 3,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO I S, R05 E, BLOCK 2,Lot 2,PLAT J 570,BAXTER SQUARE SUB PH 3,S35,TO S, R05 E,BLOCK 2,Lot 1,PLAT J 570. NOT CONTIGUOUS G:\c&h\16\161004\plat-preliminary\City Adjoiners-HRDC.doc SECTION 4.b Vicinity Map H0OM WAY swDIAWN LOCATED IN THE SE 114 OF THE SW 1/4, SECTION 35, T. 1 S., R. 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA �dsmidp` 0, GEORGIA MARIE LANE a PROPOSED S J OOVER WA Alf t 0or Q w w Z w r : r Z w Q � Q t W Y N U m y BAXTER LANE IL USGS VICINITY MAP EC7i& H V1 SCALE: NTS Engineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman,MT 59718 Phone(406)587-1115•Fax(406)587-9768 www.chengineers.com•info@chengineers.com Sheet I Of 1 #161004 SECTION 4.c Preliminary Plat Map (See 2406 sheets) SECTION 4.d Subdivision Phasing Exhibit HOOVER WA Y SIJI - PHASM LOCATED IN THE SE 114 OF THE SW 1/4, SECTION 35, T. 1 S., R. 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA N OT Q 71 S W CD CD Cl) (I Nvv OT O,n Ln rn_ (0 J � 00 � N Z N1O W 6 SF - O l I 4 I . T 9 PHASING AREA BREAKDOWN 2608 SF I � PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES ARC€t NE-168' E Lot Area (ft2) 28,435 9,251 9,197 10,075 56,958 Building Footprint (ft2) 10,592 3,517 3,517 3,517 21,143 BuildingFloor Area ft2 17,264 5,641 5,641 5,641 34,187 ] i I ( ) F.A.R. 0.61 0.61 0.61 0.56 0.60 S AC�S,3 icn N'0 � �n d- Q U) c14� r� R.O.W. (ft2) 39,574 0 0 0 39,574 43 /o • ~� ~N o`D o�' �, 0� ~o� 0 to 1 E N O O Open Space (ft2) 22,012 0 0 0 22,012 M J N J N Landscape (ft2) 39,855 5,734 5,680 6,558 57,827 o 1B K I PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES 0 Lot Area (ac) 0.653 0.212 0.211 0.231 1.308 06 I / Building Footprint (ac) 0.243 0.081 0.081 0.081 0.485 L.01&7F I I N Building Floor Area (ac) 0.396 0.129 0.129 0.129 0.785 �6 F.A.R. 0.61 0.61 0.61 0.56 0.600 7 SF R.O.W. (ac) 0.908 0.000 0.000 0.000 0.908 Yw�T 5 2 636 SF Open Space (ac) 0.505 0.000 0.000 0.000 0.505 I I Landscape (ac) 0.915 0.132 0.130 0.151 1.328 0 7 SF _ LOT L SF 2 4A Scale In Feet LOT 1 60 0 60 18 0 18 Scale In Meters ngineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman, MT 59718 SAR OVVY- Phone(406)5B7-1115•Fax(406)587-9768 ., www.chengineers.com•info@chengineers.com Sheet I of- I #161004 SECTION 4.e Approved Noxious Weed Management and Revegetation Plan • 0 Date Received Gallatin County Weed Department 903 North Black Bozeman,MT 59715 406.582.3265 ou 4 rt NOXIOUS WEED MANAGEMENT PLAN This plan is valid and effective upon approval by the Board or Board's Representative for 3 years from date of approval or until land ownership changes. The Land owner/Landowner's Representative agrees that the Board shall have the right to revise this plan and any Memorandum of Understanding as necessary to effectuate the purposes of the Gallatin County Weed Management Plan or Montana Noxious Weed Control Act. The Landowner/Landowner's Representative will provide documentation that the Weed Management Plan has been implemented. The property owner agrees that the Weed Department may inspect the property prior to granting approval of the Weed Management Plan, and if approved, such reasonable inspections as necessary to determine compliance with this plan. Approval of any extensions or final plat for a SUBDIVISION plan may be denied or delayed if noxious weeds have not been properly controlled. Documentation of weed management activities is required to be submitted with extension or final plat applications. Requirements for SUBDIVISION or TRANSMISSION LINE plan approval include: ❑ Brief Cover letter stating current and future uses of the property ❑ Plat map detailing distribution and species of noxious weeds present ❑ Property inspection by Weed Department personnel ❑ Review Fee: (1-5 lots Minor $150) (>_ 6 lots Major$300) ❑ Completion of this application CHECK TYPE OF WEED MANAGEMENT PLAN (check all that apply) Z Subdivision (Review Fee Required) ❑ Transmission Line (Telecommunications/Cell Tower/Gas/Liquid/Electric/etc...) I have read and understand all the relevant sections of the Gallatin County Weed Management Plan. 1 understand that Final Plat may be denied if this plan is not implemented. Landownerkandowner's Representative Signature Landowner Landowner's Representative (If Applicable) Landowner: HRDC Company: C&H Engineering and Surveying Mail Address:32 South Tracy Avenue Contact: Matt Hausauer City: Bozeman Mail Address: 1091 Stoneridge Drive State: MT ZIP:59718 City: Bozeman Phone(s):(406)587-4486 State: MT ZIP: 59718 Email:hello@thehrdc.org Phone(s): (406)587-1115 Email:mhausauer@chengineers.com PROJECT DESCRIPTION (Please complete all that apply) Project Name: Hoover Way Subdivision Physical Address: North of Sartain Street near intersection of Georgia Marie Lane Legal Description: T 1 S NIS R 5E EIW Sec 35 114 SE 114 SW Number of Lots: 27 Total Acres in Project: 2.72 Total Road Miles in Project: 0.134 Miles Landowner contact prior to property inspection: ❑Yes WJNo PROJECT OVERVIEW(Describe what the.intentions are for developing this property) Existing Tract of land will be developed into 27 lots. 24 lots will be townhome lots, and 3 will be open space. NOXIOUS WEED MANAGEMENT PLAN, Noxious Weed Species on Property (provide plat map with weed inventory): Canada Thistle and Houndstounge METHOD OF WEED CONTROL YOU INTEND TO USE (mark all that apply,): ✓ CHEMICAL MECHANICAL CULTURAL BIOLOGICAL Describe specific controaasures (if using herbicides, inclu*pe of herbicide and rates) and timing of control for 3 years. Attach additional pages if necessary/incorporate by reference: Apply 2, 4-D at application rate of 2 quarts per acre in spring/early summer before plants seed. ESTIMATED COSTS OF WEEb CONTROL FOR 3 YEARS. (Specify cost for each year) Who will complete work: ❑ Self V Contracted Contractor Name (if applicable) TBD Year Herbicide/Applicator Cost Cultural/Mechanical Cost Biological Cost 1 $1,000.00 $0.00 $0.00 2 $1,000.00 $0.00 $0.00 3 $1,000.00 $0.00 $0.00 Total $3,000.00 $0.00 $0.00 *** Documentation of weed management is required to be submitted with extension or final plat applications. REVEGETATION PLAN Are any disturbances planned? Yes No ❑ If yes, complete the following re-vegetation section. MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development (road construction, pond construction, service/utility/gas/electriche le phone line installation)will have a layer of topsoil redistributed onto disturbed areas. Disturbed areas will be seeded to an appropriate grass seed mix for the site. During the first and second years of grass establishment, areas seeded to grass will be mowed as appropriate to prevent weed seed development and dispersal. PLANNED DISTURBANCES (mark all that apply): ✓ Utility/Service line _Pond ✓ Road _Park ✓ Trail _Central Septic _Other(list type) Describe in detail, the revegetation to mitigate all disturbances that will occur on this property (list type and amount of seed/sod, seeding methods and timing, and fertilization): Attach additional pages if necessary incorporate by reference: Disturbed lot areas and boulevard strips will require a 6" layer of topsoil. Final surface should be smooth and shallow roughened for seed catchment. Disturbed areas will be seeded or sodded at a rate to establish a minimum of one pure live seed per square inch. Fertilize all seeding once seed has germinated with 17-17-17 at 0 • ESTIMATED COSTS OF REVEGETATION FOR 3 YEARS. (Specify cost for each year) Work will be done by: ❑ Self V Contracted Contractor Name (if applicable) TBD Year Revegetation Cost 1 $7,500.00 2 $3,000.00 3 $2,000.00 Total $12,500.00 PLEASE COMPLETE THE FOLLOWING SECTIONS THAT APPLY: GRAVEL SOURCE! (If using outside supply of gravel) List source of gravel/pit run/road mix/topsoil/etc... brought on-site for disturbance mitigation and/or construction. Name of Gravel Pit: TBD Location: Contact Person: *Be aware that gravel sources and topsoil may contain noxious weed seeds; therefore, we recommend using a source that is actively controlling noxious weeds on their property, consistent with an approved Weed Management Plan. STATUS APPROVED ❑ NOT APPROVED ❑ RECOMMENDATIONS AND/OR CONDITIONS: ❑ Additional terms and conditions apply—see attached Compliance with laws and regulations. LAN DOWN ER/LAN DOWN ER'S REPRESENTATIVE has an affirmative duty to take notice of, observe, and strictly comply with all existing laws, rules and regulations and any laws, rules and regulations that may be adopted after the date of this agreement. Whether or not the same are expressly stated in the agreement, the LANDOWNER/LANDOWNER'S REPRESENTATIVE shall strictly comply with all applicable state, federal and local laws and regulations. LAN DOWN ER/LAN DOWN ER'S REPRESENTATIVE agree that this plan is supported by good valid consideration and this plan constitutes a binding contract and may be enforced as such. (Signature of Weed Board Chairman/Representative) (Signature of Landowner's Representative) (Type/print name of Chairman/Representative) (Type/print name of Landowner's Representative) (Date) (Date) (Signature of Landowner) (Type/print name of Landowner) (Date) SECTION 4.f Preliminary Platting Certificate r�4r i� � c • AMERICAN UAR Big Sky(Branch Office) Ennis(Branch Office) (406)682-5299 (406t 993-2101 •(866)993-2102 Fax:(406)993-2104 (80(1)405-5299 wwwAtc.biz Fax:(406)6 2-5288 78 M19catlow\illa r Drive.suite B 3 Geyser street P.O.Box 161528 Boz-eniail(Afain Of fce) Big,sky,NIT 59716 (406)587-5563•(8881405-5299• P.O.Box 1245 bigsky(iI,altc.biz Fax:(406)587-8038 lamix.MT 59729 1800 West Koch•P.O.Box 396 ennis(n:ahc.bir. Bozeman.NIT 59715.59771-0396 bozeman(p.ake,bl Intrinsik Architecture, Inc. DATE: 'February 7, 2017 Attn: Heather Davis ORDER'NO: 1-10581 1 111 North Tracy Avenue REF: (Human Resource Bozeman, MT 59715 Development Council Of District 1.X, Inc.) City: (Bozeman) PAYMENT:$ PLEASE DETACH AND RETURN UPPER PORTION WITH YOUR PAY:IIENT ORDER NO: 1-1058 I 1 DATE: February 7, 2017 PLEASE NOTE: PAYMENT IS DUE UPON RECEIPT OF THIS STATEMENT That part of the tract of land described in Document No. 2082566, onfile and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township I South, Range 5 East of P.M.M., Gallatin County. Montana. X Platting Certificate S 160.00 X TOTAL DUE S 160.00 LESS PAYMENT RECEIVED BALANCE DUE S160.00 PAID IN FULL BY CK# DATED ❑ Original ❑Title File ❑ Accounting ❑ 2111 Notice WE APPRECIATE YOUR BUSINESS Thank You MLS • i PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE Policy No. 7208926-7208926-210709728 CHICAGO TITLE INSURANCE COMPANY To the County of Gallatin and the City of Bozeman in Montana CHICAGO TITLE INSURANCE COMPANY,a corporation organized and existing under the laws of the State of Nebraska, with its principal office in the City of Jacksonville, Florida,and duly authorized to insure titles in Montana hereby certifies that from its examination of these public records which are impart constructive notice of matters affecting the title to the real estate described in Schedule A hereof,as of the 2"d day of February,2017,at 8 o'clock A.M..,the title to the real estate was indefeasibly vested in fee simple record in: Human Resource Development Council Of District IX, Inc. ' subject only to the obligations, liens,charges,encumbrances and other matters shown under Schedule B hereof. The maximum liability of the undersigned under this certificate is limited to the sum of$200.00 This certificate of title is made in consideration of the payment of the premium by the subdivider of the land and for the use of the County and City above named. 717OMT Order Number: 1-10581 1 American Land Title Company of Montana 1800 W. Koch St. CHICACO TITLE INSURANCE COMPANY Bozeman, MT 59715 v—id-n '�'J�p9oA,r� n�lZ ArrE� ndy K. Schl sser, Authorized Signatory 36AL� f y+s� s.crmay Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule A Page 2 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being the legal description of the real estate covered by this certificate. The following described parcel of real estate: That part of the tract of land described in Document No. 2534014, on file and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township 1 South, Range 5 East of P.M.M., Gallatin County, Montana, and further described as follows: Commencing at the South Quarter corner of Section 35, Township 1 South, Range 5 East, of P.M.M.; thence westerly 269°16'00", assumed azimuth from north, 991.56 feet along the south line of the Southwest Quarter of said Section 35; thence northerly 359°52'35" azimuth 888.40 feet along the west line of E'/z, W%z, SE'/4, SW'/4, of said Section 35 to the point of beginning of the property to be described; thence northerly 359°52'35" azimuth 496.99 feet along said west line; thence easterly 089°18'01" azimuth 330.90 feet along the north line of the SE'/4, SW'/4, of said Section 35; thence southerly 179°53'48" azimuth 251.00 feet along the boundary of Baxter Square Subdivision Phase 3; thence on the following courses along the boundary of Baxter Square Subdivision Phases 1 and 2; westerly 269°17'59" azimuth 181.44 feet; southerly 179°54'31" azimuth 52.69 feet; southerly 44.54 feet on a tangential curve concave to the west, radius of 460.00 feet and central angle of 005°32'53"; southerly 1.85°27'24" azimuth 66.94 feet; southerly 32.92 feet on a tangential curve concave to the east, radius of 340.00 feet and central angle of 005°32'53"; southerly 179°54'31" azimuth 49.40 feet; thence westerly 269°17'89" azimuth 139.01 feet along the north right of way line of Sartain Street as dedicated in Baxter Square Subdivision Phases 1 and 2 to the point of beginning. The above described tract of land is to be known and designated as Hoover Way Subdivision, City of Bozeman, Gallatin County, Montana. Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 3 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being all of the estates, interests, equities, lawful claims, or demands, defects, or objections whatsoever to title; and all easements, restrictions, liens, charges, taxes (general, special, or inheritance, or assessments of whatever nature), or encumbrances; and all other matters whatsoever affecting said premises, or the estate, right, title or interest of the record owners, which now do exist of record. I. Any right, title, or interest in minerals in or under said land including, but not limited to, metals, oil, gas, coal, other hydrocarbons, sand gravel or other common variety materials, stone, mineral rights, mining rights, easement rights, water rights, claims of title to water or other matters relating thereto, whether expressed or implied and whether or not shown by the public records. 2. Easements, covenants, conditions and restrictions, and other servitudes that are not subject to the Montana Subdivision and Platting Act are not shown herein. 3. Taxes for the second half of the year 2016 and subsequent years. Taxes for the first half of the year 2016 are paid. Taxes for the second half of the year 2016 are due and payable and will be delinquent if not paid on or before May 31, 2017. Taxes for the year 2017 are a lien not yet due or payable. (Parcel No. RFG8683) 4. Special assessments levied by the City of Bozeman for 2016-2017 under Account No. 196720: First Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. First Half Amount: Installment is paid. Schedule R Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 4 Certificate No.: 7208926-210709728 Order No.: 1-105811 Second Half.- Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. Second Half Amount: Installment is due and will be delinquent if not paid on or before May 31, 2017. No liability is assumed for any special assessments, snow removal, sewer assessment or garbage assessment not set forth in the Assessment Books of the City of Bozeman. 5. D.A.K. Annexation Agreement recorded April 30, 2004, as Document No. 2148307, records of Gallatin County, Montana. 6. No Search has been made for water rights and unpatented mining claims, and liability thereon is excluded from coverage of this certificate. END OF SCHEDULE B Schedule B Preliminary Subdivision Certificate of Title(Montana) PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE Policy No. 7208926-7208926-210709728 CHICAGO TITLE INSURANCE COMPANY To the County of Gallatin and the City of Bozeman in Montana CHICAGO TITLE INSURANCE COMPANY, a corporation organized and existing under the laws of the State of Nebraska, with its principal office in the City of Jacksonville, Florida,and duly authorized to insure titles in Montana hereby certifies that from its examination of these public records which are impart constructive notice of matters affecting the title to the real estate described in Schedule A hereof,as of the 2,,d day of February, 2017 ,at 8 o'clock A.M..,the title to the real estate was indefeasibly vested in fee simple record in: Human Resource Development Council Of District IX, Inc. subject only to the obligations, liens,charges,encumbrances and other matters shown under Schedule B hereof. The maximum liability of the undersigned under this certificate is limited to the sum of$200.00 This certificate of title is made in consideration of the payment of the premium by the subdivider of the land and for the use of the County and City above named. 717OMT Order Number: 1-10581 I American Land Title Company of Montana 1800 W. Koch St. CHICAGO TITLE INSURANCE:COMPANY Bozeman, MT 59715 We . Schl sser, uthorized Signatory S � Schedule A Preliminary Subdivision_Certificate of Title(Montana) Schedule A Page 2 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being the legal description of the real estate covered by this certificate. The following described parcel of real estate: That part of the tract of land described in Document No. 253401.4, on file and of record in the office of the Clerk and Recorder, Gallatin County, Montana, and located in the Southeast Quarter of the Southwest Quarter of Section 35, Township 1 South, Range 5 East of P.M.M., Gallatin County, Montana, and further described as follows: Commencing at the South Quarter corner of Section 35, Township 1 South, Range 5 East, of P.M.M.; thence westerly 269°16'00", assumed azimuth from north, 991.56 feet along the south line of the Southwest Quarter of said Section 35; thence northerly 359°52'35" azimuth 888.40 feet along the west line of E'/2, W'/2, SEA, SW'/4, of said Section 35 to the point of beginning of the property to be described; thence northerly 359°52'35" azimuth 496.99 feet along said west line; thence easterly 089"18'01" azimuth 330.90 feet along the north line of the SE'/4, SW%, of said Section 35; thence southerly 179°53'48" azimuth 251.00 feet along the boundary of Baxter Square Subdivision Phase 3; thence on the following courses along the boundary of Baxter Square Subdivision Phases 1 and 2; westerly 269'17'59" azimuth 181.44 feet; southerly 179°54'31" azimuth 52.69 feet; southerly 44.54 feet on a tangential curve concave to the west, radius of 460.00 feet and central.angle of 005°32'53"; southerly 185°27'24" azimuth 66.94 feet; southerly 32.92 feet on a tangential curve concave to the east, radius of 340.00 feet and central angle of 005°32'53"; southerly 179°54'31" azimuth 49.40 feet; thence westerly 269°17'89"azimuth 139.01 feet along the north right of way line of Sartain Street as dedicated in Baxter Square Subdivision Phases 1 and 2 to the point of beginning. The above described tract of land is to be known and designated as Hoover Way Subdivision, City of Bozeman, Gallatin County, Montana. Schedule A Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 3 Certificate No.: 7208926-210709728 Order No.: 1-105811 Being all of the estates, interests, equities, lawful claims, or demands, defects, or objections whatsoever to title; and all easements, restrictions, liens, charges, taxes (general, special, or inheritance, or assessments of whatever nature), or encumbrances; and all other matters whatsoever affecting said premises, or the estate, right, title or interest of the record owners, which now do exist of record. I. Any right, title, or interest in minerals in or under said land including, but not limited to, metals, oil, gas, coal, other hydrocarbons, sand gravel or other common variety materials, stone, mineral rights, mining rights, easement rights, water rights, claims of title to water or other matters relating thereto, whether expressed or implied and whether or not shown by the public records. 2. Easements, covenants, conditions and restrictions, and other servitudes that are not subject to the Montana Subdivision and Platting Act are not shown herein. 3. Taxes for the second half of the year 2016 and subsequent years. Taxes for the first half of the year 2016 are paid. Taxes for the second half of the year 2016 are due and payable and will be delinquent if not paid on or before May 31, 2017. Taxes for the year 2017 are a lien not yet due or payable. (Parcel No. RFG8683) 4. Special assessments levied by the City of Bozeman for 2016-2017 under Account No. 196720: First Half: Arterial & Collector. District No. 8000 Street Maintenance. District No. 8001 Tree Maintenance. First Half Amount: Installment is paid. Schedule 8 Preliminary Subdivision Certificate of Title(Montana) Schedule B Page 4 Certificate No.: 7208926-210709728 Order No.: 1-105811 Second Half: Arterial & Collector. District No. 8000 Street Maintenance. . District No. 8001. Tree Maintenance. Second Half Amount: Installment is due and will be delinquent if not paid on or before May 31, 2017. No liability is assumed for any special assessments, snow removal, sewer assessment or garbage assessment not set forth in the Assessment Books of the City of Bozeman. 5. D.A.K. Annexation Agreement recorded April 30, 2004, as Document No. 2148307, records of Gallatin County, Montana. 6. No Search has been made for water rights and unpatented mining claims, and liability thereon is excluded from coverage of this certificate. END OF SCHEDULE B Schedule li Preliminary Subdivision Certificate of Title(Montana) SECTION 4.g Bylaws & Covenants Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 Bylaws of Hoover Way Subdivision Owners Association Inc\� prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Table of Contents Name Page Article 1: Purpose 2 Article 2: Relationship to other Documents 2 2.1 Hoover Way Covenants 2 Article 3: Contact Information 2 Article 4: Meetings �2 9 Article 5: Duties 3 Article 6: Voting & Membership Interest 4 Article 7: Resolutions 5 Article 8: Powers & Duties of the Bo 1d 5 Article 9: Liability 9 Article 10: Insurance 9 Article 111- Terms 9 Article 1.1 Committees 10 Article 113: Com ensatio`n 10 Article 14: Severability 10 Ar ticle 15: Assessments 10 Article 16: Amendments 10 1 Article 1: Purpose The purpose of the Hoover Way Owners Association (HWOA) Bylaws is to outline the procedures and processes for the function of the Hoover Way Owners Association (HWOA). This includes voting and membership interests, information on how neighborhood meetings are organized and conducted, and information on the overall meetings, powers, and responsibilities of the Board of Directors. Article 2: Relationship to other Documents 2.1 Hoover Way Covenants All properties in Hoover Way are also subject to the Hoover Way Covenants which are on file at the Clerk &fReco`rder,s Office. No acts by the Association or by the Board of Directors shall be contrary to the Covenants. On its own initiative, the Board,may take such action as it deems necessary, including the taking/of legal action and,oitiating suit to enforce the Declaration of Covenants, Conditions and Restrictions Article 3: Contact Information The mailing address of the Hoover Way Owners Association shall be: P.O. Box XXXX, Bozeman, Montana 59715�The add`ss of " Association may be changed by the Board of Directors upon written notice to'the owners. Article 4: Meetings The date time and` lace of the annual m 'eetm p � a g of the Members shall be noticed by the Board, which meetings,sh Il-coincide with the Board's annual meeting. At such annual_meeting, the�Members-shall elect Directors to the Board and conduct/such other.,bue ness as,permitted by this Declaration and these Bylaws. Anyspecial meetings may bcalle� d by the President, or in the absence of the President, the Vice-President. In addition, a special meeting shall be held upon call',of,,twenty-five (25) percent of the owners. Special meetings shall require forty=eight (48))hours' notice in writing. Notice of annual and special meetings shall bedmailed to owners at the address on file for each owner. The presence of ten(10)or more members at a noticed- meeting shall constitute a quorum. At the annual meeting, the members shall review and approve a budget for the next year, shall elect Directors to fill any expired term or vacant position, and shall conduct such other business as shall be reasonable or necessary to carry out the purpose of the Association. The annual meeting of the Board of Directors shall be held immediately after the annual meeting of the members. At the annual meeting, the Directors shall elect a President and a Vice-President and Design Liaison. At this time the Directors 2 • r • shall also designate a Secretary and Treasurer. The Directors may choose to hire outside persons that are not members of the Association to fulfill the Secretary and Treasurer duties. Article 5: Duties The duties of President and Vice-President shall be as follows: President. The President shall preside over all meetings of the Association. He or she shall call the membership�ogether whenever necessary. The President shall be the general—administrative and executive officer of the Association, and shall perform such duties as may be specified, and exercise such powers as may''be, delegated to the office of President by the Board of Directors. �t Vice-President. The Vice-President ,shall exercisX\thepowers of the President in the absence of the President. The duties of the Secretary and Treasurer shallte as follows: Secreta . The Secreta shall give �t\i\ceof all meetings of the Association, and shall ke p a�record of the proceedi gs of the meetings of the Association. The Secretary yshal Abe authorized to sign on behalf of the Association, all records, documents and instruments when such are authorized to b iged by the Association.TreasureTreasurer shall keep-and maintain adequate and correct accounts of tPie\accounn_ts1properties, and business of the Association, including accounts�of its assets_,,liabilities, receipts, disbursements, gains an�d'I losses Association. The Treasurer shall prepare and report such periodic accountings`as'shall be required by the Association. )) Y The duties of the Dsign,Liaison shall be as follows: Design Liaison. This position g s pos t on shall act as the liaison between the Board of Directors and the Hoover Way Design Review Committee. Article 6: Voting & Membership Interest Every person, group of persons, partnership, corporation, or association who is a fee owner of real property within the boundaries of the area described as Hoover Way, on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana, shall be a member of the Association. By this 3 • • provision, each lot, as shown on the plats and amendments thereto shall entitle the owner of one membership interest in the Association. Membership interest shall run with the land so that said interest is an incident to ownership beginning when ownership rights are acquired and terminating when such rights are divested. Accordingly, no member shall be expelled, nor shall he be permitted to withdraw or resign while possessing a membership interest. The following chart illustrates voting interests by use: Use Voting Interest Vacant Lot 1 vote per lot 1 vote per unit (Note: upon the issuance of an�Occupancy Permit by the City of Bozeman and the\presentation of a copy of'that Developed Lot— Occupancy Permit to the Associat of n, the Association shall Residential Uses grant each owner of a multi-famiily unit a vote. Should a multi-family,ynit,be owned by more than one person or entity the unit shall'have only one,(1')-v6te.) r�� V Multiple owners of a sin lei parcel of,ea�r�rt ould. have collective) one p � g p p p y Y such membershipAr voting interest. If,more than one lot, parcel, or tract is owned, the owner�or�owne+s� thereof would have one membership or voting interest for each separate parcel of real property. Whenever any lot, tract or parcel is owned-or leased Kftwo.or more;persons or by an entity, such person or persons,or entity�must, prior toa meeting where voting may be allowed, among tw and beeen themselves determine who is entitled to vote the membership interest and in what manner it shallrbe voted. 1 � , 1 e�iud If, in thment of the Board a bona fide and irreconcilable dis ute arises9 � p as to the voting,\or\right`tof vote a membership interest, such interest may be declared to be a�di'spute'and for the time such interest is in dispute, it shall have no voting rights. Y Cumulative voting per phase shall be provided for election or removal of members of the Board of Directors. Voting may be in person or by proxy. Cumulative voting shall be provided for all other Association matters. Voting may be in person or by proxy. Article 7: Resolutions 4 • • All matters that are the business and concern of the Association shall be presented to the Association and meetings of the Association in the form of resolutions directed to the Board of Directors. Such resolutions as are passed by over fifty (50) percent of the said membership interest of record and eligible to vote shall be binding on the Board of Directors. Such binding resolution shall have the effect of compelling the Board of Directors to take positive action in response to the general inclination of the resolution. However, the scope, extent and specific character of all such action shall be within the final discretion of the Board of Directors. Article 8: Powers and Duties of the Board of Directors The Board of Directors shall have the followingowe"-r" on s` ,b p ehalf of the Hoover Way Owners Association: �t (a) To provide for the construction, installation, acquisition, replacement, operation, maintenance and repair by the\Association of buildings, equipment, common areas,:storm water facilities, facilities and services for recreation and/or sporting activities, lighting, garbage removal and disposal, security of personsvor property, fire protection and other municipal services and functions, and,,t�the extent necessary by the failure of the Owners of private areas, the`As os ciation shall have the power and authority: 1. To obtain;-maintain and pay for suchJnsurance policies or bonds as the�Board may'deem to be!appropriate for the protection or benefit of'Hoover Way,)the Association, the members of the Board, the members of�the Committee,,or the Owners; 2'`To conr ct�an�d pay-for,' or otherwise provide for, such utility services including, but without limitation, water, sewer, trash, electrical, telephone-and gas services as may from time to time be required 3. To contract and pay for, or otherwise provide for the services of \architects, engineers, attorneys and certified public accountants or such otheyprofessional or nonprofessional services as the Board maNy�de m necessary; 4. To contract and pay for, or otherwise provide for, fire, police and such other protection services as the Board deems necessary for the benefit of Hoover Way, any property located with Hoover Way, or the Owners; 5. To contract and pay for, or otherwise provide for, such materials, supplies, furniture, equipment and labor to the extent the Board deems necessary, and to pay and discharge any and all liens placed upon any Parks and common open space on account of any work done or performed by the Association in the fulfillment of any 5 of its obligations and duties of maintenance, repair, operation or administration. (b) To enter into fair and reasonable contracts for the administration and enforcement of the Hoover Way Design Regulations by the Hoover Way Design Review Committee, of which at least one member shall be an architect as specified in the Design Regulations. (c) To adopt a development review fee schedule. (d) To enter into other contracts and agreemen aware necessary to affect the business of the Association. Contracts4or such work with third parties which provide for a term or duration in excess of one year must be approved by a majority of the members, which approval may be ratified at the annual or any special meeting of the Association. e To make and establish rules and`re ulations for the �gove(hance of facilities and the performing of suchtifunctions;-the taking of such action and operating in such areas as are within the jurisdictions of the Association. (f) To take necessary and appropriate action to collect assessments from members, including the filing+of liens and,prosecu/ting foreclosures. r� �V/. l(g) To pay the expenses of the ssociation,' including all taxes or assessments and-toycontract and pay for such insurance as may be necessary in the bes'6nterests of thEMssociation, and to provide for the use and dis`positiori of'the-insurance proceeds in the event of loss or damage. h To establish accounts for operating and/or development funds as set _) � p 9 P bout in the Cove Innt (i) Th�B\oard shall have the right to pay, compromise, or contest any or all taxesand assessments levied against all or any part of the parks, or upon any' sonal property belonging to the Association. (j) To call meetings of the Association, both annual and special, and to preside over such meetings and to give appropriate notice of such meetings as required by the Bylaws. (k) To formulate and introduce resolutions at the meetings of the Association. (1) To hold meetings of the Board of Directors as are necessary to conduct Association affairs. 6 (m) To nominate replacement Directors as necessary (who must be from the same phase as the open position) for ratification by a simple majority vote from the corresponding phase of the Owners Association. (n) To fill any vacancy in the officers of the Association (President, Vice President, Secretary, or Treasurer) by appointment until the next annual meeting or the successor is duly appointed or elected. (o) To maintain lists of members and to keep records in a good and businesslike manner of all assessments made, all expenditures, and the status of each member's payments of assessment; and to make such records accessible at reasonable times to all members. (p) o deal with agencies, officers, boards, commissions, departments and bureaus or other governmental bodies in -a federal, state; county and local basis to carry out the above�powers, duties and responsibilities. The Association shall have the power n �a�'(q) p a �d authority at any time and from time to time and without-liability to any Owner for trespass, damage or otherwise, to enter upon,ny.lo`t, for the purpose of maintaining and repairing any lot, if for any reason the Owner fails"to maintain and repair the lot as required by the Covenants or for the purpose of.removing any improvement constructed, �rec structed� refinished, altered or maintained upon such area din violation of these Covenants. The Associationemay maintain and repair any roads, sidewalks, parks, linear trail or public areas) in or adjoining-Hoover Way including landscaping and planting the same and repairing improvements thereon when public authorities; in the opinion of4 Board have failed to do so in a manner be if tting the standards*of the community. The Association shall also (have the power and authority from time to time in its own name, on its own behalf, or in the name and behalf of any Owner or Owners who cons nt thereto, to commence and maintain actions and suits to restrain and e�nj i any beach or threatened breach of Hoover Way Covenants, or to en force by/mandatory injunction or otherwise all of the provisions of the Hoover Way Covenants. Y (r) The Board shall be required to grant and convey to any third parties easements or rights-of way in, on, over or under any Parks without payment to the Association when requested by Declarant. The Board shall also have the power and authority to grant and convey to any third parties, on such terms as the Board may approve, parcels or strips of land from any Parks. The Board may not grant or convey land from any Parkland or Linear Trail which would jeopardize the land required by the subdivision or zoning approvals for the land described in Exhibit A. 7 • • (s) The Board may from time to time employ the services of a manager to manage the affairs of the Association. Enter into contracts or hire personnel for the management of the affairs of the Association and the maintenance, management, improvement, and repair of the Common Areas; (t) To do any and all things necessary to carry into effect these Bylaws and to do any and all things necessary to require compliance with and enforce the Covenants. Article 9: Liability Members of the Board and their officers, assistant officers, agents and employees acting in good faith on behalf of the Ass oction (a) Shall not be liable to the Owners/as a result of their activities as such for any mistake of judgment, negligence or otherwise, except for,their own willful misconduct or bad faith; (b) Shall have no personal liability in contract o an Owner or any other person or entity under any agreement, instrument ortransaction entered into by them on behalf of the"Association in their capacity as such; (c) Shall have no-personal liability10in tort to any Owner or any person or entity, except,for their own willful�rriisconduct or bad faith; d Shall�have�no personal li ility-6 O � � p� � ab ty�ansmg out of the use, misuse or condition of the\Property which might in any way be assessed against or imputed to them as�result`of-or by virtue of their capacity as such. Article X 0: Insu`e The Board may purchase insurance policies to protect the property of the Association against casualty loss and to protect the Association and the Board members, when a„gain their official capacity, from liability. The extent and specific nature of'c�ov rage shall be determined by the Board. Article 11: Terms & Replacement Each year, the Owners Association shall elect Directors to fill any expired term or vacant position. Terms shall be staggered so that each year, each phase of the Association is voting for one new Director. The terms of office for members of the Board shall be not less than three (3) years and may be extended in duration by the presentation of a Resolution presented to the members at an annual meeting. The Board of Directors shall 8 have staggered terms. As such, the initial Board of Directors shall meet and draw lots which shall dictate that one member from each phase shall serve one year, another member shall serve two years, and the third member shall serve three years. After this initial drawing, each Director term shall be three years. There are no restrictions upon successive periods of Board of Directors terms. Any vacancy on the Board of Directors occurring before the next annual meeting of the members shall be filled by the remaining directors nominating a replacement director and the nomination being ratified by a simple majority vote from the corresponding phase of the Owners Association. A'vacancy in any office of the Association (President, Vice President, Secretaryfor Tr.,easurer) shall be filled by appointment by the Board of Directors until theext annual meeting or the successor is duly appointed or elected. Article 12: Committees Pursuant to the Title 35, Chapter. 2, M.C.A. and subject to the restrictions stated therein the Board may appoint committees t�ct for' Board and.,o exercise the authority of the Board on matters referred to them by the Board. Such committees may be dissolved at any time by the Board of Directors. Article 13: Compensation Board members shall be reimbursed for any out-of�pocket expenses incurred while acting in their official capacity. Article 14: Severability A determinati of.invalidit �f_anny-one or more of the provisions or conditions hereof by'judgment, order, or decree of a court shall not affect in any manner the other provisions hereof, which\s6Wremain in full force and effect. Article 15,Annual & Special Assessments The purpose of*annual and specials assessments levied by the Association are to promote the recreation, health, safety, convenience and welfare of the owners, including but no6imite4 to the improvement, repair, operation, and maintenance of easements, parks and common areas, community and park street lights, and for any other purposes, expressed or implied, in these Covenants. Each owner, whether or not it shall be so expressed in any deed or contract, is deemed to have agreed to these Covenants, and to pay to the Association: • Annual assessments or charges and fines as may be adopted by the Board of Directors; and • Special assessments for capital improvements, such assessments to be established and collected as hereinafter provided. 9 The annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the land, and shall be a continuing lien upon the property against which each such assessment is made. Each assessment, together with the interest, costs and reasonable attorney's fees, shall be the personal obligation of the owner of such property at the time when the assessments are due. Assessments shall begin to accrue upon closing on the purchase of a lot. The following subsections address the details of assessments: a The Declarant for each lot owned b it within Hoove^rMa hereby covenants,( > y y y and each Owner of any lot by acceptance(of�a3purchase and sale agreement, deed or lease therefore, whether or not it shallbe so expressed in any such deed, lease or any otherco n yance, shall\be deemed to covenant and agree to pay to the Association the Owner's proportionate share of assessments establishedVan�d collected from time to�time as hereinafter provided. ! (b) Each owner or member will be assessed a proportionate share based on the number of dwelling units built,pe 'developed residential lot and on a dwelling unit equivalent on vacant, commercial',and industrial properties as specified below: Zone .Assessments 7 R-3 Lot 1,share V 11 Assessment Owners will comment� \ �� ce immediately after the transfer of title from the Declarant to,the Owner-.,No,assessments will be levied against lots own ed,by the,Declarant The Board shall have the, right to determine and refine the specifics and t mi goof assessment's within°the parameters of the preceding statements. c At (east\\30,,da s rio to the O � � y p � � commencement of each fiscal year, the Board shall fix the,amouunt,of the assessment for such fiscal year and shall, at that time, prepare a/roster of the lots and assessments applicable thereto. Written noticeof the assessment shall be sent to every Owner subject thereto. (d) The assessments levied by the Board on behalf of the Association shall be used exclusively for the purpose of financing the Association functions and duties. (e) If at any time and from time to time during any fiscal year, the assessment proves inadequate for any reason, including nonpayment of any Owner's share thereof, the Board may levy a further assessment in the amount of 10 0 such actual or estimated inadequacy which shall be assessed to the Owners in the manner set forth herein. (f) In addition to the assessment authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Parks, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the votes of members who vote in person or by proxy at a meeting duly called for this purpose. <_il,� (g) The Board shall also levy an assessment against any Owner, as a direct result of whose acts or failure or refusal to actor otherwise to comply with the Hoover Way Covenants for monies/expended by e,,Association in performing its functions under Hoove�Way Covenants and, Board Bylaws. Such assessment shall be in the amount,so expended and shall beldue and payable to the Association when levied Monies sodexpended shall include, without limitation, . reasonable engineers , architects', attorneys' and accountants' fees incurred by-the`Association. (h) Each assessment shall be a\separate, distinct and personal debt and obligation of the Owner against\wh it iiss`assses�sed, and each Owner by acceptance of a purchase and sale agreement, deed or lease, shall be deemed to cove ant,and pay agree to� the same to the Association. If the Owner does not;pay such assessment or any installment thereof when due, the Owner shall�be�deem`d in defaul and�the amount of the assessment not paid, together with theamount.of any,subsequent default, plus interest at 12 percent'perannum�and costs;inc uding reasonable attorney's fees, shall be and 1bec e,a*'lien ponhe lot of such Owner upon recordation by the Association of a,notice of default. The Association assessment lien may be -/forelosed through suit by the Association in like manner as a mortgage of real property, and�the Association shall have power to bid on the lot at foreclosure sale and to acquire and hold, lease, mortgage or convey the lot. A suit to\recorra money judgment of unpaid assessments shall be maintainable wwithout foreclosing or waiving the lien securing the same. The foregoing remedies shall be in addition to any other remedies provided by law for the enforcement of such assessment obligation. (i) When requested by an Owner, the Association shall execute a certificate stating the indebtedness secured by the Association lien upon the lot of the Owner, and such certificate shall be conclusive upon the Association and the Owners in favor of such persons who rely therein in good faith as to the amount of such indebtedness as of the date of the certificate. The Association shall be entitled to a reasonable fee as a condition to issuing the certificate. 11 Article 15: Amendments Amendments to the Hoover Way Owners Association Bylaws shall only be made by the Hoover Way Owners Association. Amendments to the Bylaws shall be presented to the owners at the same time as the owner is provided notice of the meeting. The bylaws may not be changed without the owners having been presented with the proposed change, the time of the meeting to consider the change and the passage by a majority of the owners present, in person or by proxy, at the meeting. 12 Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 N Declaration of Protective Covenants, Conditions and Restrictions for Hoover Way Subdivision Bozeman, Montana prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Table of Contents Name Page Article 1: Purpose 5 Article 2: Land Subject to Covenants 5 Article 3: Relationship to other Documents 5 3.1 Local Land Use Regulations 5 3.2 Hoover Way Owners Association Bylaws 5 Article 4: Hoover Way Owners Association 6 4.1 Function 6 4.2 Membership 6 4.3 Board of Directors 7 4.4 Meetings 8 4.5 Voting & Membership Interest 8 4.6 Annual & Special Assessments 8 Article 5: General Restrictions & Notices 11 5.1 General Use 11 5.2 Design Regulations 14 5.3 Landscaping 14 5.4 Boulevard`Trees 14 5.5 Weed Control 14 5.6 Garbage 14 5.7 Sidewalks 14 5 8 Address Numbering 15 /�5.9 Fences 15 5.10 Lighting 15 N � 15 Article 6: Common Areas 6.1 Use�� 15 6.2 Control a , anagement' 16 6.3 Maintenance 16 6.4 Maintenance Guarantee 16 Article 7: Enforcement 7.1 Enforcement 18 7.2 Fine Schedule 20 7.3 Dispute Resolution 20 Article 8: Term 20 1 Article 9: Amendments 21 Article 10: Definitions 22 Exhibit A: Legal Descriptions 27 Exhibit B: Stormwater Maintenance Plan 28 Exhibit C: Approved Townhouse Plans 29 2 DECLARATION OF AMENDED & RESTATED PROTECTIVE COVENANTS & RESTRICTIONS FOR HOOVER WAY THIS DECLARATION OF THIS AMENDED AND RESTATED PROTECTIVE COVENANTS is made this day of , 2017, by and Hoover Way Owners Association, hereinafter referred to as "Declarant"; WITNESSETH : WHEREAS, and Hoover Way Owners Association (hereinafter referred to as Declarant) are, or represent, the owners%of the real property located in Hoover Way Subdivision for the lands more particularlylldescnbed in Exhibit A, which y are located in the City of Bozeman, Gallatin Counto ntana; and WHEREAS, on 2017, Declarant e, recorded_Covenants Hoover Way Subdivision as Document Number-, in the office of Gallatin County Clerk and Recorder. With the recording of.,said covenants, established the Owners Association for Hoover Way Subdivision; and WHEREAS, on \ .., '2017, Hoover Way Owners Associations conducted an election and received ballots by more than�75% of their respective members affirmatively voting to consolidate th` covenants�for each phase of Hoover Way Subdivision, the Bylaws for each\'phase oft Hoover Way subdivision and determining for the betterment'of all Phases�b/f Hoove/Way Subdivision, the governing Owners Associationns should be consolidated' into one Owners Association; and WHEREAS, Declarantfi tends two continue to develop the land with residences, open space and-a variety.of uses-, and the-purpose of this declaration is to create and keep t ommunity area desirable, attractive, beneficial and suitable in architectural design, materials and�appearan`e;,`and to guard against unnecessary interference with the natural beauty of the community area for all the mutual benefit and protection of owners�within the community' area,;and WHEREAS Declarant affirms and further re-declares that all land described in Exhibit "A" shall`be�held,,sold, conveyed, encumbered, leased, occupied and improved, subject to these amended and restated Hoover Way Covenants meaning the limitations, covenants and restrictions set forth in this declaration and any subsequent amendments hereto, or related documents authorized by the filing of these Covenants, all of which are intended to enhance the desirability and attractiveness of the land. These limitations, covenants and restrictions shall run with the land and shall be binding upon all persons having or who acquire any right, title or interest in and to the land, and shall inure to the benefit of the Declarant, the Association and each person who becomes an owner of the land; and 3 WHEREAS, Declarant desires to continue to subject all of said real property, together with the lots, phases and subdivisions contained therein, to the covenants, conditions, restrictions and reservations herein set forth and referred to as "Covenants"; and WHEREAS, the Declarant now records the Amended and Restated Protective Covenants for Hoover Way Subdivision; and NOW THEREFORE, Declarant shall impose upon the,,pr perty the following Covenants, which shall run with the land and shall be bind g'upon and be for the benefit and value of the Declarant and persons claiming,,under them, their grantees, successors and assigns, and shall be for the purpose/of'lmaintaining a uniform and stable value, character, architectural design, use and development,of the property. The Covenant shall apply to the entire property and toialhimprovementplaced or erected thereon unless otherwise specifically excepted a d shall have perpetual existence, unless terminated by law or amended as herein provided. 4 Article 1: Purpose The purpose of these Covenants is to protect and enhance Hoover Way neighborhood and to provide for the maintenance of shared common areas. Article 2: Property Subject to Covenants The land described in Exhibit "A" attached hereto shall be held, sold, conveyed, leased, encumbered, occupied and improved subject to this Declaration. The Covenants shall inure to and pass with each and every parcel, tract, lot or division Article 3: Relationship to other Documents 3.1 Local Land Use Regulations All zoning, land use regulations and other laws, rules and regulations of any governing body or agency with jurisdiction over Hoover Way shall�be.in)full force and effect, including amendments tfiereto�in addition to these Covenants. All owners of land in Hoover Way shall be subject,tolthose regulations, laws, rules and regulations. The Bozeman Unified Development Code (UDC) can be found online at www.bozeman.net. In the event there is a conflict between the Covenants and any land use regulations, the most restrictive provision shall'control�/ 3.2 Hoover Way O nw ers`Association Bylaws The procedures�and processes for Hoover Way Owners Association are outlined in a separate document entitled Hoover-Way Owners Association Bylaws which is authorized by�the�ng�'of-thes�venants. The Association Bylaws have a separate-provision for amendments. Article 4: Hoover Way Owners Association _ 4.1 Function HooverNWay�Owner�Association is charged with the duties and empowered with the rights set forth�herein and in Hoover Way Owners Association Bylaws. 7 The Associatioh actin through its Board of Directors shall have the power and 9 9 authority to take such actions as shall be necessary or reasonable to care for, protect and maintain the open spaces, common areas and facilities, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments'and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. 5 4.2 Membership The Owners Association, which may be incorporated, is hereby established known as "Hoover Way Owners Association" hereinafter referred to as the "Association." The Association shall elect a four-member Board of Directors whose duties are described in detail in the Bylaws. Every owner or contract purchaser of a lot or unit shall be member of Hoover Way Owners Association. Membership shall be appurterfant4o and may not be separate from the ownership of any lot or unit. Each/Owner shall be responsible to advise the Association of the Owner's currernt"mailing address and any changes to that address. Upon transfer of anylooverNVUay lot, the Owner is responsible for advising the Association of,.,& name and address of the new Owner. The address of the Associatio��hall be: P.O. BoX&CX, Bozeman, Montana 59719. The address of the Association may be changed by_the Board of Directors upon notice to the owners. For the purpose of determining membership, at any meeting a person or entity shall be deemed to be a member upon the recording of a duly executed deed to that owner, or upon the reco rdi goof` Notice of Purchaser's Interest or an Abstract of Contract for Deed showing a.contract purchase by an owner. The legal title retained by the vendor ellingundericontract shall not qualify such vendor for membership Nothing contained her shall grant multiple owners of a single lot more than one voteper lot. Foreclosure of a mortgage, trust indenture>or the termination or foreclosure of a contract for deedh rein titleisvestetl,,in the mortgage, beneficiary or original seller on-a,coontract,or�repossession-for any reason of a lot or unit sold under a contract-shall terminate the vendee's membership, whereupon all rights to such membership shall'vest in t elegal owner. 4Voting and membership interest is addressed in Article 6 of Hoover Way Owners Association Bylaws 4.3 Board of•Directors N\� Hoover Way�Owners Association shall elect a Board of Directors. The Board shall be comprised of four members of Hoover Way Owners Association. The Declarant shall have the option to be a member of the Board of Directors so long as he or she owns property in any phase of Hoover Way. The Board of Directors shall have the power and responsibility of acting on behalf of the Association and its members as shall be reasonably necessary to carry out the purposes of the Association, including but not limited to take such actions as shall be necessary or reasonable to care for, protect and maintain the parks, 6 • • open spaces, common areas and facilities, ponds, watercourses, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. The Directors shall act by majority vote. The Board of Directors shall serve for a term as set by the Bylaws and which may be modified according to the amendment proced'ures,set forth in the Bylaws. The staggering of terms shall be accomplished a s t fourth in,the Bylaws. 4.4 Meetings //� The Association shall hold annual meetings Meeting times, locations, formats and voting shall occur as specified in Hoover Way Owners Association Bylaws. 4.5 Voting & Membership Interest Voting and membership interests shall be as specified in, Hoover Way Owners Association Bylaws. �7 Article 5: General Restrict of ns & Notices 5.1 General Use Restrictions The following general use restriction shall apply to Hoover Way: (a)allo construction, development, excavation, landscaping, or like activit esashall"occur on any lot within Hoover Way without prior written approval from tl ib P sociation. (b) Each building or other structure shall be constructed, erected and maintained/ in strict accordance with the plans and specifications approved,,by the Association. (c) N � 'nimals livestock or poultry ry of any kind shall be rais ed, bred, or kept on any land in the subdivision, except that a reasonable number of cats, dogs or other common household pets may be kept; provided, however that they are not kept, bred or maintained for any commercial purpose. Exterior Dog kennels are strongly discouraged. If needed, kennels must be in an inconspicuous location and screened from neighbor's property. 7 • • (d) No hunting of, shooting at or harassing of birds, animals or any wildlife will be permitted. Skunks, gophers and rodents may be trapped; however, poison may not be used. (e) With ongoing construction and permanent residents occupying finished projects, it is imperative to keep construction materials covered and/or tied down, and debris and trash contained until properly disposed of. Violations will be subject to cleanup fees and/or fines of up to $500 per occurrence. (f) No building materials, trash, gravel, excess soils, job trailers, or dumpsters are allowed to obstruct the public rights-of-way unless necessary permits are obtained from the City of Bozeman Engineering Office and the required barri des/safety ma kern are in place. Violations will be subject to fines-,of up to $500 per occurrence. Parked cars shall not obstr�uctp edestnan traffic. V�eh\i(�c`lesparked in (g) violation of these Covenants wll�be�notified by means of a verbal notice to the vehicle owner or verbal notice to the lot owner, or by written notice from the,Association stat ing.that the vehicle is in violation of these Covenants and requesting immediate removal of the vehicle. If the violation is no�cor ected withinNtwenty-four (24) hours of notification, the Association may cause the/vehicle to be towed and impounded at the expense of/the vehicle's owner. The Homeowner's Association may cause �v�ehicle to/be towed immediately without notifieationNif the Association determines the vehicle impedes emergency vehicles or, in any,-way, represents a threat to health and safety:\� l \v� (h)The Owners, Declarant and Association are hereby prohibited and precluded from engaging in any activity that would affect or impact any downstr am water user facilities and irrigation ditches for downstream water rights. i City sewer and water lines ower, natural as cable television and (.) iY , p g , \teleph n primary service lines are provided to each lot. However, each�lot owner is responsible for the costs of connecting to the main utili yrlines to his or her improvements from the primary line near his or her lot, including any additions to the primary line that may be required by location of the improvements on the lot. All utility lines shall be underground. (j) No signs shall be erected on the property or lot thereof, except to identify the owner of the property. Typical "For Sale" signs shall be allowed during the sale of a lot. 8 (k) There are reserved, as shown in the plat and as may otherwise be reserved, easements for the purposes of constructing, operating, maintaining, enlarging, reducing, removing, laying or relaying lines and related facilities and equipment for utilities, including, but not limited to, those providing gas, communication and electrical power. Fencing, hedges and other items allowed by the Covenants may be placed along and in the easements, with permission from the City of Bozeman Engineering Division, as long as the intended use of such easements are not prevented. 5.2 General Design Standards Townhouse designs attached are the approved buil' ding designs for the Hoover Way Subdivision. Additions to the original"designs areXnot,,allowed. Fence designs attached are the approved fences for the Hoover Way Subdivision. No new fence, wall, parking area, garage,%shed, outbuilding or other structure shall be made, erected, altered or permitted"to,remain upon the properties until written plans and specifications showing the design;,nature;� kind, color; dimensions, shape, elevations, material, use and location'have/been submitted and approved, in writing, by the Associatiofi',-as well as appropriate City of Bozeman review, permitting and fee payment. All plans.submitted to3' e\,City of Bozeman Planning Department or Building DivisionNmust.have,the associations stamp of approval. It is the responsibility of the property owner,to'-ensure that he/she has the most recent copy of the Covenant's Design Regultions. Each townhomA e lot I be individuall responsible for the maintenance n� y p ead repair of any private parking areas,�garage stall, private sidewalks, exterior lighting, trees and, andscaping on heir townhouse lot. The lots, buildings, improvement, and`appurtenanc thereon shall at all times keep in a safe and clean-condition. All.private landscaping shall be maintained, watered, trimmed, mowed, controlled. for�weeds, and replaced as necessary so as not to detract from the general\appearance/of the subdivision and the neighboring properties. 'Maintenance shall include!/but not be limited to, snow and ice removal as required by the City of Bozeman. 5.3 Landscaping Each lot owner/shall submit a complete and comprehensive landscape plan at the time of construction plans are submitted in compliance with Hoover Way Landscape Plan for each lot and the requirements set forth in the Unified Development Code of the City of Bozeman. 5.4 Boulevard Trees. Boulevard landscaping is provided with construction of the subdivision. The association is responsible for maintenance of boulevard trees. Individual owners are responsible for maintenance of lawn areas in boulevards adjacent to their lot. 9 5.5 Weed Control The control of noxious weeds by the Owners Association on those areas for which the Owners Association is responsible and the control of noxious weeds by individual owners on their respective lots shall be as set forth and specified under the Montana Noxious Weed Control Act (MCA 7-22-2101 through 7-22-2153) and the rules and regulations of the Gallatin County Weed Control District. The landowner shall be responsible for the controlAff".t\he, state and county declared noxious weeds on his or her own lot. Both unimproved and improved lots shall be managed for noxious weeds, In the�even�a landowner does not control the noxious weeds, after ten (10)\Iaays notice from the Owners Association, the Owners Association may cause the noxious weeds to be controlled. The cost and expense associated with such weed management shall be assessed to the lot and such assessment may become a lien�if not paid within thirty (30) days of the mailing of such assessment. The Owners Association is responsible for control of state and count declared r y noxious weeds in the subdivision open space lots. 5.6 Garbage Property owners and residents of the neighborhood are informed that all garbage must be promptly removed from the property�There shall be no incineration or burning of garbage,trash or other waste or debris on, or coming from any lot. No junk, garbage Ctrash quipment, non-working or out-of-use vehicles, parts, metals, lumber, debris or other waste shall- be allowed to accumulate on any lot or originate from any lot during construction. All garbage and trash requirements of the:City�of Bozeman shallibe observed. Garbage containers shall be kept in the/,garage-or other enclosures except on garbage pick-up day. All construction dumpster be protected from wind. Owners with unsecured dum\psters or building,1materials will be subject to fines. In the event an owner shall not control waste on or coming from their property, the Association, after ten (10) days written notice to an owner to control the same, may cause the waste to be controlled or collected, and will assess the lot owner for the Posts thereof and or fined. Refuse within the open space lots will be collected by a service retained by the Owners Association. 5.7 Sidewalks Sidewalks will be constructed with the subdivision. 10 Every lot owner shall be responsible for maintenance of the sidewalk located on, adjacent to and between the owner's lot and the nearest right-of-way. Maintenance shall include, but not be limited to snow and ice removal. The Owners Association shall be responsible for maintenance of the trail located on the common open space parcel. Maintenance shall include, but not be limited to snow and ice removal. 5.8 Address Numbers Each owner is required to maintain visible address numbers on the exterior of their home. 59 Fences Fences will be constructed with the subdivision: All Fence design and location shall be approved shall conform to the requirements of section 38.23.130 of the Bozeman Unified Development Code titled "Fences, Walls and Hedges". Fences must be built according to the specifications\in Attachment C. 5.10 Lighting All exterior lighting is provided -Any added exterior lighting must be approved by the association. Exterior lighting`st be free of glare and shall be fully shielded or shall be indirect lighting, shall comply with the requirements of the City of Bozeman, Unified Development Code, Sec�38143.150, or as otherwise amended. No lighting shall shine beyond a property's lot-line. Article 6: Common reas The Association shall�be responsible for the operation and maintenance of all common areas and open space within the subdivision. Common areas include boulevards adjacent to the-park, stormwater faciliti and/common open space lots. 61 Use Each property or unit owner has the right to use and enjoy the common facilities. No,\property owner, shall have the right to occupy or possess any of the open space and common area by reason of owning a lot in Hoover Way. No Owner, guest or invitee may use or occupy the common area, roads, open space, parking area or any lot in such a manner as to disturb or interfere with the peaceful use, \occupancy or enjoyment of any other owner, guest or invitee. General use restrictions are listed in Article 5. In addition to the other restrictions stated herein, no motorcycles, snowmobiles or similar means of transportation are permitted in common areas. Motorized vehicles are allowed exclusively for snow removal. Violations shall be enforced as provided for in Article 7 of these Covenants. 11 The Board, among its other duties, shall establish assessments for the taxes, insurance, and maintenance of all common open spaces, stormwater runoff facilities, trails, and park adjacent boulevards. 6.2 Control and Management The Association shall have the exclusive right and obligation to manage, control and maintain the Open Spaces and Common Areas. 6.3 Maintenance Common areas and open space shall be maintained n,,g;�o\d-condition and repair and have the obligation to maintain the Common Area`and open spaces in good condition and repair as set forth on the Final Plat//b-'f.Hoover Way Subdivision. This includes the responsibility to control noxious weeds and to maintain sidewalks in the common open space and p r k�adjacent�boulevards, including snow removal and landscaping. Wetland buffer area restrictions (applies to all common open space parcels and park wetland buffer areas) a) Fertilizer use including those fertilizers containing nitrogen, phosphorus, and potassium is restricted within all common,areas, open space, and parks within subdivision boundar ei u. b Herbicide use is restricted to manual select" ive spot spraying usin � p 9 chemicals approved for use\near water by the Gallatin County Weed District ('�/O-�fhousehold � �� c) Disposa debris; homegoods, yard waste, pet waste, firewood and chemicals is not allowed. d) DisturbedNa ea�within_the wand setback located between yards and wetland boun,�da ies shall be planted with the approved native wetland seed�ix�ncluded in the Declaration of Protective Covenants and shall remain un-mowed e) The transition area between the wetland boundary and wetland setback hall be planted witl /native, wetland, trees and shrubs selected from the species list included in the Declaration of Protective Covenants. Storm Water-Facilities \ v :�r Stormwater facilities, including the underground stormwater structures, shall be maintained per Hoover Way Subdivision Stormwater Maintenance Plan, Exhibit B. The Owners Association shall be responsible for liability insurance, local taxes and maintenance of recreation and other facilities in the common space areas. The assessments levied by the Board for the maintenance, upkeep, repair and operation of common areas like all other assessments, become a lien on each lot within Hoover Way. The Board may, in its discretion, adjust the assessments to 12 • • meet the changing needs of the community and the areas serving the community. The Owners Association shall also be responsible for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. 6.4 Maintenance Guarantee In the event the organization or any successor organization established to own and maintain commonly owned open spaces, recreational-a eas, facilities, private streets, and parking lots common areas and facilities hall at any time fail to maintain the common areas or facilities in reasonable order and condition in accordance with the approved plan, the City Commission may cause written notice to be served upon such organization or"up6vmthe ownersVOf property in the development. The written notice shall set;forth the manner in which the common areas or facilities have failed to be/maintained in reasonable condition. In addition, the notice shall include the demand that the deficiencies noted be cured within thirty days thereafter and shall state\the*date and place of Aearing to be held within fourteen days of the notice. At the time of hearing, the City Commission may modify the erms of the original notice as to deficiencies and may extend the time within which the,same may bec cured. If the deficiencies set forth in the original notice or mold ifcat ns_are not cured within the time set, the City may enter upon such common facilities and maintain the same for a period of one year, in order to preserve\the,/taxable values of properties within the development and—to prevent the common facilities from becoming a public nuisance. Such�entry yand,,I maintenance shall not vest in the public any right to use the commo\facilities not dedicatedko,public use. Before the one year period expires, the Commission shall, upon its own initiative or upon written request of the organization theretofore-responsible for maintenance, call a public hearing and�give-notice lf such hearing to-the organization responsible for maintenance or/the property owners of,,the development. At the hearing, the organization responsible for maintenance and/or the residents of the development may show cause' why maintenan%ce by�the City should not be continued for a succeeding year: If1he City Commission determines that it is not necessary for the City to continue s such maAe'nance, the City shall cease such maintenance at the time established by the City Commission. Otherwise the City shall continue maintenance fo�/the next succeeding year subject to a similar hearing and determination)at the end of each year thereafter. (a) The cost of maintenance by the City shall be a lien against the common facilities of the development and the private properties within the development. The City Commission shall have the right to make assessments against properties in the development on the same basis that the organization responsible for maintenance of the facilities could make such assessments. Any unpaid assessment shall be a lien against the property responsible for the same, enforceable the same as a mortgage 13 against such property. The City may further foreclose its lien on the common facility by certifying the same to the County Treasurer for collection as in the case of collection of general property taxes. (b) Should the property owners association request that the City assume permanent.responsibility for maintenance of facilities, all facilities shall be brought to City standards prior to the City assuming responsibility. The assumption.of responsibility must be by action of the City Commission and all costs to bring facilities to City standards shall be the responsibility of the property owners association. The City may createa special financing mechanisms so that those properties within the area affected by the property owners association continue to bear the costs of/maintenance. c These common areas and facilities shall inllude b'ut are not limited to commonly owned open spaces and�stormwater runoff facilities. These common areas and facilities shallalso include but are not-limited to open space, as well as any public streets avenues and alleys not accepted by the City for maintenance. 1/ (d) The City shall assume permanent responsibility for maintenance of public areas and facilities when adedicated funding mechanism is adopted. Article 7: Disputes, Enforcement-,.& Fines 7.1 Enfo ecr merit Each Owner grants to Declarant and reserves to Declarant, a lien upon the lot of �he\Owner to secureethe faithfpl performance by the Owner of the requirements and restrictions contained in these Covenants and Bylaws. If any Owner shall fail to comply with these Covenants, or the Bylaws within ten (10) days after Declarant shall have deposited in the United States postal system a notice to the Owner ofoeifailure to comply, Declarant shall have the right to cause the necessary work to be done and to have a lien upon the land of the non- complying Owner for the reasonable cost of such work plus an additional amount equal to ten (10) percent of the cost of such work. If within thirty (30) days the non-complying Owner does not pay to Declarant the sum secured by the lien, then Declarant may foreclose the lien in compliance with the mortgage foreclosure laws of the State of Montana for the aggregate of (1) the reasonable cost of such work (11) a sum equal to ten (10) percent of such work, and (III) all cost incurred by Declarant in foreclosing the lien, including a reasonable attorney's fee. Declarant is in no way precluded from seeking any 14 remedy available to Declarant pursuant to the laws of Montana, including but not limited to immediate, temporary and permanent injunctive relief. Enforcement of these Covenants by the Declarant, Board of Directors, Owner or any party having standing, shall include for the party seeking enforcement and prevailing in such enforcement, an award of costs, fees and reasonable attorney's fees. Should any lawsuit or other legal proceeding be instituted.by the Association or an owner against an owner alleged to have violated—one or more of the provisions of these Covenants and should the Association or owner enforcing the provisions of the Covenants be wholly or`partiall'y,\successful in such proceedings, the offending owner shall be obligated to�,pay the costs of such proceeding, including reasonable attorney's fee o.r all time associated with the action. The failure of Declarant, the Associatiowor an owner, to enforce any Covenant or restriction contained herein shall not be deemed,�waiver or in anytway prejudice the rights to later enforce that Covenant, or any other Covenant thereafter, or to collect damages for any subsequent breach of Covenants. The waiver or approval of a variance of-a Covenant provision by the Board of Directors or Hoover Way Review Committe`or non action of the Association or Declarant in the event of a violation of a Covenant'by a particular owner or lot, shall not be deemed o delete or waive the Covenant or enforcement thereof as it pertains to other owners or lots. Invalidation of an one)Uthese Covenants or Bylaws b judgment or Court Y Y1 9 Y order shall.in no way�'affect-any��other provisions, all of which shall remain in full-force and,effect: /in� � �any conveyance of the above described real property or of any lot thereon, it shalhbe sufficient ,to\insert)a provision in any deed or conveyance to the effect thatl e.property is subject to protective or restrictive Covenants without setting forth such restrictions and Covenants verbatim or in substance in said deed nor referring to the recording data. All of the above described real property and lots shall be subject toythe restrictions and Covenants set forth herein, whether or not there is a specific reference to the same in a deed or conveyance. A breach of any of the foregoing restrictions or Covenants shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value upon any lot or portion of the real property or any improvements thereon. However, the Covenants shall be binding upon and shall inure to the benefit of any subsequent owner whose title thereto was acquired by foreclosure, trustee sale or otherwise. 15 i • 7.2 Fine Schedule For any Violation of the terms, conditions, restrictions and protections contained within the Covenants, and upon written complaint signed by the author. Upon receipt of complaint and the finding of violation, the Association has the authority to assess fines. The Association shall notify the Owner upon receipt of a complaint of violation and allow a reasonable time for response by the Owner. The Association's agent may determine if a violation occurred. Upon determination of a violation, the Association shall notify the Owner of the violation, the fine and the date of payment for the fine-and the ability of the Association to file a lien against the Owner's property'without further notice. e��X�� Failure to pay the fine when due shall subject the Owner t interest nterest on the unpaid portion of the fine at a rate of not less than ten ('1,0),percent per,annum. Said rate may be amended without an amendment of.46 s Declaration. In addition to the fine schedule set forth4 above,the Homeowner's Association may assess fines of up to $50,000.00 (note�that'thissAis in addition to the terms outlined for unfinished structures against any Owner who constructs, remodels or modifies a structure without written approval from-the ASSOCIATION. 7.3 Dispute Resolution If a dispute still exists after all proper procedures outlined in this document have been exhausted, mediation should Nbe..the next step in dispute resolution before any lawsuits are=f led. Article 8: Term All the limitations,-.conditions,nd-restrictions contained in these Covenants of Hoover Way shall�un-with the land and shall.be-binding on all parties and persons claiming under them for a 10 year penod,�beginning at the date of filing of this document, at which timerth�e'\same shall be automatically extended for successive periods of 10 years, unless the record Owners of lots then within Hoover Way having not less than three- fourths (3/4)�of the total votes record an instrument terminating Hoover Way Covenants within one (1�)�year prior )to the commencement of any such period. Any such termination shall�take effect upon expiration of the period during which it is given. Prior to the expiration�of these Covenants, the Association may vote, pursuant to the provisions allowing amendment hereto, to extend these Covenants. Article 9: Amendments Any covenant which is required as a condition of the preliminary plat approval and required by the City Commission may not be amended or revoked without the mutual consent of the owners in accordance with the amendment procedures in the Covenants, and the City Commission. 16 Hoover Way Covenants, may, at any time, be amended or replaced upon the happening of all the following events: A. The vote of Owners having not less than two-thirds (2/3) of the total votes within Hoover Way at a meeting of the Association duly held. The notice of the meeting shall state that the purpose of the meeting is to consider the amendment or repeal of Hoover Way Covenants, giving the substance of any proposed amendments or indicating the provisions to be repealed, as the case may be; and B. The recordation of a certificate of the Secretary or an Assistant Secretary of the Association setting forth in full the amendment or amendments to Hoover Way Covenants so approved, including any portion or�portions thereof repealed, and certifying that said amendment or amendments shave been approved by vote of the Owners pursuant these Covenants. C. The President or Vice-President shall execute and record the) amendment, change or addition with the Clerk and Recorder of Gallatin County,,Montana. An change of these Covenants shall,be effective filin and recordin of such Y 9 � \ 9 g an instrument in the office of the Gallatin County Clerk and Recorder. No improvements that were constructed and approved ink ca cordance with the Covenants shall be required to be changed because such standard's ar�the`reafter amended. All lots within all phases of Hoover Way shall be required to,adhere to-these Covenants. 17 Article 10: Definitions The words and terms used in this document shall be defined as in the latest edition of the City of Bozeman Unified Development Ordinance unless defined below. If not defined below or in the Unified Development Ordinance, words and terms shall have their customary dictionary definitions. • Architect shall mean a person registered to practice architecture in the State of Montana. • Association shall mean Hoover Way Owners Association, and its successors and assigns which shall serve and may be referredto�as the Homeowners' Association. The Association may be incorporated as a Montana nonprofit corporation, with its members as the lot owners\ • Board shall mean the Board of Dire- ct� of the Association. Also see ( "Directors" definition below.) • Bylaws shall mean the bylaws ofthe Association. • Hoover WaySubdivision shal,I i lude all land described.in Exhibit "A." • Contract purchaser shall m n��'p ea a personrbuymg a lot pursuant to a contract for deed, Montana Trust-Indenture or lml rtgage.�7 • Declarant shall mean k or such other person entity or corporation who �\ may be, by a recorded document, designated as the Declarant. • Development shall mean any building, construction, renovation, or material ha //cnge in the use or appearance of structures or land. Development includes the /reconstruction of fences and paving and significant landscape changes. • Directors shall mean the Board of Directors of the Association, comprised of nine members of Hoover Way Owners Association. The Declarant shall have the option to�be�a�member of the Board of Directors so long as he or she owns property in Hoover Way. Directors shall be elected at the annual meeting by a simple majority of the members of the Association. Power and Duties of the Board of Directors. • Lot shall mean and refer to only that land so divided into a lot, tract or parcel that is (a) described in Exhibit "A" and (b) designated as the Declarant for residential, commercial or industrial use. The term lot does not include any portion of the Parks or open space. 18 • Member shall mean any owner or lot owner. Each member or owner agrees to abide and be bound by these Covenants, the Articles of Incorporation, Bylaws and the Resolutions of the Owners Association, if any. • Open space means those areas set aside for the use of all of the owners and the public, including roads, trails, easements, parks, open spaces, and medians. The terms "open space" and "common area" or "common open space" are used interchangeably. • Owner also referred to as lot owner, member and home-,owner, shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to or leasehold interest in any land whichtis\a part of Hoover Way, including contract purchasers, but excluding those having.such interest merely as security of the performance of an obligation. • Parks shall mean all land and interest therein which has or may be conveyed to the City of Bozeman, including but not limited to alk lands identifie`d�as common open space, trails, Public Park, park, private%pe6 space, and detention / retention ponds as delineated on the final plat. The word park when used herein in the singular form may be referring a portion of the,total parks delineated on the final plats of Hoover Way Subdivision.vision Any portion�of the designated parks not specifically designated as common�open�space may be transferred to an appropriate organization subject to�the rests ction.governing the maintenance and improvements of parks containedherein. Common open space, including the detention / retention ponds, shall remain in the ownership and control of the Association Parks shall, be maintained and improved consistent with the provisions yof�these )Covenants governing maintenance of parks and improvements of`parks) AII.Parks are hereby declared to be dedicated to be pub .use-and available for-the.use and enjoyment of the public. �4subsequently Pro e a d "lotshalhmean all of the real ro ert herein describ d npX p p y e a d surveyed and platted into lots as Hoover Way, according to the official plats thereof filed of record in the office of the Clerk and Recorder of Gallati\kounty, Montana. )/ UDC :haIl�mean the current City of Bozeman Unified Development Code or other current land`use regulations as adopted by the City of Bozeman. 19 IN WITNESS WHEREOF, Declarant has hereunto set its hand as of this day of , 2017. DECLARANT: Title: STATE OF ) :ss County of ) On this day of , 2017ebefore me, a Notary Public of the State of , personally appeared//-*' � known to me to be the person described in and who executed the foregoing instrument as Hof\ whose name is subscribed to the within instrument and acknowledged�to�me he/she executed the same for and on behalf of IN WITNESS WHEREOF, I ha�vv ereunto set my hand and affixed my seal on the day and year first written above. Printed Name: V NOTARY�PUBLIC for the State of: Residing at". Commission expires (use 4 digits) DECLARANT: Hoover Way Owners Association Authorized Representative STATE OF ) :ss County of ) On this day of , 2017, before me, a Notary Public of the State of , personally appeared known to me to be the person described in and who executed the foregoing instrument as an authorized representative of Hoover Way Owners Association, whose name is subscribed to the within instrument and acknowledged to me he/she executed the same for and on behalf of Hoover Way Owners Association. 20 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first written above. Printed Name: NOTARY PUBLIC for the State of: Residing at: Commission expires n (use 4 digits) 21 Exhibit A: Legal Description of Subdivision Description of Hoover Way To be added 22 Exhibit B: Stormwater Management Plan 23 Exhibit C: Approved Townhouse and Fence Design 24 l . � �.. t - � � 5 �� JI U � f I f Ih Ih �r1y 11! � 0 Additional Subdivision Preliminary Plat Supplements Hoover Way Affordable Housing Subdivision 1. Surface Water There are no watercourses on or immediately adjacent to this site. Cattail Creek flows in a northwesterly direction approximately 110 feet west of the southwest corner of the property. There is a groundwater-fed pond in the existing Baxter Square Subdivision Common Open Space parcel immediately to the east of the proposed subdivision. Depression wetlands exists on both sides of an abandoned railroad grade. Please refer to the wetland summary letter provided in Appendix E of this submittal. 2. F000dplains There are no designated floodplains on or immediately adjacent to this site. 3. Groundwater The geotechnical investigation report is included in Appendix C of this submittal. Groundwater was encountered in all test pit excavations. Groundwater depths ranged from 5.1 feet below ground surface(bgs) to 6.5 feet bgs. Evidence of seasonally high groundwater elevations were overserved ranging from 2.3 feet bgs to 3.9 feet bgs. Basement foundations are not recommended within this subdivision—a note will be included on the plat with this recommendation. 4. Geology, Soils and Slope (Waived) No unusual geological features are present on the subdivision site. The geotechnical investigation report is included in Appendix C of this submittal. 5. Vegetation (Waived) Depression wetlands exist within the proposed subdivision. These wetlands were originally delineated as part of the Baxter Square Subdivision in 2003. This delineation has expired and the wetlands are on schedule to be delineated by Vaughn Environmental during the 2017 Spring growing season. Please refer to the wetland summary letter provided in Appendix E of this submittal. 6. Wildlife (Waived) No critical wildlife species or habitats are known to be found on this property. Additional Subdivision Preliminary Plat Supplements Page 1 of 4 • • 7. Historical Features (Waived) There are no known historical features located within the project. 8. Agriculture (Waived) The property is not a viable farm unit. 9. Agricultural Water User Facilities (Waived) No water user facilities exist within the proposed subdivision. 10. Water and Sewer Water Supply Water for domestic use and fire protection will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Sartain Street and Georgia Marie Lane. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with final plat. Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman's existing sanitary sewer collection system. The sewer system will connect to the 8"main stub at the intersection of Hoover Way and Sartain Street and the existing sewer stub at the western end of Georgia Marie Lane.From there, sanitary sewage will be conveyed to and treated at the City of Bozeman's Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 11. Storm Water Management Storm water within the subdivision will be conveyed via surface gutter flow to curb inlets,then underground via storm drain piping to a underground stormwater retention chambers in the Common Open Space parcels located on the east side of Hoover Way. Please see the Stormwater Design Report in Appendix B for more information. 12. Streets, Roads, and Alleys The proposed Hoover Way Subdivision has legal access onto Sartain Street and Georgia Marie Lane. The proposed roads will match the established (existing) street grid structure and be within dedicated 60-ft wide right-of-way's. Hoover Way is currently platted within a 33' private road and public utility easement per Document Number 2200900 south of Sartain Street. This subdivision proposes to expand that to a 50' right-of-way north of Sartain Street, and gradually increase the right-of-way width to 60'.Hoover Way will be 3 V top back of curb Additional Subdivision Preliminary Plat Supplements Page 2 of 4 • • to top back of curb everywhere throughout the proposed subdivision. Sidewalks will provide pedestrian circulation within the subdivision. Trip generation is estimated at a total of 177 trips/day(ITE Trip Generation, 91'Edition). The 2014 modeled average annual daily traffic on Baxter Lane in the vicinity of this subdivision is 9,214 (Figure 2.11, Bozeman Transportation Master Plan). This results in an estimated increase in traffic on Baxter of 1.9%. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the Hoover Way Subdivision is 3"asphalt surface course over 3" of 1"minus crushed gravel base course over 12" of 4"minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the City of Bozeman after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in "Montana Sediment and Erosion Control Manual" (May 1993)prepared by the MDEQ Water Quality Bureau. 13. Utilities Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications,NorthWestern Energy, CenturyLink, Streamline Transit, and the United States Postal Service. Response letters from all of those who chose to comment are enclosed in Appendix E. Standard 10-ft front yard utility easements will be provided. Utility easements will not be provided along the west side yard of the Common Open Space to avoid interference with the underground stormwater retention chambers. 14. Educational Facilities A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A copy of the letter and the response are enclosed in Appendix D. 15. Land Use Hoover Way Subdivision is proposed as a 24-lot affordable housing subdivision. The subdivision includes 24 townhouse residential lots. Two Common Open Space parcels are provided on the northeast and southeast corner of the Hoover Way/Georgia Marie Lane intersection. Underground stormwater retention chambers will be located in these two Open Space parcels, and the surface will be landscaped to provide usable space for the subdivision's residents. An additional Common Open Space parcel is located on the west side of Hoover Additional Subdivision Preliminary Plat Supplements Page 3 of 4 • • Way,just south of the northern most 4-plex. This open space parcel is to remain in existing conditions to help preserve the depression wetlands. 16. Parks and Recreation Facilities Please refer to the project narrative in Section 2 of the preliminary plat submittal for a summary of the Parks and Recreation Facilities. 17. Neighborhood Center Plan (Waived) The proposed subdivision is less than ten acres and does not include a neighborhood center. 18. Lighting Plan (Waived) One street light will be included at the intersection of Hoover Way and Georgia Marie Lane. A Special Improvement Lighting District will be created after preliminary plat approval and before the final plat application. 19. Affordable Housing The entire subdivision is proposed to be affordable housing. Please refer to the project narrative in Section 2 and the Affordable Housing Plan in Section 3 of this submittal. 20. Miscellaneous (Waived) No additional impacts or hazards are anticipated. 21. Stormwater Management Permit Application A Stormwater Pollution Prevention Plan (SWPPP)will be submitted to the Montana Department of Environmental Quality prior to construction. Additional Subdivision Preliminary Plat Supplements Page 4 of 4 �. . • t �6 i , . . � it • s �, k �� t .. `y • DESIGN REPORT WATER & SEWER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue; Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 March 2017 Design Report-Page 2 of 7 INTRODUCTION The proposed Hoover Way Subdivision is a 28-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. This project will require connection to existing City of Bozeman water and sanitary sewer system. WATER SYSTEM LAYOUT The current water main in the area that will be utilized for the Hoover Way Subdivision is the 8- inch ductile iron pipe (DIP) located in Sartain Street. The proposed 8-inch DIP for the subdivision will connect to the existing main in the intersection of Sartain Street and Hoover Way and the existing 8"water main stub at the existing western terminus of Georgia Marie Lane. The main will run north under the proposed Hoover Way and terminate at the north property line with a cap to allow for future connection. The main will have a tee installed at the intersection of Georgia Marie Lane and this main will run east to connect to the existing stub installed with Baxter Square Subdivision, Phase 3. Blow off valves will be installed per City of Bozeman detail 02660-7 at the north dead-end of the main. A WaterCAD analysis is enclosed (Appendix A) analyzing all mains installed with this project. The connection to the existing system is modeled as a pump with characteristics matching data measured by the City of Bozeman Water Department. WATER DISTRIBUTION SYSTEM SIZING Input Data Average Daily Residential Usage = 170 gallons per capita per day Average Population Density = 2.11 persons/dwelling unit Minimum Fire Hydrant Flow = 1,500 gpm Residual Pressure Required = 20 psi for Fire Flow Average Day Demand (Peaking Factor= 1) Maximum Day Demand (Peaking Factor= 2.3) Maximum Hour Demand (Peaking Factor= 3.0) Design Report-Page 3 of 7 Water Demands (28 dwelling units) Average Day Demand =28 d.u. x 2.11 persons/d.u. x 170 gpcpd = 10,044 gpd = 6.97 gpm Maximum Day Demand = 6.98 gpm x 2.3 = 16.04 gpm Peak Hour Demand = 6.98 gpm x 3.0 =20.92 gpm Available Pressure: 8-inch main in Baxter/Buckrake: Hydrant#1960 Static = 90 psi Residual = 88 psi Hydrant# 1961 Pitot= 75 psi Flow Rate = 1455 gpm HYDRAULIC ANALYSIS A water distribution model was created using WaterCAD Version 6.5 for demand forecasting and describing domestic and fire protection requirements. In order to model the system, each junction node of the water distribution system was assessed a demand based on its service area. The table shown below quantifies the demands placed at the junction nodes and calculates the demands for Average Day, Maximum Day and Peak Hour within the subdivision. The peaking factor for each case is 1, 2.3 and 3.0 respectively. AVG. MAX. PEAK JUNCTION DAY DAY HOUR NODE # OF LOTS GPM GPM GPM J-15 10 2.49 5.73 7.47 J-17 0 0 0 0 J-18 6 1.49 3.44 4.48 J-19 12 2.99 6.88 8.97 Total 28 6.97 16.04 20.92 Measurements obtained by the City of Bozeman Water Department indicate a static pressure of 90 psi and a residual pressure of 88 psi at hydrant#1960 (Appendix A). Flow rate and pitot pressure were obtained from fire hydrant#1961 located near hydrant 1960. Measurements obtained by the City of Bozeman Water Department indicate a flow rate of 1455 gpm and a pitot pressure of 75 Design Report-Page 4 of 7 psi at hydrant 1961 (Appendix A). This flow/pressure information was used to develop relationships between static head and flow at the tie in point. his relationship was used in the model by simulation of a pump at the connection point. The pump is connected to a reservoir which acts as a source of water. The elevation of the reservoir is fixed at the elevation of the pump, which is also equivalent to the elevation of the tie in point. The reservoir does not create any head on the system; the head is generated entirely by the pumps. The input data and the pump curves are included in Appendix A. DISTRIBUTION MAIN The proposed 8-inch DIP water mains provide adequate capacity to serve the subdivision under the Peak Hour Demand condition. The flows and pressures within the system for the Peak Hour Demands were generated with the WaterCAD program and can be found in Appendix A. The capacity of the system to meet fire flow requirements was tested by running a steady state fire flow analysis for al1 junctions at fire hydrant locations. The model shows that all hydrant junctions satisfy fire flow constraints (residual pressure > 20 psi, flow rate > 1500 gpm), while providing service to lots at peak hour. The results of the analysis at peak hourly flow are given in Appendix A. SANITARY SEWER SYSTEM An 8-inch PVC sanitary sewer line will be installed in Hoover Way and Georgia Marie Lane and will flow south to connect with the existing 8-inch.main located in Sartain Street. DESIGN REQUIREMENTS The flow rates used herein are according to the City of Bozeman Design Standards and Specifications Policy (DSSP) dated March, 2004. The peaking factor for the design area is determined by figuring the equivalent population and inserting the population into the Harmon Formula. An 8-inch main is used because that is the minimum diameter allowed within the City of Bozeman. Design Report-Page 5 of 7 Using the city average of 2.11 persons per household the equivalent population is calculated. Connection: Equivalent Population = (2.11 persons/dwelling unit)(28 units) = 59 persons Harmon Formula: Peaking Factor= (18 + Po.$)/(4 + Po.$) where: P =Population in thousands Peaking Factor= (18 + 0.0590-5)/(4 + 0.059o.$) Peaking Factor=4.30 Assumed infiltration rate = 150 gallons/acre/day = 150 (2.72 acres)=408 gal/day The peak flow rate is calculated by multiplying the City's design generation rate of 89 gallons per capita per day by the population,multiplying by the peaking factor,and adding the infiltration rate: Peak Flow Rate= 89 gpcpd (59 persons) (4.30) +408 gpd = 22,987 gpd = 15.96 gpm = 0.0351 cfs The capacity of an 8-inch main is checked using Manning's Equation: Qfuu = (1.486/0.013)AR2i3S1/2 For an 8-inch PVC main: Manning's n = 0.013 for PVC Pipe Minimum Slope = 0.004 ft/ft A= area= (3.14/4)d 2= (3.14/4)(8/12)2= 0.34907 ft2 P =perimeter= 2(3.14)r= 2(3.14)(4/12) =2.0944 ft R=hydraulic radius=A/P = 0.34907/2.0944 = 0.16667 ft W13 = 0.30105 ft S = 0.004 ft/ft S'/2 = 0.0632 ft/ft Qfuu = (1.486/0.013)(0.34907)(0.30105)(0.0632) = 0.7592 cfs Design Report-Page 6 of 7 Connection: Q/Qfuu = 0.0280/0.7592 = 0.0368 or 3.68% Based on these calculations, an 8-inch sewer line has adequate capacity to carry the design flows for the subdivision. Wastewater from the proposed subdivision will flow to the existing main in Thomas Drive which connects to the Figure 4-8 of the Cattail Creek Interceptor. Figure 4-8 of the 2014 Wastewater Facility Plan for the City of Bozeman indicates that sanitary sewer mains downstream of the proposed subdivision are flowing at less than 50%of capacity (maximum d/D) with the exception of the trunk main directly before the Wastewater Treatment Plant which is flowing between 50% and 75% full (maximum d/D). Design Report-Page 7 of 7 APPENDIX A WATERCAD MODEL • Calculation Results Summary Scenario:Peak Hour [Analysis Started] Wed Mar 15 15:15:07 2017 [Fire Flow] Failed to Converge.......0 Satisfied Constraints....6 Failed Constraints.......0 Total Nodes Computed.....6 [Steady State] 0:00:00 Balanced after 2 trials;relative flow change=0.000172 Flow Summary Flow Supplied 20.92 gpm Flow Demanded 20.92 gpm Flow Stored 0.00 gpm 0:00:00 Reservoir R-2 is emptying [Analysis Ended] Wed Mar 15 15:15:07 2017. Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:19:48 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 • Scenario Summary Report • Scenario: Peak Hour Scenario Summary Active Topology Alternative Base-Active Topology Physical Alternative Base-Physical Demand Alternative Base-Demand Initial Settings Alternative Base-Initial Settings Operational Alternative Base-Operational Age Alternative Base-Age Alternative Constituent Alternative Base-Constituent Trace Alternative Base-Trace Alternative Fire Flow Alternative Base-Fire Flow Capital Cost Alternative Base-Capital Cost Energy Cost Alternative Base-Energy Cost User Data Alternative Base-User Data Hydraulic Analysis Summary Analysis Steady State Friction MethocHazen-Williams Formula Accuracy 0.001000 Trials 40 Quality Analysis Summary Analysis Constituent Quality Time Step N/A hr Age Tolerance 0.01 hr Constituent Tolerance 0.01 mg/I Trace Tolerance 1.0 % Global Adjustments Demand Operation <None> Roughness Operation <None> Demand 0.00 Roughness 0.00 Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:20:41 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 • Scenario: Peak Hour Fire Flow Analysis • Fire Flow Report Label Fire Flow Fire Flow Satisfies Needed Available Total Total Residual Calculated Minimum Zone Iterations Balanced? Fire Flow Fire Flow Fire Flow Flow Pressure Residual Pressure Constraints? (gpm) Flow Needed Available (psi) Pressure (psi) (gpm) (gpm) (gpm) (psi) HYDRANT 16 true true 1,500.00 4,591.66 1,500.00 4,591.66 20.00 20.00 20.00 J-14 1 true true 1,500.00 5,000.00 1,500.00 5,000.00 20.00 70.07 20.00 J-15 14 true true 1,500.00 4,693.66 1,507.47 4,701.13 20.00 24.33 20.00 J-17 16 true true 1,500.00 4,647.84 1,500.00 4,647.84 20.00 20.00 20.00 J-18 12 true true 1,500.00 4,157.47 1,504.48 4,161.95 20.00 20.00 20.00 J-19 15 true true 1,500.00 3,925.69 1,508.97 3,934.66 20.00 20.00 20.00 Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:21:49 PM O Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 2 • Scenario: Peak Hour Fire Flow Analysis • Fire Flow Report Calculated Minimum Minimum Zone Zone Junction Pressure (psi) 26.99 J-15 67.25 HYDRANT 20.00 HYDRANT 20.00 J-18 33.30 J-17 38.81 HYDRANT Title:Baxter Square Subdivision, Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:21:49 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 2 of 2 Scenario: Peak Hour Fire Flow Analysis • Junction Report Label Elevation Type Base Flow Pattern Demand Calculated Pressure (ft) (gpm) (Calculated) Hydraulic Grade (psi) (gpm) (ft) HYDRANT 4,702.50 Demand 0.00 Fixed 0.00 4,903.69 87.04 J-14 4,696.00 Demand 0.00 Fixed 0.00 4,903.69 89.86 J-15 4,692.50 Demand 7.47 Fixed 7.47 4,903.69 91.37 J-17 4,692.00 Demand 0.00 Fixed 0.00 4,903.68 91.59 J-18 4,692.00 Demand 4.48 Fixed 4.48 4,903.68 91.59 J-19 4,691.00 Demand 8.97 Fixed 8.97 4,903.68 92.02 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:22:51 PM O Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 Scenario: Peak Hour . • Fire Flow Analysis Pipe Report Label Length Diameter Material Hazen- Check Minor Control Discharge Upstream Structure Downstream Structure (ft) (in) Williams Valve? Loss Status (gpm) Hydraulic Grade Hydraulic Grade C Coefficient (ft) (ft) P-13 354.00 8.0 Ductile Iron 130.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-14 20.00 8.0 Ductile Iron 130.0 false 0.00 Open 0.00 4,903.69 4,903.69 P-15 42.00 8.0 Ductile Iron 130.0 false 0.00 Open 13.45 4,903.69 4,903.68 P-16 120.00 8.0 Ductile Iron 130.0 false 0.00 Open 4.48 4,903.68 4,903.68 P-17 196.00 8.0 Ductile Iron 130.0 false 0.00 Open 8.97 4,903.68 4,903.68 P-18 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-19 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,696.00 4,696.00 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxtenwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.5120] 03/15/17 03:23:49 PM ©Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 2 • Scenario: Peak Hour Fire Flow Analysis • Pipe Report Pressure Headloss Pipe Gradient Headloss (ft/1000ft) (ft) 0.00 0.01 0.00 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.51201 03/15/17 03:23:49 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 2 of 2 Scenario: Peak Hour Fire Flow Analysis • Pump Report Label Elevation Control Intake Discharge Discharge Pump Calculated (ft) Status Pump Pump (gpm) Head Water Grade Grade (ft) Power (ft) (ft) (Hp) PMP-2 4,696.00 On 4,696.00 4,903.69 20.92 207.69 1.10 Title:Baxter Square Subdivision,Phase 3 Project Engineer:Matt Hausauer g:\...\design reports\baxterwatercad.wcd C&H Engineering&Surveying,Inc. WaterCAD v6.5[6.51201 03/15/17 03:24:53 PM ©Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 1 DESIGN REPORT STORMWATER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue, Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 November 2017 INTRODUCTION The proposed Hoover Way Subdivision is a 27-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. A combination of site grading, curb and gutter, storm inlets, piping, and on-site retention via underground retention chambers will be used to manage stormwater runoff on the site. All stormwater inlets must be fitted with an oil and debris stop to eliminate oil and sediment from runoff. Supporting stormwater calculations are attached to this report. INFILTRATION CHAMBERS The subdivision will utilize underground stormwater retention chambers for stormwater management. The retention chambers are sized to the City of Bozeman Design Standards to retain the entire volume of a 10-year, 2-hour storm event. The subdivision was split into four primary drainage basins as shown on the attached Drainage Area Exhibit. Drainage Areas 1 and 2 consist of the north half of the proposed Hoover Way Subdivision and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #l. Drainage Area 1 includes all of Georgia Marie Lane, and all of blocks 2 and 3, and the east half of Hoover Way north of the storm inlets at station 3+70.93. Drainage Area 2 includes all of block 1 and the west half of Hoover Way north of the storm inlets at station 3+70.93. The runoff volume from Drainage Areas 1 and 2 during a 10-year 2-hour storm is 2,529 ft3.The Contech Underground Storm Chambers #1 has a total volume of 2,817 ft3. Drainage Areas 3 and 4 consist of the south half of the proposed Hoover Way Subdivision and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #2. Drainage Area 2 consists of all of block 1 and the west half of Hoover Way south of the storm inlets located at station 3+70.93, and the north half of Sartain Street from the proposed Hoover Way/Sartain Street intersection to the west dead end barricade. Drainage Area 4 consists of the east half of Hoover Way south of the storm inlets located at station 3+70.93 and the north half of Sartain Street from the existing Renee Way/Sartain Street intersection to the proposed Hoover Way/Sartain Street intersection. The runoff volume from Drainage Areas 3 and 4 during a 10-year 2-hour storm is 2,401 ft3.The Contech Underground Storm Chambers#2 has a total volume of 2,715 ft3. The Contech Infiltration System is a method for storing stonmwater runoff in an underground infiltration system. Each system consists of 24" diameter Corrugated Metal Pipe (CMP). The structural backfill for each system consists of a stone porosity of 40%, 12 inches of width at the ends and sides, 12 inches of space between pipes, and 6 inches above and below the pipes. Drainage Area 1 will require an infiltration system that consists of six barrels of pipe, each barrel being 79 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,542 ft3, and 1,275 ft3 coming from the structural backfill storage. The total footprint for this system is 1,577 ft2. Drainage Area 2 will require an infiltration system that consists of six barrels of pipe, each barrel being 76 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,485 ft3,and 1,229 ft3 coming from the structural backfill storage.The total footprint for this system is 1,520 ft2. APPENDIX A DRAINAGE AREA MAP DRAINAGE AREA EXHIBIT HOOVER WAY SUBDIVISION LEGEND __4 11—Te FLOW PATH COMPOSITE R.O.W.AREA DENSE RESIDENTIAL AREA OPEN SPACE AREA I UNDERGROUND STORMWATER INFILTRATION CHAMBERS TOTAL FOOTPRINT=83'xl9' (1577 SO. FT.) REO. VOL-2,529 CF N UNE OF SE 1/4. SW 1/4. SEC. 35 PRO. VOL=2,817 CF LOT 12 KWK III 2i871 5F to,,., }bl Nyl bl d1 1 ♦,bl VIt11 101t17i Q1y/i I ^�{ I NIYi I NN I I - IAeEI iF O ~O� 4 1 SFp a J J?l J� JH - �iJ Zvi J^ N I °7# /�l/ 0. W i I J I I i O 198E SF I I I I I— I I I I I LOT 9 pl q� - - ROW - Y:806 SF CA 2 I— P l i GEORGIA MARIE LANE SaON O3EN U{�' bi N nbl DA1 c rti�ll ��681 N AL` / .ems_ p S� pgI1�A00 IF gql O� h-Y •-}Ii NSI n1v1 �'uS rrll at 1d oBL� I I J I J I I I ,os� V V/ UNDERGROUND STORMWATER INFILTRATION CHAMBERS` - I . / TOTAL FOOTPRINT-80'x19' (1520 SO. FT.) REO.VOL-2,401 CF PRO.VOL-2,715 CIFRt ! 0011-8 ell eF - PORTION OF PARK 1 DEDICATED �_ AS RENEE WAY THIS PLAT 1 9.945 SF 1978 SF - LOTF6 1 \ Ti Ilig7l SF ,k � W A- Q LOT 5 / .L838/''SF— 2 IoFJ 01 I F--70.ao1 SR- LOTI 4 u�7-so \ SAXTER SQUARE SUBDIVISION PHASES\ 1 AND 2 i � - 1191 Sl . . / a / I 6 u jT A48E ew v >E — -- — — — — — — — — — — — — — — — — — — ':I N Soule In Feet 30 0 30 EERETsiiiiia 9 0 9 Seale In Metal Contour Interva". I Foot C&�H Enpineal end Surveying Inc. 10e1 9nrg14 air•9vir,.Mr EB71e P 140l6•ca I4W1e97i7ee cvrxe♦riprioef mn•4Myryw♦mn /181 APPENDIX B SUPPORTING CALCULATIONS DRAINAGE AREA #1 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95'� ROW Landscape 19 0.2'. Weighted C Factor= 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 C "Area Composite ROW 0.71 16455 11724 Dense Residential 0.5 28442 14221 OS 0.2 5016 1003 Total 1 49913 269481 A =Area(acres) 1.15 C= Weighted C Factor 0.54 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87 (1.1-CCf)D'/2/Sv3 - ---------------------- ;Stforor m S = Slope of Basin (%) 2.12! Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35 ,2 to 10 1 Cf= Frequency Adjustment Factor 1.1 111 to 25 1.1 D = Length of Basin (ft) 118, 126 to 50 1.2 .51 to 100 1.25 a---------------------------- Tc Overland Flow(minutes) 11.33 Tc Gutter Flow Tc= L/V/60 V= (1.486/n)R2i3 S1/2 n = Mannings Coefficient 0.013 R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.10%; L = length of gutter(ft) 280 V = mean velocity(ft/s) 3.14 To Gutter Flow(minutes) Tc Total= 12.82 4. Calculate Flow(Rational Formula) Q = CIA C =Weighted C Factor [::i 54 (calculated above) I =0.78 Tco-"(in/hr) 09 (25-yr storm) A= area(acres) 15 (calculated above) Q= REQUIRED GUTTER CAPACITY(cfs) 1 1.30 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q = (1.486/n)AR"'Sv2 n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.10% Q= PROVIDED GUTTER CAPACITY(cfs) 3.89 DRAINAGE AREA #2 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor= 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft2) C `Area Composite ROW 0.71 5514 3929 Dense Residential 0.5 10000 5000 OS 0.2 7220 1444 Total C 22735 103731 A =Area(acres) 0.52 C= Weighted C Factor 0.46 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87(1.1-CCf)D'12/S'/3 ---or ---------------------- ;Storm S = Slope of Basin (%) 1.84' :Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35I ;2 to 10 1 Cf= Frequency Adjustment Factor 1.11 11 to 25 1.1 D = Length of Basin (ft) 1331 :26 to 50 1.2 51 to 100 1.25 Tc Overland Flow(minutes) 12.60 Tc Gutter Flow Tc= LN/60 V= (1.486/n)R213 S112 n = Mannings Coefficient 0.013 R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.85% L = length of gutter(ft) 1061 V= mean velocity(ft/s) 4.08 Tc Gutter Flow(minutes) Tc Total= r 13.03 4. Calculate Flow(Rational Formula) Q = CIA C =Weighted C Factor 0.46 (calculated above) = 0.78 Tc-0.64(in/hr) 2.07 (25-yr storm) A=area (acres) [::0.52 (calculated above) Q = REQUIRED GUTTER CAPACITY (cfs) 1 0.49 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q = (1.486/n)AR2i3 S"' n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.85% Q= PROVIDED GUTTER CAPACITY(cfs) 5. 66 1 DRAINAGE AREA #3 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor 2. Calculate Area and Weighted C Factor Contributing Area C Area ft2 C "Area Composite ROW 0.71 11579 8250 Dense Residential 0.5 20001 10000 OS 0.2 7147 1429 Total C 38726 196791 A =Area (acres) 0.89 C= Weighted C Factor 0.51 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87(1.1-CCf)D'/2/S'/3 ----------------------------- fStorm S = Slope of Basin (%) 3.211 :Return (yrs) Cf C = Rational Method Runoff Coefficient 0.351 12 to 10 1 Cf= Frequency Adjustment Factor 1.1 ;11 to 25 1.1 D = Length of Basin (ft) 119 126 to 50 1.2 51 to 100 1.25 Tc Overland Flow(minutes) 9.87 Tc Gutter Flow Tc= L/V/60 V= (1.486/n)R213 Sv2 n = Mannings CoefficientF 0.013 R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.21%j L = length of gutter(ft) 259j V = mean velocity(ft/s) 3.30 Tc Gutter Flow(minutes) = 1.31 Tc Total= F 11. 88 4. Calculate Flow(Rational Formula) Q =CIA C =Weighted C Factor [::a (calculated above) I =0.78 Tco.64(in/hr) (25-yr storm) A= area(acres) (calculated above) Q= REQUIRED GUTTER CAPACITY(cfs) 1 1.03 (assuming no carry flow) 0 • PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q = (1.486/n)AR"'Sv2 n = Mannings Coefficient 0.013 A=Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope(ft/ft) 1.21% Q= PROVIDED GUTTER CAPACITY(cfs) 4.09 DRAINAGE AREA #4 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.21 Weighted C Factor= 0.71 '. 2. Calculate Area and Weighted C Factor Contributing Area C Area(ft 2) C *Area Composite ROW 0.71 21779 15518 Dense Residential 0.5 0 0 OS 0.2 1144 229 Total 1 22924 157471 A =Area(acres) 0.53 C= Weighted C Factor L0.69 3. Calculate Tc(Time to Concentration) Tc Overland Flow Tc= 1.87 (1.1-CCf)D'/2/S'/3 .----------------------------- IStorm S =Slope of Basin (%) 1.38 j :Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35, :2 to 10 1 Cf= Frequency Adjustment Factor 1.11 :11 to 25 1.1 D = Length of Basin (ft) 0 ;26 to 50 1.2 51 to 100 1-.25 Tc Overland Flow(minutes) 0.00 ------------------------- --- Tc Gutter Flow Tc= L/V/60 V= (1.486/n)R2i3 S112 n = Mannings Coefficient F 0.0 33 R= Hydraulic Radius A/P (ft) 1 0.13 (0.15' below top of curb) S = slope(ft/ft) 0.89% L = length of gutter(ft) 733 V= mean velocity(ft/s) 2.82 Tc Gutter Flow(minutes) Tc Total= 4.33 4. Calculate Flow(Rational Formula) Q = CIA C =Weighted C Factor 0.69 (calculated above) I = 0.78 Tc-0-"(in/hr) 4.20 (25-yr storm) A= area (acres) 0.53 (calculated above) Q= REQUIRED GUTTER CAPACITY (cfs) 1.52 (assuming no carry flow) PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15'Below Top of Curb Q =(1.486/n)AR'S"' n = Mannings Coefficient 0.013 A =Area (ft) 1.24 (0.15' below top of curb) P =Wetted perimeter(ft) 9.23 (0.15' below top of curb) R= Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) L 0.89%, Q = PROVIDED GUTTER CAPACITY(cfs) 3.50 • 0 CONTECH UNDERGROUND STORM CHAMBERS #1 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area ft 2 C *Area Composite ROW 0.71 21969 15653 Dense Residential 0.5 38442 19221 OS 0.2 12236 2447 Total 72648 37321 C=Weighted C Factor 0.51 2. Calculate Required Volume Q = CIA V=7200Q C =Weighted C Factor 0.51 1 = intensity(in/hr) 0.41 (10 yr, 2hr storm) A=Area(acres) 1.67 Q = runoff(cfs) 0.35 V= REQUIRED VOL(ft) 5529 PROVIDED VOLUME (ft ) 2,8y117 • • CONTECH UNDERGROUND STORM CHAMBERS #2 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area ft 2 C *Area Composite ROW 0.71 33358 23768 Dense Residential 0.5 20001 10000 OS 0.2 8291 1658 Total 61650 35426 C=Weighted C Factor 0.57 2. Calculate Required Volume Q =CIA V=7200Q C =Weighted C Factor 0.57 = intensity(in/hr) 0.41 (10 yr, 2hr storm) A =Area (acres) 1.42 Q = runoff(cfs) 0.33 V= REQUIRED VOL (ft) 2401 PROVIDED VOLUME (ft ) 2,7�15 INSPECTION AND MAINTENANCE FOR STORMWATER MANAGEMENT FACILITIES The Property Owners Association shall be responsible for the maintenance of the stormwater drainage facilities within Block 2 of Ferguson Farm Subdivision. Storm Water Facilities: 1. Drainage swales slope toward retention and detention ponds to collect storm water runoff and channel it to the retention or detention pond. 2. Retention Ponds collect storm water runoff and store the water until it evaporates and/or infiltrates into the ground. 3. Detention ponds collect storm water runoff while allowing some water to drain to another location. 4. Culverts are pipes which channel storm water from ditches or swales under roads. 5. Pipe Networks convey storm water to different discharge locations underground. 6. Inlets are facilities where storm water runoff enters a pipe network. Inlets include storm water manholes and drains. 7. Catch Basins are sumps typically located directly below storm water inlets and allow sediment to settle before storm water enters the pipe network. 8. Outlets are points where storm water exits a pipe network. 9. Drywells are underground storm water collection facilities that collect and temporarily store runoff from roof tops and landscaped areas before allowing storm water to infiltrate into the ground. Post Construction Inspection: 1. Observe drain time in retention ponds for a storm event after completion of the facility to confirm that the desired drain time has been obtained. If excessively slow infiltration rates are observed then excavate a minimum 5 ft by 5 ft drain to native gravels (or native well-draining material) and backfill with well-draining material (pit-run). 2. Observe that drywells, catch basins, and outlet structures are clear of any material or obstructions in the drainage slots. Inspect these structures to insure proper drainage following a storm event. Immediately identify and remove objects responsible for clogging if not draining properly. Semi-Annual Inspection: 1. Check retention ponds and dry wells three days following a storm event exceeding '/ inch of precipitation. Failure for water to percolate within this time period indicates clogging or poor-draining soils. Clear any clogs and replace any poor-draining soils with well-draining gravely soils. 2. Check for grass clippings, litter, and debris in drainage swales, catch basins, dry wells, culverts and retention ponds. Flush and/or vacuum drywells or storm water pipes if excessive material is observed in the facilities. Standard Maintenance: 1. Remove sediment and oil/grease from retention ponds and detention 2. Inspect and remove debris from drainage swales, catch basins, dry wells, and retention ponds. Use a vacuum truck to clean catch basins and dry wells. 3. Monitor health of vegetation and revegetate as necessary to maintain full vegetative cover. 4. Inspect for the following issues: differential accumulation of sediment, drain time, signs of petroleum hydrocarbon contamination (odors, oil sheen in pond water), standing water, trash and debris. Sediment accumulation: In most cases, sediment from a retention pond does not contain toxins at levels posing a hazardous concern. However, sediments should be tested for toxicants in compliance with current disposal requirements and if land uses in the drainage area include commercial or industrial zones, or if visual or olfactory indications of pollution are noticed. Sediments containing high levels of pollutants should be disposed of in accordance with applicable regulations and the potential sources of contamination should be investigated and contamination practices terminated. • • GEOTECHNICAL INVESTIGATION REPORT Hoover Way Subdivision Bozeman, Montana Prepared For: Yntrinsik Architecture Attn: Tad Tsukamoto 111. Tracy Avenue Bozeman, MT 59715 Prepared :B NArIX A. Y �w r,Rr Cj�a •.rw S �Jr ''al. �,J Engineering and Surveying Inc. '�i 1091 Stoneridge Drive • Bozeman, MT 59718 Phone (4061 587-1115 a Fax(4061587-9768 www.chengineers.com * info@chengineers.com February 2017 Project Number: .161004 %E11 mm'w-- 0 C�F�LM�� . Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman,Montana - Phone(406)587-J=5 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com February 1, 2017 InOnsik.Architecture Attu: Tad T sakamoto 111 Tracy Avenue Bozeman, MT 5971.5 RE: Geotechnical Investigation—l-loovear Way Subdivision,Bozeman, Montana (161004) Dear Tad, Thank you for the opportunity to serve your geotechn.ical engineering needs. Per your request, C&H Engineering and Sun7eying, In.c., has completed the Geotechnical Investigation Report for the Hoover Way Subdivision in Bozeman, Montana. Please find the attached Geotechnical Investigation Report to contain the results of the site investigation, geotechnical evaluation, and recommendations. The recommendations were made for the design and construction of the foundation elements, slabs-on-grade and pavements for the proposed development. Please call if you have any questions or if we can assist you during the future phases of your project. Respectfully Submitted by ��, r��";:�� . Reviewed by tvlichael J. Welch,P.E. ,.7.� Marls A. Chandler,P.E., P.L.S. G:+c&h`1611610041GcoteclinieallReport.Qoeume.nts�,Coier Getter(I61004).doe Civil/Structural Engineering and Surveying C&�H • • evreenno eAd&O"Yov`w. GEOTECHNICAL INVESTIGATION REPORT Table of Contents 1.0 INTRODUCTION.........................................................................................................1 2.0 PROPOSED STRUCTURE...........................................................................................1 3.0 INVESTIGATION .........................................................................................................1 3.1 Field Investigation...................................................................................................1 3.2 Laboratory Analysis.................................................................................................2 4.0 SITE EVALUATION.....................................................................................................2 4.1 Site Description .......................................................................................................2 4.2 Subsurface Soils and Conditions..............................................................................2 4.3 NRCS Soils Survey..................................................................................................4 4.4 Geologic Setting ..................................................................................................:...4 4.5 Seismicity................................................................................................................5 4.5.1 Liquefaction.................................................................................................5 4.5.2 Peak Ground Acceleration............................................................................6 4.6 Groundwater...........................................................................................................6 5.0 GEOTECHNICAL ANALYSIS.....................................................................................6 5.1 Allowable Bearing Capacity ....................................................................................6 5.2 Settlement................................................................................................................7 5.2.1 Collapse Potential.....:...................................................................................8 6.0 RECOMMENDATIONS................................................................................................8 6.1 Foundation...............................................................................................................8 6.2 Foundation Excavation ............................................................................................9 6.3 Structural Fill...........................................................................................................9 6.4 Foundation Wall Backfill.................................................................................. ....10 6.5 Interior Slabs-On-Grade.........................................................................................10 6.6 Exterior Slabs-On-Grade........................................................................................11 6.7 Asphalt Paving Improvements ...............................................................................11 6.8 Site Grading...........................................................................................................12 6.9 Underground Utilities ............................................................................................12 6.10 Construction Administration..................................................................................13 7.0 CONCLUSIONS...........................................................................................................13 8.0. REPORT LIMITATIONS ...........................................................................................14 9.0 REFERENCES...............................................................................................................14 #161004— BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA i ICAIIS GEOTECHNICAL INVESTIGATION REPORT List of Appendices AppendixA—USGS Topographic Map ..................................................................................A-1 Appendix B —Test Pit Location Map ......................................................................................A-2 Appendix C—NRCS Web Soil Survey Map............................................................................A-3 AppendixD—Geology Maps..................................................................................................A-4 AppendixE—Test Pit Logs.....................................................................................................A-5 Appendix F—Report Limitations............................................................................................A-6 #161004- BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 11 C&�H • GEOTE HNICAL INVESTIGATION REPORT 1.0 Introduction C&H Engineering and Surveying Inc., (C&H Engineering) has conducted a geotechnical investigation for the Hoover Way Subdivision. The project area is found in the Southeast Quarter of Section 35, Township 1 South, Range 5 East, in Bozeman, Montana. The site location is shown on a United States Geological Survey (USGS) topographic quadrangle map in Appendix A, "USGS Topographic Map." The scope of services was to conduct a site investigation, evaluate the site, and provide a geotechnical investigation report. The report documents the sites' soil and groundwater conditions, subsurface soil properties, and provides foundation design and construction recommendations for residential structures to be constructed within the subdivision. 2.0 Proposed Construction Hoover Way Subdivision will have a total of 27 lots. A total of 25 of the lots will be for townhomes. The subdivision has a total area of 2.7214 acres. Site development for each lot has been assumed to consist of the excavation for the foundation elements, installation of exterior concrete slabs, and also the installation of either rigid or flexible driveway pavements. It has been assumed that each residence will be constructed with either a slab-on-grade with frost walls foundation or a crawl space foundation. Basement foundations are not recommended due to the potential for seasonally high groundwater elevations across the subdivision. It is also assumed that each structure will have an attached garage that will be constructed with a slab-on-grade with frost walls foundation. It has been assumed that each structure will be constructed utilizing typical wood framing. It has also been assumed that the foundation footings for each structure will not be subjected to unusual loading conditions such as eccentric loads. Eccentric loading of foundation footings will reduce the soils allowable bearing capacity and could possibly result in additional settlement. If any of the foundation footings will be eccentrically loaded please contact this office so we can appropriately revise our allowable bearing capacity and settlement estimates. 3.0 Investigation The investigation is separated into two parts; the field investigation and the laboratory analysis. While the scope of this project focuses more on the field investigation, we feel it is important to spend time verifying our field observations and conducting tests that will aid in the geotechnical analysis. 3.1 Field Investigation On January 10, 2017 a site visit was made to the subject property to conduct a subsurface soils investigation and to observe ground features. The subsurface conditions were investigated across the subject property under the direction of Michael J. Welch, P.E., a professional geotechnical engineer with C&H Engineering. The subsurface soils investigation consisted of examining 5 #161 OO4-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 1 FC'&7 _= &V,*W4V 8e O s""°'y v V' • GEOTECHNICAL INVESTIGATION REPORT test pit excavations. The exploratory test pits were excavated with John Deere 41OG Backhoe provided by Val Mencas Excavation, LLC. The test pit locations were chosen based on site topography, accessibility, the location of underground utilities, and the proposed layout of Hoover Way Subdivision. The soil profiles revealed by the excavations were logged and visually classified according to ASTM D 2488, which utilizes the nomenclature of the Unified Soil Classification System (USCS). Representative samples of each soil layer were collected from the trench sidewalls at varying depths for further classification in the lab. The relative density of each soil layer was estimated based on the amount of effort required to excavate the material, probing of the excavation sidewalls with a rock hammer, and the overall stability of the excavation. Penetration tests were also performed with a static cone penetrometer on fine grained soils. Any evidence of seepage or other groundwater conditions were also noted. The locations of the test pits (TP) are shown on the Test Pit Location Map included in Appendix B. The subsurface soil conditions encountered in the test pits are described briefly in Section 4.2 and in more detail in Appendix E, "Test Pit Logs." 3.2 Laboratory Analysis The representative soil samples collected from the excavation sidewalls during the field investigation were labeled, stored in a sealed container, and transported to the C&H Engineering soils laboratory. While each soil interval was visually classified during the field investigation, the classifications were verified and further refined in the laboratory using the following procedures: • Visual-Manual Procedure (ASTM D2488) • Amount of Material in Soils Finer than the No. 200 Sieve (ASTM D1140) 4.0 Site Evaluation The site evaluation is based on both the field investigation and research of the sites' surface geology, soil survey information, and seismic history. 4.1 Site Description Hoover Way Subdivision has a total area of 2.7214 acres and will consist of 27 residential lots, 25 of which will be for townhomes. The subdivision is bordered by residential properties to the north, east and west. Sartain Street borders the subdivision to the South. The subject property is currently separated into two separate drainage areas due to an elevated area that traverses the property from east to west. This elevated area used to contain railroad tracks at some time in the past. The area to the south of the old railroad tracks has had a significant amount of fill brought to the site and end dumped. A large pond is also located directly to the east of the fill piles and appears to slightly encroach on the proposed subdivision. No other significant geological or topographical features are present. #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 2 C&�H E°""""°and s w �..� o"`. GEOTEHNICAL INVESTIGATION REPORT 4.2 Subsurface Soils and Conditions The following paragraphs briefly summarize the subsurface soils and conditions observed in the 5 test pits excavated for the field investigation. Please refer to Appendix E, "Test Pit Logs" for more detailed descriptions and to the Test Pit Location map in Appendix B for the test pit locations. The first soil horizon encountered in TP-1 and TP-2 was undocumented fill. It should be noted that a significant amount of fill has been brought to the site and end dumped in the vicinity of TP-1 and TP-2. The test pits were excavated in accessible areas that appeared to have relatively a small amount of fill placed across them. The undocumented fill was a mixture of organics, silt, clay, sand, cobbles, gravels, and woody debris, and was present to a depth of 0.9 feet below grounds surface (bgs) in both TP-1 and TP-2. This material must be removed from beneath all foundation elements, interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. The first soil horizon encountered in TP-3, TP-4 and TP-5 and the second soil horizon encountered in TP-1 and TP-2 was an Organic Soil of low plasticity (OL). This material was black in color, moist, and very soft. This material was encountered to depths of approximately 1.3 to 2.5 feet below grounds surface (bgs). Organic soils are highly compressible and are not suitable for foundation support. This material must also be removed from beneath all interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. Underlying the Organic Soil of Low Plasticity in each of the excavations was a Lean Clay with Sand (CL), which was encountered to depths ranging from 4.0 feet bgs to 6.5 feet bgs. This material was light brown in color to gleyed, very soft, and composed of approximately 75 to 95 percent clayey fines with medium to low plasticity and no dilatancy, and 5 to 25 percent fine to medium grained sand. This material was found to be in a very soft condition and is not suitable for foundation support. Perched water layers were also encountered at various depths within this layer in each of the exploratory excavations. Following the Lean Clay with Sand, Poorly Graded Gravel with Sand and Cobbles (GP), known locally as "pit-run" gravel, was encountered to the end of each excavation. Groundwater was present within this interval in each of the exploratory excavations. Once the water table was encountered the excavation did not continue due to caving of the excavation side walls. Based on the subsurface investigation it is anticipated that Lean Clay with Sand will be present at the desired footing elevation for each of the residential structures. A settlement analysis indicates that the Lean Clay with Sand could settle in excess of 3 inches under the anticipated loading conditions. This amount of settlement can cause significant structural damage to any wood- framed structure, therefore, it is recommended that the Lean Clay with Sand be removed from beneath all foundation footings. Also, the perched water layers encountered within the Lean Clay with Sand make any structure constructed over this material highly susceptible to differential settlement, further warranting removing this material from beneath all foundation footings. #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 3 ic& H 0 � 6�-. riEOT4EPHNICAL INVESTIGATION REPORT It is our recommendation that the excavation for each structures' foundation continue down to the Poorly Graded Gravel with Sand and Cobbles and structural fill be placed and compacted to achieve the desired bottom of footing elevation. It should be noted that in order to implement the required subgrade improvements dewatering will be necessary. A dewatering plan is beyond the scope of this report and is the responsibility of the excavating contractor. 4.3 Natural Resources Conservation Service Soil Survey The Natural Resources Conservation Service (MRCS) Web Soil Survey (WSS) provides soil data and information produced by the National Cooperative Soil Survey. The NRCS has determined the physical characteristics and engineering properties, among other data, of near surface soils across the United States. These data are reviewed against our observations and analysis of the subsurface soils encountered during the field investigation to determine if a correlation is present. If a strong correlation is determined, it is very likely that other engineering properties or characteristics described by the NRCS regarding the soils present on the subject property are accurate as well. It should be noted that the NRCS typically only describes the soils located within 5 feet of the surface. NRCS Soil Survey information of the area was taken from the NRCS WSS, Version 2.0. For more information please visit the NRCS Web Soil Survey on the World Wide Web, at http://websoilsurvey.nres.usda.gov/app/. The NRCS Soils Survey identifies two soil types near the subject property. The soil types are 50B — Blackdog Silt Loam and 510B — Meadowcreek Loam. The NRCS describes these soils types as calcareous loess (50B) and alluvium (510B). The soils encountered in all five excavations correlate best with the NRCS description of the Meadowcreek Loam. All soils encountered, with the exception of the organic soil and the undocumented fill, appeared to be alluvial in origin. It should be noted that the NRCS indicates that groundwater for this soil type is located at depths ranging from 24 inches to 42 inches below the grounds surface. 4.4 Geologic Setting The following paragraphs discuss the geologic setting in the direct vicinity of the subject property. The geologic setting is determined from a review of surface geology maps and reports published by the United States Geological Survey and others that contain the subject property. This information is especially helpful in determining any geologic hazards that may be present in the immediate area(such as landslide deposits) and what types of soil and rock may be present in the area. Additional information regarding the parent material and depositional environment of a given soil type can also sometimes be obtained or inferred from these maps and reports. The local surface geology in the direct vicinity of the subject property was determined from the USGS Geologic Map of the Bozeman 30' x 60' Quadrangle. Please refer to Appendix D, "USGS Geologic Map" for a complete geologic description and map. The USGS Geological Map identifies one geologic formation mapped across the subject property. This geological #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 4 FcORM I 10 � Elq�* .V Me SW Vvno M, GEOTECHNICAL INVESTIGATION REPORT formation is named Qabo, braid plain alluvium, older. For a narrative description of this formation see the USGS Geologic Map of the Bozeman 30' x 60' Quadrangle in Appendix D. The 5 test pits excavated for the field investigation correlate well with the USGS descriptions of the braid plain alluvium, older. All soils encountered, with the exception of the organic soil, appeared to be alluvial in origin. 4.5 Seismicity The Bozeman area is located in an earthquake zone known as the intermountain seismic belt, which is a zone of earthquake activity that extends from northwest Montana to southern Arizona. In general, this zone is expected to experience moderately frequent, potentially damaging earthquakes. With that in mind, it is important that the structure be designed to withstand horizontal seismic accelerations that may be induced by such an earthquake, as is required by the International Building Code. Horizontal ground acceleration is discussed further below in Section 4.5.3. The USGS and Montana Bureau of Mines and Geology (MBMG) have compiled a map of Quaternary Class A faults and earthquake epicenters in western Montana; a Class A fault is one that is associated with at least one large magnitude earthquake within the last 1.6 million years. The earthquake epicenters shown on the map (yellow circles) are associated with earthquakes of magnitude 2.5 or greater, with stars indicating epicenters of earthquakes with a magnitude greater than 5.5. A review of this map indicated that there are 4 Class A faults located within 15 miles of the subject property and 13 earthquake epicenters have been recorded within 12 miles of the subject property. The four faults mapped near the subject property are the Central Park Fault, Bridger Fault, Elk Creek Fault, and the Gallatin Range Fault. Each of these faults is described as a normal fault, indicating that one side of the fault will move downward into the earth relative the other side during an earthquake. The Central Park Fault is located approximately 9.5 miles northwest of the subject property and runs east to west through the middle of the Gallatin Valley. The Bridger Fault is located approximately 5 miles northeast of the subject property and runs along the western side of the Bridger Mountains. The Gallatin Range fault is located approximately 9 miles south of the subject property and runs along the northern border of the Gallatin Range. The Elk Creek Fault is located approximately 16.5 miles west-southwest of the subject property and extends from Goose Creek (southwest of Gallatin Gateway) to approximately 13.8 miles northwest of where Norris Road crosses the Madison River. See the Quaternary Fault and Seismicity Map of Western Montana in Appendix D for more information regarding the location of these faults and nearby earthquake epicenters. 4.5.1 Liquefaction In general terms, liquefaction is defined as the condition when saturated, loose, fine sand-type soils lose their support capabilities due to the development of excessive pore water pressure, which can develop during a seismic event. Loose silty sandy soils, if located below the groundwater table, have the potential to liquefy during a major seismic event. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOmm^MONTANA 5 FC- 00- amm l � Enpinerirg Ono Swmev"rg WC. G EOTE(;HNICAL INVESTIGATION REPORT Our subsurface investigation did not encounter any loose sand horizons within the depth of excavation. It is our opinion that the potential for differential settlement resulting from liquefaction during a moderate seismic event is low. 4.5.2 Peak Ground Acceleration The response of the earth's crust to an earthquake (peak ground acceleration) depends primarily on the surficial geology present at a given location. The USGS has produced hazard mapping to assist in determining the horizontal ground acceleration at specific points across the United States during various magnitude earthquakes. The USGS has estimated the peak horizontal ground acceleration for the subject property during an earthquake with a 10 percent probability of being exceeded in 50 years to be 0.1562g (15.62 percent the acceleration of gravity) (USGS, 2002). In other words, an event of this nature could occur on average every 500 years. Please note that this ground motion value is calculated for firm rock and may differ with different soil types. The different soils may amplify or de-amplify the peak ground acceleration depending on their physical properties; for example, a clayey soil would amplify the intensity of the peak ground acceleration determined for the subject property. Structural design of each structure needs to comply with Section 1613 of the 2012 International Building Code (IBC). Based on the criteria in Section 1613.3.2 of the 2012 IBC, the Site Class is D. 4.6 Groundwater Groundwater was encountered in each of the five excavations, at depths varying from 5.1 feet bgs to 6.5 feet bgs. Evidence of seasonally high groundwater, such as mottling, gleyed soils, lack of calcium carbonate deposits, and termination of roots, were observed starting at depths ranging from 2.3 feet bgs to 3.9 feet bgs. Because of the potential for seasonally high groundwater across the subdivision, basement foundations are not recommended. Also, if crawl space foundation are utilized it is recommended that the bottom of footing elevation be located no deeper than 2.5 feet below existing grade. 5.0 Geotechnical Analysis The geotechnical analysis takes into account the field investigation and site evaluation to make engineering recommendations pertaining to bearing capacity, lateral pressures, settlement, and slope stability. 5.1 Allowable Bearing Capacity The allowable bearing capacity of a soil is defined as the maximum pressure that can be permitted on a foundation soil, giving consideration to all pertinent factors (such as settlement ##161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 6 1CWHE 9 0 erg-w.v entl sw,*Y"o k^. GEOTECFINICAL INVESTIGATION REPORT and seismic considerations), with adequate safety against rupture of the soil mass or movement of the foundation of such magnitude that the structure is impaired. The allowable bearing capacity is determined from the geotechnical analysis, the field investigation, available soil and geology information, and our experience in the project area. Based on the site investigation and the assumption that all recommendations made in this report will be property implemented, it is recommended that all foundation footings be dimensioned for an allowable bearing capacity of 2,500 pounds per square foot (pso. The allowable bearing capacity may be increased by one third for short term loading conditions such as those from wind or seismic forces. 5.2 Settlement While the soil at the site may be able to physically support the footings, it is also important to analyze the possible settlement of the structure. In many cases, settlement determines the allowable bearing capacity. When a soil deposit is loaded by a structure, deformations within the soil deposit will occur. The total vertical deformation of the soil at the surface is called total settlement. Total settlement is made up of two components: elastic settlement and consolidation settlement. Elastic settlement is the result of soil particles rearranging themselves into a denser configuration due to a load being imposed on them and usually occurs during the construction process and shortly after. Consolidation settlement occurs more slowly and over time as water within the pore spaces of a soil are forced out and the soil compresses as the stress from the load is transferred from the water molecules to the soil particles. Consolidation settlement is more of a concern with fine- grained soils with low permeability and high in-situ moisture contents. The degree of settlement is a function of the type of bearing material, the bearing pressure of the foundation elements, local groundwater conditions, and in some cases determines the allowable bearing capacity for a structures' footings. In addition to analyzing total settlement, the potential for differential settlement must also be considered. Differential settlement occurs in soils that are not homogeneous over the length of the foundation or in situations where the foundation rests on cut and fill surfaces. If the foundation rests on structural fill overlaying properly prepared soils with rock, differential settlement is expected to be well within tolerable limits. Areas that have significantly more fill under the foundation footings (four feet of more) create greater potential for differential settlement. In these cases the structural fill must be installed properly and tested frequently. Compaction efforts and structural fill consistence are vital in minimizing differential settlement. For this project it is not anticipated that significant quantities of structural fill will be required. A settlement analysis based on conservative soil parameter estimates, the allowable bearing capacity recommended in Section 5.1, and the assumption that all recommendations made in this report are properly adhered to, indicates the total and differential settlement are expected to be '/2-inch or less. Structures of the type assumed can generally tolerate this amount of movement, however, these values should be checked by a structural engineer to verify that they are #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 7 1 9 0 [C7&7 _W E"V"e i,y°rds""°'"'Owe. GEOTECHNICAL INVESTIGATION REPORT acceptable. Please note that the settlement estimates are based on loads originating from the proposed structure. If additional loads are introduced, such as the placement of large quantities of fill, our office should be contacted to re-evaluate the settlement estimates. 5.2.1 Collapse Potential Collapsible soils are soils that compact and collapse after wetting. The soil particles are originally loosely packed and barely touch each other before moisture infiltrates into the soil. As water infiltrates into the soil it reduces the friction between the soil particles and allows them to slip past each other and become more tightly packed, often resulting in a radical reduction in volume; this radical reduction in volume can occur without any additional loading of the soil. Another term for collapsible soils is "hydrocompactive soils" because they compact after water is added. The amount of collapse depends on how loosely the particles are packed originally and the thickness of the soil layer susceptible to collapse. Soils with dry densities of less than 80 pounds per cubic foot (pco, generally silts deposited by the wind, are considered to be susceptible to collapse. Soils with dry unit weights greater than 90 pcf are not considered susceptible to collapse. Using this correlation it is our opinion that the proposed structure is not at risk of sustaining damage due to collapsible soils. 6.0 Recommendations The following recommendations are given as guidance to assure for a safe and effective foundation for the proposed structure. These recommendations are determined by the geotechnical analysis, code requirements, our experience, and local construction practices. 6.1 Foundation Based on the site evaluation and geotechnical analysis it will be acceptable for the foundation elements to consist of typical strip and column footings with either crawl space or slab-on-grade with stem wall foundations. Basement foundations are not recommended. Please find the following as general recommendations for all foundation elements: • In order to keep the footing out of the active frost zone it is recommended that the bottom of all footing elevations be a minimum of 48 inches below finished grade. • All foundation footings shall bear on properly compacted structural fill overlying Poorly Graded Gravel with Sand and Cobbles. • If crawl space construction is utilized, the bottom of footing elevation shall be no deeper than 2.5 feet below existing grade. • It is recommended that typical strip footings have a minimum width of 16 inches and #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 8 • s Er9rM&vV erel suvo"ip Mo. GEOTECHNICAL INVESTIGATION REPORT column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. 6.2 Foundation Excavation In general, the excavation for the foundation must be level and uniform and continue down to the Poorly Graded Gravel with Sand and Cobbles. If any boulders are encountered, they will need to be removed and backfilled with structural fill. The excavation width must extend a minimum of one footing width from the outer edges of the footings or to a distance equal to `/z the height of the required structural fill. For example, if 4 feet of structural fill is required beneath a 1.5 foot wide footing, the excavation width must be at a minimum 5.5 feet wide (2 feet + 2 feet + 1.5 feet). Once the excavation is complete the native subgrade must be proof rolled until it no longer yields with each pass. Once proof rolled, the required structural fill may be placed and compacted. The subgrade must be kept dry throughout construction. At no time should surface water runoff be allowed to flow into and accumulate within the excavation for the foundation elements. If necessary, a Swale or berm should be temporarily constructed to reroute all surface water runoff away from the excavation. Excavation should not proceed during large precipitation events. If the subgrade does become excessively moist or saturated, construction should not proceed until C&H Engineering has inspected the subgrade and determined it has sufficiently dried. If any of the foundation footings are found to be located on a test pit, the area will need to be excavated down to the full depth of the test pit and structural fill be placed and compacted in lifts to bring the area back up to the desired grade. 6.3 Structural Fill Structural fill is defined as all fill that will ultimately be subjected to structural loadings, such as those imposed by footings, floor slabs, pavements, etc.. Structural fill will need to be imported where it is required. Imported structural fill is recommended to be a well graded gravel with sand that contains less than 20 percent of material that will pass a No. 200 sieve and that has a maximum particle size of 3 inches. Also, the fraction of material passing the No. 40 sieve shall have a liquid limit not exceeding 25 and a plasticity index not exceeding 6, and the gravel and sand particles need to be made up of durable rock materials that will not degrade due to moisture or compaction effort; no shale or mudstone fragments should be present. Structural fill must be placed in lifts no greater than 12 inches (uncompacted thickness) and be uniformly compacted to a minimum of 97 percent of its maximum dry density, as determined by ASTM D698. Typically the structural fill must be moisture conditioned to within + 2 percent of the materials optimum moisture content to achieve the required density. It is recommended that the structural fill be compacted with a large vibrating smooth drum roller. Please note that if a moisture-density relationship test (commonly referred to as a proctor) needs to be performed for a proposed structural fill material to determine its maximum dry density in accordance with ASTM D698, a sample of the material must be delivered to this office a minimum of three full working days prior to beginning placement of the structural fill. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 9 C a--=I * 0 S-Q- npartlsw,&M0h'.. GEOTECHNICAL INVESTIGATION REPORT Achieving proper compaction is imperative, as it will insure no additional settlement of the structure occurs. Therefore, it is required that C&H Engineering verifies proper compaction of all structural fill lifts. 6.4 Foundation Wall Backfill The onsite granular soils are suitable for use as foundation wall backfill. Foundation wall backfill shall be placed in uniform lifts and be compacted to an unyielding condition. The foundation wall backfill will need to be compacted with either walk behind compaction equipment or hand operated compaction equipment in order to avoid damaging the foundation walls. If walk behind compaction equipment is used lifts should not exceed 8-inches (loose thickness) and if hand operated compaction equipment is used lifts should not exceed 4-inches (loose thickness). A 6 to 12 inch cap of low permeability topsoil should be placed, compacted, and appropriately graded above the approved foundation wall backfill on the outside of the foundation wall. This will effectively cap the backfill and redirect surface water away from the structure. Please note, if the foundation wall backfill is not compacted properly it will settle and positive drainage away from the foundation will not be maintained. 6.5 Interior Slabs-on-Grade In preparation for any interior slabs-on-grade, the excavation must continue through any overlying topsoil to a minimum of 6 inches below the proposed bottom of slab elevation. If required, structural fill can then be placed and compacted to 6 inches below the bottom of slab elevation. For all interior concrete slabs-on-grade, preventative measures must be taken to stop moisture from migrating upwards through the slab. Moisture that migrates upwards through the concrete slab can damage floor coverings such as carpet, hardwood and vinyl, in addition to causing musty odors and mildew growth. Moisture barriers will need to be installed to prevent water vapor migration and capillary rise through the concrete slab. Capillarity is the result of the liquid property known as surface tension, which arises from an imbalance of cohesive and adhesive forces near the interface between different materials. With regards to soils, surface tension arises at the interface between groundwater and the mineral grains and air of a soil. The height of capillary rise within a given soil is controlled by the size of the pores between the soil particles and not the size of the soil particles directly. Soils that have small pore spaces experience a higher magnitude of capillary rise than soils with large pore spaces. Typically soils composed of smaller particles (such as silt and clay) have smaller pore spaces. In order to prevent capillary rise through the concrete slab-on-grade it is recommended that 6 inches of 3/4-inch washed rock (containing less than 10 percent fines) be placed and compacted once the excavation for the slab is complete. The washed rock has large pore spaces between soil particles and will act as a capillary break, preventing groundwater from migrating upwards towards the bottom of the slab. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 10 GEOTECHNICAL INVESTIGATION REPORT Water vapor is currently understood to act in accordance with the observed physical laws of gases, which state that the water vapor will travel from an area of higher concentration to that of a lower concentration until equilibrium is achieved. Because Earth contains large quantities of liquid water, water vapor is ubiquitous in Earth's atmosphere, and, as a result, also in soils located above the water table (referred to as the vadose zone). Typically the concentration of water vapor in the vadose zone is greater than that inside the residence. This concentration difference results in an upward migration of water vapor from the vadose zone through the concrete slab-on-grade and into the building. In order to prevent this upward migration of water vapor through the slab, it is recommended that a vapor barrier (such as a 6-mil visqueen moisture barrier) be installed. The vapor barrier should be pulled up at the sides and secured to the foundation wall or footing. Care must be taken during and after the installation of the vapor barrier to avoid puncturing the material, and all joints are to be sealed per the manufactures recommendations. Once the excavation for the interior slab-on-grade is completed as described in the first paragraph of this section, and the moisture barriers have been properly installed, it will be acceptable to form and cast the steel reinforced concrete slab. It is recommended that interior concrete slabs-on-grade have a minimum thickness of 4 inches, except garage slabs have a recommended minimum thickness of 6 inches. 6.6 Exterior Slabs-on-Grade For exterior areas to be paved with concrete slabs, it is recommended that, at a minimum, the topsoil and any organics be removed. The subgrade soils then need to be compacted to an unyielding condition. Then for non-vehicular traffic areas, a minimum of 6 inches of 3/4-inch minus rock needs to be placed, and 4 inches of 4000 pounds per square inch concrete placed over the 3/4-inch minus rock. For areas with vehicular traffic, a minimum of 9 inches of 3/4-inch minus rock should be placed, followed by 6 inches of 4000 pounds per square inch concrete. Exterior slabs that will be located adjacent to the foundation walls need to slope away from the structure at a minimum grade of 2 percent and should not be physically connected to the foundation walls. If they are connected, any movement of the exterior slab will be transmitted to the foundation wall, which may result in damage to the structure. 6.7 Asphalt Paving Improvements For areas to be paved with asphalt, it is recommended that, as a minimum, the topsoil and any organics be removed. The native subgrade then needs to be rolled at f 2 percent of its optimum moisture content to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. Next a woven geotextile (such as Mirifi 500X) needs to be placed followed by a 12-inch thick layer of compacted 6-inch minus gravel (sub-base layer), followed by a 3-inch layer of compacted 1-inch minus road mix (base layer). Both gravel courses must be compacted at f 3 percent of their optimum moisture content to a minimum of 95 percent of their maximum dry density. A 3-inch thick layer of asphalt pavement can then be placed and compacted over this cross-section. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOmm^MONTANA 11 GEOTECHNICAL INVESTIGATION REPORT It is recommended that following compaction of the native subgrade, a loaded dump truck or other heavy piece of equipment be driven over it to determine the stability of the subgrade. If any isolated soft spots are found, these areas should be sub-excavated and replaced with compacted fill. If widespread unstable conditions are present (i.e. significant rutting or pumping is observed) the sub-base component of the road section will need to be increased and a woven geotextile may also be required, especially if moisture related issues are the cause of the instability. If asphalt paving is to be placed on foundation wall backfill, the backfill must be compacted to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. It is recommended the backfill be placed in uniform lifts and compacted as described in Section 6.4. 6.8 Site Grading Surface water should not be allowed to accumulate and infiltrate the soil near the foundation. Proper site grading will ensure surface water runoff is directed away from the foundation elements and will aid in the mitigation of excessive settlement. Please find the following as general site grading recommendations: • Finished grade must slope away from the building a minimum of 5 percent within the first 10 feet, in order to quickly drain ground surface and roof runoff away from the foundation walls. Please note that in order to maintain this slope; it is imperative that any backfill placed against the foundation walls be compacted properly. If the backfill is not compacted properly, it will settle and positive drainage away from the structure will not be maintained. • Permanent sprinkler heads for lawn care should be located a sufficient distance from the structure to prevent water from draining toward the foundation or saturating the soils adjacent to the foundation. • Rain gutter down spouts are to be placed in such a manner that surface water runoff drains away from the structure. • All roads, walkways, and architectural land features must properly drain away from all structures. 6.9 Underground Utilities We recommended specifying non corrosive materials or providing corrosion protection unless additional tests are performed to verify the onsite soils are not corrosive. It is recommended that 3/4-inch minus gravel be used as a bedding material. The bedding material should be thoroughly compacted around all utility pipes. Trench backfill shall be compacted to a minimum of 95 percent of its maximum dry density in landscaped areas and a minimum of 97 percents of its maximum dry density beneath foundation footings. Backfilling around and above utilities should meet the requirements of Montana Public Works Standard Specifications. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 12 FC'&7 _= 0 E,g,*"g ena Su— "0 m GEOTECHNICAL INVESTIGATION REPORT 6.10 Construction Administration The foundation is a vital element of a structure; it transfers all of the structures dead and live loads to the native soil. It is imperative that the recommendations made in this report are properly adhered to. A representative from C&H Engineering should observe the construction of any foundation or drainage elements recommended in this report and should verify proper compaction has been achieved in all structural fill lifts. The recommendations made in this report are contingent upon our involvement. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations. If construction and site grading take place during cold weather, it is recommended that approved winter construction practices be observed. All snow and ice shall be removed from cut and fill areas prior to site grading taking place. No fill should be placed on soils that are frozen or contain frozen material. No frozen soils can be used as fill under any circumstances. Please note that not following the preceding recommendations may potentially result in foundation settlement issues in the spring when the frost thaws and the snow melts. Additionally, Concrete should not be placed on frozen soils and should meet the temperature requirements of ASTM C 94. Any concrete placed during cold weather conditions shall be protected from freezing until the necessary compressive strength has been attained. Once the footings are placed, frost shall not be permitted to extend below the foundation footings, as this could heave and crack the foundation footings and/or foundation walls. It is the responsibility of the contractor to provide a safe working environment with regards to excavations on the site. All excavations should be sloped or shored in the interest of safety and in accordance with local and federal regulations, including the excavation and trench safety standards provided by the Occupational Safety and Health Administration (OSHA). According to OSHA regulations (29 CFR 1926 Subpart P Appendix A) the subsurface soils encountered in the test pit excavations can be generally classified as Type C. For Type C soils, OSHA regulations state that cut slopes shall be no steeper than 1.5H:1 V for excavations less than 20 feet deep. A trench box may also be used, provided the system extends at least 18 inches above the top of the trench walls. Please understand the preceding OSHA soil classification is provided for planning purposes only and the actual classification of the onsite soils will need to be determined by the contractor onsite during excavation. 7.0 Conclusions The soils present at the site will be adequate to support the anticipated loads from the residential structures, provided the recommendations made in this report are properly followed. Please find the following recommendations as particularly crucial: • All foundation footings shall bear on properly compacted structural fill overlying the Poorly Graded Gravel with Sand and Cobbles. • If crawl space construction is utilized, the bottom of footing elevation shall be no deeper 4161 OO4-BAXTER SQUARE SUBDIVISION PHASE 4,BOzEMAN,MONTANA 13 C&�H°"tl S-ley v"° • GEOTECHNICAL INVESTIGATION REPORT than 2.5 feet below existing grade. • It is recommended that typical strip footings for this structure have a minimum width of 16 inches and column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. • All site grading and drainage recommendations must be properly implemented. • Basement foundations are not recommended. 8.0 Report Limitations This report is for the exclusive use of Intrinsik Architecture and their authorized agents. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding the use of this report. The recommendations made in this report are based upon data obtained from test pits excavated at the locations indicated on the attached Test Pit Location Map. It is not uncommon that variations will occur between these locations, the nature and extent of which will not become evident until additional exploration or construction is conducted. These variations may result in additional construction costs, and it is suggested that a contingency be provided for this purpose. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations if necessary. This report is applicable to the subject property only and is not applicable to other construction sites. Under no circumstances shall a portion of this report be removed or be used independently of the rest of the document, this report is applicable as a full document only. The preparation of this report has been performed in a manner that is consistent with the level and care currently practiced by professionals in this area under similar budget and time restraints. No warranty, expressed or implied, is made. Please review Appendix F, "Report Limitations." This Appendix has been prepared to relay the risks associated with this report 9.0 References Das, Braja M., "Principles of Foundation Engineering" 51h ed., Pacific Grove, CA, Brooks/Cole- Thompson Learning, 2004. Day, Robert W., "Foundation Engineering Handbook," McGraw-Hill, 2006. International Code Council, Inc., "2009 International Building Code (IBC)," International Code Council, Inc., 2009. Kehew, Alan, "Geology for Engineers and Environmental Scientists," 3rd ed., Prentice Hall, 2006. Das, Braja M., "Principles of Geotechnical Engineering," 3rd ed., Boston, MA, PWS Publishing Company, 1994. #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 14 C W-0 1 0 Er4rear4noo O9ur%-ev b--. GEOTECHNICAL INVESTIGATION REPORT Vuke, Susan M., Lonn, Jeffrey D., Berg, Richard B., and Schmidt, Christopher J, "Geologic Map of the Bozeman 30' x 60'. Quadrangle, Southwestern Montana," USGS and Montana Bureau of Mines and Geology, Open File Report MBMG 648, 2014. #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA 15 1 GEOTECHNICAL INVESTIGATION REPORT Appendix A USGS Topographic Map #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA UaGAP TOPOGRAPAb MAP SECTION 35, TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M. c I C (t1' `a 412 71 3; ca FD. .. \ r rn k- 46'AM6 ,STtE ' rn ' tE Q• .CATTAIL ST Bisel 35 3 ' � J W Project W Locatlon I EQUESTRIAN:L'N Ij -� �� _ BOOT HILL C m \ B V-TER; `BARTER LN' J Cats °s to z TSCHA 6REEZEL'N � 03 } = 02 I N _RENOVA(LN' cr, I " o .m � 2 ANNIE ST J C1�Y DR' _ i 3 ROSE, ;z Scale In Feet Z. OLIVER ST 2000 0 2000 r I'_ II 4- � _I I � ,__� f�`� �. 600 0 600 Scale In Meters Engineering and Surveying Inc. Contour Interval = 20 ft 1091 Stoneridge Drive•Bozeman,MT 59718 SOURCE: USGS TOPOGRAPHIC QUADRANGLE MAP Phone 14061 587-1115•Fax(4061 587-9768 www.chengineers.com•info®chengineers.com # 1 61004 C ]1 9 Su-evl"gIm. GEOTECHNICAL INVESTIGATION REPORT Appendix B Test Pit Location Map #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,M ONTANA TES T RIT L OCA T/ON MAP [nm,e•.uTj .,us ar st,/<.sw,/..s[c ss __ "___.._.._._�� \\b BLOM 3 TP—s � 1 I B XTER SQUARE SUBDIVISION PHASE 4 *eeF 8 f1EOROlA MARS LANE a ww PHASE 4 K — — xti I BAXTER S UA �„=9 --- WSt() p A�� I I W10 I I K2 1 4 c TP-2 I I ; 'C MC)r. rP1 p.' I M 'A Ex...a.Tw. i8 � n� =SQU SUBDIVISION Scale In Feet _ .,. P SES', ND 2 100 0 100 � w----_—mo ---� --- -------i---- a L-----l -- 30 0 30 �q,:m,abaLO \_ Scale In Meters _R4APISTREe_ .. . Contour Interval — 1 Foot --. 8AwT— -------- -3 --, -----, s B dC-T R— SCE A E— B tSKNV--� 7-- I I Ph A S S AN I BLOCK i1 y^r LOCK Engineering, asnd Surveyirig Inc. 1091 Sconetidge Drive•Bozeman.MT 5t9718 Phone(406)587-1115•Fax(4091587-9768 vA mv-cMng'[nmrs.com•irso@cheitc—ineers.com NOTE: TEST HOLE LOCATIONS ARE APPROXIMATE #1 61 0 0 4 Fc,&�H I � GEOTE HNICAL INVESTIGATION REPORT Appendix C NRCS Web Soil Survey Map #161 OO4-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA NRCS SOILS MAP HOO\/ER WAY SUBDI \/ISION , BOZEMAN , MONTANA ILEGEND Approx. Site Location ® Blackdog Silt Loam Meadowcreek Loam d_`� 1 i i� ,A • � -�•o i l 6. 1 l 1 � •" • �;�.- '�t�uu) � lh�!; ��; � _� j:.� : �.I 'i�'�� Ii 1. Scale In FeetI;{ li�l l `•!i , 300 0 300 t r► I', tit I M 1, ! 120 0 120 Scalp I'». Ki lom,eters Blackdog Silt Loam described as calcareous loess with a typical soil profile of silt loam (0-1.0 inches), silty clay loam (10-19 inches) and silt loam(19-60 Inches).Depth to groundwater greater than 80 inches. Meadowcreek Loam described as alluvium with a typical soil profile of loam (0-11 inches), silt loam (11-25 Inches), and very gravelly sand r (26-60 inches).Depth to groundwater listed as 24 to 42 inches. Aerial Photo Date=July 28,2011-August 19,2011 Engineering and Surveying Inc. Source:NaiuralResource.vConcenationSen+ice, "Web SoilSurvev-llersionlZ"Decemberl0,2013,UniledStalesDepartmemojAgricuhure.<hup:llivebsoilsun+ev.nres.usda.gov/appl- #161004 Ic& H GEOTECHNICAL INVESTIGATION REPORT Appendix D Geology Maps #161004-BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA GEOLOGIC MAP OF THE BOZEMAN 30' X 60' QUADRANGLE P HOOVER WAY SUBDIVISION, 190ZEMAN, MONTANA ----------------------- - - -- — - -- — 65 ��` 3 Q r. 1. UO QW0 Approximate Site Location Qatyp Braid Plain Alluvium, Older - _ �� 1\ TSCT _ — •''�'r. � ` GRA qa}a Alluvial Fan Deposit, Older ,,I` Tscmn ab cis Braid plain alluvium,older than Qab(Pleistocene) n 2 Rounded to well-rounded,dominantly cobble gravel with clasts as large as boulders,and sand,silt,and clay;mostly composed of clasts of Archean metamorphic rock,and Scale In Mites dark-colored volcanic rock,with subordinate Paleozoic limestone and Proterozoic Belt rocks.Clast lithologies in general order of decreasing abundance include Precambrian metamorphic rocks,mafic volcanic rocks,dacite(?)porphyry,quartzite,sandstone,limestone,and chert.A well in this unit indicates a thickness of 9 m(30 ft)of alluvium overlying Tertiary deposits. Alluvial-fan deposit,older than Qaf(Pleistocene) T Light brown, gray, and locally reddish gray, angular and subangular, locally derived gravel in a coarse sand and granule matrix. Clast size ranges from pebble to small boulder.Fan morphology dissected.Maximum thickness probably about 45 m(150 ft). �t Engineering and Surveying Inc. So,,—:Vuke.Susan M.,Loon.leJfreyD.,Berg,Richard B.,&Schmidt,Christopher✓.,"Geologic MopoftheBozeman30'x60'Quadrangle,Southwestern Montana,"MBMG.Open File Repnn"8,2014. #161004 QUATERNARY FAULT & SEISMICITY MAP OF WESTERN MONTANA HOOVER WAY SUBDIVISION , BOZEMAN, MONTANA P ILEGENDTS Ff . j Approximate Site Location 410 Approximate Location of , � �� ►;� ' '*��a � ° � - •:,,�,L � � �t a O Earthquake Epicenter. 4f ` #� >• IL*'As �� s �, (Scaled to Magnitude) E7 e s .. Class A Fault A°°*� 691 Brid er Faulty . 670 Central Park Fault 694 Elk Creek Fault ' � '4' V. rA a 1 692 Gallatin Range Fault Q 4� t�zem�n � *Olt r . \ 1► � (v yx l 46 - � r� - .d � � �E*!Sl�� y � �r � l / r�•tea r �p00, Scale In Miles 1« ,�"�.� t r ' r ri[ffiI t_ cril� y i Class A Faults are associated with at least 1 large magnitude earthquake within the last 1.6 million years. Engineering and Surveying Inc. Source:srickney,Michael C.,Holler,Kathleen M.,Macherre Michael N.,"Quaternary Faults and Seismicity in Western Montana,"MBMG,Special Publication No.114,anon. #1610 0 4 IC4 10 E^0^� Ben° " • GEOT•ICAL INVESTIGATION REPORT Appendix E Test Pit Logs #161 OO4—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA TEST P111-0G jC%&'EWM= PAGE 1 OF 1 PROJECT: INTRINSIK ARCRECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. __ TEST PIT ID: TP-1 ELEVATION: ±4718.5 (C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.5' Uj SOIL DESCRIPTION __j ,,, z CL = a O _j w m a ►- o N M C' 0V c¢ O O � (0.0'-0.9') Undocumented Fill - mix of organics, silt, clay, sand, gravels, cobbles, and woody debris. 1 (0.9'-1.8') Silty Organic Soil - abundant roots and organic material; organic odor; trace gravels and cobbles. OL 2 — In-place conditions - Black; moist; soft. 3 TP1-1 36 LL=42 PL=22 (1.8'-6.5') Lean Clay with Sand - approximately 75 to 4 — 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no CL dilatancy. 5 — In-place conditions - Light Brown to gleyed; moist; very soft. LL=42 6 TP1-2 25 PL=22 (6.5'-7.0') Poorly Graded Gravel with Sand and Cobbles 8 - about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 10 In-place conditions - tan/brown; moist; hard. End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 3.0 feet, groundwater seeping into test pit at various locations starting at a depth of 4.0 feet. TEST P I I LOG calm PAGE 1 OF 1 PROJECT: IKTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-2 ELEVATION: i4715(C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.5' U � U ^ 0 N SOIL DESCRIPTION J ,,, � z = a � m a �- � oN Li Of Q � � Q 0 0 O M U 0 (n Ln U J J (0.0'-0.9') Undocumented Fill - mix of organics, silt, clay, sand, gravels, cobbles, and woody debris. 1 (0.9'-2.5') Silty Organic Soil - abundant roots and organic material; organic odor; trace gravels and cobbles. OL 2 In-place conditions - Black; moist; soft. 3 (2.5'-6.5 ) Lean Clay with Sand - approximately 75 to 4 — 95 percent clayey fines; approximately 5 to 25 percent — fine to medium grained sand; medium plasticity and no CL dilatancy. 5 — In-place conditions - Light Brown to gleyed; moist; very — soft. 6 (6.5'-7.0') Poorly Graded Gravel with Sand and Cobbles 8 - about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 10 In-place conditions - tan/brown; moist; hard. End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 3.9 feet, groundwater seeping into test pit at various locations starting at a depth of 3.9 feet. TEST PITTOG PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-3 ELEVATION: ±4712.75 (C&H TOPO) TOTAL DEPTH: 6.4' DEPTH TO GW: 5.8 o v_ SOIL DESCRIPTION a o J j w a _ o Ln o o N < o o (0.0'-2.0') Silty Organic Soil — abundant roots and 1 organic material; organic odor; trace gravels and cobbles. OL In—place conditions — Black; moist; soft. 2 — 3 — (2.0'-5.8') Lean Clay with Sand — approximately 75 to 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no 4 — dilatancy. CL TP3-1 28 In—place conditions — Light Brown to gleyed; moist; very soft. 5 6 (5.8'-6.4') Poorly Graded Gravel with Sand and Cobbles about 60 percent subrounded and rounded gravels and cobbles; about 40 percent coarse to fine grained sand. GP 8 In—place conditions — tan/brown; moist; hard. 10 End of Excavation 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 2.3 feet, groundwater seeping into test pit at various locations starting at a depth of 3.0 feet. TEST P I I -LOG Ec a PAGE 1 OF 1 PROJECT: IIJTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: HOOVER WAY SUBDIVISION DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-4 ELEVATION: ±4712 (C&H TOPO) TOTAL DEPTH: 7.0' DEPTH TO GW: 6.4' 0 SOIL DESCRIPTION J ,1, z a = a O _J W � tea] a_ (N N ~ 2 Q O g M Z :3 H Li Cr cr-C� N N U M O M (0.0'-2.1') Silty Organic Soil — abundant roots and 1 organic material; organic odor; trace gravels and cobbles. OL In—place conditions — Black; moist; soft. 2 3 — (2.1'-6.4') Lean Clay with Sand — approximately 75 to 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no 4 — dilatancy. CL In—place conditions — Light Brown to gleyed; moist; very soft. 5 6 (6.4'-7.0') Poorly Graded Gravel with Sand and Cobbles — about 60 percent subrounded and rounded gravels and 8 cobbles; about 40 percent coarse to fine grained sand. GP In—place conditions — tan/brown; moist; hard. 10 End of Excavation 12 14 16 18 Li REMARKS: Gleyeyd starting at a depth of 2.5 feet, groundwater seeping into test pit at various locations starting at a depth of 3.2 feet. TEST PITTOG PAGE 1 OF 1 PROJECT: INTRINSIK ARCHTIECTURE - GEOTECHNICAL INVESTIGATION PROJECT #: 161004 Engineering and Surveying Inc. PROJECT LOCATION: BARTER SQUARE SUBDIVISION PHASE 4 DATE: 1.10.2017 TEST PIT LOCATION: REFER TO THE TEST PIT LOCATION MAP START: FINISH: DRILL TYPE: JOHN DEERE 410E BACKHOE DRILLER: VAL MENCAS EXCAVATION LOGGED BY: MICHAEL J. WELCH, P.E. TEST PIT ID: TP-5 ELEVATION: ±4710 (C&H TOPO) TOTAL DEPTH: 5.6' DEPTH TO GW: 5.1' C� U O b\ P � p .� cn v SOIL DESCRIPTION J w Of z a a= � M a_ H o cn a_ Q O g M N Z =) t-- C) C D GD N (n g O C3 (0.0'-1.3') Silty Organic Soil - abundant roots and organic material; organic odor; trace gravels and cobbles. OL 1 In-place conditions - Black; moist; soft. (1.3'-4.0') Lean Clay with Sand - approximately 75 to 2 — 95 percent clayey fines; approximately 5 to 25 percent fine to medium grained sand; medium plasticity and no CL dilatancy. 3 In-place conditions - Light Brown to gleyed; moist; very soft. 4 — (4.0'-5.6') Poorly Graded Gravel with Sand and Cobbles - about 60 percent subrounded and rounded gravels and 5 cobbles; about 40 percent coarse to fine grained sand. GP In-place conditions - tan/brown; moist; hard. 6 End of Excavation 8 10 12 14 16 18 REMARKS: Gleyeyd starting at a depth of 2.5 feet, groundwater seeping into test pit at various locations starting at a depth of 3.2 feet. E"0' eeAO�`""oy1np"° GEOTECHN[CAL INVESTIGATION REPORT Appendix F Report Limitations #161004—BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA C� � ' '"��" " A"° GEOTIONICAL INVESTIGATION REPORT Report Limitations and Guidelines for Use This appendix has been prepared to help the client understand the risks associated with the use of this report and provide guidelines on the proper use of this report. This report was prepared to be used exclusively by Intrinsik Architecture and their authorized agents for residential improvements to be constructed within the Baxter Square Subdivision Phase 4 in Bozeman,Montana. All of the work was performed in accordance with generally accepted principles and practices used by geotechnical engineers and geologists practicing in this or similar localities. This report should not be used by anyone it was not prepared for,or for uses it was not intended for. Field investigations and preparation of this report was conducted in accordance with a specific set of requirements set out by the client, which may not satisfy the requirements of others. This report should not be used for nearby sites or for structures on the same site that differ from the structures that were proposed at the time this report was prepared. Any changes in the structures (type, orientation, size, elevation, etc.) proposed for this site must be discussed with our company for this report to be valid. Our services consist of professional opinions based on subsurface exploration at specific points,surface observation of the site,and the review of available published data. These data are then extrapolated by geologists and geotechnical engineers to give an opinion of the overall subsurface conditions. Based on the subsurface conditions that are thought to occur at the site, we evaluate how those conditions would respond to the construction that is proposed, and give recommendations on foundation design and subgrade improvement. Our subsurface exploration is limited to visual observation of the materials uncovered in an open test pit dug by an excavator. Soil testing was minimal in this investigation so conservative soil parameters have been estimated for bearing capacity and potential settlement from visual observation of the soil. Sampling and testing necessary for a local and global slope stability analysis have also not been completed for this site. Catastrophic events and other structures can contribute to the global stability of a slope,and have not been analyzed. If a more in depth subsurface investigation is desired, please contact our office to discuss your options. It is important to note that subsurface exploration identifies actual subsurface conditions only at specific points under the conditions present at the time of exploration. Because of this, actual conditions may differ from those inferred to exist. The transitions between materials observed may be much more gradual or abrupt than inferred and subsurface materials may be uncovered during construction that were not thought to occur when the initial subsurface investigation was carried out. Conditions at the site can also change with time due to natural processes and construction practices on the site or on adjacent sites. With these limitations in mind, it is recommended that our services be retained for observation of the materials encountered during construction and that we are informed of any changes that occur on the site and any unexpected conditions that are encountered. This report is only a preliminary recommendation, which may change if unexpected conditions are encountered during construction. We cannot be held responsible for damages due to constructing on a site with conditions that are different from conditions thought to occur from our investigation. The only way to verify if the conditions encountered during construction are the same as expected in our report is to have us inspect the subgrade materials during construction. We cannot be held responsible for constructing on materials that we have not seen in person. The scope of our investigation did not include an environmental assessment for determining the presence or absence of hazardous or toxic materials on the site. If information regarding the potential presence of hazardous materials on the site is desired,please contact us to discuss your options for obtaining this information. This report is valid as a complete document only. No portion of this report should be transmitted to other parties as an incomplete document. Misinterpretation of portions of this report (i.e. test pit logs) is possible when this information is transmitted to others without the supporting information presented in other portions of the report. If any questions arise with regards to any aspects of this report, please contact us at your convenience to avoid misinterpretation. Costly mistakes due to misinterpretation of geotechnical reports can usually be avoided by a quick phone call. #161004- BAXTER SQUARE SUBDIVISION PHASE 4,BOZEMAN,MONTANA _ Bozeman ublic Schools To d Swinehart, PE 404 West Main, PO Box 520 Director of Facilities Bozeman, MT 59771-0520 (406) 522-6009 www.bsd7.org todd.swinehart@bsd7.org March 9, 2017 Matt Hausauer, P.E. C&H Engineering and Surveying Inc. 1091 Stoneridge Drive Bozeman, MT Via email: mhausauer@m-m.net Subject: Proposed'Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT Dear Mr. Hausauer, Referencing your letter received February 21, 2017 concerning the evaluation of the subject development. Bozeman Public Schools would expect that the 27 proposed residential lots planned for this development would generate the following students: ♦ Pre-K to 51h 6 Students ♦ 61h to 81h 3 Students ♦ 91h to 121h 4 Students As of this date, the proposed development will be in the Emily Dickinson Elementary School, Chief Joseph Middle School and Bozeman High School attendance areas. Population growth and demographic shifts in the future may necessitate boundary realignments to existing schools, which could modify the designated attending schools. Similarly, if a designated school attendance area's student population exceeds the school's capacity, attendance at an alternate school may be required. Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual homes are developed to provide a Safe Route to School pathway for students to safely traverse the developed and existing roadways. Our existing bus system can accommodate the estimated number of additional students. Please let us know if there are any changes to the proposed development as this could modify the above student projections. Sincerely, Todd Swinehart, PE cc: Steve Johnson, Deputy Superintendent of Operations — Bozeman Public Schools Vance Ruff, Transportation Coordinator— Bozeman Public Schools 0 C & MM Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman,Montana • Phone(406)587-1115 • Fax(406)587-9, 68 www.chengineers.com • E-Mail: info@chengineers.com tt'-C r Z 12017 February 13, 2017 M Bozeman Public School District Attn: Kevin Barre, Director of Facilities P.O. Box 520 Bozeman, MT 59771-0520 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Barre, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, l Matt Hausauer,P.E. Enc. Hoover Way Subdivision Preliminary Layout G:UM16\16100APLAT-PRELIMMARYUMPACr LETTERS\161004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying I I11xrtEVARD oe Lr (rev le Dl L7 N NNE OF SE 1/4.sou 1/4,SEC 35 _ 33(1 1vol E]1—. _ _._ s. - - - - angle of tear 32'div along se of and 2 49.40 Basler Square Subdivision Phases 1 and 2; thence 32.92 toot on o lmgmLiol curve concow L - - `\ 1 1 / 1 { along lM boundary of Baxter Square Subdivision Phosas 1 and 2; thence southerly 179'54• LOT 15 f y Sy ;�^�], I Subdivision Phases 1 and 2: thence westerly 269'17.89"azimuth 139.01 feel along the bos 3.276 Si - LJ� i.•1 T• 3 I _ �,v-� 1. 3 I beginning. ^ -I I a� nth wvvi mN ,off ' Area - 118,544 square test, 2.7214 acres or 11,013.1 square metes. Subject to eaisi'u,g LOT 14 = I mom �� n g$ C j)5 The above described tract of land Is to be known and designoled as HOOVER WAY SUBD 1.968 S MT F era �� m n -' •• included in all streets,avenues.allays and parks or public lands shown on said plot are hr and enjoyment. Unless specifically listed herein, the lands included in all streets,wenuas, LOT 13 -� I [ c i for public use.but the city accepts o responsibility for maintaining the same. The owner 2005 SF k — J la all atnete,avenues,the public.and parks or ityO0 condo herby dedicated to public use. k 10 {'111111C 171Y FlSPr M lands dedicated to the public for which the City occePle responsibility for maintenance incq OT 12 4 The undersigned hereby grants unto each and ovary person. firm or corporation, whether p 018 Si [ power,gob.Internet.cable television or other similar utility or service,the right to the join removal of their lines and other facilities, in,over,under and across each area designated ^ R i. CONDITIONS OF APPROVAL FOR HOOVER WAY SUI LOT 11 'r r - '' no�lA„MARi -L�tifC_iAB�ROVfy ,_ OF THE SW T/4 OF SEC. 35, T l SF a ,_-_— - E R IA A IE♦ N (9 0Wr Q 1, CITY OF BOZEMAN, GALIJiTIN C a ti 4 "r,J- •' I w -� I hereby certify that the approval of the application for HOOVER WAY SUBDIVISION,did not graphics contained on this plot other than as shown hereon.1 hanby certify lhai all condil shown Is current as of the dote of this certificalbn and that rl,mg..to any land use ns LOT , - z=g regulations,easements,or other documents as allowed by law or by local regulation 3,241 SF I - --- d -- - •- f 10 DUOtIG FA50. IT ) I CERTIFICATE OF TRANSFER OF I r I COMPLETION OF NON PUBLIC _ LOT 9 r�r, The following ore hereby ,,nled old donated to the property owners association noted be 2.004 SF N a 1 • , the C<rUticote pl Dedication, the city accepts no responsibility far maintaining the pone. rfI)1 vlh v,L`i vac lh ' `. _ tY Po Y 9 f• eY I' F� - F-• �- s-� r^ / - ( _ I _- improvemenla,required to meet the requirement of Chapter J8 0/Ue Bozeman Municipal TR'• a s 2 W4 SF + J�n �^ �,^•i �d O�� I '� I herewith, have been Installed in conformance wit orry approved dons and specifications p design standards,or have been financially guaranteed and are covered by the subdivision 6 tit � `�,� •� � r' � '.i Nstollad Improvement: •r'• / LOT 7 11� .../�` Lot-v r- J 1 ��' r I Sr I Financially Guar-toed Improvements; 2.003 SF f y1 agas 4444,,22 I �� The subdivider hereby grant ownership of all non-pubue infrostruclure In, to U N Y4. -1 OT �LLL x - — �[589.1T6 1vr� 6'WIDE UTRAIE ROOD 9 SF I NI tnknY R AYN 1 � �` �� Doted Ws__day of -_-. 2017. 7.96- g I. - STATE OF MONTANA SST 5 3 � \ COUNTY OF CALLA.N 96 SF ' vim\ ,i\( 'fir \ _ This Instrument w 1y ed or acknowledged before me on this day of by Heather Greniersof Human Resource Osvdopmenl Council of Distd.,IX,Inc. LOT 4 N SIF Notary Public for the State of Monlono 0 B7 'Fc _ • Printed Noma: 6.3 Tf LT ❑- 1 \ Residing at:_ ,- 1 LOT tix.' MY cammiss'ron evpins: _ 1 2,714 SF 1 ' r CERTIFICATE OF COMPLETION C tl + \ I, Heather Cron;or, member of Human Resource Development Council of District IX, Inc., ar c pro tic*In the State of Nanlono,hereby certify that the following improvement, required 1 the HOOVER WAY SUBDIVISION.have been installed in conformance with the approved plum ,,v� 1r L Imp subdivider le agreement...against ytngdel this plat. LOT 2 \/\\ ( subdivider hereby warrant ayonsl defects in Ih...improvement for ayeAod o1 two lice 3.055 SF G,.P• grants possession of all public infrastructure impraysments to the City o1 Bozeman,and 1 ; r improvements,subject to the above indicated warranty. 17.69 Date: '•^ Human Resource Development Council of District IX,Inc. Mark A. 2�s Tt� By.Heather CreN.r Montano Uco, LOT 1 r1 , .• ♦. 5.544 Sr _ Director of City of Box, 472- 4�:.�'-; _ __ L..-•�_-___- _ _ _ _ _ ._ I CERTIFICATE `U mI' •) $•' ,�-_. - 1, Mork A.Chandler, Professional Engineer and Land Surveyor Ucwnso No. o her �.-•.+ '+-` - "--" `F'� - - - - - _ _ July2017.this Plot was surveyed under my direct supervision, d platted 139.01 26 1 - I-- - -� -- - �"•-"- 0 wIOE UII(lTY FASE - -- - _ an adescribe d,in accordance with the provision.of the IAAaMona SubdM. and Platt (51ri117'09�VJ . _ _ - - - •-�—"--'---"--`-'— `-_ - an and the 9ozeman Municipal Code. S _ Mark A cn• ARTAIN STREET(60SROW) • II - - - Doled this_ day of . 2017. Nanlono License CERTIFICATE OF OIRECTOR O • ' ' 1,Director of Public Works.City of Bozeman,Montano, do hereby cort;fy that the accarrg the some to conform to the law.OPPMV69 il,and hereby accepts the dedication to Ire r shown on the plat as being dedicated to such us*. •1 • CEO 4 IAARI£ LANE POSED BDNI510N Doled this__ day of , 2017. Director of Public%Yost >- CERTIFICATE OF EXCLUSION FROM • H % OF ENVIRONMENTAL OU, • • ,�, • Hoover Way Subdivision.located In Gallatin County,IAontana,1.within the City of Boxern fa to the Bozeman growth policy which was adopted pursuant to SecV- 76-1-601 el adodcquuts municipal fad6liss. Therefore, under the provisions of Section 76-4-125( (d �•_ Department of Environmental Oual;ly review. • • � Doled this_day of 2017. Director of Public Wor • CERTIFICATE OF COUNT • I,KimDesty Buchanan,Treasurer of Gallatin County. Montano,do hereby certify that lht • • lases end special aosaam.-ts.....$ad and levied on the land to be subdivided have • Doted this__day of , 2017. By: Deputy Treasurer o CERTIFICATE OF CLERK < • • i UNITEDS rATES POSTAL SERVICE 2201 Baxter Lane Bozeman MT. 59718-9998 1-800-275-8777 or 1-406-586-1508 February 22, 2017 C&H Engineering and Surveying, Inc. 1091 Stoneridge Dr. Bozeman, MT 59718 Re: Hoover Way Subdivision, Bozeman, MT 59718 Mr. Matt Hausauer, We suggest the location for Cluster Box Units for mail delivery on the east side of Hoover Way in the boulevard near the northwest corner of the Common Open Space across from lots 6&7. 2-16 unit CBU's for 25 Townhouse lots, 2 Single family lots with the potential of having ADU's for a total of 29 deliveries. Concrete pad 3 ft. deep, 6 ft. wide and 3'/2 inches thick, flush with the top back edge of the curb. CBU's and concrete pad to be furnished by the Developer. If you have any further questions or concerns, I welcome you calls or emails. Respectfully, bo Michael D Novotny USPS Bozeman, MT Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail:info@chengineers.com February 13, 2017 r United States Postal Office Attn: Mike Novotny 2201 Baxter Lane Bozeman, MT 59718-9998 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Novotny, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAC&H\I6\161004\PLAT-PRELIMINARYUMPACT LETTERS\I61004_RESPONSE LETTER.DOC Y Civil/Structural Engineering and Surveying • r Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman, Montana - Phone(406)587-1115 - Fax(406)587-9768 www.chengineers.com - E-Mail: info@chengineers.com February 13, 2017 Streamline Transit Attn: Lee Hazelbaker 1812 N Rouse Avenue Bozeman,MT 59715 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Hazelbaker, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). -We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAUH\I6\161004\PLAT-PRELIMINARYUMPACT LETTERS\161004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying 01c: &I- a Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com February 13, 2017 Republic Services of Montana Attn: Harry Kirschenbaum P.O. Box 10730 Bozeman, MT 59719 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Kirschenbaum, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAUH\I6\16100APLAT-PRELIMINARY\IMPACT LETTERS\I61004 RESPONSE LETCER.DOC Civil/Structural Engineering and Surveying Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman, Montana - Phone(406)587-1115 - Fax(406)587-9768 www.chengineers.com - E-Mail: info@chengineers.com February 13, 2017 NorthWestern Energy Attn: Michael J. Cech, PE 121 E Griffin Drive Bozeman, MT 59715 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Cech, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GACM16\161004\PLAT-PRELIMINARYUMPACT LETTERS\I61004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying 0 r 1=1 • Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman,Montana - Phone(406)587-1115 - Fax(406)587-9768 www.chengineers.com - E-Mail: info@chengineers.com February 13,2017 Charter Communications Attn: Jared Phillips 511 W Mendenhall St Bozeman, MT 59715 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Phillips, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, L'I Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAC&H\I6\161004\PLAT-PRELIMINARY\IMPACT LETTERS\161004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying c 0 N%13& N Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman, Montana - Phone(406)587-1115 - Fax(406)587-9768 www.chengineers.com - E-Mail: info@chengineers.com February 13, 2017 CenturyLink Attn: JD Ellington 2707 W. Main Street Bozeman, MT 59718 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Ellington, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout G:UM16\161004\PLAT-PRELIMINARY\IMPACT LETTERS\I61004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com February 13, 2017 Bozeman Public School District Attn: Kevin Barre, Director of Facilities P.O. Box 520 Bozeman, MT 59771-0520 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Barre, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will.be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAC&MI6\16100APLAT-PRELIMMARYUMPACT LETTERSU61004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman,Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail:info@chengineers.com February 13, 2017 Bozeman Deaconess Hospital Attn: Kevin Pitzer, President/CEO 915 Highland Boulevard Bozeman, MT 59715 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Mr. Pitzer, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout G:\C&H\I6\161004\PLAT-PRELIMINARY\IMPACT LETTERS\161004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying Ic &1- 01 Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman,Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail:info@chengineers.com February 13, 2017 American Medical Response Attn: Operations Manager 2101 Industrial Drive Bozeman, MT 59715 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Sir or Madame, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal,. and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAUM16116100APLAT-PRELIMINARYUMPACT LETTERS\I61004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying •Ic __ r _Fmq Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman,Montana • Phone(406)587-1115 • Fax(406)587-9768 www.chengineers.com • E-Mail: info@chengineers.com February 13,2017 Montana Fish, Wildlife& Parks Attn: Julie Cunningham 1400 South 19th Avenue Bozeman, MT 59718 RE: Proposed Hoover Way Subdivision, Sartain Street and Hoover Way, Bozeman, MT (161004) Dear Ms. Cunningham, Enclosed please find a copy of the preliminary layout of the Hoover Way Subdivision. The Human Resources Development Council (HRDC) is the owner/developer of the project. The subdivision proposes to subdivide one existing lot to create 25 residential townhouse lots, and two (2) single family residential lots. The intent of the layout and design is to reflect current neighborhood character while providing high quality affordable housing. The subdivision will be accessed from Sartain Street within the existing Baxter Square Subdivision near Thomas Drive and Baxter Lane. The lot is currently zoned R-4 (high density residential). We are presently preparing an Environmental Assessment/Community Impact Statement for inclusion in the preliminary plat submittal, and are requesting your help. Please review the proposed layout and provide your written comments addressing the effects this project may have on the community and your ability to provide services to the area. The State of Montana Subdivision Regulations require written comments on the services which will be affected by new development. We appreciate your assistance and prompt reply. Please contact our office if you have any questions. Thank you. Sincerely, Matt Hausauer, P.E. Enc. Hoover Way Subdivision Preliminary Layout GAUM16116100APLAT-PRELIMMARYWPACT LETTERSU61004 RESPONSE LETTER.DOC Civil/Structural Engineering and Surveying MIN V1�.UGHN Environmental Services 406-586.6909•Cell:406-581-0655•bvaughn@montana.con, 8353 Saddle Mountain Road •Bozeman,Montana 59715 City of Bozeman Planning and Zoning Office 20 East Olive Street,No. 202 Bozeman,MT 59715 Re: 404 Permit Status for HRDC-Hoover Way Subdivision August 18,2017 Dear Sir or Madam: The Hoover Way Subdivision parcel owned by the Human Resource Development Council (HRDC) is situated within the previously platted boundaries for the Baxter Square Subdivision PUD located in the E '/z of the SW '/ of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana. A field investigation to identify waters of the United States (WUS) on the subject parcel as required by the 404 permit system administered by the US Army Corps of Engineers (USACE) was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The Baxter Square PUD was previously permitted under 404 Permit Reference Number 2003-90-818. Wetlands identified in 2003 for the Baxter Square PUD included Cattail Creek and depression wetlands that had formed on the north and south sides of a railroad berm that bisects the property. The 2003 permit authorized the filling of the depression wetlands located on either side of the railroad grade. A 0.3-acre shallow water depression wetland was constructed south of the berm in 2004 to mitigate for project impacts. The permit file was closed by the USACE in January 2010 after the project had successfully met the permit conditions. However, the permit expired before the land north of Sartain Street had been developed and before the depression wetlands along the railroad grade had been filled, necessitating the acquisition of a new 404 permit in 2017. Results of the current WUS investigation including wetlands are summarized in the enclosed Water of the US Delineation Report dated May 31, 2017. The report documents the project background, methodology used to identify project WUS, and findings of the field investigation. The May 2017 Wetland Delineation Report will be submitted to the USACE as supporting documentation for the 404 Joint Application for Proposed Work in Montana's Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. Cumulative impacts to WUS associated with the Hoover Way Subdivision will total less than 0.5 acres meeting the 404 Nationwide Permit guidelines. Project development will not affect the bed or bank of any perennial stream, precluding the need for a 310 permit administered by the Gallatin Conservation District. Compensatory mitigation for project impacts to WUS will be purchased from a mitigation bank approved by the USACE for the Upper Missouri watershed. Please contact my office at 406 581-0655 or at bvaughn(@montana.com if you have questions or require additional information. Thank you. Sincerely, Barbara Vaughn Environmental Engineer,MS 6 0 WATERS OF THE US DELINEATION REPORT HOOVER WAY SUBDIVISION BOZEMAN, MONTANA gay 31, 2017 !14 W." a S � zb . a• .'y.a � � la � J.. V �. '' •. A .;'a. yam" _ wAr - 'M `�. Prepared for: Prepared by. Human Resource Development Council 32 South Tracy Bozeman, MT 59715 ��p Environmental Services $353 Saft!e Montain Raid•ISozemnn MenG,w A 5 TABLE OF CONTENTS SECTION PAGE 1.0 PROJECT DESCRIPTION.......................................................................................1 1.1 Site Waterways ....................................................................................................1 1.2 Climate.................................................................................................................1 2.0 WETLAND DELINEATION METHODS....................................................................6 2.1 Methods................................................................................................................6 2.2 Technical Criteria..................................................................................................6 3.0 WETLAND DELINEATION RESULTS.....................................................................9 3.1 NRCS Soil Survey Results.....................................................................................9 3.2 W-1 —Open Depression Wetland, Emergent .........................................................9 3.3 W-2—Open Depression Wetland, Emergent .......................................................11 4.0 SUMMARY.............................................................................................................12 5.0 REFERENCES.......................................................................................................13 FIGURE 1.0 - USGS 7.5' Bozeman Quadrangle Topographic Map.................................... 3 FIGURE 2.0 -Aerial Photograph showing the study area...................................................4 FIGURE 2.0 - NWI Map of Hoover Way Subdivision........................................................... 5 TABLE 1.0 - Summary of Attributes for WUS delineated on Property...........................12 APPENDIX A - Routine Wetland Determination Data Forms APPENDIX B - Natural Resource Conservation Service Soil Survey APPENDIX C - Photo Log APPENDIX D -Wetland Exhibit, Sheet T1- Waters of the US Deline* Report—Hoover Way Subdivision-HRO 1 1.0 PROJECT BACKGROUND The field investigation to identify waters of the United States (WUS) associated with permitting the development of Hoover Subdivision located in Bozeman, Montana, was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The proposed Hoover Subdivision is located on the boundary of the existing Baxter Square Subdivision, which was previously permitted by the US Army Corps of Engineers under Permit Reference Number 2003- 90-818. The Hoover Subdivision parcel was part of the 2003 Baxter Creek Subdivision City of Bozeman plat submittal and 404 permit. The Human Resource Development Council (HRDC) currently owns the north parcel targeted for development of affordable housing. The land is located within the southeast quarter, southwest quarter, of Sec 35, Township 1 South, Range 5 East, Gallatin County (Figure 1.0 — USGS 7.5' Bozeman Quadrangle Topographic Map and Figure 2.0 — Aerial Photograph). Historic wetlands in the area are shown on the National Wetland Inventory map(Figure 3.0). This Waters of the US Delineation Report documents the project background, methodology used to identify project WUS, and findings of the field investigation. Wetlands identified in 2003 for the Baxter Square Subdivision included Cattail Creek and depression wetlands that had formed on the north and south sides of the railroad berm. As part of the 2003 Mitigation Plan, the depression wetland on the south side of the berm was expanded to create a large wetland depression with one to two feet of water. Impacts to the depression wetlands located at the base of swales on both sides of the berms were included in the 2003, 404 permit. The boundaries of the wetland constructed for mitigation in 2004 were included in 2017 within wetland one (W-1). The 2017 Wetland 2 (W-2) encompassed the historic depression wetland located north of the berm (2003 W-3). Six Wetland Determination Data Forms (SP-1 to SP-6) recording data collected on the site wetlands are included in Appendix A. Soil mapping information for the project is included in Appendix B and photos of the site are included in Appendix C. The Wetland Exhibit on Sheet Tl in Appendix D shows the boundaries of W-1 and W-2 and the soil test pit locations delineated in 2017. It also defines the 2003 wetland boundaries for the swales north and south of the railroad berm(2003, W-2 and W-3). The Wetland Delineation Report will be submitted to the USACE and the City of Bozeman as supporting documentation for the 404 Joint Application for Proposed Work in Montana's Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. The land was historically used for irrigated crops and rangeland. The land at the north boundary is still used for agricultural purposes. Baxter Square Subdivision is located south of the proposed project. Single-family ranches are located west and east of the project. The area is mapped within the Meadowcreek loam (510B), classified as floodplain, floodplain steps, drainageways, and stream terraces found on 0 to 4 percent slopes (Appendix B - USDA/NRCS 2015). 1.1 SITE WATERWAYS Cattail Creek is located west of the project area (Figure 1.0 and Figure 2.0). The creek originates from a spring approximately one-quarter mile south of Durston Road. The Gallatin County Conservation District classifies the creek as a perennial stream. The creek flows across the west boundary of Baxter Square Subdivision outside the Hoover Subdivision boundaries. There are no other streams within the Hoover Subdivision parcel. The surface water in wetlands W-1 and W-2 flows west on both sides of the berm beyond the west property boundary. The surface water discharges to Cattail Creek, which ultimately discharges to the East Gallatin River, a water of the US. Waters of the US Deline* Report—Hoover Way Subdivision-HRO 2 1.2 CLIMATE The Bozeman area climate generally resembles that of a middle latitude steppe, with relatively long cold winters and short cool summers (Pac 1991). The region comprises a mountain complex within the steppe region, resulting in orographic effects that produce a local, cooler and wetter climate. Peak runoff generally occurs during the spring from snowmelt and combined snowmelt/rainfall events. These events produce relatively long periods of runoff. Summer thunderstorms also contribute to peak runoff although they are generally short in duration. The annual pattern of precipitation typically results in increasing precipitation from March to a peak in June, a decline through mid summer, another increase in late August to a second, smaller peak in September, followed by a general decline to the yearly low in February (Pac et al 1993). The annual temperature regime of the study area is generally characterized by significant seasonal variations. Winters are typically long and cold with subfreezing average temperatures from November to March. Average annual precipitation ranges from 13 inches per year at the lower elevations to 50 inches per year at the higher elevations in the Bridger Range north of Bozeman (MRCS 1972). Although the average annual precipitation is low enough to classify most of the area as semi-arid, about 70 percent of the annual total precipitation normally falls during the April to September growing season. Elevations in the study area range from 4,720 feet to 4,715 feet above mean sea level (amsl). The closest meteorological station to the study area is Montana State University located approximately 2.2 miles south of the project at 4,860 feet amsl. Records from 1961 to 1990 indicate that the average annual precipitation is 19.25 inches with an average total snowfall of 92.1 inches. The mean temperature range is 39 to 45 degrees Fahrenheit (USDA 1990) and the mean annual precipitation rate for the predominant soil series, the Meadowcreek loam (510B), is 10 to 19 inches. Waters of the US Delinee Report—Hoover Way Subdivision-HRO 3 ••A tiNy ISn IItTV1:+T!•i•T111 1YI1 L1•V Y:•VI\t..t:T-III.•• YIVIT VI";fT•{..A\MIt 1 K •I � !•�� •`I if •1 T�, ••� � ��,,rNT�� '� r i•• _., ..ram- .tK' .t• ^ . 1 1 lrN � � •1� r , 1 'Sozemin.MT;Scih:1«•0.940N 1,514Mt 4,9WI,1 MY•1.Off,1 Cm=50 M1 Figure 1.0 USGS 7.5 minute Bozeman Quadrangle Topographic Map showing the proposed location of Hoover Way Subdivision. Waters of the US Delineation Report— Hoover Way Subdivision - HRDC 4 —_- - • .� },., � ',� � is"1 5.,� ! w�1. leer,� . � �' "ir?'r '.'.+-�, �♦-.• � j,�r 46r, +i 4. _ 1•_ I�' •l'��..- ass-... �-�...__�`� �L_ ,,`=�.- _ _ — 71 _ ♦ �/��I Imp, I tv Figure 2.0 Aerial photograph of the proposed location of Hoover Way Subdivision. Waters of the US Delineation Report— Hoover Subdivision - HRDC 5 U.S.Fish and Wildlife Service x National Wetlands Inventory Hoover Subdivision r UiR: :K• `:Y• 'q fir,. r.� ♦ I , - - �,""A L:-- -- .:---- PEMIA 'AN v'TOP April ' II _ r• ' 1 tl t (r`� - T� 'r +Ir fir', .,.�• ..r,,,' *"`l 1' '..�� .. ...1 air•,.,._, ..:�i,r1'' .✓ •i S'-��+s.; �r y� - z IV r!•�Il ``�•� 1:9,634 L.�I I. 1-I 1 0 0.075 0.15 0.3 rm 1 r 1 tt.r, PEM1A \4 � •r u.s 1-i•n•no Wn rla servo• .t„y+I`zrana., and2t11no'ar4am� _ 0 0.125 0.25 0.5 k + / wesane•_team .gor m ! \ - _ • May l7, 2�17 This map is for general reference only.The US Fish and Wildlife y Service is not responsible for the accuracy or currentness of the base data shown on this map.All wetlands related data should Wetlands Q Freshwater Emergent Wetland Lake be used in accordance with the layer metadata found on the Wetlands Mapper web site. Estuarine and Marine Deepwater D Freshwater Forested/Shrub Wetland ® Other Estuarine and Marine Wetland ® Freshwater Pond ® Riverine National Wetlands Inventory)NVN) This page was produced by the NW mapper Figure 3.0 National Wetland Inventory Map of project area. Waters of the US Deline* Report—Hoover Way Subdivision -Hio 6 2.0 WETLAND DELINEATION METHODS 2.1 METHODS Waters of the US, specifically W-1 and W-2, were identified on May 11 and 12, 2017, using methodology developed by the USACE and other federal agencies for implementation of Section 404 of the CWA. Delineation procedures involved a review of existing site-specific information and completion of an onsite field investigation based on guidelines for the Routine Determination Method presented in the Field Guide for Wetland Delineation (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region(USACE 2010). The field investigation was completed for the landowners and the City of Bozeman to identify the location, extent, and characteristics of jurisdictional WUS within the study area boundaries for compliance with United States Army Corps of Engineers (USACE) regulations. The USACE requires a permit for the discharge of fill material into WUS in accordance with Section 404 of the Clean Water Act(CWA 1986). A Supreme Court 2001 decision in the case of the Solid Waste Agency of Northern Cook County versus US Army Corps of Engineers (SWANCC) limited the federal authority under the Clean Water act to regulate certain isolated wetlands. In light of the Court's decision, WUS as it applies to the jurisdictional limits of the authority of the USACE include the area below the ordinary high water mark(OHWM)of stream channels and lakes or ponds connected to the tributary system, and wetlands adjacent to these waters. The jurisdictional status of wetlands depends on the presence or absence of a connection and/or proximity(meaning bordering, contiguous, or neighboring)to waters of the US. The Routine Level-2 Onsite Determination Method employs primarily qualitative procedures. Sample plots (approximately a 15-foot radius) are established within potential wetlands based on changes in plant communities, plant diversity, topography, and soil type. Data points are generally located parallel to watercourses, perpendicular to the apparent groundwater hydraulic gradient, and/or along topographical breaks. Vegetation composition, hydrology, and soil characteristics are assessed at each data collection point. If all three parameters exhibit positive wetland indictors, the area represented by the sample plot is classified as wetland. If any one of the parameters does not display a positive indicator, the area is classified as a non-wetland or upland unless the wetland is atypical or problematic. The jurisdictional authority of the USACE over wetlands identified in the field depends on the presence or absence of a surface water connection and/or proximity to waters of the US. Six Wetland Determination Data Forms recording data collected on three paired wetland and upland test pits on W-1 and W-2 are included in Appendix A. The test pit locations are shown on Sheet Tl in Appendix D. 2.2 TECHNICAL CRITERIA A wetland must meet three technical criteria for it to be categorized as jurisdictional. The USACE (259 Federal Register 853532) and the Environmental Protection Agency(47 FR 31810) jointly define wetlands as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." The following conditions must be present for an area to be considered a jurisdictional wetland. 1. Hydrophytic Vegetation: Defined as plant species normally or commonly adapted to saturation of sufficient duration to cause anaerobic conditions in the root zone. Waters of the US Deline& Report—Hoover Way Subdivision- HA 7 2. Wetland Hydrology: Defined as hydrology supported by sources of water that result in saturated, flooded, or ponded soil conditions. 3. Hydric Soils: Defined as soil that forms under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part(59 Fed. Reg. 35680, 7/13/94). Hydrophytic Vegetation Plants must be physiologically or morphologically adapted to saturated or anaerobic soil conditions to grow in wetlands. The USACE and the US Fish and Wildlife Service (USFWS) have determined the estimated probability of finding representative wetland species within specified areas under natural conditions. Accordingly, plants may be categorized as obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), or upland (UPL) in decreasing order of moisture dependence or tolerance. Obligate species occur greater than 99 percent of the time in a wetland. Facultative wetland species have a 67 to 99 percent probability of occurring in a wetland. Facultative species exhibit a 34 to 67 percent probability of occurring in a wetland. Facultative upland species have a 67 to 99 percent probability of occurring in a non-wetland and upland species have a greater than 99 percent probability of occurring in a non-wetland. Species with an indicator status of OBL, FACW, or FAC are considered hydrophytic. Vegetation indicator status for this investigation was derived from the National Wetland Plant List for the Western Mountains, Valleys, and Coast Region (Lichvar and Kartesz 2014). Taxonomic references included Dorn 1984, Hitchcock 1971, Lackschewitz 1991, and Lesica and Husby 2001. The name and indicator status of individual species within each vegetation stratum was recorded on the data form in descending order of abundance (Appendix A). Under the dominance test introduced in the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains,Valleys, and Coast Region(USACE 2010), a sample plot is classified as having wetland vegetation if the cumulative total of the estimated percent cover for the dominant hydrophytic species exceeds 50 percent and 50 percent or greater of the dominant species have a hydrophytic indicator status. The Regional Supplement also introduced the Prevalence Index, Morphological Adaptations, and Wetland Non-Vascular plants as indicators of hydrophytic vegetation only when indicators of hydric soil and wetland hydrology are also present. Either direct observations of inundation or well data showing a free water surface at depths less than 12 inches continuously for more than 5 percent of the growing season have been used nationally to distinguish active wetland hydrology. Surface water, groundwater, direct precipitation, and/or snowmelt may contribute to wetland hydrology. Field observations were used to determine existing wetland hydrology. A positive indication of wetland hydrology requires either one primary indicator or two or more secondary indicators. The Regional Supplement for the Western Mountains area lists the primary indicators as surface water, high water table, saturation, water marks, sediment deposits, drift deposits, algal mat or crust, iron deposits, surface soil cracks, inundation visible on aerial imagery, sparsely vegetated concave surface, water stained leaves, salt crust, aquatic invertebrates, hydrogen sulfide odor, oxidized rhizospheres along living roots, presence of reduced iron, recent iron reduction in tilled soils, and stunted or stressed plants. Secondary indicators include water-stained leaves, drainage patterns, dry-season water table, saturation visible on aerial imagery, geomorphic position, shallow aquitard, FAC-neutral test,raised ant mounds, and frost-heave hummocks. Waters of the US Deline* Report—Hoover Way Subdivision-HA 8 Hydric Soils Soil is considered saturated when the capillary fringe occurs within a major portion of the root zone(within 12 inches of the surface). The Natural Resource Conservation Service (MRCS), formerly the Soil Conservation Service (SCS), in cooperation with the National Technical Committee for Hydric Soils (NTCHS), has compiled a list of hydric soils in the United States. The list identifies soil series mapped by the NRCS that meet the hydric criteria. Upland (non- wetland) soils may have inclusions of hydric soils that may not be demarcated on NRCS maps. Field examination of site-specific soil characteristics is necessary to confirm the presence of hydric soils. The profile description presented on the data form reflects site soil conditions as determined from soil pits, not the NRCS designation. The NRCS soil survey information reviewed for the project area is included in Appendix B. Hydric soils exhibit certain physical characteristics that can be observed visually. These characteristics, or indicators, include high organic matter content(histic epipedons), accumulation of sulfidic material, gley formation (greenish or bluish gray color), redoximorphic features (mottling), and low soil chromas (dark soil colors — soil chroma). Organic matter content is estimated visually and texturally; redoximorphic features are identified visually; sulfidic material is identified by the odor of sulfide gases; and soil colors are determined using a Munsell soil color chart (Munsell 1988). The colorimetric determination is to be made immediately below the "A" horizon or 10 inches whichever is less. The Regional Supplement for Western Mountains introduced new classifications for hydric soil indicators based on the soil type (organic, muck or mineral), soil matrix, and type of redoximorphic features such as concentrations, depletions, reduced matrix, or covered or coated sand grains. The full description of each category is included in Chapter Three of the Regional Supplement for the Western Mountains area. Wetland soils can be assumed to be present in any plant community where all the dominant species have an indicator status of OBL or FACW, and the wetland boundary is abrupt (Environmental Laboratory 1987). Wetland Hydrology Technical criteria for wetland hydrology guidelines have been established as "permanent or periodic inundation, or soil saturation within 12 inches of the ground surface for a significant period (usually 14 days or more or 12.5 percent of the growing season) during the growing season" (Environmental Laboratory 1987). The minimum duration required for soil saturation is five percent of the growing season in consecutive days. Inundation or saturation for periods less than 5 percent of the growing season is evidence of non-wetland conditions. Systems with continuous inundation or saturation between 5 and 12.5 percent of the growing season may or may not be jurisdictional wetlands based on other criteria. The growing season is defined for purposes of this report as the number of days where there is a 50 percent probability that the minimum daily temperature is greater than or equal to 28' Fahrenheit(Environmental Laboratory 1987). The Bozeman growing season extends from May 5 to October 1 according to the WETS Bozeman Climate data. Approximately 19 days of saturation would meet the wetland hydrology criterion for a specific wetland. Waters of the US Delinee Report—Hoover Way Subdivision-HR19 9 3.0 WETLAND DELINEATION RESULTS The field investigation to identify waters of the United States (WUS) within the area proposed for development of Hoover Subdivision located on Baxter Lane was completed by VES on May 11 and 12, 2017. Two depression wetlands (W-1) and (W-2) were delineated within the property boundaries. The wetlands are separated by a railroad berm. The surface water in both wetlands continues to flow west across the property boundary. There is a downgradient surface water connection to Cattail Creek, which discharges to the East Gallatin River. The findings of the wetland delineation investigation are detailed in the following sections. Six Wetland Determination Data Forms recording data collected on W-1 (SP-1 through SP-4) and W-2 (SP-5 and SP-6) are included in Appendix A. Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). The depression wetlands are permanently flooded, classified as WUS by virtue of the down gradient surface water connection to Cattail Creek, a perennial stream. The NRCS soil survey results for the project site are summarized in Section 3.1. The characteristics of the project WUS are described in Section 3.2 and Section 3.3. The Wetland Determination Data forms are included in Appendix A and the NRCS soil map and soil descriptions are included in Appendix B. Photographs of the site WUS are included in Appendix C. Appendix D contains the Wetland Exhibit and Topographic Map that show the wetland boundaries and soil test pit locations. 3.1 NRCS SOIL SURVEY RESULTS The web soil survey for Gallatin County(USDA/NRCS 2017) maps W-1 and W-2 within the Meadowcreek loam (510B) map unit found on 0 to 4 percent slopes (Appendix B). The Meadowcreek series consists of very deep, somewhat poorly drained, soils that formed in alluvium. The series are found on flood plains, flood-plain steps, drainageways, and stream terraces. The series is taxonomically classified as a fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls. The soil series is hydric by virtue of the suborder. 3.2 W-1 —OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Wetland 1 (W-1) encompasses a large shallow water depression wetland constructed for mitigation in 2004. The mitigation wetland was constructed to include the historic depression wetland that had formed in the swale on the south side of a railroad berm. Surface water from the wetland discharges offsite across the west boundary to Cattail Creek. A mature woody overstory has established on the south and north sides of the railroad berms. Numerous trees and shrubs were planted in 2004 around the mitigation wetland. Four test pits (SP-1 through SP-4) were excavated on the side slopes of the depression wetland to define the wetland/upland boundary. Test pit SP-1 was located within two feet of the water's edge on the south side of the open water depression. Test pit SP-2 was located in upland three feet upslope of SP-1. Test pit SP-3 was located in wetland at the edge of ponded surface water on the east side of W-1. Test pit SP-4 was located in upland four feet upslope of SP-3. Waters of the US Delinee Report—Hoover Way Subdivision-HRI 10 Vegetation The vegetation dominating wetland data collection point SP-1 included tufted hairgrass (Deschampsia caespitosa — FACW), Baltic rush (Juncus balticus — FACW), and beaked sedge (Carex utriculata — OBL). Black cottonwood (Populus balsamifera — FAC), quaking aspen (Populus tremuloides—FACU), gray willow(Salix bebbiana—FACW), and yellow willow(Salix lutea— OBL) dominated the woody overstory. Eighty-six percent of the dominant species were hydrophytic meeting the dominance test. Data collection point SP-2 exhibited a greater dominance of smooth brome (Bromus inermis—UPL), common chokecherry (Prunus virginiana — FACU), and Saskatoon service berry (Amelanchier alnifolia — FACU). The vegetation cover did not meet the dominance or prevalence tests for wetland vegetation. Wetland test pit SP-3 was dominated by common cattail (Typha latifolia—OBL), beaked sedge, tufted hairgrass, Baltic rush, gray willow, and Wood's rose. Eighty-three percent of the dominant species were hydrophytic, which meets the dominance test for hydrophytic vegetation. The vegetation cover at SP-4 was dominated by the same species as SP-3 although at a lower percent cover. The cover was 83.percent hydrophytic, meeting the wetland vegetation dominance test. Soil The soil profile at SP-1 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface (bgs) with a high percentage of roots. The profile exhibited a dark gray (10 YR 4/1) clay loam with 25 percent yellowish brown (10 YR 5/6) redoximorphic features from 4 to 16 inches bgs. The depleted matrix provided an indication of a hydric soil. The soil profile in SP-2 revealed a very dark brown (10 YR 2/2) silt loam with a slight clay content from 1 to 14 inches bgs No redox features were observed at SP-2. The soil profile did not meet the hydric soil criteria. The profile at test pit SP-3 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface(bgs) with a high rock content. The profile exhibited a dark gray(10 YR 4/1)clay loam with 30 percent yellowish brown(10 YR 5/6)redoximorphic features from 4 to 13 inches bgs. The depleted matrix provided an indication of a hydric soil. Test pit SP-4 exhibited a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The clay content of the soil increased from 10 to 12 inches. No redox features were observed. Hydrology The soil in SP-1 was saturated at 3 inches bgs. The test pit was located 24 inches from the water's edge in the open water pond and 10 inches above the water level. No wetland hydrological indicators were observed at SP-2. Test pit SP-3 was saturated to the ground surface. Geomorphic position and saturation visible on aerial imagery were secondary indicators of wetland hydrology. There were no indicators of wetland hydrology at SP-4. Waters of the US Deline* Report—Hoover Way Subdivision-HRO 11 3.2 W-2—OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Paired test pits SP-5 (upland) and SP-6 (wetland) were located at the east end of the depression wetland Swale that forms on the north side of the railroad berm. The west end of W-2 encompasses a palustrine meadow that continues north across the property boundary. The meadow is part of a historic freshwater emergent wetland identified on the NWI map (Figure 3.0). This wetland has decreased in areal extent over the last 10 years. Vegetation The vegetation cover at SP-5 was dominated by smooth brome, gypsy flower (Cynoglossum offinale — FACU), common snowberry (Symphoricarpos albus — FACU), and western water hemlock (Cicuta douglasii — OBL). The data collection point did not meet the dominance or prevalence tests for hydrophytic vegetation. Smooth brome, gray willow, and yellow willow dominated the cover at SP-6. Nebraska sedge (Carex nebrascensis—OBL) and Baltic rush were also observed within the data collection point. The vegetation cover met the dominance test for hydrophytic vegetation. Additional species noted in the cover of W-2 were leafy tussock sedge (Carex aquatilis — OBL), field horsetail (Equisetum arvense — FAC), reed canary grass (Phalaris arundinacea — FACW), bluejoint reedgrass (Calamagrostis canadensis — FACW), field meadow foxtail (Alopecurus pratensis—FAC), red-oser dogwood (Corpus alba—FACW), and common chokecherry (Prunus virginiana—FACU). Soil The profile in SP-5 revealed a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The profile from 10 to 14 inches exhibited a dark grayish brown (10 YR 4/2) clay loam without redoximorphic features. Test pit SP-6 exhibited a very dark brown (10 YR 2/2) silt clay loam from 1 to 8 inches. The profile from 8 to 12 inches bgs displayed a dark gray (10 YR 4/1) clay loam with 15 percent yellowish brown redox concentrations in the matrix, meeting the criteria for a depleted matrix. Hydrology Test pit SP-5 exhibited a single secondary indicator of wetland hydrology, geomorphic position. Test pit SP-6 was saturated to the ground surface. Ponded surface water was observed adjacent to SP-6. Two secondary indicators were also noted at SP-6, geomorphic position and saturation visible on aerial imagery. Waters of the US Deline* Report—Hoover Way Subdivision-HA 12 4.0 SUMMARY Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). This report will be submitted to the USACE with the 310/404 joint permit application. Table 1.0 Summary of Attributes for WUS delineated on Property. Wetland Designation Hydrogeomorphic Jurisdictional Areal Extent Class Smith Status W-1 Shallow Water Open Depression Jurisdictional 0.7812 acres Pond and Swale W-2 Swale and Meadow Open Depression Jurisdictional 0.3758 acres Waters of the US Delinee Report—Hoover Way Subdivision-HRID 13 5.0 REFERENCES Clean Water Act, Section 404. 1986. Federal Register-Regulatory Programs of the Corps of Engineers. Cowardin, Lewis M.,Virginia Carter, Francis C. Golet, and Edward T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. FWS/OBS- 79/31. Office of Biological Services, Fish and Wildlife Services, USDI, Washington, DC. Dorn,R.D. 1984. Vascular Plants of Montana. Mountain West Publishing, Wyoming. Environmental Laboratory 1987. "Corps of Engineers Wetland Delineation Manual,"Technical Report Y-87-1,U.S. Army Engineer Waterways Experiment Station,Vicksbuug, Miss. Hitchcock, A.S. 1971. Manual of the Grasses of the United States,Volume One and Two. Dover Publications,New York. Lackschewitz,K. 1991. Vascular Plants of West-Central Montana—Identification Guidebook. General Technical Report—277. Intermountain Research Station. USDA,Forest Service. Missoula, MT. Lichvar,, Robert W. and John T.Kartesz. 2012.North American Digital Flora.National Wetland Plant List,version 3.0.USACE. Engineer Research and Development Center. Cold Regions Research and Engineering Laboratory,Hanover NH and BONAP, Chapel Hill. NC. Lesica, P., P. Husby. 2001. Field Guide to Montana's Wetland Vascular Plants. USDA Natural Resources Conservation Service, Bozeman, MT Munsell. 1988. Soil Color Charts. New Windsor,New York. Smith,R.D., A. Ammann, C. Bartoldus, and M.M. Brinson. 1995. An approach for assessing wetland functions using hydrogeomorphic classification, reference wetlands, and functional indices. Wetland Research Program Technical Report WRP-DE-9. US Army Corps of Engineers Waterways Experiment Station. Vicksburg, MS. US Department of Agriculture,Natural Resource Conservation Service 1990, WETS Climate Summary Data US Department of Agriculture Soil Conservation Service 1987. Hydric Soils of the US. In cooperation with the National Technical Committee for Hydric Soils. Washington DC. U.S. Army Corps of Engineers. 2010. Regional Supplement to theCorps of Engineers Wetland Delineation Manual: WesternMountains, Valleys, and Coast Region (Version 2.0), ed. J. S.Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/BL TR-10-3.Vicksburg, MS: U.S. Army Engineer Research and DevelopmentCenter. WEBSITES: USDA/NRCS Web Soil Survey, Gallatin County, accessed May 2017: http://websoilsurvey.nrcs.usda.gov/app/ US Fish and Wildlife Service, accessed May 2017 https://www.fws.gov/wetlands/data/mapper.html APPENDIX A WETLAND DETERMINATION DATA FORMS Waters of the US Delineation Report— Hoover Way Subdivision WETLAND DETERMIIGON DATA FORM—Western Mountains,91eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-1,wet,open water pond,24"from water, 10"above Investigator(s): Barbara Vaughn _ Section,Township,Range: SE'/<,SW'/<Sec 35,T1S,R5E _ Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lat:"45.70269 Long:-111.07562_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent Are climatic/hydrologic conditions on the site typical for this time of year?Yes X-- No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transacts,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Tree Stratum (Plot size: °15" ) Coe ecie ? � Number of Dominant Species 1. Poptihis balsamifera 35_ yes_ FAC_ That are OBL,FACW,OR FAC: 6 (A) 2. Popuhis tremidoides 10_ yes_ FACU _ Total Number of Dominant 3. Species Across All Strata: 7 (B) 4. 45 =Total Cover Sapling/Shrub Stratum (Plot size:_15'� Percent of Dominant Species 1. Salix bebbiana 15 yes_ FACW_ That Are OBL,FACW,OR FAC: 86 (A/B) 2. Salix lutea 5 yes_ OBL_ 3. 4. Prevalance Index worksheet: 5. Total%Cover of: Multinly by* 20 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radiuses FACW species x 2= 1. Deschampsia caespitosa 45 yes_ FACW_ FAC species x 3= 2. Juncus balticus 15 yes_ FACW_ FACU species x 4= 3. Carex utriculata 15 yes_ OBL_ UPL species x 5= 4. Column Totals: (A) (B) 5 6. Prevalance Index=B/A= 7. 8. 9. . Hyrdophytic Vegetation Indicators: 10. X Dominance Test is>50% II. 75 =Total Cover — Prevalence Index is_< i0 3.0 Woody Vine Stratum (Plot size: ) Morphological Adaptions'(Provide supporting data in 1. Remarks or on a separate sheet) Wetland Non-Vascular Plants' 2. 140 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) Olndicators of hydric soil and wetland hydrology must be present, %Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-1 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % TypeOO Loc,O Texture Remarks 14 IOYR 4/2 100 clay loam,_ roots 4-16 IOYR 4/1 75 IOYR 5/6 25 C M clay loam iOType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) Depleted Below Dark Surface(Al 1) X_Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(F6) 3Indicators of hydrophytic vegetation and _Sandy Mucky Mineral(SI) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one reouired:check all that aooly) Secondary Indicators(2 or more reouired) Surface Water(Al) _Water-Stained Leaves(69)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, _High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) X_Saturation(A3) _Salt Crust(B l I) X_Drainage Patterns(B 10) Water Marks(B I) _Aquatic Invertebrates(613) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) _Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) _Geomorphic Position(D2) Algal Mat or Crust(64) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(B5) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(135) Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(B7) _Other(Explain in Remarks) _Frost-Heave Hummocks(137) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches): 3 (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression l to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMIIOON DATA FORM—Western Mountains,*eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-2,upl,upslope 3'from SP-1 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE%<,SW%<Sec 35,TIS,R5E _ Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lat:"45.70266 Long:-111.07565_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam O%to 4%(510B)_ NWI classification:—freshwater emergent Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes No X Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Testworksheet: Absolute Dominant Indicator Tree Stratum (Plot size: 15" ) %Cove Status That 9 S Number of Dominant Species That are OBL,FACW,OR FAC: 4 (A) 1. Populus balsamifera 35_ yes_ FAC_ 2. Populus tremuloides 10_ yes_ FACU 3 — Total Number of Dominant Species Across All Strata: 8 (B) 4. 45 =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_IS'� That Are OBL,FACW,OR FAC: 50 (A/B) 1. Salix bebbiana 15 yes_ FACW_ 2. Salix hrtea 5 yes_ OBL_ 3. Pnmus virginiana 15 yes_ FACU _ 4.Amelanchier alnifolia 10 yes_ FACU _ Prevalance Index worksheet: 5. Total%Cover of Multiply bye 45 =Total Cover OBL species 10 x I= 20 Herb Stratum (Plot size: 15 radiuses FACW species 40 x 2= 80 1. Bromus inermis 35 yes_ UPI _ FAC species 35 x 3= 105 2. Deschampsia caespitosa 25 yes_ FACW_ FACU species 70 x 4= 280 3. Carex utriculata 10 no_ OBL_ UPL species x 5= 4. Column Totals: 155 (A) 485(B) 5 6. Prevalance Index=B/A= 485/155=3.13 7. 8. 9. Hyrdophytic Vegetation Indicators: 10. 1 I Dominance Test is>50% 70 =Total Cover — Prevalence Index is<3.00 _ Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: )l Remarks or on a separate sheet) . 2. Wetland Non-Vascular Plants' 160 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) /o o 01ndicators of hydric soil and wetland hydrology must be present, Bare Ground in Herb Stratum 0 unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes No X US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-2 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color(moist) % Color(moist) % TypeO Loco Texture Remarks 1-14 I OYR 2/2 100 silt loam minor clay content OType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA l) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) Depleted Below Dark Surface(Al 1) _Depleted Matrix(173) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and _Sandy Mucky Mineral(SI) _Depleted Dark Surface(F7) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that aonly) Secondary Indicators(2 or more reauired) Surface Water(A1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 413) Saturation(A3) _Salt Crust(B 11) _Drainage Patterns(B 10) _Water Marks(B 1) _Aquatic Invertebrates(B13) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) _Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) _Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(137) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression l to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMISON DATA FORM—Western Mountains,Geys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-3,wet,southeast edge of W-1 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE%a,SW'/4 Sec 35,T1 S,R5E _ Landform(hillslope,terrace,etc.): depression wetland Local relief(concave,convex,none): concave Slope(%)5%_ Subregion(LLR): E Lat:"45.70298 Long: _-111.07513 Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks:Depression wetland constructed in 2005. Wetland W-1 encompasses constructed pond,constructed palustrine meadow,and existing swale with surface water that discharges west past property boundary to Cattail Creek. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) o Cover Snecies? a us That are OBL,FACW,OR FAC: 5 (A) 1. 2. Total Number of Dominant 3. Species Across All Strata: 6 (B) 4. =Total Cover Sapling/Shrub Stratum (Plot size:_15'— Percent of Dominant Species 1. Salix bebbiana 5 yes_ FACW_ That Are OBL,FACW,OR FAC: 83 (A/B) 2 Rosa ivoodsii 3 yes_ FACU _ 3. 4. Prevalance Index worksheet: 5. Total%Cover of: Multiply by* 8 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radiuses FACW species x 2= 1. Typha latifolia 35 yes_ OBL_ FAC species x 3= 2. Carex utriculata 30 yes_ OBL_ FACU species x 4= 3. Deschampia caespitosa 25 yes_ FACW_ UPL species x 5= 4. Juncus balticus 20 yes_ FACW_ Column Totals: (A) (B) 5 Carex nebrascensis 10 no_ OBL_ 6. Prevalance Index=B/A= 7. 8. 9. . Hyrdophytic Vegetation Indicators: 10. X Dominance Test is>50% II. 120_=Total Cover Prevalence Index is<3.00 Woody Vine Stratum (Plot size: ) _ Morphological Adaptions'(Provide supporting data in 1 Remarks or on a separate sheet) 2 Wetland Non-Vascular Plants' 128 =Total Cover Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 0Olndicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL • • Sampling Point:_SP-3 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type@ Loc@ Texture Remarks 14 IOYR 4/2 100 clay loam,_ rock 4-13 I0YR 4/1 70 IOYR 5/6 30 C M clay loam @Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. ©Location: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(AI) _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) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) _Depleted Below Dark Surface(Al 1) X_Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(F6) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral(S1) _Depleted Dark Surface(F7) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that auoly) Secondary Indicators(2 or more required) _Surface Water(A1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(69)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 413) X_Saturation(A3) _Salt Crust(B11) _Drainage Patterns(B10) Water Marks(B1) _Aquatic Invertebrates(613) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) X_Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(133) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(135) Surface Soil Cracks(136) _Stunted or Stressed Plants(D1)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(137) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches): ground surface_ (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in center of depression. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMIIOON DATA FORM—Western Mountains,*eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May I 1-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP4,upl,upslope 3'from SP-3 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE Y4,SW'/4 Sec 35,T1S,R5E _ Landform(hillslope,terrace,etc.): wetland depression Local relief(concave,convex,none): pond slope Slope(%)5%_ Subregion(LLR): E Lat:"45.70296 Long: _-111.07507 Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks: Mitigation depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: l5" ) %Cover Species? S a s That are OBL,FACW,OR FAC: 5 (A) 1. 2. 3 Total Number of Dominant Species Across All Strata: 6 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15'� That Are OBL,FACW,OR FAC: 83 (A/B) I. Salix bebbiana 5 yes_ FACW_ 2. Rosa ivoodsii 3 yes_ FACU _ 3. 4. Prevalance Index worksheet: 5. Total%Cover of. Multiply bv: 8 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radius_) FACW species x 2= 1. Typha latifolia 30 yes_ OBL_ FAC species x 3= 2. Carex wriculata 25 yes_ OBL_ FACU species x 4= 3. Deschampsia caepitosa 25 yes_ FACW_ UPL species x 5= 4. Juncus balticus 20 yes_ FACW_ Column Totals: (A) (B) 5 Carex nebrascensis 10 no_ OBL_ 6. Prevalance Index=B/A= 7. 8. 9. 10 Hyrdophytic Vegetation Indicators: 11. X_ Dominance Test is>50% 110 =Total Cover — Prevalence Index is:53.0O Woody Vine Stratum (Plot size: ) Morphological Adaptions'(Provide supporting data in 1. Remarks or on a separate sheet) 2. Wetland Non-Vascular Plants' 118_=Total Cover — Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 0Olndicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP4 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type D Loc iD Texture Remarks 1-10 IOYR 2/2 100 silt loam 10-12 10 YR 2/2 100 silt loam more clay OO Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. ©Location: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) Depleted Below Dark Surface(Al 1) _Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and _Sandy Mucky Mineral(S1) _Depleted Dark Surface(F7) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one reauired:check all that aooly) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(B9)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 413) Saturation(A3) _Salt Crust(BI 1) _Drainage Patterns(B10) Water Marks(BI) _Aquatic Invertebrates(B13) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) _Saturation Visible on Aerial Imagery(C9) Drift Deposits(B3) _Oxidized Rhizospheres along Living Roots(0) _Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) _Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMItOOON DATA FORM—Western Mountains,9eys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May 11-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-5,upl,W-2 N of berm Investigator(s): Barbara Vaughn _ Section,Township,Range: SE'/<,SW'/<Sec 35,TI S,R5E _ Landform(hillslope,terrace,etc.): wetland swale Local relief(concave,convex,none): swale Slope(%)5%_ Subregion(LLR): E Lat:"45.70328 Long:-1 l 1.07508_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes No X Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks:W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of Swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Tree Stratum (Plot size: l5" ) %Cover a s a ie ? Number of Dominant Species That are OBL,FACW,OR FAC: I (A) 1. 2. 3 Total Number of Dominant Species Across All Strata: 3 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size: 15'� That Are OBL,FACW,OR FAC: 33 (AB) 1. Symphoricarpos albs 40 yes_ FACU _ 2. Cicula douglasii 10 yes_ OBL_ 3. 4. Prevalance Index worksheet: 5. Total%Cover of: Multiply bv: 50 =Total Cover OBL species 10 x 1= 10 Herb Stratum (Plot size: 15 radius— FACW species x 2= 1.Bromus inermis 60 yes_ FACU _ FAC species x 3= 2.Cynoglossum ofcinale 10 no— FACU — FACU species 110 x 4= 440 3. UPL species x 5= 4. Column Totals: 120 (A) 450(B) 5 6. Prevalance Index=B/A= 3.75 7. 8. 9. l0 Hyrdophytic Vegetation Indicators: 1 I — Dominance Test is>50% 70 =Total Cover — Prevalence Index is 53.00 Woody Vine Stratum (Plot size: ) Morphological Adaptions'(Provide supporting data in 1. Remarks or on a separate sheet) 2. Wetland Non-Vascular Plants' 120_=Total Cover Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 0 GO Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Remarks: Hydrophytic Vegetation Present? Yes No X US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL • Sampling Point:_SP-5 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type(D Loco Texture Remarks 1-10 I OYR 2/2 100 silt loam 10-14 10 YR 4/2 100 clay loam @Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. OLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soils®: Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(172) Depleted Below Dark Surface(Al 1) _Depleted Matrix(173) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral(S1) _Depleted Dark Surface(F7) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes No X Depth(inches): Remarks:no redox features HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required•check all that aooly) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(69)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) Saturation(A3) _Salt Crust(B11) _Drainage Patterns(B10) Water Marks(B 1) _Aquatic Invertebrates(613) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(C3) X_Geomorphic Position(132) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(135) _Surface Soil Cracks(136) _Stunted or Stressed Plants(D1)(LRR A) _Raised Ant Mounds(D6)(LRR A) Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(68) Field Observations: Wetland Hydrology Present Yes No X Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in depression l to 2 feet deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMII19ON DATA FORM—Western Mountains,alleys, and Coast Region Project/Site: Hoover Subdivision City/County:Bozeman,MT,Gallatin County Sampling Date:_May l 1-12,2017 Applicant/Owner:_HRDC State:MT Sampling Point: _SP-6,wet,W-2 N of berm,west of SP-5 Investigator(s): Barbara Vaughn _ Section,Township,Range: SE'/<,SW''A Sec 35,TIS,R5E _ Landform(hillslope,terrace,etc.): wetland swale Local relief(concave,convex,none): swale Slope(%)5%_ Subregion(LLR): E Lat:"45.70330 Long:-111.07517_ Datum: NAD83 Soil Map Unit Name: Meadowcreek loam 0%to 4%(510B)_ NWI classification:—freshwater emergent,persistent,temporary flooded Are climatic/hydrologic conditions on the site typical for this time of year?Yes X_ No (If no,explain in Remarks.) Are Vegetation ,Soil or Hydrology significantly disturbed? Are"Normal Circumstances"present?Yes X No Are Vegetation ,Soil or Hydrology naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is the Sampled Area Hydric Soil Present? Yes X No within a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks:W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: 15" ) ° Cover Species? 5= That are OBL,FACW,OR FAC: 2 (A) 1. 2. 3 Total Number of Dominant 4. Species Across All Strata: 3 (B) =Total Cover Percent of Dominant Species Sapling/Shrub Stratum (Plot size:_15'_� That Are OBL,FACW,OR FAC: 67 (AB) 1. Salix bebbiana 10 yes_ FACW 2. Salix lutea 5 yes_ OBL_ 3. 4. Prevalance Index worksheet: 5. Total%Cover of: Multiply by: 15 =Total Cover OBL species x 1= Herb Stratum (Plot size: 15 radius. FACW species x 2= 1.Bromits(nermis 60 yes_ FACU _ FAC species x 3= 2.Carex nebrascensis 15 no_ OBL_ FACU species x 4= 3.Juncus balticus 10 no_ FACW_ UPL species x 5= 4. Column Totals: (A) (B) 5 6. Prevalance Index=B/A= 7. 8. 9. l0 Hyrdophytic Vegetation Indicators: l 1. X_ Dominance Test is>50% 85 =Total Cover — Prevalence Index is—< 0 3.0 Woody Vine Stratum (Plot size: ) _ Morphological Adaptions'(Provide supporting data in 1. Remarks or on a separate sheet) 2 Wetland Non-Vascular Plants' 100 =Total Cover — Problematic Hydrophytic Vegetation'(Explain) %Bare Ground in Herb Stratum 0 Olndicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Remarks:Additional species:Carex aqualtilis,Carex utricidata,Cornus albs,Equisetum arvense, Phalaris anrndinacea,Calamagrostis canadensis,Alopecunis pratensis,Pnmus virginiana Hydrophytic Vegetation Present? Yes X No US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-6 Profile Description:(Describe to the depth needed to document the indicator or confine the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % TypeO LocO Texture Remarks 1-8 1 OYR 2/2 100 silt clay loam_ 8-12 10 YR 4/1 85 10 YR 5/6 15 C M clay loam OType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. mLocation: PL=Pore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric Soilsm: _Histosol(Al) _Sandy Redox(S5) _2 cm Muck(A 10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) Black Histic(A3) _Loamy Mucky Mineral(FI)(except MLRA 1) _Other(Explain in Remarks) Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) _Depleted Below Dark Surface(All) X_Depleted Matrix(F3) Thick Dark Surface(Al2) _Redox Dark Surface(176) 'Indicators ofhydrophytic vegetation and Sandy Mucky Mineral(S1) _Depleted Dark Surface(177) wetland hydrology must be present Sandy Gleyed Matrix(S4) _Redox Depressions(178) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that aooly) Secondary Indicators(2 or more required) Surface Water(Al) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) X—Saturation(A3) _Salt Crust(B 11) _Drainage Patterns(B 10) Water Marks(B 1) _Aquatic Invertebrates(1313) _Dry-Season Water Table(C2) Sediment Deposits(132) _Hydrogen Sulfide Odor(C1) X_Saturation Visible on Aerial Imagery(C9) Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) X_Geomorphic Position(D2) Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC-Neutral Test(D5) _Surface Soil Cracks(136) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(D6)(LRR A) _Inundation Visible or Aerial Imagery(137) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes X No Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): Saturation Present? Yes X_ No Depth(inches):ground surface (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Ponded surface water in base of swale 2 to 6 inches deep. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version APPENDIX 8 NRCS SOIL SURVEY Waters of the US Delineation Report— Hoover Way Subdivision Soil Map--Gallatin County Area,Montana • (Hoover Subdivision-HRDC) 4XW 49CED 19m 61110 Ella 611M 4M 40430 490W 4M .b'171PN 6-CWN 61 s• K at_'° Y-.e,.... ,'j� y inn•.."`. .....r.s......?'_: .as-..:nh.,a.,:.�� .t.2t�_.-`71 . s a `I;i7 ev Y ! li�.a t ••fci-� ',�yJ,}�d` y • h` a J '�If 1; P�'' at ,}�i�2' ��hT�rFj i; �i�i��jr� 'f- �ry },F1 �i�•t } 1 Y.; + •Y 41 i" le 1t .�, V Jf Y. a- y ¢ .1 r rr,Y p y}i�G{',al 11 I f;I"�7�� +i�•`t j!II(: 1: „' r+ '/� � •.t 2 .Z1'► �f1 �qa 1: 4['_ p X. � ;_�,�,t`y.� ,'!',R i y` lh��+,+"'R!*• ••Ir.1 .� �L `� of .'rs[�`AV ».1� rt.��', t+i tl#u i �,' `yam" 14 ib !} ,.�C' + c,,4 •lam' 1 + k �> , . a � �' 4,�1� ', 1� �1�l4'...�•t��SCe+` '^�f � tty>iR1N��+ � ' •��Mf� h � � � ,y '�'� � 45'@PN 6'Re'N 49M 49M 401080 61110 61140 0170 4DOW 4M 4De9O d1730 � 3 kMapSale:1:1,3700 prated on Atards:ape(I I'x 8.5*)Meet. N Meters 20 40 BO 127 - Fe 5Dt 100 31D 30Det o0dap projection:41kh Mesta Caner oaordnates VC3S84 Edge 8a UrM Zone 12N V1G584 Q Natural Resources Web Soil Survey 5/15/2017 ® Conservation Service National Cooperative Soil Survey Pagel of 3 Figure 4.0 Soil map showing depression wetlands on Hoover Way Subdivision parcel. • 0 LOCATION MEADOWCREEK MT Established Series Rev. DES-WDB-JCK 05/2013 MEADOWCREEK SERIES The Meadowcreek series consists of very deep, somewhat poorly drained soils that formed in alluvium. They are on flood plains, flood-plain steps, drainageways, and stream terraces. Slopes are 0 to 4 percent. Mean annual precipitation is about 305 mm, and mean annual air temperature is about 6 degrees C. TAXONOMIC CLASS: Fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls TYPICAL PEDON: Meadowcreek loam, cultivated(colors are for dry soil unless otherwise noted). Ap--O to 13 cm; grayish brown(IOYR 5/2) loam,very dark grayish brown(IOYR 3/2)moist; weak fine and medium subangular blocky structure; slightly hard,friable, moderately sticky and slightly plastic; many very fine roots; strongly effervescent; moderately alkaline(pH 8.0); abrupt smooth boundary. (10 to 18 cm thick) Al--13 to 25 cm; grayish brown(IOYR 5/2) loam, very dark grayish brown (IOYR 3/2)moist; weak medium prismatic structure parting to weak fine and medium subangular blocky; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many fine tubular and interstitial pores; strongly effervescent; moderately alkaline(pH 8.0); clear smooth boundary. (8 to 20 cm thick) A2--25 to 38 cm; gray(10YR 5/1)silt loam, very dark gray(10YR 3/1)moist; weak medium prismatic structure; slightly hard,friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; slightly alkaline(pH 7.4);clear smooth boundary. (0 to 15 cm thick) Bg1--38 to 69 cm; light brownish gray(IOYR 6/2) loam, dark grayish brown(IOYR 4/2)moist; few fine distinct brown(7.5YR 5/3)moist redox concentrations; weak coarse prismatic structure; few thin very dark grayish brown(10YR 3/2)moist, layers of soil; slightly hard,friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; neutral (pH 7.0); gradual smooth boundary. (13 to 38 cm thick) Bg2--69 to 79 cm; gray(IOYR 6/1) sandy loam, dark grayish brown(IOYR 4/2)moist; common fine distinct brown(7.5YR 5/4)moist redox concentrations; weak coarse prismatic structure; slightly hard, friable, nonsticky and moderately plastic; common very fine roots; many very fine tubular and interstitial pores; 5 percent gravel; neutral (pH 7.2); clear smooth boundary. (0 to 12 cm thick) 2C--79 to 152 cm;varigated colors, very gravelly sand; single grain; loose, nonsticky and nonplastic; few very fine roots; 55 percent gravel; neutral(pH 7.2). TYPE LOCATION: Lewis and Clark County,Montana; 396 meters south and 610 meters east of the NW corner of sec. 8,T. 10 N.,R. 3 W. Latitude is 46 degrees, 30 minutes, 35 seconds; longitude is 112 degrees, 00 minutes,47 seconds. • • RANGE IN CHARACTERISTICS: Soil temperature - 5.5 to 8.3 degrees C Mollic epipedon thickness-25 to 38 cm Depth to lithologic discontinuity- 50 to 100 cm Depth to seasonal high water table-60 to 100 cm A horizons Hue: 1 OYR or 2.5Y Value: 4 or 5 dry; 2 or 3 moist Chroma: 1 or 2 Texture: loam, silt loam, clay loam,or silty clay loam with thin strata of sandy loam or sandy clay loam Clay content: 18 to 35 percent Rock fragments: 0 to 15 percent--0 to 10 percent gravel; 0 to 5 percent cobbles Electrical conductivity: 0 to 8 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.6 to 8.4 Bg horizons Hue: IOYR, 2.5Y or 5Y Value: 5 or 6 dry; 3 or 4 moist Chroma: 1, 2, or 3 Texture: loam, sandy loam, sandy clay loam, or silt loam, with some thin strata of fine sandy loam Clay content: 18 to 25 percent Rock fragments: 0 to 5 percent gravel Electrical conductivity: 0 to 4 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.1 to 8.4 2C horizon Texture: sand, coarse sand or loamy sand Clay content: 0 to 10 percent Rock fragments: 35 to 75 percent--35 to 70 percent gravel; 0 to 15 percent cobbles and stones Reaction: pH 6.1 to 8.4 COMPETING SERIES: There are no competing series. GEOGRAPHIC SETTING: Landform -flood plains, flood-plain steps,drainageways, and stream terraces Elevation - 1,067 to 1,890 meters Slope-0 to 4 percent Parent material -alluvium Climate- long, cold winters; moist springs; warm, dry summers Mean annual precipitation -254 to 483 mm Mean annual air temperature -3.9 to 7.2 degrees C Frost-free period-70 to 130 days GEOGRAPHICALLY ASSOCIATED SOILS:None listed. DRAINAGE AND PERMEABILITY: Somewhat poorly drained; moderate over very rapid permeability. USE AND VEGETATION: Meadowcreek soils are used mainly for irrigated crops. Some small areas are used for rangeland. Potential native vegetation is mainly western wheatgrass, slender wheatgrass,tall reedgrass,basin wildrye, prairie cordgrass,tufted hairgrass, sedges,and forbs. DISTRIBUTION AND EXTENT: Meadowcreek soils are of moderate extent in western Montana. MLRAs-43B, 44B, 46, 58A. MLRA SOIL SURVEY REGIONAL OFFICE(MO)RESPONSIBLE: Bozeman, Montana SERIES ESTABLISHED: Choteau-Conrad Area, parts of Teton and Pondera Counties, Montana, 1991; proposed in Lewis and Clark County,Montana, 1979. REMARKS: Diagnostic horizons and features recognized in this pedon are: Mollic epipedon -from 0 to 38 cm(Ap, Al, and A2 horizons) Redox concentrations -38 to 79 cm(Bg1 and Bg2 horizons) Lithologic discontinuity-at 79 cm(2C horizon) Particle-size control section-from 25 to 100 cm(A2, Bg1, Bg2, and part of the 2C horizons) Meadowcreek soils have a frigid temperature regime,an ustic moisture regime and an aquic moisture subclass. Redox depletions were not recorded at the type location in 1979. The need for documentation in support of the Fluvaquentic subgroup is recognized and should be investigated. ADDITIONAL DATA: Soil interpretation record-MT0407 National Cooperative Soil Survey U.S.A. 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T � t'�i' � �dt�' � r • , �,�k r::.• �r"I - V�''�J�'�'�' S1 ��. �tr' 1 �C+ �1�' ♦ .'° ♦, W i�4. 7 �� ' • 'td •. r• r 'a f 1 1 i . 5 C, •a r K ♦ I � F v , 'Cb� �t t °t✓I h i y } � 'r •1�'F 1 �p�t ��.vyy' v vr' •'e"��f�r./ �!'( �/! •, .l r\ + 7rNi�'.. � ..r :� r 1v,,��• � ' 1,1� Rgl,'W �: �. +'7`..', `� �,'.. � � Y r ii_ .7f��' 1 + ♦ f l '1. 5 r 5,t 11'jr� }Cy 1 Y 1 e9tf.°7 t eI.• } 4�+`'�-i ,,��!�. • r'-��t� t V!t r;��'* ,��i` y :i,' . � r 5) t1'i�{�i•��/r'�rS)•�r1P71°{ � ��rli rfF � �r�f� .r ��Fr `'S•.' � M/�:•,, (fir fl,,`� + t� 5 1 F �� `,�, 4G �k.-�i ; r�r:�(�5t +�� .�c'� �:':�' '��t'��A3`�;.,}v"t 4• , , �,�1 fir;�'�• `��,� � �t,, �'� � ,�`�t' J ,� r. *ryaa..., rt ^i�►�.,1��t t t ' ` .s ��'._..•}� .��' rls��.'LIJfI..�— ��.1✓.:�.ir:.C_./_;.�`�•i�.:'t_.`.a�..`'•�� t5\� ,44,. ir��rS-�;Jl.� ,"i.4��i....L.-._�' Photo 1. The photo is looking at SP-1 near the south edge of W-1,the open water pond constructed for mitigation. �---, �,_ J, ,jam•-,�,. w� ? 14i � _« ,-, int•' yy.r.'+`- 1 l�.� �Ql 1 •l ' l,f.} t. ��.i�{, ,,) .\. L`N -'�'�. 1,: t� .Ir :''1 1► � f attj,ti .ti �•'��ti��T�� ?b,�,� .�C�\'�•1�• .«•�'�.'«tip; �' • .. Y�•.,� `• •ft.a i�!il�').+�. ,� �, •��rt^y :''-�. ,�� itf 4} ,!.•,�f.1T •'�,• 11,, t',�l� tiSt • j� •.!" ��•� � Yt� ' Y�k * �1 i�j��. mil. �� `' +•e,,�S.i j- � '4s77 l-- r, ('� yE ►�'`'t{{�"}��' ''fL�/.1'fxy�� yet�w'�ti.�: .WCl�4+r�; it:��+—r: IL �=h Photo 2. The view is looking northwest at SP-2 upslope from SP-1 near the edge of W-1. • �r ti\•a y '^µye• •y• ��,`✓r.'* ,.!•1 11 L1, 1 v to •!�•'7. r ��r:� ,� '� �f I f� t � Y 7 ,t r Oic- Y,f�';�`�� & •�,r4�• .. 1�t ��. •;�+�'; rY' ��.�:i f; � t'�a � .i . ,. II I 7 �4j.., ��M1�'�� t�'T�� M:y!F../�YM2'ta�. � .�.y r.. f,j• 5 � ,•,VA- too Photo 3. Phot-- shows'JV-1 looking northwest toward swale extending from open water pond. '�I�t .r'! }i?`�r. � '',�!' +1�! 1 y1 r, "� ,l 1-,�rf` r�. rr'r , �■ � ,' 1\ 'rr ', i � r ,�• f i�\q�{ • II��5��:'�1 �1•�r {�i +�'•,��r rk �.�,:! �L ' �•\�J� +�„�f1 y'� le+ ie.,y' �iY ��t, ` 1'1+ L 1 i �" �� :,l I r, 4• , :�+ ,:�..n � �' � �� c!y � �. �� "!i' f; +. 1;��.1{ � 17! ;�a4�'� irr �• :i�;� �.0 _►r�r,�� 'ti, ., ti�.yt} .� W� fi, y 1 ' -• l`t�,� y ,� ] + •, 1, jjjF'yyy\� 1 4�(;ZU " `�1'rri�, .il AM !,�j'7� 'R�.;�'/f �'4 '�1r^� l '� ��l�df�� \ � � 1 �`� �1�1"� { j e:• �A ;� , r .,, ��.�� fib,. sav' ,`�,��, '� •�r _ d { ry 7 JA.6% °,�' �f�;ai�9 ,!�f•Il �j J'f fy1�'AL , ►•��T't' ��I�J 1} �I, � ��#�� J'�w"'� ,i rr��•. �grC t tr ��Y yr� ,�1- i r�A�. .��(`�"`�-1. .,;� ` �; �' � � .Jy��4��•..�'� ' ��'� pis :3�i. u'`r .L'�fir,+•1 -•'4/` q•• Liss- `�"r � P � �. � •< aria j,,,'"¢�.- r ��"'_}' Photo 4.?aoto shcws V -1 I-Adng west at SP-3. TLis a-ea was exp_nded d-uririg r_iitigailion construcdor_f om hi--oric we_lan� located on south side of Eerni. { • ..+ , ;... .:?' - �f �� .aT f i} 6 r { tit -x r„ •tr(.. �yf i ram. ,. 16 IL 7. k � �' �� ^` �,' •'+1�'_":-�;,, � � T•. .. � { :,1,'fiw� �� _.-cry, - � •` '��rsK- }� :' ",y* °,r�p�! -p `-� 1,,F� _~ _ •f •{. _ f , 4 ;� �.��.�,. 41!t �, 1 • i ,c� i ffT+ r ,,� w s '�• rt .'c.--`- /.h �,r,.�,•�J r.i rr•:f+}? �.F•�� .r' �"�' N T!�,�C ' .. ''" /,71� �".1GF3� # „a.. �W. �� -?A ^� fTi!•l �/ '��'!� �s�r �%ft.�,�`�r'.�{SI' f. t�,. \r .s f2 .Cd: "4►'�_ ."�S- I�l�"1 ��,F �� } R '`ii. { � .l •J�Ip�� y'LT �{r '.I�.'P ,J1¢ 6 T.�`+� L �C � R�r//�"r�R�� ;r% } ��'I 1 ;� "`,,yy�t�"� I'��s °to M%<+;r' "�� :�, •y�� L , \:tFM i r',� 'J'� #", ,'� .."{�•I ��j -n, .,:1'.C-.r. - .7,'t t � r��T`t 1!•. -,, aJi,/� t �1� i.� �. _�. t a ♦��*��-r; �ie,1., e1 \�ti•��° a � �- ►? '`.� Li, - .l�l tJ3` +' �R� -+ti• If if - 'r'Y Photo 5. The view is looking at SP-3 and SP-4 located on northeast side of W-1 y �•77 '�t :J { 1 f1 tip. y� ". •. +*�•1�,-e•• •.'�'l�j•-' �-•'1.+ r. r 3. :. . .1 •� �'r'� A,y.' It r' ra''' f ?lM'�,f+{�[� •`�':i '`Z'1. t. .s - ,'+ter 1�.. t{i •t _ `ti�. 'r <� i��''* !�d��0-,�� or @ ky(Y to • . � a j l..f 1 1+ ��.c x f }di •'� Cn _, � 3.M�'Ft�l.1�r' rr'�'��w A• � 4rf A'�..� !. �rF lr t S "i •'•' rtc Z i!, r 'ts 4. �: t q(�"`!r� �y�fri • t1�u:I �1\ v ti'(k. r !!�"` , •.>i.J '.�='1 "��! •Illi1 r e .}i :.f.. {'� ,1 r„J a7{!t h :. 4 \r}af , � �,. )'� F/5. .'. _ , .�.yam, -tr 'i♦r (( t , , r 1 + �; r•,,,�J �,�- ,r,.r 22, ` ir '/� 's... - •f,[".,tt t 1� ':s (L.'ti�� ! r � Ytjl� 'y tc 'f� '' y*�t. 1 4 �• t .'�A�'�r, �i�l +. '4, \�� a: - iY��eO•Pth�r.r'1, IVA- fir�� '' "• '�'r� � ,yt w'j, i+,�, -• � {,f ry yyr`�� l..J�� vlv��''t4 � ri"� �:,.r-r:.'� � ~ir,�4�:.r:•�1•�/r!: 'lY'�,��'t —1�� ;.t � 1 '�'It� �aa1 -L 75 t ��/ oaf s `� ,kt yft 'L rftrd"f� �(�l f•R w � . ti 33;.r ♦ 'rr{yy ` •f... .i •r I W -s7l�►Tr'dy7;� jty..`��: •IM��17' 1�J- <� �.•? 1!::a.I •!f i;;'� •:'_., ' �r �t• � %l,\YT 1 .�-� f�l�„Q� ya' ri ��•i' \ ♦' ..rS: 'C' �'d♦vl- �`• , !ti.~l�ii�'�,4dC��rts� •- •�'h• ` ��♦r t 1+ _ -i,r -+..�tw r.. �d �(-"t `i'y a".�1 ��1 1 �r•.(ti• t¢'''�Ir 6�,�� .�� jl►� ♦ Il A� � t ��t ♦ - i,..+ '�`��°+ ♦'sJ( �«.r w Y"�� .. r ��i r' } +'i!: r +�. t�T'�•, �f�w _ ;.� Y�r�-+Srj��`t,�'�-+` w7-u'�t_�- nay..• � •(� t"� r if .r +� 1 9 ; ♦ ,.w �+' ti � .' rfs �. .4 i, •r t f }r •r1+•!_j/f�,. ,u&}; r .r ��*. r!•" Ji +` Y4•` -j- tot '�t. ��,�+`�y �•r(''''!'TT ., 'gym.' t)r Y «•` •f -+�, ,c.,,'�,,• •��aw-.c3:a q�t �;+�•f fir" l.:VA a�l �• Y Z�. 'J r 4.' iy MI � f `tom v �, 1 ' •' F�� t tit l9\' `� , k Photo 6. The view is looking west at S?-5 and the edge of W-2,the swale that forms at the north side of the railroad berm. srttSS�i"►J�i, ' !� Sr ( r� ";� '.1 ' ,�� 1 ; � i <fu t��`�C �'I Y. erSi .e. } rY/.,,l �--i L i��.. `t i •t". r - � � - ', rr �`• frtfr�F��'-� i �J,9'�11,]. 41 x M .Mi. �i•t � + t ,:1 • t t� t 'r 4 ��, � 1•�I`� J '� r? v ST` �'r:�'��r,-� F31f2t`' t 1 ''rl r. •, + 1'}• ,,y �+ i �F` * h,��w��1 •' it kt ±.�•+ -a - Y � t. :+ >•, f f}[� 1 �ir''7V�C .y +1 r 1•_9 ,�,. D ' , 7 I 'A- a.• _'J. /L E��'• i •<�P �//`}' � r�f�■,�.�jR. f�'� J.-t�+�i "M q.S •ri _ _J �� Y� tf '�`�� 1�1t �t "' •��/r�" 'N+,r3J`} ��-} f ' < _t ,' � i f rs .fi~ rt�� +� '{• •, `��,#y j�t'•t �j+ j�. ��;'y 5�,��,�r_}+. <1 .''r �_� ;,^• 1 +'.� .vim r rY + tY >.ris::w. •.0 ',, r r n S •'. LF 1 a►s b. ^'tom. '�*i7 iD,�+�y�I£i yr �'�'t r��'y :...• t"re.P -`''Y•'.�` vrcV e•Y,+ . fpT i. y L 't, ✓,-Y��`A�,,'1 .. rL `. r,�+ i rrNN sad, a✓ i, t �.: r' VS r`rVv00 L �fi '� •�//}t,� �r�+�lr rlri�. �. �� ..fir:� •� .. ,.erjja�y rr'pi.,..`fl``v{ r �`�r.�' �t+s;�y��+�„ �'�s. v.r+.., ._> ?•�+��r��•►�r�rj�7l<��yr SP r .�� sY' _ r►L. �y7s-,T�t ,�';t r ..,i. r�r j o....//��+. w,•r�I`.��g.�yrT-'. `>\SM ��r �.�.`�.rl\ �r� ��i.a - �,� �r-� Photo 7. The photo is taken looking west at SP-6 located at the east side of W-2 r 7ias" .�'• �'•�'+i.,Y.� ''�a T r � � ,`�! 1 , r , �r I:. ,f t� �*A. �/' 'f Jy +°yv 1 I..-M y'�,Z,� 7 1 ,/ f. ,\' r i i � �1 +� ±! •, y F y:• ��...Y'. y` E;+ 1 .!" kr\ t'°, �••rrlA E� I �•�r�•i�l. l ik ,'� '%,'�1�,..tk yM^ } . Nr 1�! t-y�(lf•tlH��i•t;S,'1tr .� �r k ,�r � 4�C,/..�,• �` ., , .,�i 4�t ei 41, 17 R r•Y , is • q tl• f �j 'z' % p,1V/ _�:j�, .i �'��`;•:.4''Q�'�- SC;�l�,wy,rr. 1 _,+1 r ;,�r41�;, Ire.. i4v a.•. '�"jt'.M'i S s,+�t�'� "r ! i +��• �' ,Y\.1.i'µ 'l \Mir t► 'r lry , 1 a.� .,�4/ � / i \ �� .� tet.f) iz`1 `� •�'11'�J�! � rt 1 �/L-w ! ��is � � •f�y v 4.�Y. I�.I"."'s!r/ ��V'1»%•. a r ,'�Y.�•t .- �-.�N, �.�. h � � rr,i .�, .t-_ �� •��,Y,,.\`+, tit, , - � t �+ra,'S� L d • /n..ri a �r,y+y ,f�-: .-z."'� LiS{� ,i!':. Photo 8. The view is lcoking west at W-2. _ I, Oz Photo 9. The photo is looking northwest at the palustrine meadow that extends from W-2. Appendix D WETLAND EXHIBIT Waters of the US Delineation Report— Hoover Way Subdivision AM N I \ Short / of / Sra,tr/n Frrt / ..•.•_•.•.•. R9 30 O 30 - 1s srol.ln 15Eo r.e.., Contow IntrrvaD: / Foot ^� -- ( WL/2 ( = . ' 0,3769 ACRES (2017) ♦ 4 + �7pk 1 • 1 \ G� s�•. +k - -k..ts >-..� QEORaIA MARE LPL o f +r''" K a HOOVER WAY-SUBDIVISION L �+...�d l .1 IIa.345 Sq.Ft. $ ✓ _� W 2.7214 Mean q 9 - •'- - t•°fir_ LEGEND 0� '\ �--;�� ,_ —— =; �„_�-''`- — — — — — � •�^.,. '� — — — — 4 �.I 2017 DELINEATED WETLAND -d^ ��_-'--�- �� \.•�^s4``* _� / 2003 DELINEATED WETLAND 86 72 ` . o 2003 2017 t _ LOCATION ACREAGE ACREAGE ACREAGE '7• �^d��1 -_ •- ' /> WL-I 0.2743 0.7828 0.5085 j,', Sr' ' N �' 1.: ( WL-2 0.2142 0.3769 0.1627 0.9828 ACRES (2017)1 n �• -`- - I. 'Mltn._,a•+t 1 TOTAL 0.4885 1.1597 0.8712 `�• ] a .,:_• \;me T — � I - - - - - - - o ? rl 7'09 L µ\ x SARTAN ST.` � n e a ss�x a 3 n7rz1„t7ly nae.: 8/18/2017 WETL"EXHB(T El EI STILE:1•�30' /161004 N V-'-� ' / OFFSITEWEILANo Sheet ! of ! Scats In Put 15 0 15 RISE Contour Interva4: / root LOT 11'r•1�`I l�"•1 ( � bliri; 2.aoe : ov LEGEND r \ T \ \ LOT lid!_ r''T.T 2017 DELINEATED WETLANDS SPAN T \ / r-. .I TYPICAL CROSS SECTION -r1T r- - _ 2017 DELINEATED WETLAND TO BE IMPACTED . ME,IANO SETBAC� \ WL-2 ` .' - LUT.9 EQUIVALENT WATER �•� \ �•h i t, T I •`j --•!f I SIZE RISE SPAN AREA WALLT Wi/FT. _ -\ ye.oe .t -'.].. 1�'`. INCHES INCHES INCHES SO.Ff. INCHES L13S. _ _-\•\ SEIHACK ,)<. "�. � V-�' _�I;N l_A (3E(Ki(tIAMAREL.IL . 18 13 1 22 1.6 2 12 170 �� -\ / - - 1 .Y7 f- R W 24 18 2812 2.8 3 IMPACTED ACREAGE TABLE t 36 265M 433/1 6.4 a 12 600 N • -y!1 :.�t fs. HOOVER WAY SUBDIVISION /2 31 5/16 51 1/8 8.8 a 12 690 \ ' I I 11HL513 SQ.R PROPOSED as 3s se,2 n./ 5 a75 - �" ' LOCATION IMPACTED NON-IMPACTED TOTAL TOTAL FILL \ •- i• �'•�-.-i' I.- 272,4 Aa.F ACREAGE ACREAGE ACREAGE (CUM YARDS) 54 40 65 14.3 512 1065 \ - - j -.L-� //_ j .�•','�� •t _ - 60 45 73 17.7 6 1306 /- WL-1 0.1318 0.6510 0.7828 600.0000 L-'-r'7 J I •�I'rr^=-I --" - - 72 s/ ee zs.s 7 7830 1YL-2 0.3357 0.0412 0.3769 1668.0000 e° �' t02 34.6 a 2415 _ / �•L F.{'�.I ', l.t-It i F � I i _ 96 77121 122 51.7 9 3510 / --•N.}I�' -`jI I---.� \ / oe s7,s 36 ss.o 10 aa00 _ i/ - � IMPS 00000 0 0.0290 . OFFSITE)( 0. 000 132 11006712 16 W4 99.8 10 5390 •_ `'-� i• ,-., I -� TOTAL 0.4965 0.6922 1.1597 2268.0000 •�� .� COMMON'OPEN� �I -'" 't l-h !, \ nbl/ +bH ,nb e>x icy NOTES: Arch pipe is manufactured with a torque and prove jars to slmdard or special strengths in accordance wit11 _-� � .-_•.� _ _ `1_ SPACE 1j / �� .�. _`r I ii} 1. ALE.WETLAND SETBACKS ARE POSE-DEVELOPMENT ASTM Speafcations C506.Re>oble conpounds may be used for join sealant. •_- _ I' •/• � I AND DO NOT INCLUDE THE IMPACTED WETLAND Tv AREA �•� ' '7_%=•. 2. THE ADDITIONAL IMPACT IS AN OFFSITEDCULVERT Q ARCH CULVERT 1,erwm S[TeACN � C i •t '>1 1 �-� -= NEAR BAXTER LANE. IT WAS INCLUDED IN THE 50.00 30.00 2002 WETLAND IMPACT DURING THE ORIGINAL SCALE.NIS ` wEn AND SETBACKIi! - - BAxTER SQUARE PUD. THE CULVERT HAS AN \ j _ J :�' IMPACT ACREAGE OF 0.0290 ACRES AND IS \ X„i .-I 1- i--�i L '+"I REQUIRED TO BE INCLUDED. \ _ '�L/ �- N-- �•--9 FDBI CRADE �7% r=% C✓\/l ' •. ;,'may,.:Y�.11-.`."Fu.._ COMPACTED RILL WL-1 �,/��/y11/ "� ^ '_i4:taCP CULVERK •'SEAL AM"TT �DETAL 2/E2'AIp'J/M -_- -- •, -_%_ (y w�RM ATEALTI JON PEI V I -\\ ✓- `-•.`\.---•L�-. p 1; „r z IE MAMIFACRxe7t•S RECOMMENDATIONS I11 L -^vT _ f / :'�e� U \ I �' I /'r• I'll•. _ - -- i' / ` �1 LOT. \/f /��1 3 �• -_ r :•MN I 12-MN 1 1 i 1 `h'��1"/ \,::"1"7' I '1' •'-'•- '\ OR SUPPORT BENCHING TO I SEE OETAL ,- V- TOA 2 ( I t �� I I _��F -•__ _'.' p1/ �/ K 1 �✓ O.SJ4 REaxATIONs NSTA M i I'1A!f I / `I i J ILL TENS TRIAX 7XIaO GEOCRID r[ �I �9'• � •--_-.- - _ TYPE, PIPE BEDDING ,2• (DR APPRWED 8XV13 PER •` I >.� - - \ z _PI/ACED N e'MM MANWACTURSAS RELOMEINDITIONS I LIFTS ,IDs m ►�� LOTP.�- `I-! I SEE DETAL 2 SEE OCTAL 2 I ''' 2--W ' •I• - - - _ _ '/('�� •1 n 3 TYPICAL ARCH CULVERT INSTALLATION I i I r _ �i✓�' I ( 1 1 �� < •_�' . _ 1 sCAa.E:NTS ' �jl,aae SF 1r" I �� `� � .LO � - /• -��'- :\ ` 1e�-��(��171IL + Leas g 50.00 R.o.w. _ ��/a` ! �I o �•'� I ` 4�"e� 5.00 5.50 n.ao T TOTOC e.30 a.o0 `•I I I I' I �, I�j� `�_`. �177-LOT , $F�� SLOPE V 2x SLOPE 3%GYP.) 7x(TYPJ2x S SLOPE VARIES _ EXTEND BASE AND SUBBASE a• ?' C7••� .__tti� _ J BEHIND BACK OF CURB(TYP.) J �ARTAIN 3•BITUMINOUS ASPHALT SURFACE COURSE Ow) I SARTAN ST.' \ .� Drawing Date: 10/25/2017 e'CRUSHED GRAVEL BASE COURSE(1-4 ANUS) - a'cRAVEi SUBBASE(e-IIMIS) COMPACTED SIBCRAOE 4 TYPICAL STREET SECTION , WETLAND EXHIBIT E2 SCALE:I'�,0' Ex SmL.1--W #161004 Hoover Way Preliminary Traffic Report Bozeman, Montana Hoover Way Residential Development Preliminary Traffic Report Bozeman, Montana A. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from a proposed 2.7- acre residential development located north of Baxter Lane in Bozeman, Montana. The study area selected for this project includes Baxter Lane between Davis Lane and North 191h Avenue. This traffic report is preliminary and is based on available data only. B. EXISTING CONDITIONS The proposed development property currently consists of a 2.7-acre parcel of undeveloped land located north of Sartain Street and west of Thomas Drive (North 271h Avenue). The site is located north of the Baxter Square subdivision. Adjacent Roadways Baxter Lane is an east/west minor arterial route that extends across the northern section of Bozeman. The road provides access to a variety of commercial and residential areas. The road has a varying cross-section with a mix of urban and rural road designs, bike lanes, and some on-street parking. The posted speed limit is 40 MPH. Traffic data available from the Montana DOT indicates that the road currently carries 9,400 VPD west of North 19'h Avenue. Davis Lane is a north/south minor arterial route that extends through the western section of Bozeman. North of Baxter Lane the road has a rural cross-section and a 35 MPH speed limit. South of Baxter Lane Davis Lane has been improved to include a divided five-lane urban cross section. The intersection of Baxter Lane and Davis Lane is currently a four-way STOP controlled intersection. Traffic data available from the Montana DOT indicates that the road currently carries 5,200 VPD north of Baxter Lane and 5,800 VPD south of Baxter Lane. Thomas Drive/North 27th Avenue is a north/south collector route that provides access to the residential and commercial areas west of north 10 Avenue. Between Sartain Street and Baxter Lane, half of the road has been improved to City of Bozeman standards for divided collector roadways. South of Baxter Lane the road has been completed with full center medians and bike lanes. Existing Level of Service Based on the City of Bozeman Subdivision Regulations,the developers must study all effected Abelin Traffic Services 1 March, 2017 • • Hoover Way Preliminary Traffic Report Bozeman, Montana intersections within '/2 mile of the proposed development, which includes the intersections of Baxter Lane with Davis Lane,Thomas Drive,and 19"Avenue. Abelin Traffic Services(ATS) obtained traffic data from the 2016 Bozeman TMP. The data includes the existing Level of Service(LOS)calculations and peak-hour intersection volumes at Baxter Lane/Davis Lane and Baxter Lane/North 19" Avenue collected in 2015. Table 1 shows the existing LOS for the AM and PM peak hours at the study intersections without the traffic from the proposed development. The table shows that the intersection of Baxter Lane & Davis Lane is currently operating at LOS F & D during the peak hours. The only way to correct this issue would be with the installation of a traffic signal or roundabout. The intersection of Baxter Lane with North 19'" Avenue is currently operating within acceptable limits and has additional reserve capacity. Table 1 -2015 Level of Service Summary* AM Peak Hour PM Peak Hour Intersection Delay Sec. LOS Delay Sec. LOS Baxter Lane & Davis 54.6 F 24.0 C Lane Baxter Lane & North 19t" 32.8 D 24.5 C Avenue *Source: 2016 Bozeman TMP C. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 2.7 acres of land located north of Sartain Street which would be developed into an affordable housing residential development. The property would include four single family homes and 24 townhouse units on separated lots. Access to the Hoover Way residential development would be provided by a connection through Sartain Street to Thomas Drive. It is likely that some traffic from the Hoover Way development will use Buchrake Avenue to the south to access Baxter Lane. However, for the purposes of this study is was assumed that all traffic from the development will use Thomas Drive. It is anticipated that the project would begin construction in the fall of 2017 with full build-out by 2018. D. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed developments using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Ninth Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle "trip" is defined as any trip that either begins or ends at the development site. ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning and evening peak hours. According to the ITE trip generation rates, at full build-out the development would produce 14 AM peak hour trips, 16 PM peak hour trips, and 177 daily trips. See Table 2 for detailed trip generation information. Abelin Traffic Services 2 March, 2017 0 • Hoover Way Preliminary Traffic Report Bozeman,Montana Table 2 - Trip Generation Rates AM Peak Total AM PM Peak Total PM Hour Trip Peak Hour Trip Peak Weekday Total Ends per Hour Trip Ends per Hour Trip Trip Ends Weekday Land Use Units Unit Ends Unit Ends per Unit Trip Ends Townhouse 24 0.44 11 0.52 12 5.81 139 Single Family 4 0.75 3 1 4 9.52 38 28 14 16 177 E. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivisions was based upon the existing ADT volumes along the adjacent roadways and peak-hour intersection turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 1. Figure 1 —Trip Distribution 2% _ > g% _J Hoover Way o r' N Development E C Z s 30% ~ 20% Baxter Lane 8% 20% 12% F. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Projected Level of Service The Hoover Way residential development will produce relatively low traffic volumes compared to the existing traffic volumes in this area. Based on the current traffic volumes within the study area it is estimated that the Hoover Way development will increase traffic volumes at the adjacent intersections by only 0.2%to 0.4%. This increase in traffic volumes will not impact the operations of these intersections in any way. It should be noted that there is currently no traffic volume information for the intersection of Thomas Drive and Baxter Lane, which would likely see a slightly higher proportionate increase in traffic volumes with the Hoover Way development. It is Abelin Traffic Services 3 March, 2017 Hoover Way Preliminary Traffic Report Bozeman, Montana not expected that the traffic from the Hoover Way development will have a major impact at this location, but it may be of value to document the existing traffic conditions at this location and determine if any existing capacity related issues may exist. Traffic volumes at the intersection of Buchrake Avenue with Baxter Lane could be reviewed if requested by the City. The existing capacity and LOS problem at the intersection of Baxter Lane and Davis Lane will be address by City of Bozeman project CTSM-12 which includes the installation of a traffic signal and related intersection geometric improvements. Future Level of Service The Bozeman TMP projects high levels of growth in this area over the next 25 years and recommends a variety of roadway improvements to address roadway capacity needs. The TMP indicates that traffic volumes on Baxter Lane will increase to 16,000 VPD by 2040. Traffic volumes on Davis Lane will increase to 5,000 VPD and volumes on 27'h Avenue will increase to 4,000 VPD. In order to address these increases in traffic the TMP recommends improving Davis Street north of Baxter to a five-lane minor arterial cross-section (MSN-11), improving North 271h Avenue to a three-lane collector north of Baxter Lane (MSN-7), and improving Baxter lane to a three-lane arterial roadway west of north 19`h avenue (MSN-40). It is not known when these planned road improvements will be implemented. These improvements will improve roadway operations throughout this section of Bozeman through 2040. It is likely that the intersection of North 27th Avenue with Baxter Lane will eventually require higher levels of traffic control, but this improvement will be tied to the future development within this area. It would be of value to evaluate the existing traffic volumes along North 27'h Avenue (Thomas Drive)to determine when this section of road may require expansion to the recommended three-lane collector design. Abelin Traffic Services 4 March, 2017 C &IH�= Engineering and Surveying Inc. 1091 Stoneridge Drive - Bozeman, Montana - Phone(406)5874115 - Fax(406)587-9768 www.chengineers.com - E-Mail: info@chengineers.com August 18, 2017 Dr. Craig Woolard, P.E. City of Bozeman Engineering Department 20 E. Olive Bozeman, MT 59718 RE: Hoover Way Subdivision - Waiver Request—Intersection Level of Service Dear Mr. Woolard: A waiver is requested from Bozeman Municipal Code (BMC) Section 38.24.060.B.4 for the Baxter Lane and Davis Lane intersection for the Hoover Way affordable housing subdivision. The referenced code section requires that all intersections with arterial and collector streets operate at a minimum level of service (LOS) "C" for the design period of the development, which is a minimum of 15 years following application approval. This intersection is currently operating at a LOS of "F" for the AM Peak Hour and LOS of "D" for the PM Peak Hour conditions. The above-referenced section allows the review authority to grant a waiver from a LOS of less than"C" if it is determined that: 1. Granting of a waiver from the level of service for the intersection would not be contrary to public health and safety and is in the public interest. The proposed development will have minimal effects to this intersection. The subject intersection is currently a 4-way stop and is scheduled to be improved to reduce traffic delays at the intersection. 2. Improvements to the intersection to raise the overall level of service to a"C" or better are currently scheduled for commencement of construction within three years as shown on the most recently adopted transportation capital improvement plan. This intersection is on the Capital Improvement Plan and is scheduled for fiscal year 2020. 3. All right-of-way necessary for the required intersection improvements have been obtained by the City or the Montana Department of Transportation. All right-of-way and right-of-way easements necessary for the required intersection improvements have been obtained. Civil/Structural Engineering and Surveying • • 4. The commission has approved a financing plan for the intersection improvements. It is our understanding that the commission has approved a financing plan for these intersection improvements. If you require any further information, please give me a call. Sincerely, Matt Hausauer, P.E. CC: Shawn Kohtz, P.E. Chris Saunders GAC&H\16\161004\TRAFFIC\WAIVER REQUEST-INTERSECTION LOSDOC Civil/Structural Engineering and Surveying Y N Z K H Z - qY 0 . HO ("5VER WA SUBDIVISION DRAWING INDEX CIEWE HOOVER WAY AND SARTAIN STREET-BOZEMAN, MT 59718 GENERAL N lb h 11.08.2017 A0.1 COVER SHEET IVO\J 21 2097 0 V v Owner Human Resource Development Council of District IX, Inc. Structural Niskian Monks CIVIL IR 33 Sour Tr4ry A- in wat am eo4At Bo1am.M1 MT 60715 Engineer Boi %lkb-6f7,5 DEPARTMENT0 �� ,,.ae.2o,7 c1.o OVERALL SITE COMMUNITY DEVELOPMENT .�. 11.08.2017 C2.0 SITE GRADING AND DRAINAGE PLAN m Architect Intrinsik Architecture,INC. M.E.P. CDS Engineering 11.08.2017 C3.0 CIVIL DETAILS Ui III Nora,Tm"Arm. 7450 aArulKe R=A6 Bonn-n mwdf 69715 Engineer Pk(406) toy 69741 0 P"t'°')w,542-6028,``(gal. 6sxa", na-Tow LANDSCAPE t Civil CK&H Engineering and Surveying INC. Environmental Vaughn Environmental Services 11-08.2017 L100 OVERALL SITE PLAN Engineer s° ,°;^ Engineer ,,, 15° 11.08.2017 L,o, SUBDIVISION LANDSCAPE PLAN N PA(406)507-+115 F.(406)6nd745 PA(40Q 68141F55 11.08.2017 L102 OVERALL LOT LANDSCAPE PLAN • 11.08.2017 L103 BLOCK 1 LOT 9-12 LANDSCAPE PLAN m 11.08.2017 L104 BLOCK 1 LOT 1-8 LANDSCAPE PLAN Landscape Design.5 Landscape Architecture 11.08.2017 L105 BLOCK 2 LOT 1-5 LANDSCAPE PLAN CC ' 11.08.2017 L106 BLOCK 3 LOT tb LANDSCAPE PLAN CCw Architect 37 r. ;5n�715 11.08.2017 L501 LANDSCAPE DETAILS � e •�,v�,nA 11-08.2017 L502 LANDSCAPE DETAILS ~ N 11.08.2017 L700 IRRIGATION PLAN (.) A: m° 11.08.2017 L701 IRRIGATION DETAILS W 0 • NOVEMBER 8, 2017 - PRELIMINARY PUD APPLICATION 11.08.2017 L702 IRRIGATION DETAILS ...... I- C- ARCHITECTURE = 0 V 11.08.2017 A1.1 OVERALL SITE PLAN � Cr z i�•11.08.2017 A1.2 COLORED SITE PLAN AND WETLAND EXHIBIT - Q 11.08.2017 A1.3 SITE DETAILS 11.08.2017 A2.1 TYPICAL THREE UNIT DRAWINGS y • ti > ` 1- 11.08.2017 A2.2 TYPICAL FOUR UNIT DRAWINGS r•. L< ram,= � � ,�' �`� ;L`};�� PROJECT LOCATION I VICINTY AND ZONING MAP r > `- C PROJECT ° ' - t� LOCATION > z �l UIC NOT bAR7MI WfI1f1 CRV 1" ♦ �.1 - OF BOZEM AN CE �. B02EMA 59718 r Nj LOT AREA BY BLOCK LOT AREA,FAI;4 AND BUILDING AREA BY PHASE BUILDING AREAS PREVIOUS N $F) TOTAL(ACRES) PHASE, PHASE 2 PHASE 3 PHARE 4 ALL PKILSES(SF) MMam NIAbER RPE TOTAL FOOtMWf PUBLIC PARK LAND DEDICATION TRACMND TABLE CURRENT PHASES' BLOC( OPEN SPACE(SIN LOTS(sn TOTAL ( 13Fl TOTAL AREA R.ILCWOEB GARAGES) Notes: 1 15,643 26.523 44366 1.02 LOT AREA 2&435 2251 9.197 10.075 SUSS BULLING 1 3PLEx X570 4315 aUBDMSION NAIVE:Hoover Way SLAxItI slon TORS PARK DED (Sae celculadorls below.) E 2 4.40D 14.092 16,412 0.42 BINDING FOOTPRINT(0 10.512 3.517 3,517 3.517 MAO BUSI)ING 2 3PLFx 2.670 4.315 PROJECT NAME:Hoov.r SVav Sub9NAbn SUBDIVISION A CR&POR (Total area In acres o1 at/buPding lots not HMS O 3 1,760 14,353 15.122 0.37 BlRnIN6 FLOOR AREA 17,264 5.641 5,641 51641 3�,A 75 open � ) B{AOING3 3Vlfx L610 4rT15 i110hrdi end Welland lots L3 P O.W. 3PAT5 "I FAR .61 .61 .61 36 A BLKDING 4 SPIDk 2.670 4.315 NUMBER OF RESDENTIAL UWTS: 24 24 Na U HOOVER TOTAL 7LR P68 2 5F. ,it,6M L72 0. W.O120. ) 38374 0 0 0 75,n4 BU8L71N05 44SD1 7,515 5.61 1.31 1.31 Na WAY _ TOWNHOMES � OPEN SPACE(M) 72012 0 0 0 D,N3 BLKDNG 6 4 PLDI 3.545 6.611 ACREAGE PARKLAND REQUIRED-' 0.03 0.03 Na (Required Pal*land Factor) v RIM LANDSCAPE(1Lxl 39A% 47N s.66D .. n,0I7 7 44'L� 3.545 4641 0.4714 0.4714 Ne (Required perk lard in acres) O` G EMSTNG ZON814G: R-0 PHASE i HORSE 2 N1ASE 3 P11AtE 4 '�PHASES 21,316 341n ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB: 0.56 0 Ne (Excess park land provided through Balder Square a SETBACKS: FRONT:15' (AGREE) SME:s Phases 1,2 tL 3) REAR Zp LOT AREA(4c) a653 0212 0211 0231 U00 ACREAGE PARK LAND YET TO BE CONVEYED: 0 0 Na AREA OF S16CWSION•1185L5 SF(2.72 ACRES) BULOM FOOTPMNT(K) 0243 0.081 0.061 0.061 OAS (1)TWO BEDROOM LWTDS See Baxter Phase 3 Final Plat Phase Z. •� 24 T TWO 6FUSE oars PARK MASTER PLAN APPROVAL DATE- AREA �,rgM ) 02 AREA OF OPEN SPACE-2LO12 SF(0,51 ACRES) (14)THREE BEDROOM USTS AugLr33 0.2015 A o e� 32 AREA OF LOTS-50.956 SF(131 ACRES) MALOND FLOOR AREA f4c1 0396 0.129 0.129 0.129 l7G A 11 AREA OF FLO.W.-39.675 SF(M ACRES) FAR .61 .61 .61 :Pi me ATdQxP •OOCAI[A110F110NALMIAYFASAPFarCANL COVER SHEET N FLOW(c) MOM 0.00 cW 0.00 0jM (10)TWO43EDRODMLNITS IM PARKING SPACES PER UD-20 SPACES PROVCED.ALL SPACES ARE PFMM WITM -MKDNAcru LtA1ATL11KU0 N GARAGES AND OWMAYS. Vr OPEN SPACE(40) 0505 0.00 040 010 4..505 (W)THREE4WM DDU UNITS'iWO PARIRIG SPACES PER WT-26 SPACES PPDVD®.ALL SPACES ARE PROVDED WTDN (Note:Cak.Taxes out at 12 units per ape)12 units per acre x 1.31 epos=15.713 ufdts 0 LANDSCAPE(4c) 0.915 1 0.132 1 0.130 1 0.U1 13b GARAGES AM OWLWAYS. 1&713 units x 0.03 apes per un t=0.4714 epos of parldand requhed o15EN 3PAce 2017-1"8 ALL DwELIMOS HAVE ACCESS TO A LANDSCAPED REAR YARD AND ARE EKENn FRW ADO710NAL OPEN SPACE REGL RE3Qns LEGEND — • �,•,- ' MARK A. XIOO.00 EXISTING SPOT ELEVATION g1ANDLER x(100.00) PROPOSED SPOT ELEVATION / �I TRACT A No. 951 IZI o ® EXISTING UG POWER BOX J 1 • I, CD EXISTING TELEPHONE BOX }11 d ` STEPMEN DAVENPORT II TTC[MS� DOCUMENT NO. 2503865 �•-4 zO ® EXISTING FIBER OPTICS BOX • Rcu MAPoE LINE - __ _ _ �_ __� \ I , [�lg'01'E7 N UNE OF SE 1/4, SW 1/4, SEC. 35 © EXISTING CABLE BOX �� suwmsoN / 1/ �, - .-L r Sheet 1 O� 3 ® EXISTING UTILITY BOX ON _ _ _ F ` \ I I ® EXISTING SANITARY SEWER MANHOLE LO '�12''I 1�-F s r /! m� ztn PROPOSED SANITARY SEWER MANHOLE • "'r:._'! ® EXISTING LOTS I I III 1 `"91 ® EXISTING STORM SEWER MANHOLEo ` sr f� j• / I I ® PROPOSED STORM SEWER MANHOLE LOT lt�.a"I I'j I r N'Jf nCggf a« .n IR '?y I I aN I I e./ EXISTING FIRE HYDRANT • I N 7S �m pn '� N II I to S - 98a i i / �� oa o„ oN I o„ I • $ T 1 I J w� I I I I I EE PROPOSED FIRE HYDRANT f I—:t I�•' R + \ 7f7.35 ao S oa EXISTING WATER VALVE • 7--}-\- LeT_=5-I I 1 I " �� I I I "� oa PROPOSED WATER VALVE • • • • �Iy i I 1_I_I I_'i i I_ti to' ® EXISTING CURB STOP _ _ _ -:-. ® PROPOSED CURB STOP 9 S i?1�I_,��;I -� �i.$,•1,2I.-°'°a�sF"I�-�'1_!,_;;1!1-rI��I.�_� t�.- Ii I'1. i ZPROPOSED POWER POLE _ — W LIGHT POLE POLE EXISTING iMEXXISTING ' 1'i:-`11, ;i..vij.Pi!=.;ill-.�i•�' i i.. !_�l - IQc PROPOSED LIGHT POLE 1 VICWY MAP Iy:{ '_ I_ ' -•�(L_ ' !J 10 IY' I b - t.'t t..� ..t !'SJ--- v� DRAINAGE DIRECTION CL0 _ °I* _ --GEOR6M#1ARI ANE(80 R91Nf s SS �.g.. g.. � I• e�'w J'=. '-' yT'(_- lv -I'> sy., e•v e•tir g••w I' w a"w' ® PROPOSED WATER WELL = --I,,. �'[�i• tf�(- _ I IJ• i ,, \ _ 5SROW - - \ �{I 5-=t71�� I I I e•ss e-ss e-ss a T$s�}_{g.. g..SS - ..55 } ® PROPOSED STORMWATER INLET _ EXISTING STORMWATER INLET _ �•'L'� �- ��/�'_ +I• } 'I- 1 k Y S 5®Lwux f 1 J J '� ._ �•- ,^ r � I" VISION PROPERTY BOUNDARY LINE 5•GpAy[L `�� I ,I 9 �; — - 1 Yam/ I I"r.' I I y_ 'i d T .-TlEM(IYP -SURROUNDING PROPERTY LINE SITE DATA AVEL �,� EASEMENT LINE EXISTING ZONING: R-3 -x—x—x-EXISTING FENCE SETBACKS: FRONT 115' _ �• ION A o,a—EXISTING OVERHEAD ELECTRIC LINE REAR: 20' .-_ -CO MGN90PEN / ` r ' -�, -• ovt Nffi e17t ,.'V f�.�'. e�e! I � •�i1" j M. - -EXISTING UNDERGROUND ELECTRIC LINE AREA OF SUBDIVISION - 118.545 SF(2.72 ACRES) SPACE�i4� —usEXISTING CAS LINE AREA OF OPEN SPACE 22,012 SF(0.51 ACRES) _ _ I� 'i- '�--?'�_ ,'I/( 4 Iwnr A 4``11 `�st r�_�(-=� Jm J`� slaw• o,e EXISTING OVERHEAD PHONE LINE AREA OF LOTS- 56,958 SF(1.31 ACRES) < .- '_ /l� /�.s- Ij- ._ I�'j'� AREA OF R.O.W. a 39.575 SF (.91 ACRES) mI—EXISTING UNDERGROUND PHONE LINE u / _0 N6680%/Cu-ISTFR� y 13� �`^ �. '\ Tom`�� • ,f,"/II"/9��_80%C��/,�- II JIr I J ZI�_ -`1' I iI- J�}_-I;7.I t©'I. 1 I.1—I I I I BI(y - -•�y/y. ///-\///�` _ �/R NA/TLE' RS EXISTING FIBER OPTICS LINE _r ISTING LOT EXISTING WATER MAIN C1.0 COVER SHEET DII CO IIf-III1 TCIVIL DRAWING LIST CP plVER EXISTING SANITARY SEWER MAIN PROPOSED 8'WATER MAIN iy � �tVe Xry P I I L _ — - _9 "ONEO ELECTRIC RPROPOSED B" SANITARY SEWER MAIN C2.0 SITE GRADING AND DRAINAGE PLAN 1 _� � DE' PROPOSED STORM SEWER �II I - J _ } ! O-PUDLIC'UTILITY T �� _ C3.0 CIVIL DETAILS �� / 1 -� ._ - _ I-• _ �' �� '�� - ___ _- PROPOSED CURB AND GUTTER TRACT 5\^ (! 11 COS No. 1827 // 71 �/ r r 2017 DELINEATED WETLANDS R wlI¢E.LZ WI $'�i t'i l H �/ ��- I ��-�,- -'� FM =a. .i�,a- '1 ) _yl \. 11 0^ LDT 8 -_— - •• - _ _ _ __ 2017 DELINEATED WETLAND TO BE IMPACTED _ O \� ^i �I I PORiiQN 0 RK1-t--•9EDICATEO INSTALL 6' VAfK"1+ . _ _-/_ _ _ _ ' 11 A-�ENEE THIS=P(AT� BENCHMARK _. ,,rr j SETBACK. TOP OF RPC (GtrH CP. eso) ////11;T1° --._"� 1 '/(r-=�I�� - � . � �! GONiM�OP -RAi✓E'� ELEVATION - 4709.41 FEET(NAVD88) LEGAL DESCRPTION 435, V i � `� .977 5`_. \V �c 111 I .• 60CuwEil 4 25 s I LOCATED IN THE SE THE SW 1 OF / SEC. 35 _ _ _ \ �� ;:I .�X� T. 1 S.. R. 5 E. OF P.M.M., CITY OF BOZEMAN, 1 GALLATIN COUNTY, MONTANA Q rI � ��l' vvvVVV SPECIFICATIONS O LOT.s^ :_:_ .y\ %Y\ s' rc1 ,RAL G�ALL CONSTRUCTION SHALL CONFORM THE FOLLOWING SPECIFICATIONS WHICH ARE HEREBY INCORPORATED F war rs�� J I I I ; rI / EDGE 0 E BY REFERENCE: [� t _ _ 1 C 1. MONTANA PUBLIC WORKS STANDARD SPECIFICATIONS, SIXTH EDITION (APRIL 2010) N t I't l LOT 4' _ � - / 1 P ///►►► PUBLIC PARK 1 2. CITY OF BOZEMAN MODIFICATIONS TO MPWSS SIXTH EDITION INCLUDING ADDENDUM NO. 12013 1 1 I 2sn SF' I I .�I. _ .•_-. iTOWALKA�'�TER ? ��wvv�///- `•�_• $ CITY of 802EMu+ Q (AUG( ) I } CI�B V�ti i; (� GENERAL NOTES TB01L�C` DOCUMENT NO. 2525727 1. NO CHANGE OR MODIFICATION OF THE APPROVED PLANS AND SPECIFICATIONS SHALL BE MADE 9 ��1. I 9�8� r1,;.. 1 1 $- ! ' -• ---_-_- •-i`��,. -�-•\�1✓ �'1�� '� O� Yeti O WITHOUT THE PRIOR WRITTEN APPROVAL OF THE ENGINEER AND THE CITY OF BOZEMAN ENGINEERING DEPARTMENT. 3 r ,_ ` - // •- 2. PRIOR TO THE PRECONSTRUCTION MEETING, THE CONTRACTOR SHALL SUBMIT TO THELOT`2 _ _ _ _ ENGINEER AND THE CITY OF BOZEMAN. WORKING DRAWINGS, SPECIFICATION SHEETS, ETC. FOR S we F`a •97a sF "-�-1 r T' �i '�" i � - N��T - ALL EQUIPMENT AND MATERIALS TO BE USED ON THE PROJECT. INSTALLATION SHALL NOT BE s f MADE WITHOUT THE PRIOR WRITTEN APPROVAL OF ALL EQUIPMENT AND MATERIALS BY THEM ENGINEER. COMMUNICATIONS STUB 3. THE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL BURIED UTILITIES PRIOR TO THE BEGINNING GAS LINE VATNESS �.LJ_ LOT OF CONSTRUCTION. i, �7• _ \ 1 - g� `-5' tR VEL RAu _ — — — — — — — — — COMMUNICATIONS STUB,,, 17 4. THE ENGINEER AND THE CITY OF BOZEMAN SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO '<LLL _• 1 w BEGINNING CONSTRUCTION. 5. TRENCH BACKFILL SHALL BE TYPE A FOR ALL AREAS TO BE PAVED. [5$9'17'� 6. SITE WORK TO BE PERFORMED ACCORDING TO THE RECOMMENDATIONS OUTLINED IN THE , -VISION TRUWCIE g.ll g..W g. ..g•.M, g W e" ; B'd 'GEOTECHNICAL INVESTIGATION REPORT' PREPARED BY C&H ENGINEERING, DATED MARCH 2O12. 'w a•w a"oo—s"w a'w 6"w &'w s'•w e'w a"w - _ .— --- --—-- - - S RTAI STREET I80'FEW)'- - - 7. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ENSURING THAT THE PROJECT MEETS ALL OSHA CON ETE SI SSALK LANDING„(S P.OF 4 g..55 g. .. e8•-Sr g"�5- a5s5 ""r z+,Zs REQUIREMENTS AND THAT THE SITE MEETS ALL APPLICABLE SAFETY REQUIREMENTS FOR HIS 9 5 �- -,- -- .. -• EMPLOYEES AND ANY SITE INSPECTION WORK PERFORMED BY THE ENGINEER. iv _ Imm Date:11/08/2017 8. PROPOSED GAS, ELECTRICAL AND COMMUNICATION LINE LOCATIONS ARE APPROXIMATE. FINAL SERVICE LINE LOCATIONS ARE TO BE COORDINATED WITH SERVICE PROVIDER AT THE TIME OF - APPLICATION FOR SERVICE. Scale In Peet WATER AND SEWER NOTES 2 OVERALL SITE 30 0 30 1. USE JOINT RESTRAINT AT ALL REDUCERS. TEES, BENDS AND VALVES AS SPECIFIED IN JOINT C1 0 SCALE:1•=30 9 0 9 1■ RESTRAINT TABLE. Seale In Meters Contour Intervals: / Foot 161004 ` LEGEND a a MARK A x 100.00 EXISTING SPOT ELEVATION I CHANDLER x(toaao) PROPOSED SPOT ELEVATION �I - TRACT A No. 8518ES ® EXISTING UG POWER BOX I - (T EXISTING TELEPHONE BOX ` STEPHEN DAVENPORT II `9(_`ICEM`'T' Y1' UNDERGROUND STORMWATER INFILTRATION CIW/BERS DOCUMENT NO.2503865 pp�� yyy ® EXISTING FIBER OPTICS BOX ` I TOTAL FOOTPRINT-e3REED (105L 72�FT.) Q�� © © EXISTING CABLE BOX ` PRO'..wL�2st7 CCDCFC - N LINE OF SE 1/4, SW�1/"4, SEC. }5 tlu T _ © EXISTING UTILITY BOX ,� - - / _ _ j Sheet 2 of 3 ® EXISTING SANITARY SEWER MANHOLEql., o ® I 2s7 S5I Fl__iI-(.•)1l 1'1I1•�I•� L i�T �^ II ro« ro�` ro yj I(�roa9{ m m PROPOSED SANITARY SEWER MANHOLE Vi Rol EXISTING STORM SEWER MANHOLE = EXISTINGC LOTS PROPOSED STORM SEWER MANHOLE sEXISTING FIRE HYDRANT dee PROPOSED FIRE HYDRANT 0®E8/'� I WN III o„ I o /I off i I� I ` WINDE 1w EXISTING WATER VALVE o 7i3 w I m `a Ia0 OT PROPOSED WATER VALVE -\ L 10•."-�I-I'i'_' 1I _ r I o ® EXISTING CURB STOP I Ia i lI -'I-1.�i 1..F i•I 1_I!-• J r IL�- _ ��I I I I I� I .m�m. ® PROPOSED CURB STOP I_Ip --1_t i_I,a I TI I- - 1 I 7 .. 9I_._I I__ I I PROPOSED POWER POLE ]*�EXISTING POWER POLE '-I i _t:eos 4 j I•I_•"- k 1 Y i i 1I k I ___'1' _� - _ J 1 : • I T. I - •�`IIT f h RAM%- C.O.B.;STD.i t•• Nl DRNEWAY k I.- ..-. ._-. >Gc EXISTING LIGHT POLE I is! 1 1 n III ;i_I I -1,.I-, ( 1 .}1 DIEp.No -s (TYP.OF 2) I t¢c PROPOSED LIGHT POLE Ir r pp Aa E M � )� DRAINAGE DIRECTION ._DdU9lE✓ .AFRO_ .;B.I I - - 2,t l••t (••� - ._ _ i t2/I l y •I ® _ I IDS (may I 1.. e•R:� �� e'v e^. - e"W 8' a'w "W a"W- lw ROW PROPOSED WATER WELL ft- yx '•'1I I 17,�E1cr,,v� -1• _ A7 -GE-. ANE�BD'-•AOW� -3 -5 ® PROPOSED STORMWATER INLET `:�- ,Y -:',�'c-•� j -• �IiI-+I l�I^h-L� e.•ss e^ss .�.G.c� a..s _ s••ss ••ss s"ss 'ss - s' s - -) _•f � 0�sr i�DA.RAaP•7=•, �-I :-`r�� ' --� R._ - sT: ® EXISTING STORMWATER INLET ./�i - / I _ _ - - �- -• � / •/ Q�N�•4/C-T, .`r i Ali 1 k k i k { 4 ! 1 ',� It #� �J, PROPERTY BOUNDARY LINE •�/ - i= -�=P -j - _ ` �F� - -SURROUNDING PROPERTY LINE // _ t �.I U 11- !-I_i I _� { I I - - ' Y V py EASEMENT LINEI' / �cjy Est -x-x-x-EXISTING FENCE oa EXISTING OVERHEAD ELECTRIC LINE - uncsc- •_ •- - I/-/�' jCO.fSTMM"ON'1OP3 E/N' ,I 'h EXISTING UNDERGRO PACE /UND ELECTRIC LINEEXISTING GAS LINE _ _ _ _ J �WAT I•I_- I_+9I-. I- O, Om off a I m oN n',� ow-EXISTING OVERHEAD PHONE LINE - - _ -j:-`,'✓� //` I"-d 1'---'��_ a -ry /��,yq JQ�I(, o°e' IJ I v uc1-EXISTING UNDERGROUND PHONE LINE /' /"- '!�l'�/ _ I•_- ! f.�' I'' � J �" -�, `� J T-o-EXISTING FIBER OPTICS LINE .': - _ ) _ I_ XIS TING LOTS I'^I W EXISTING WATER MAIN / ! \\•\-/' i,• 'Z' i L - G i u EXISTING SANITARY SEWER MAIN ^/�_�• '.I •�_ it ayZT / �J/ ems' / �� \�'-'I I,- }I I I I t �=_ �?`i:V =,.Crl•I'�` I ��/ /�/ ��/' .IEC' �T/ERT 1 W AAHED O OU-PROPOSED 8'WATER MAIN -� -e•ss-PROPOSED 8' SANITARY SEWER MAIN I• \,• �j I �'`r ._ `� �I I!^_.L•�s I ice. F-{I r _ - - - - - ��a — — — te'wi I I-'I�-'� `•'�-L �- 7� _-AEANOONED ELECTRIC M ER PROPOSED STORM SEWER �� ` o�11{ I 1 :I, (r'i-I!...:'i 1- _•�11=�I I", t•\ ` B'WIDE PRIVATE . AND PUBLIC UTILITY i T PROPOSED CURB AND GUTTER TRACT 5^_ _ _ _ _ _ _ �/• _ COS NO. 1827 /,� / / _ _ _ .-. •. _ _ , i-..�• _".I RONALDICE K.LEWIS w I '� NO eTER kEalBAholi GTAMAEFS 20/7 DELINEATED WETLANDS 17 F E.M 72iW5 -_ _-_ r FOOTPRINT 19--(1 •-\ I, �I 2017 DELINEATED WETLAND TO BE IMPACTED =`^ LO T SF � I •PRB.Y91--2,715 CF , \ I \ PORTION 0 RK 1�FDLA TED i O .o AS E•NEE THIS�PLAT� ' I LOT 9.9e6 . _ \ J 1 Gokw4m OP RACE LOT - - I DEDICATED' RAI •C RRIb SF I rl A ( A I - 74 - �I co p` LOTS ►/ _ . :-'---.-.-_ -y;._ � ,1 ( j 2,836 SF r_ 5'Gj/L TRAIL 1 �,j' (i► 1 ' EDGE OF WATER, { ` J PUBLIC PARK 1 2637 SF I .-I. •.'STORM'�9TER _ CITY OF BOZEMAN •, -• -�- ••••---_ - -_ ` DOCUMENT NO.2525727--' 11 LOT o� r' LI 978 SF ,fire .I =SF COMMUNICATIONS STUB-,, �� q'�I• I •�• / - GAS LINE WITNESS-, LOT 1 _ �- // _ 8 3,18 - 5'GRAVEL RAI ��- - - - - - - COMMUNICATIONS STUB L I � % 7l ( jI 7 a �-._ __... - '.10,o-� ` •' __ B.•W £ - \B••_W./` - 6'm B.W- g.W 8. gB.WSTRE8ET (60'RWI'--•BW V.W B..W _ W.W LAND! S RTAI CON ETE SIDEWALK NG„Syp OF 9 6sS ,`SSS- _-_ " '85 "S-- 8"SS � 6 'W's5 N Itteue Date:11/08/2017 Scale In Feet SITE GRADING AND DRAINAGE PLAN IUD DRAINAGE PLAN 30 0 30 C2.0 :1•a�, 9 0 9 C O Seale In Meters ■ Contour Intervals: / Foot 161004 24" OF 00 (0.45) ZOE A; 4�PER e TO MARK A. 3/ CHANDLER I.SLOPE fi IN NTtUU A, c. 95180 T� OCT:" o 0 ;00;00o-.o.............. CRUSHED BASE-PIT= loilioloi 1 01 W. E 48' /—,-'\TYPICAL A91PHALT CRQS,5-SECTION SUB-BASE 48'_ Shoot 3 of 3 \CIV SCALE.NITS AS REOIINFD MAX COMPACTED SUBGRADE rlrKI18'SQUARE fAMIZED STEEL TUBE 3/4 SLOPE m cp /4 1/2-PER V r 74'"465M�' gJalt SET IN Ir MICIF CONCRETE(llpl)__,!�� DROP CURB SRLL CURS NOTES: To%ma SmE.. TT_—11-LIrrL-Tre Z) 1. SUIDGRADE OR BASE COURSE COMPACTION SMALL CONFORM TO SECTION 02230(M.P.W.SPECS.1998 ED.) NOTES. 2. CONTRACTION JOlA(TS SMALL BE PLACED AT 10'INTERVALS AND SMALL HAVE A MOB"DEPTH OF r AND MUCINIUM 10 M OF'*- GUTTER AGM-TO BE MOUNTED AT A HEIGHT SO AS NOT c 1. CONCRETE DEPTH FOR STD.SoLwAuCS SK41L BE 4' 3. MANSION"IT MATERIAL SMALL BE PLACED AT ALL.P.C.S.PTS,CURB RETURNS AND AT NOT MORE THAN 300' TO BE OBSCURED BY A VEHICLE PARKED IN THE To IAL HROUGH 2. MWIDE-WALICS SHALL SLOPE AWAY FROM STRUCTURES AND INTERVALS. DETACHABLE;M�SURFACE SPACE. ED 1. THE MANSON MATERIAL S L Off"N"T THE FULL DEPTH OF THE CURB AND BUFFER 3. NO CURB AND GUTTER SMALL BE PLACED WITHOUT A FINAL FORM INSPECTION BY THE CITY ENGINIMER OR HIS (24'•WIDTH OF CURB RAMP) C MEN AT REPRESEWIAMVE. 3. CONCRETE SMALL BE 4.000 PSI 0 28 ALL BE CLASS M C CONTRACTION JOINTS SMALL BE PLACED AT 5' 4. CONCRETE SK chl INTERVALS.DIPANSION JOINTS AT 20 INTERVALS. 5. CRUSHED GRAVEL BASE SMALL MEET THE FWAUIREMINTS Of SECTION 02235(M.P.W SPECS..2003 ED)FOR CURB 16 AND GUTTER EKPAMSION PROJECTS.WASHED ROCK MAY BE USED FOR THE GRAVEL BASE HANDICAPPED ACC cl S; _ r4 ACCESSIBLE RAMP H.C. PARKING SIGN)SIDEWALK CROSS-SECTION ON CURB & GUTTER \C!�O SCALE-PITS \E10/SCALE:HIS C.O.B.SM.DMar.HID.02528-1 K�WALF_'NTS GT.o Smmmrs� DEPTH PER CIVIL PLAN SIDEWALK BOULEVARD 20 MIL PE IMPERMEABLE LIMITS OF REOUIRED LINER OVER TOP OF PIPE !2'FOR 12' 95'0 BACKFILL'a FOR 102*0 AND>) TYPICAL RETENTION POND SECTION COMPACTED TOPSOIL SKIT"'Imc, cryp.) TOO,CTYP.) IMTMNM,NOT IMMULATO"W, INNUNKIN IDIVIN10 OUNk 12'ftlW DEEP HOLE FILLED WITH CONCRETE flam PROv"0.COMPACTED ONXIW IT lOKF own TOPSOIL TO njDmw OEM KIM` SIGN POST SETTING DETAIL r.-lsCONTECH STORMWATER IMMILITRATION CHAMBER SECTION VIEW(2)SWALE CROSS SECTION DETAU C3.0 SCALE Mrs C3.0 ScALE.Nm \�O SCALE:-TUTS w SOT aA= ASIftALT/SIDLVALK v IM /INkL 121(SOLID OOVM)OR 4-4227(GRATE) TRENCH CRATING(OR APPROVED EQUAL) MEN: EXPANSION JOINT 1IMBERAL SMALL E Ite THM PW-fOftCO3 afflUMINIOUS TREIVED F193930M FILLER. ALL CLAW REPILACEMENT SMALL KaDOW WIN INTEGRAL CURB Am cumi UNLESS 011011111SIE APPRMM fOOi FROM TOP OF ADMICENT FULL HEIGHT CURB WITH Dm.=ZRADPEER WANS'm w JOINT 1/4-MOR FOOT SFmw SWAM FFLjy :td m" 0- BASE COURSE WINSHED ROCK r WL C 1MLX CLM 4 OUTIEN NOTES: 1. CONCRETE SMALL BE M4GGD, CONCIM 2. COVERS MUST BOLT DOWN TO FRAME OR MATCH OWING OR REQUIRED SICEIIIALK WUTH >1 (:j)CONCRETE STORM DRAINAGE CHASE ( ITARY SEWER MANHOLE RESIDENTIAL DRIVEWAY APPROACH DETAIL NOT USED 2)SAN \�CYL ScATZ.Pas C3.0 SCAM'HIS C.O.B.SM.DWG.NO.027210-1 C3.0 SCALE.-FITS G.O.B.SM.DWG.NO.02529-1 I � SMZ Mrs 20'_0' a'_O' 60.00 R.O.W. 5.00 8.50— 31.00 MC TO Mc——8.50— 5.00 2.00 (i 2.00 13.50:7-r2 13.50- 2Z SLOPE 3x(IMP.) 3x(TYP.) SLOPE L. ::1:4ff MVARIES AX) EKTEND BASE AND SUBBASE 9' BEHIND BACK OF CURB(rYP.) GUTTER VP) 7 3*BITUMINOUS ASPHALT SURFACE COURSE GUTTER CTYP) 6'CRUSHED GRAVEL BASE COURSE(1-4' 1—7 jsmwj)cItBg-jf/o8/2017 M NUS) 1 9-GRAVEL SUBBASE(6-MINUS) _ r Lj COMPACTED SUBGRADE 30 CUBIC YAM DUMPSTER W/COVERED ROLL-OFF TOP ,1 CONSTRUCTION DUMPSTER DETAL (2)TYPICAL 31 STREET SECTION C 3 m O \c3.O SCALE-HIS c3.e SCALL'NTS 0161004 _j EXISTING FENCE `;`P� oF_MONTq'•..... PROJECT DATA-HOOVER WAY PUD SHEET INDEX ��- OVERHEAD POWER LINES LEGAL DESCRIPTION Ltoo-OVERALLSITEPLAN or SCHERER - \ COMMON OPEN SPACE _ _ _ 5 Tot S Ro E ACRES 2.725, L to OVERALL`LOT LANDSCAPE EPPLAN 270 t- -E -E E E 35, 5 z Nz t,769 sq/ft-E E E E_E_E_E_E_ E— E— _E_—[_E aK aE ac_ E2W2SE4SW4 LESS POR BAXTER SQUARE SUB L 103-BLOCK t LOT 9-12 LANDSCAPE PLAN ?OS•tzCENsV.',,' UV -... ..... 2781 Sartain Street 2 •-•----• L 104 BLOCK LOT t-8 LANDSCAPE PLAN 7 et LtoS-BLOCK LOT tS LANDSCAPE. LAN PROJECT OWNER L 1o6-BLOCK 3 LOT t�i LANDSCAPE PLAN I L Sot-LANDSCAPE DETAILS Human Resources Development Council of District IX L502-LANDSCAPE DETAILS Contact-Heather Grenier L7oo-IRRIGATION PLAN 32 S.Tracy Avenue L7ot-IRRIGATION DETAILS -.s Bozeman,MT 59715-4659 L702-IRRIGATION DETAILS �... • � : ' � ,- (406)587-4486 ARCHITECT Intrinsik Architecture,Inc. •' ; ;, / ttt North Tracy Avenue 3. .,,.,• Bozeman,MT 59715 (4o6)582-8988 ••1.. :•.i: LANDSCAPE ARCHITECT DESIGN 5,LLC Troy Scherer 4249 East Cover Street $ JGEORGIA MARIE LANE E 1„;- Bozeman,MT 59718 a s�s=sue- .,js .-.... - •s•-�-„ s-:. 'COMMON OPEN SPACE - (406)587 4873 0 M y 81 4,400 sq/ft _ I, - ;• .,,. CIVIL ENGINEER N C&H Engineering t9 togiStoneridge Drive d c Bozeman,MT 59718 >. O (4o6)587-1115 N COMMON OPEN SPACE - _ -I „�; j C � � t6 WETLAND CONSULTANT k315,843 sq/ft - Vaughn Environmental Services O y i _ 1.~ Barbara Vaughn S o 8353 Saddle Mountain Road m t'CONTOURS,SEE CIVIL 4 1 _ _ Bozeman,MT 59715 FOR COMPLETE GRADING L=�• - _ - (4o6)58t-o655 PLAN 8'WIDE PRIVATE ............::: �` \ ROAD AND PUBLIC - - _/ UTILJTYEASEMENT ZONEt-30' �^ �� 1 ::7:::: :..::::_ `� \ LO WETLAND SETBACK _ zoNE2-5o' /lu \ %/ �• �� l_ ^,t \�\\ ` z U WETLANDSETBACK �, _ _ —_�� , /._•.... :_�! .•_�. 1 \,,� ZONEI-30' ` V/ • •/-PP 1r J -WETLAND SETBACK w U L -ZONEz-5o, (O ti=ND SETBACK Q I f _ •� '1`\ •A• •/' yJ 5 GRAVEL TRAIL �► \~ /�l '� / I •• COMMON OPEN SPACE=.'.'`• / _�` - t I CO &DEDICATED TRAIL' CORRIDOR- U) � to'UTILITY EASEMENT \��\ •�/ \ ` ate Issue �- n081 a+"Pw s i D4 SARTAIN STREET '3—s—s—s—s—z—s=s—s—s-3-5—s-5—s—s—s—s—s=sys-5�zs�s s-s-s-s-s-s-z-s a ss ss I g l ss Z - a a / I L ISite Plan N t Site Plan o g 30 6o L l O O oo t t"=3"'0" 1 c 3 A v OF A411 PLANT SCHEDULE ? (��Y�i EXISTING FENCE MATURE MATURE SCHERER BOTANICAL NAME { 270 OVERHEAD POWER SYMBOL COMMON NAME SIZE TYPE SPACING QUANTITY HEIGHT SPREAD I i UNDERGROUND STORMWATER FACILITY ';�y''•• :' LINES TREES </CEN4�• :' \ OPEN SPACE BOULDERS MP) a c ac ac_ EL 5 CA & ER PLA to 5 0 4 • COMMON OPEN SPACE IE a21,769sq/ft—E E= E E_E=E=[=E _E_E=E=E=E=L=E=E=E_E=E=E_E=E=E -E-E- PE ...�. Me CT OCCIDENTALIS 2. " L B B P N 50'6 ' 2 0' COMMON HACKBERRY =Ai GLEDITSIA TRIACANTHOS v.INERMIS*** 2.5"CAL B&B PER PLAN it 30'50' 30'-40' F � THORNLESS HONEYLOCUST r I PERENNIALS I THYMUS SERPYLLUM'MAGIC CARPET 3" POT t'O.C. zoo t"-z" 12"-15" MAGIC CARPET CREEPING THYME OTHER _ j-. � `. •• , KENTUCKY BLUEGRASS SOD-BOULEVARDS SOD 6,850 SF OPEN SPACE '� t8t--5,I, 11 i- •'= - •+ 11 - GEORGIA MARIE LANE •1 —s_,, COMMON OPEN SPACE[ LAWN s=s ;-re=° -s— - .,•-s—" KENTUCKY BLUEGRASS SOD-OPEN SPACE SOD 3,580 SF p C Ah 4,40o sq/ftl �a , / •.,• —� 0- c UNDERGROUND STORMWATER FACIUTVI4 l I j i. �` OPEN SPACE BOULDERS(TYP), _ '' PIPESTONE LANDSCAPE BOULDERS;2'-i' tz >� RAILROAD GRADE AND - �� DIAMETER > C PROPOSED GRAVEL _ tp TRAIL STREET FRONTAGE LANDSCAPING p N COMMON OPEN SPACE Z O N g3 15,843 Sg/ft REQUIRED:ONE LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE. = m - r HOOVER WAY STREET FRONTAGE=497 LINEAL FT(to TREES REQUIRED) GEORGIE MARIE LN STREET FRONTAGE=18t-5 LINEAL FT(4 TREES REQUIRED) P CONTOURS,SEE CIVIL FOR COMPLETE GRADING C ��- - - \ { �` PROVIDED: HOOVER WAY WEST-7 TREES PROVIDED DUE TO UTILITY CONFLICTS AND NARROW BLVDS. PLAN �`�.'. - \ HOOVER WAY EAST-to TREES PROVIDED �= �• _ \ GEORGIA MARIE LN NORTH-4 TREES PROVIDED TRANSPLANT "\,'�y �` �_ GEORGIA MARIE LN SOUTH-NO TREES PROVIDED DUE TO NARROW BLVDS. WETLAND VEGETATION �`- ' /i 1 t -. _ _ �� /� 8'WIDE PRIVATE WETLAND SEED MIX NATIVE UPLAND SEED MIX SEE NOTES 1 1__� I .............. — — — _ROAD AND PUBLIC — u' ZONEt-30' j��. I� �\G -_ �� -� UTILITY EASEMENT s is s `.c" 7 WETLAND SETBACK "`/ �", YY4' TRANSPLANT UPLAND AND - BOTANICAL NAME BOTANICAL NAME L - \-\� ` TRANSITIONAL PLANT SPECIES, SYM COMMON NAME TYPE NOTE SYM COMMON NAME TYPE NOTE U ZONE2-50' Jllr 1 1 - 1 �•\, `-�,,�',�.WE7LANDSOD SEED - *•* WETLAND SETBACK `. ``S`PLANTING NOTES +� GRASS SEEDING**' / ' GRASS SEEDING'** L// U `- EXISTING WETLAND AREA 1i SEED BROADCAST w L JUNCUS TENUIS SEED BROADCAST AGROPYRON TRACHYCAULUS II MIT DISTURBANCE \�� ZONE t 30_ LESSER POVERTY RUSH LI i SLENDER WHEATGRASS'PRYOR' Q Y-� ! ^ WETLAND SETBACK, UPI-ANDSEED� 1 (',•.`.-.'.'.'_ fI Ct. /ii /t' sue. I f ZONE z-50' GLYCERIA STRIATA SEED BROADCAST �j. ELYMUS CANADENSIS SEED BROADCAST i / i BOULEVARD SOD -�i / 111 ' i FOWL MANNAGRASS CANADA WILDRYE (1J I _W�ETLANoSETBACK U 5 G &DEDICATED TRAIL' RAVEL TRAIL U)AGROPYRON TRACHYCAULUS SEED BROADCAST jj i FESTUCA OVINA SEED BROADCAST • COMMON OPEN SPACE �" ,L% \ 1! /, � SLENDER WHEATGRASS'PRYOR' //� SHEEP FESCUE'COVAR' -0 _ „E Jt '.'.- .`-1 V I `- ��/i a (, j y s /` \ CORRIDOR f DESCHAMPSIA CAESPITOSA SEED BROADCAST // AGROPYRON SMITHII SEED BROADCAST C /� /�• \ TUFTED HAIRGRASS WESTERN WHEATGRASS " I'' • t`` \ •_- -. PUBLIC PARK ***SEEDING RATE't Lbs/1000 sgft %! POA CON PRESSA SEED BROADCAST I '' I'" �{` /.• +� - �_ �•-• _ _ � AREA ACCOUNTED FOR ON PRELIM PLAT=2,250$F j/ii RUBEN$CANADA BLUEGRASS I g - •\�• �-.-`� l /�� AGROPYRON RIPARIUM SEED BROADCAST / I t'cl• /�� - •�• `- SODAR STREAM BANK WHEATGRASS SEEDING RATE:t Lbs/woo sgft WETLAND SOD/SEED.M. �.•.� \ -•- •• •��,/� •l\ \ / � _ 1 AREA ACCOUNTED FOR ON PRELIM PLAT=2,400 SF • I �, , _ v � I I•� ._ice-, y� • / / � � -'� I - SUBDIVISION PLANTING NOTES: two UT �EASEMEr \ ' (\ l 7 >� �� -:\ \ ` LANDSCAPE POINTS:HOOVER WAY PUD t- SALVAGE AND TRANSPLANT WETLAND SOD FROM DESIGNATED WETLAND /� j. % AREAS UNDER SUPERVISION OF WETLAND SPECIAUST.WETLAND SOD MUST d / s \• -� - ✓"/ ��' - t5 REQUIRED OPEN SPACE POINTS-RESIDENTIAL PUD NON-SITE SPECIFIC OPEN CONTAIN DESIRABLE,NON-INVASIVE,NON-WEEDY SPECIES. SOD MATS WILL SPACE. SEE WRITTEN SUBMITTAL FOR RELAXATION REQUEST. BE SALVAGED WITH BACKHOE SHOVEL TO A DEPTH OF 8 TO to INCHES. POINTS STORE MATS UNTIL TRANSPLANT AT SURFACE WATER'S EDGE OUTSIDE CONSTRUCTION ZONE.WATER SOD MATS PERIODICALLY FROM THE POND. S% 5 BOULDERS(5 REQUIRED,tz PROVIDED) TRANSPLANT SOD MATS TO RECONSTRUCTED EDGE OF WATER.ONCE ate Issue PLACED AT WATER'S EDGE,OPTIMIZE ROOT/SOIL CONTACT BY COMPRESSING tt o8 t Pm�P"D 5 HISTORIC RAILROAD GRADE WITH RECREATIONAL TRAIL IS AN OUTDOOR SOD MATS WITH BACK OF BACKHOE SHOVEL ENSURE SMOOTH SEAMS RECREATION FACILITY AND COMPRISES 12%OF TOTAL OPEN SPACE. BETWEEN MATS. PRESERVED WETLANDS ON EITHER SIDE OF THE RAILROAD GRADE z. SALVAGE AND TRANSPLANT WOODY MATERIALS UNDER SUPERVISION OF SARTAIN STREET PROVIDE SIGNIFICANT RECREATION SPACE AND HABITAT FOR BIRDING WETLAND SPECIALIST. IF THE TIMING OF CONSTRUCTION IS APPROPRIATE —s—�s—s—s—s=-s—s—s—s—s—s—s—s—s—s—s—s—'sus—s�ss•s s-s-s-s-s-s-s-s AND WILL PROVIDE THE PUBLIC WITH ACCESS POINTS TO THIS HABITAT AS FOR TRANSPLANT AND IF WOODY MATERIALS CAN BE REPLANTED WITHIN { ss a ONE WEEK,SALVAGE TREES AND SHRUBS REMOVED FROM WEST AND WELL AS INTERPRETIVE SIGNAGE y ss ss ss i a ss ss ss . Y NORTH SIDES OF PONDS AND OPEN SPACE AREAS WITH AS MUCH OF THE a 5 WE ARE SEEKING A RELAXATION OF THE FINAL FIVE POINTS FOR THE ROOT MASS AS POSSIBLE.TRANSPLANT WOODY MATERIALS TO NEWLY PRESERVATION OF A WELL DEVELOPED MATURE OVERSTORY OF NATIVE CONSTRUCTED EDGE OF POND BASED ON REQUIRED MOISTURE REGIME FOR o TREES,SHRUBS AND GRASSES THAT CURRENTLY EXISTS NEAR THE INDIVIDUAL SPECIES.TRANSPLANT ADDITIONAL SALVAGED WOODY PLANTS RAILROAD GRADE.EXISTING HERBACEOUS SOD AND WOODY PLANTS WILL TO WETLAND AND UPLAND AREAS ON THE PERIMETER OF THE POND AS BE SALVAGED AND TRANSPLANTED TO IMPACTED AREAS THAT EXHIBIT DETERMINED BY THE WETLAND SPECIALIST. WETLAND HYDROLOGY. 3. WATERCOURSE SETBACK PLANTINGS FAR EXCEED WATERCOURSE SETBACK Subdivision PLANTING REQUIREMENTS,NO FURTHER PLANTINGS REQUIRED. Landscape Plan N WATERCOURSE SETBACK PLANTING: t Subdivision Landscape Plan o A 30 60 t. EXISTING WETLAND AND WATERCOURSE PLANTINGS HAVE BEEN L 101 a Ltot t"=j0'-p" DETERMINED TO FAR EXCEED WATERCOURSE PLANING REQUIREMENTS. NO ADDITIONAL PLANTINGS RECOMMENDED. SEE WETLAND SPECIALIST REPORT. a MI IR m In, ANN >1 5 2 4 A P'll,lot memo 4) 0 N X: 0 IL C13 MEP MEN LO mot oil LU IN ro :its it 0 too 1.1 W7 LO: IM KIN of MOA PLANT SCHEDULE Pmoy ti SCHFAER BOTANICAL NAME MATURE MATURE 270 SYMB. COMMON NAME SIZE TYPE SPACING !1 HEIGHT SPREAD TREES SCAPE..AftGa E E , E E E E E E E E E E E / ` QUERBUR OAKROCARPA"* z" B&B PER PLAN 14 50'-80' So'�i0' on , � _ �¢ as o,a o,i ore ac o•e o,c o"[ o•c„ w�— . . . . . . . . . . SOD LAWN X . — �--' .. . ,` \ ULMUS DAVIDIANA'DISCOVERY'•** z" B&B PER PLAN 14 35'-40' 35'-40' ` ` ` STEEL PLANTER °i DISCOVERY ELM BOX,SEE . w v I I G DETAIL 9&10/L501(TYP) J y w .. �• POPULUS TREMULOIDES 2" B&B PER PLAN q 40'-50' 20'-30' X ` i ; y "r'' C' — S QUAKING ASPEN(MULTI-STEM) M M M 1 0 m nn S AMELANCHIER X ALNIFOUA••• 10' B&B PER PLAN 15 40' 25' AUTUMN BRILLIANCE SERVICEBERRV SOD LAWN. I I / If L a c u BETULA OCCIDENTALIS z B&B PER PLAN 7 25, 15'-20' T O y u , WATER BIRCH w .v L O t4 SHRUBS = O y \ y I (X ARONIA MELANOCARPA'AUTUMN MAGIC' 5 GAL POT PER PLAN 54 3'5' 4'i' m LC BLACK CHOKEBERRY EUONYMOUS ELATUS'COMPACTUS"*• 5 GAL POT PER PLAN 22 4'6' 4'-6' DWARF BURNING BUSH .I . .�-� ilk,} iii" `4 : S ` `M M` � / PERENNIALS&GRASSES X . ♦ti. . N. ��j�N '.i 1 111' Cr 1 ® ACHILLEA MILLEFOLIUM'*` t GAL POT PER PLAN 6 t'-2' 2' Lo W f 'MOONSHINE'YARROW Q1 t L ® ATHERIUM ANGUSTRUM FORMA RUBELLUM t GAL POT PER PLAN 13 3' 3' z 4— X SOD LAWN v w w \O 1 LADY IN RED FERN t ^/ � RU 4 = DBECKIA GOLDSTURM•*' t GAL POT PER PLAN 36 2' 2' v 4— W BLACK EYED SUSAN • . �. . w w 1 L DESCHAMPSIA CESPITOSA t GAL POT PER PLAN 66 z'-3' z'-3' X x' TUFTED HAIRGRASS w (D E) ECHINACEA PURPUREA"WHITE SWAN'*** t GAL POT PER PLAN to 3' 18" Q f - u WH ITE SWAN ECH I N EACEA CD L ® LIATRIS SPICATA'KOBOLD'•** t GAL POT PER PLAN 8 X ( STEEL EDGING r u a v a\ w w `✓ a v y BLAZING STAR U l .! (TYP) w v w w a y ® AMSONIA'BLUE ICE'*** t GAL POT PER PLAN 111 SMALL ROCK I j BLUE ICE BLUESTAR 72 tz" t8" BARK MULCH -4' i r' + W L III I ' I 0 t CAL POT PER PLAN 'SESLERIAAUTUMNAUS*** ro X (TYP) AUTUMN MOOR GRASS I 7 w 1: NW\ ® "* arlrm• NEPETA X FAASSENII'WALKERS LOW'"* GAL POT PER PLAN 54 z' z'-3' WALKERS LOW CATMINT t Lot tz Landscape Plan o 5 to zo to t to'o" FESTUCA GLAUCA'BLUE SELECT•*' t GAL POT PER PLAN 36 12"-t8" tz" BLUE SELECT FESCUE OTHER ti E .. A d SMALL ROCK BARK(OR APPROVED EQUAL) 6,500 sgft 3"DEPTH '` ` `•` ` ` ` ` KENTUCKY BLUEGRASS SOD 17,300 sgft ate Issue tt o8 t P'•9"ou0 a v u Y W L Lot 9-1Z Landscape Plan 3 L 103 /�-_. pV SCHERER f\ PLANT SCHEDULE270 MATURE MATURE t BOTANICAL NAME .•..Cq"p'• AFyGt�:'' I SYMB. COMMON NAME SIZE TYPE SPACING M HEIGHT SPREAD E TREES 111 QUERCUS MACROCARPA•** z" B&B PER PLAN 14 50'-80' 5o'-6i0' X+ ++�+ jp ,r, iiiii� c c C- 1 ►f\S BUR OAK x M M M �11 _ rn rn ' / X SOD LAWN' _ "---�• - �i/ , / \� >Q 1 ULMUS DAVIDIANA'DISCOVERY'*** 2" B&B PER PLAN 14 35'-40' 35'-40' J) DISCOVERY ELM �\ O V) STEEL PLANTER � POPULUS TREMULOIDES 2" B&B PER PLAN 9 40'-50' 20'-30' I- , -BOX,SEE / \ I 1, \ QUAKING ASPEN(MULTI-STEM) DETAIL / �+I 9&10/L501 MP) \ 1 j 40N AMELANCHIER X ALNIFOLIA•*• 10' B&B PER PLAN 15 40' 25' M AUTUMN BRILLIANCE SERVICEBERRY DCL tp J >, o M M :M S— —S, m � n i i i i i i - -J M V\ —_ M r 1 M 1 BETULA OCCIDENTALIS 2" B&B PER PLAN 7 25' 15'-20' CF .1+ t ) ` Z)— —S WATER BIRCH 0) r l SHRUBS ARONIA MELANOCARPA'AUTUMN MAGIC' 5 GAL POT PER PLAN 54 3'-5' 4'3' BLACK CHOKEBERRY 4 EUONYMOUS ELATUS'COMPACTUS'**• 5 GAL POT PER PLAN u 4''6' 4'-6' V)X �„i! DWARF BURNING BUSH ' ` f i r ` j' } . +. + ( PERENNIALS&GRASSES u' L- ACHILLEA MILL.EFOLIUM•*• t GAL POT PER PLAN 6 t'-2' 2' MOONSHINE'YARROW U +�SOD LAWN STEEL PLANTER / r I - I ® ATHERIUM ANGUSTRUM FORMA RUBELLUM 1 GAL POT PER PLAN 13 3' 3' CD + I + I BOX,SEE { ` - I / LADY IN RED FERNDETAIL ��•— I + I• `+I��` 9&to/L5o1(TYP)/I j I 1 / RUDBECKIA GOLDSTURM*** t GAL POT PER PLAN 36 X + `J.I`I 'I r 1 ' v BLACK EYED SUSAN W 1 DESCHAMPSIA CESPITOSA i GAL POT PER PLAN 66 2'-3' 2'-3' ,1 TUFTED HAIRGRASS 0 W M c M'— -M S■ I S Q. ECHINACEA PURPUREA'WHITE SWAN'•** t GAL POT PER PLAN t0 3' 18" M -M• I WHITE SWAN ECHINEACEA () !— —S S ® LIATRIS SPICATA'KOBOLD'*•* 1 GAL POT PER PLAN 8 2' 2' (n BLAZING STAR I ® AMSONIA'BLUE ICE'*** 1 GAL POT PER PLAN 72 12" 18l, - BLUE ICE BLUESTAR r` !� SESLERIA AUTUMNALIS*•• 1 GAL POT PER PLAN 54 z 1z"-t8" V) AUTUMN MOOR GRASS _ I e NEPETA X FAASSENII'WALKERS LOW*** /GAL POT PER PLAN 54 2 "-3'i t X + / 1 ' WALKERS LOW CATMINT FEST LECr t GAL POT PER PLAN 36 12"-18" 12" BLUE SELECT FESCUE OTHER c I (n a � + _Hi . M.+ M M ® ;%I „.• SMALL ROCK BARK(OR APPROVED EQUAL) 6,500 sqft #/V\ , _ M N\ �'I _. 3"DEPTH ate I Issue t .I ; ,' I � ••_ KENTUCKY BLUEGRASS SOD 17,300 sgft n o8 t PnFnPUO SOD LAWN.� Q + + V) O Lots t-8 + + >� Landscape Plan ' // \. c t Lot 1-8 Landscape Plan 0 t5 30 60 3 10 1"=10'-0" N a DUI 'I UII 1II� 2l :';`�c.OF MO�,T''••. OY '� SCHERER —_++_ I GEORGIE MARIE LANE �+ �1N, I _ PLANT SCHEDULE 270 '• .. Sr.i —J J .. — J S_v J S �7 '':�9''•,, U. S S S T S—� U 3� �� ` BOTANICAL NAME MATURE MATURE yOs<iOeNs ' SYMB. COMMON NAME SIZE TYPE SPACING # HEIGHT SPREAD ":�ApE"pRG�• / TREES QUERCUS MACROCARPA"* z" B&B PER PLAN 14 5o'-80' 5o'-6o' I. U�2i BUR OAK 1 �� -� + -♦- `. • . SOD LAWN UL OVERY'*** z & PER PLAN 14 5'-40' 5'-40' MUS DAVIDIANA'DISC B B P N 3 3 DISCOVERY ELM l W 1 POPULUS TREMULOIDES 2" B&B PER PLAN 9 40'-50' 20'-30' QUAKING ASPEN(MULTI-STEM) AMELANCHIER X ALNIFOLIA*** 10' B&B PER PLAN 15 40 25' AUTUMN BRILLIANCE SERVICEBERRY C _ •- - •� - ''"'J1 y\ -ate_ _ --�R�, _ ---�`-- - > O > BETULA OCCIDENTALIS 2" B&B PER PLAN 7 25' 15'-20' > WATER BIRCH m •y y_�,-- -�. - \. STEEL PLANTER / 00 N �'�,y, BOX'SEE = O DETAIL co9&to/LSOt(TYP) .� SHRUBS ` - ARO BLACK CHOKEBERRY UTUMN MAGIC' S GAL POT PER PLAN 54 3'S' 4'i' ` ` ` 'SOD LAWN' ` `•`-�• "-� • ` `� ` \SOD LAWN ( y EUONYMOUS ELATUS'COMPACTUS'*** 5 GAL POT PER PLAN 22 4'-6' 4'-6' DWARF BURNING BUSH 1 ` • •`• •+ -•• - �t: - �!.. PERENNIALS&GRASSES •i•� v r �� _ =' ` _ ® ACHILLEA MILLEFOLIUM'** t GAL POT PER PLAN 6 1%2' 2' 7 D 'MOONSHINE'YARROW L U 77 ATHERIUM ANGUSTRUM FORMA RUBELLUM 1 GAL POT PER PLAN 13 3' 3' (1) /� / •/% ��%%��% /% '� __ - LADY IN RED FERN /. %� /• / // `. 0 ` [� RUDBECKIA GOLDSTURM*** 1 GAL POT PER PLAN 36 2' z' BLACK EYED SUSAN N DESCHAMPSIA CESPITOSA 1 GAL POT PER PLAN 66 2'-3' 2'-3' Q � TUFTED HAIRGRASS Block 2 Lots 1-5 Landscape Plan O S 10 zo Q ECHINACEA PURPUREA'WHITE SWAN'*** 1 GAL POT PER PLAN 10 3' 18" 1 =100 WHITE SWAN ECHINEACEA (1) ® LIATRIS SPICATA'KOBOLD'*'* 1 GAL POT PER PLAN 8 2' 2' N BLAZING STAR ® AMSONIA'BLUE ICE'**' 1 GAL POT PER PLAN 72 12" 18" C BLUE ICE BLUESTAR O SESLERIA AUTUMNALIS*** 1 GAL POT PER PLAN 54 z' 12"-18" AUTUMN MOOR GRASS NEPETA X FAASSENII'WALKERS LOW'*** /GAL POT PER PLAN 54 2' 2'-3' WALKERS LOW CATMINT FESTUCA GLAUCA'BLUE SELECT•** 1 GAL POT PER PLAN 36 12"-18" 1z" BLUE SELECT FESCUE ai E OTHER c d SMALL ROCK BARK(OR APPROVED EQUAL) 6,500 sgft 3"DEPTH - - - - • - - ate I issue W`. . ` .` .• . ` . ` .` KENTUCKY BLUEGRASS SOD 17,300 sgft 11 08 1 Pl-fi""un a v w Y d t Y Lots 1-5(Block z) Landscape Plan 3 L 105 E E t t I PLANT P..��Nr'ti` E E E E E E E E E E i o or BOTANICAL NAME MATURE MATURE SCHERER 270 st _ __-_vv. ..v_- v-_._ v "'�a ., _v ..v._ ol�-_. ._ _ _ . _ _ - __ ��CENS �� -... v..- v, _ o�c o1E ac E SYMB COMMON NAME SIZE TYPE SPACING # HEIGHT SPREAD .. TREES RCUS` MACRO CARPA••: 2" B&B PER PLAN 14 50'-80' 50'{io' . . . . . . . . ♦ . . . 4 . .` . `. . .` .` . .. ♦ . . a .` .� ... . . . . . . . ` . . . BUR OAK QUE SOD LAWN ` ` . ` ` . `` SOD LAWN . . . . . . . . . . _ ULMUS DAVIDIANA'DISCOVERY'*** z" B&B PER PLAN 14 35'-40' 35'-40' STEELPLANTER DISCOVERY ELM BOX,SEE STEEL EDGING STEEL EDGING DETAIL (TYP) (TYP) ,. / 9&10/L501(TYP) SMALL ROCK BARK MULCH POPULUS TREMULOIDES 2" B&B PER PLAN q 40'-50' 20'-3o' J FA QUAKING ASPEN(MULTI-STEM) AMELANCHIERXALNIFOUA*** 10' B&B PER PLAN 15 40' 25' BARK MULCH SMALL ROCK f`' -- -- -- -- -- - AUTUMN BRILLIANCE SERVICEBERRY =_ __ Q (TYP) / t r �' - - D BETULA OCCIDENTALIS z" B&B PER PLAN 7 25' 15'-20' d C WATER BIRCH A 1\ co m C �_y \ 0 E SHRUBS = p i ARONIA MELANOCARPA'AUTUMN MAGIC' 5 GAL POT PER PLAN 54 3'-5' 4'-5' Ib BLACK CHOKEBERRY � ' EUONYMOUS ELATUS'COMPACTUS'*** 5 GAL POT PER PLAN 22 4'6' 4'6' . .V3� V33: - � ! \./ DWARF BURNING BUSH -F ` ` _ PERENNIALS&GRASSES 'L/2> ® ACHILLEAMILLEFOLIUM'*' iGAL POT PER PLAN 6 V-2' 2' , (/�� 7 1111A (/�� •1 'MOONSHINE'YARROW L,{J� E[) ATHERIUM ANGUSTRUM FORMA RUBELLUM i GAL POT PER PLAN 13 3' 3' 7 LADY IN RED FERN L �' • U RUDBECKIA GOLDSTURM*:' iGAL POT PER PLAN 36 z' ' 2' N BLACK EYED SUSAN SOD LAWN .I`• DESCHAMPSIACESPITOSA i GAL POT PER PLAN 66 2'-3' V-3' SOD LAWN II U TUFTED HAIRGRASS 1 UJ E) ECHINACEA PURPUREA'WHITE SWAN'*" 1 GAL POT PER PLAN io 3' 8" WHITE SWAN ECHINEACEA Q LIATRIS SPICATA'KOBOLDI GAL POT PER PLAN 8 2' 2' If ® BLAZING STAR V U LJ O _ — — — _ _ I I_ I_ ( ® AMSOBLLUEBICE B UESTAR �L POT PER PLAN 7x �2" i8" _0 ^ :•* t GAL POT PER PLAN 54 2' 12"-78" C r� _ /N N GEORGIE MARIE LANE C�1 _ I S Ste' ��'� S I G SESLEAAIUTUMNMOORGRASS `�S�—S �I� S —S J J — J S 1 / ` I G II II II II I 1 v NEPETA X FAASSENII'WALKERS LOW'*** t GAL POT PER PLAN 54 2' 2'3' ,n WALKERS LOW CATMINT FESTUCA GLAUCA'BLUE SELECT**' i GAL POT PER PLAN 36 12"-18" 12" BLUE SELECT FESCUE OTHER 5i E _ SMALL ROCK BARK(OR APPROVED EQUAL) 6,500 sgft 3"DEPTH KENTUCKY BLUEGRASS SOD 17,300 sqft ` ate issue tt o8 t v.r"ouo a a Y V a L V Block 3 Lots 1-6 Landscape Plan N Ll , Block 3 Lots i-6 Landscape Plan " -0" p S ,p -xo L 1o6 3 v •P�C.OF.MOhr,-\. PRUNE TREE TO REMOVE �''y PRUNE TREE TO REMOVE DEAD OR DAMAGED LIMBS AND 'OY DEAD OR DAMAGED LIMBS AND BRANCHES 270 �..rt BRANCHES '�� ' <iceNs�.' fi! TREE STAKES AND TIES ;?p TREE STAKES AND TIES AS SHOWN. STAKES SHALL S.•..•. -. �� AS SHOWN. STAKES SHALL BE DRIVEN INTO EXISTING, D D RUNE SHRUB TO EAD OR DAMAGEDMOVE BE DRIVEN INTO EXISTING, UNDISTURBED SOIL AND BED EDGING AND UNDISTURBED SOIL AND ,,� h�� SHALL NOT PENETRATE THE AND BRANCHES MULCH AS SPECIFIED Y^+ L V ROOT BALL STAKES TO BE SHALL NOT PENETRATE THE �l ROOT BALL STAKES TO BE REMOVED AFTER TWO YEARS. \' REMOVED AFTER TWO YEARS. ELEVATION OF SHRUB FINISHED ELEVATION OF TREE CROWN TO BE 3"ABOVE TOP DRESS WITH,"COMPOST AND TILL NATIVE SOIL TO 12"DEPTH FINISHED ELEVATION OF TREE '`r CROWN TO BE MIN 3"AND FINISHED GRADE ELEVATION CROWN TO BE MIN 3"AND MAX 6"ABOVE FINISHED GRADE P •� MAX 6"ABOVE FINISHED GRADE TRIANGULAR SPACING 0 CIRCULAR SWALE TO RING TREE, CIRCULAR SWALE TO RING TREE, v CIRCULAR SWALE TO RING 41 3'DIAMETER WITH 3"HIGH v�o SHRUB,2'DIAMETER WITH 3" MOUNDED RING OF DIAMETER WITH 3"HIGH MOUNDED RING OF SOIL v v�v HIGH MOUNDED RING OF SOIL M - v BURLAP TO BE REMOVED BURLAP TO BE REMOVED FROM TOP Y OF ROOT BALL v v FROM TOPY OF ROOT BALL AMENDED SOIL, REMOVE WR CAGE FOLLOWING ALL CONTAINMENT MATERIALS REMOVE WIRE CAGE FOLLOWING MOUND TO PLANTING. __ AROUND ROOTS TO BE REMOVED PLANTING.• ' ELEVATION OF I PRIOR TO INSTALLATION CROW �� _ Y NATIVE SOIL WITH Y SANDY LOAM Y3 NATIVE SOIL WITH Y,SANDY LOAM ANDY,DEBRIS FREETOPSOIL - Y NATIVE SOIL WITH SANDY ANDY3 DEBRIS FREE TOPSOIL LOAM ANDYj DEBRIS FREE X=PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING GI 'AL - TOPSOIL Y=SPACINGBETWEENROWS. 86%OFX p GRADE EXCAVATE HOLE C EXCAVATE HOLE O=PLANT LOCATION c0 2X DIAMETER OF ROOT BALL 2X DIAMETER OF ROOT BALL �I I I EXCAVATE HOLE d Ball and Burlap Deciduous Tree Planting Detail 2 Ball and Burla Deciduous Tree Plantin Detail-On Slope Shrub Plantin Detail DIAMETER OF ROOT BALL Perennial Planting Detail 2 SO1 3/8"=t' Sot 318"=,' Sot 3/4"=t' S°� t z=T ,,• c m PAVEMENT EDGE-SEE PLANS O E AND PAVING DETAILS FOR O N ADDITIONAL INFORMATION. = m SEE ALSO EDGING DETAILS AS SOD PER PLAN APPLICABLE. t"FACE REVEAL 3"MIN.TOPSOIL;SEE NOTE Y4"MINUS WASHED AGGREGATE BASE MATERIAL UNLESS BED EDGING AND Y,6"x 4"NATURAL STEEL EDGING OTHERWISE NOTED.SEE PAVING MULCH AS SPECIFIED DETAILS FOR BASE MATERIAL MULCH MATERIAL PER PLAN DEPTH MIN 3"DEEP. SOD PER PLAN FINISHED GRADE FINAL ELEVATION MIN t"BELOW '^ TOP OF STEEL EDGING VREVEAL-SEE NOTE 2 U I L- TOP DRESS WITH t"COMPOST AND TILL NATIVE SOIL TO 12"DEPTH #4 REBAR,24"OC,MIN.,8"DEPTH SLOPE BOULDER PER PLAN Z ::..:....... SPOT WELD ON SITE TRIANGULAR SPACING I TO STEEL EDGING COMPACT AGGREGATE U I- 3"MIN.TOPSOIL SEE NOTE 3 BASE,3"DEPTH PREPARED SUBGRADE.REMOVE —•— WEED FABRIC PER PLAN ALL STONES OR OTHER DEBRIS U)= GREATER THAN,"DIA.AND TILL x TO Y OF BOULDER TO BE BURIED U 4"STAPLES, OC EXISTING SOIL MIN.4"BEFORE BELOY3J FINISH GRADE w L_ ADDING TOPSOIL OR -- - _ NATIVE SOIL � PREPARED SUBGRADE.REMOVE ALL AMENDMENTS. _ STONES OR OTHER DEBRIS GREATER NOTE: THAN t"DIA.AND TILL EXISTING ,. SLOPE PLANTED AREAS AWAY FROM PAVED AREAS —III— _ I i SOIL MIN.4"BEFORE ADDING 2. FINISH GRADES AT PAVEMENT EDGES MUST BE AT A LEVEL SUCH THAT I I-1 I I— — — I-1 I I— U TOPSOIL OR AMENDMENTS. THE ESTABLISHED TURF SURFACE WILL BE ONE(,)INCH BELOW TOP OF X=PLANTSPACI CI REQUIREMEEFER TO NT NOTE: LEGEND FOR SPACING REQUIREMENTS. t. CONTRACTOR SHALL PROVIDE A 6"MINIMUM DEPTH OF TOPSOIL WITH," PAVEMENT FOR A MINIMUM DISTANCE OF SIX(6)FEET FROM THE EDGE. m Y=SPACING BETWEEN ROWS,86%OF X. COMPOST TILLED IN ON ALL LAWN AREAS.TOPSOIL SHALL BE DRUM ROLLED 3• CONTRACTOR SHALL PROVIDE A 6"MINIMUM DEPTH OF TOPSOIL WITH r_- o=PLANT LOCATION OR TRACK-PACKED AND GRADED SMOOTHLY AND EVENLY. ,"COMPOST TILLED IN ON ALL LAWN AREAS.TOPSOIL SHALL BE DRUM (D ROLLED OR TRACK-PACKED AND GRADED SMOOTHLY AND EVENLY. Ornamental Grass Planting Detail r 6 Edging Detail K-7-\ Sod Planting at Pavement Edge s Boulder Detail 50� 1/2"=,' Sot ,"=,' Sot 3/4"=t' So, ,"=,' Y4"X 18"PLATE STEEL Y4"X z"X z"ANGLE STEEL STIFFENER y"X,8"NATURAL STEEL FOR PLANTER -�� BED.CONTINUOUS WELD;GRIND SEAMS E AND CORNERS A Y4"X 2"X 2"ANGLE STEEL STIFFENER Y4"X 4"X 4"ANGLE STEEL Y4 X 2"X 2"ANGLE � 2 ON E'NTERINLESS STEEL LAG ALONG LENGTH OFOLT PLANTER SPACED STEELL CORNER BRACE PLAN VIEW +e" Y"X 4"NATURAL STEEL RETURN FOR PUNTER BED BASE.CONTINUOUS 3"Min THICKNESS OF Ya" ate ISSUe Y11X,8"NATURAL} WELD;GRIND SEAMS AND CORNERS Minus 11108117 COMPACTED GRAVE STEEL FOR 4"X 4"TREATED TIMBER FOR BASE OF PLANTER; (NATURAL FINES SEE PLANTER BED. PLACE ON 6"OF COMPACTED Yq"MINUS GRAVEL SEE PLAN FOR DIMENSIONS CONTINUOUS NOTE t.) WED;GRIND 6"COMPACTED GRAVEL BASE 3"Min THICKNESS OF a _ _ SEAMS AND •t Max16'MinWIDTH LOPE "Minus COMPACTED a CORNERS �- CR SHED GRAVEL BASE w °' ,. u 6"OF Y4"MINUS COMPACTED SUBGRADE COMPACTED (SEE NOTE 2.) GRAVEL NOTES: SIDE SECTION ,. NATURAL FINES SHALL CONSIST OF 8o%SAND,to% Landscape SILT,AND 10%CLAY Details 4"X 4"X 8'TREATED NATIVE SOIL z. A SOIL STERILANT SHALL BE APPLIED TO THE FRONT SECTION/ELEVATION TIMBERS FOR SUBGRADE PRIOR TO PLACEMENT OF GRAVEL BASE. BASE BELOW GRADE Raised Steel Planter tio Raised Steel Planter t, Class 11 Gravel Fines Trail(typ) L 501 +;" Sot t/z"=t' Sot ,"_,' S°1 3/8"=t' v .moo,• � ��`Z': SUITABLE STRUCTURAL BACKFILL TR oY RAINSTORE3 STRUCTURE OR EQUIV. scH70 € 2E 8 OZ.MIN NON-WOVEN ':Cv`'•. GEOTEXTILE FILTER '..'LOS•<.cENs� FABRIC ENCASING `CAPE AR ' BOULDER PER PLAN UTILITY MARKERS.USE METALLIC *BX STRUCTURE TAPE AT CORNERS OF INSTALL TOGEOGRID(TENSAR Y TO Y.OF BOULDER TO BE BURIED MARK THE AREA FOR FUTURE 1200 OR BELOW FINISH GRADE UTILITY DETECTIONEQUIV.) i FINISHED GRADE KENTUCKY BLUEGRASS BACKFILL COMPACTED TO 95Z MODIFIED PROCTOR DENSITY.u" (0.3 M)MIN,36" (0.9 M)MAX DEPTH NON-CORROSIVE HOSE USED TO FASTEN LINER TO PIPES TO PREVENT BACKFILL 40"(1.0 M)GEO-GRID(TENSAR BX FROM ENTERING STRUCTURE 1200 OR EQUIV.)OVERLAP GEOGRID(TENSAR BX 1200 OR EQUIV.) DETENTION OUTFLOW PIPE IF NECESSARY. RAINSTORE3 STRUCTURE SIZED FOR DESIRED FLOW RATE.LOCATION RA EQUIV. NEAR INFLOW ALLOWS SUSPENED SOLIDS TO EXIT BEFORE SETTLING 8 OZ.MIN NON-WOVEN GEOTEXTILE FILTER FABRIC C) to ENCASING STRUCTURE C " - EXCAVATION LINE '_ T O SUITABLE STRUCTURAL N 2 BACKFILL COMPACTED SUITABLE STRUCTURAL BACKFILL COMPACTED TO 95%MODIFIED TO 95%MODIFIED PROCTOR DENSITY C PROCTOR DENSITY ' GEOGRID(TENSAR 20"(0.5 M)MIN TO ALLOW > E p 8 OZ.MIN NON-WOVEN BX t2oo ORE EQUIV.) SPACE FOR PROPER COMPACTION 1 0 O GEOTEXTILE FILTER Q )FABRIC ENCASING EXCAVATION LINE GEOGRID(TENSAR BX t2ooOR EQUIV.) Co STRUCTURE t-T`� Planting Over Underground Stormwater Structures So NTS /� U/ CD L_ Z ::3 4— U � U w Cd CL (D U C (D iv E ate Issue tt o8 t s,-*-wo a 0 d Y V N L V Landscape Details L 502 v...-o�:�ro•rro-owi�.-.,;.e�y .. � --,=r.-:'-.� •..°�-.-ro-rr.v-�o��°a�i�o�.��c�0i°ioi°i°i� �.7 _ -t ��o•�ooe►0000 C000000►e00000►oo♦ 1 I►�00♦ 1..>0� `[N1��1\ 'li��.,.'►�1000000.♦0001�00010�0000♦ •000000�00000.1 ►�.�.�0 �..:..!i ��S y:;r/a r000000•►0000. 000000•►000e0ie0000l•000000. - i a/fi'':►I�'-r°OO.ta.��.off,o�.00�.�.�. ►.0000.°.�oo�►.o.°mm�e°a0.._.!,� • 1 • •• • • • ►000• � - n.l.:;�i'io�e.e-.-.��.oto�o�oe�o'•o�....oJ�o�oe��.- eoo (►0000001 \ I'ilii"lii'1 r� _t_._-�. -t" .—.c, !,�.�. �'� �. f ■■dMXi4::lll' "_.; II,'�I•'1 . . 1 ►_°0°0° SPRAY • °oi►i° �' sod; ,� li,.lf'%•'rl%1r " . " . ♦°o 0000f'�-drYwcaln o1 S ,! . :..'.r _ ►oo. (SOD) • CONTROLLER 1120 ANN ��oo♦II �� ,�: `�i i— WEATHER STATION \ i;::�;:iyl!r� i��I `tom �' �•\:�_ SPRAY Hoom .�:��_1�reoei Oi i°i i ►.ovoi� 7 H.E.BLVD 3,,�,, aps mm ...wxNlffl; 1--_ I ssaoa mouss simiss, vmmkl�, NiiX imm ___ - 0 -. .- _ BUBBLER �H.E.TREE k . . week I MM I 570 gal rt1 I /. , , „ / �' bJl I►1;� I•JV nI'000000000 ..►..... 0000♦ .....►00000♦ -�® 4► '� \�•Il�t!i;1;'1�i0°.ei�i�c4%i!.�°w2.le!o!o!.�i�°o�0o°c°o°.°.°i�°e°o°.°s�►°o°o°o°o°.°i1 �� ,1- 1;;•0% `�•��..00w�•0000:oeosoo/ r '!.01'...OQ•�N'��C�O'�O�NMiOiei.o-o •0�000.00000♦9:: ,y•e f000o00��0000000D.OSOD .�i�i i:i�1•�G„_0�0��AA0�1 v\ . _Irk.w+:.YY, • w. 4. s0000�ti 10,15 � � ! • • - lei°�•i I_K' ._.i:: �• \ • • -• • • • `i►i°i u IN we +.!O.!�dYY.«::II�I'�"L--�of � • • • • • • -•• •- ►000 `�0�0' 4XNN+IIII 11� / y SCIiERER ! 270 `.' IICENS� .�•. .. . SC.APE_AfiGa�' FINISH GRADE. QUICK COUPLING VALVE: MANUAL BRASS SHUTOFF RAINBIRD HQ44-RC OR EQUIVALENT (1) BALL VALVE 43"ROUND VALVE BOX WITH l INTERIOR OR EXTERIOR WAL'1� t"x4"CEDAR PANEL BACKFLOW LOCKING LID +s+h MANUAL BRASS , ENCLOSURE — - 3 INCH MINIMUM DEPTH OF MINIMUM CLEARANCE SHUTOFF O O BALL VALVE MODEL MWS-FR OR SIMILAR - 4"WASHED GRAVEL 1 FOR DOOR OPENING O OPTIMUM MOUNTING BRICK(i OF z) O CONTROLLER MODEL PER PLAN FINISHED GRADE HEIGHT 6'ABOVE GRADE PVC SCH.8o NIPPLE O CONTROL WIRE CONDUIT, I O 2"PIPE PVC iXi TXT COUPLING LASCO • O 3 G132212 SWING JOINT UP TO 21/2"SIZE I WINTERIZATION ASSEMBLY TO BE MOUNT TO POST OR WALL — PVC OR POLY MAINLINE PIPE 3 ADDITIONAL CONTROL WIRE INSTALLED AS CLOSE TO BACKFLOW ' WITH CONDUIT CLAMPS I PER PLAN O O CONDUIT,UP TO z"SIZE. NOTES PREVENTER AS POSSIBLE. j OO RUN LEAD WIRES 36"q4 REBAR WITH STAINLESS ° 3/4"POWER SUPPLY CONDUIT i. CONTROLLER STEEL GEAR CLAMPS Os J-BOX INSIDE CONTROLLER i. i X11 BACKFLOW ASSEMBLY,PER LOCAL CODES AND ORDINANCES NOTE: NOTE: ° CONNECT PER LOCAL CODE 2. PRESSURE VACUUM BREAKERS MUST BE INSTALLED AT LEAST 12"ABOVE FOR MOST ACCURATE TEMPERATURE SENSING,ROTATE THE DOWNSTREAM PIPING MWS SO THAT THE THERMOSTAT PORTION POINTS SOUTH. FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THATTHE O SUPPLEMENTAL GROUND WIRE 3. ALL NIPPLES AND VALVES TO BE COPPER OR BRASS THE MWS IS DESIGNED TO MOUNT ON A POST OF 2"PIPE, ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX Q c INSTALL PER ASIC GUIDELINES �\ ANY COMBINATION OF PIPE AND FITTINGS MAY BE USED. _ �1 Irrigation Controller Detail t 2"), Backflow Preventer "3� Mini Weather Stat_Ion-Hunter or Equivalent /Quick Coupler a 70t NTS lot NTS 701 NTS 70 NTS N o E 2 0 m FINISH G -RADE _ _ - _ - - - - - - - LATERAL t t8" y � .. . ----. . MAIN LINE LOW VOLTAGE WIRE LATERAL p BEDDING o I • sEMQNs . LOW VOLTAGE WIRE LATER ALL ° p FS PLACE BOXES MINIMUM ONE • U. ureRww� PAVEMENT EDGE , IN TRENCH FINISH GRADE .p (1)FOOT FROM EDGE OF PAVEMENT SCH.40 PVC SLEEVE-4"MIN.OR 2X THE O.D. ° p ALIGN BOXES PARALLEL TO THE ' 7 m ' OF THE IRRIGATION PIPING 1'MIN. v EDGE OF PAVEMENT L 73 FINISH GRADE - DEPTH PER TRENCHING DETAIL I v OI FINISH GRADE (� U MARKING TAPE TAPE AND BUNDLE ALL WIRING AT 1o' — - WRAP 1z GAUGE WIRE AROUND EACH END - EDGE OF PAVEMENT I OO 1o"VALVE BOX W/LOCKING UD v INTERVALS. USE 6"WIDE MARKING TAPE 6" OF THE SLEEVE AND EXTEND TO THE ° ° ° NIBCO T-i13 BRONZE GATE VALVE OR ABOVE ALL DIRECT BURIALWIRING.ALL SURFACE 3 O 3� OEQUIVALENT U g" g+ SPLICES SHALL BE MADE IN VALVE BOXES WASHED AND GRADED MORTAR O SCH 40 MALE ADAPTOR III AND LOCATED ON AS-BUILT PLANS. SAND BACKFILL IN ROCKY SOIL O SCH 40 PVC MAIN LINE W ra m DIRECT BURY CONDUIT ALL 120V.WIRING SHALL BE IN CONDUIT WITH NOTE: - - - - PROVIDE EQUAL SPACING BETWEEN BOXES (1) SECTION SECTION MARKER TAPE AS ABOVE.ALL WIRING UNDER i. CAP SLEEVES UNTIL USE EQ. EQ. I I S TIES PAVEMENT AND THROUGH SLEEVES SHALL BE 2. 4"MIN.HORIZONTAL SEPARATION REQUIRED BETWEEN SLEEVES IRRIGATION CONTROL VALVE BOX (10 LOOP IN CONDUIT. IN THE SAMETRENCH. NOTE NOTE: U 3. IRRIGATION PIPE AND CONTROL WIRES SHALL BE SLEEVED GROUP SIMILAR BOX TYPES AND SIZES TOGETHER,I.E. PLACE FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE Lr) TIE A LOOSE 2o"LOOP IN WIRING AT ALL SEPARATELY. RECTANGULAR OR ROUND BOXES TOGETHER. ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP '0 CHANGES IN DIRECTION GREATER THAN 30 4• SOIL AROUND SLEEVE BACKFILLED AND COMPACTED TO THE OF THE BOX. DIRECTBURYVIwN CONDUIT. DEGREES. UNTIE ALL LOOPS AFTER MAKING SAME DENSITY AS THE SURROUNDING SOIL CONNECTIONS r 5�Trenching Details / 6 Irrigation Sleeve K7 Valve Box Layout 8 Isolation Valve m Tot NTS lot NTS 701 NTS lot NTS m ui E m C m iG I O VALVE BOX WITH LOCKING LID I O FINISH GRADE-SEE NOTE OSUPER JUMBO VALVE BOX ate issue O REMOTE CONTROL VALVE O FINISH GRADE-SEE NOTE O N WATERPROOF CONNECTIONS(2) " 11108117 �3 ' O 18-24"COILED WIRE OO DRIP ZONE KIT + 7 O SCH.80 TOE NIPPLE "TOP VIEW" O SCH.40 FITTINGS Io O WATERPROOF CONNECTORS(2) + t COILE WIRE OFINISH GRADE OBRICK SUPPORTS(4) 3 O OSCH 8o T.O EDNIPPLE z OMODEL PROS-04 OR EQUIVALENT 03"MINUS WASHED GRAVEL a _ o ICH 80 PVC SOLVENT WELDED UNIONS AO I O MAIN LINE PIPE&FITTINGS OO LATERALTEE OR ELL �F��NN 55�H{cG TCHRISTYID.TAG " ° ° O BRICK SUPPORTS(7) �I I OOLATERALPIPE = IOiViOiDEL120o4ROTORHEADOR t OO /4"MINUS WASHED GRAVEL OSWING JOINT: O��QQ u SDR 21 PVC LATERAL PIPE Io LATERAL PIPE AND FITTINGS O RAINBIRD SA125050 OR EQUIVALENT OUINSIRD SJ127575 PRE-FAB SWING JOINT OR EQUIVALENT II PVC SLIP UNIONS(2) — OLATERALTEE OR ELL OLATERAL PIPE NOTE: ° 3 O Irrigation FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ° "SIDE VIEW" " ° NOTE: Details ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE OF THE BOX NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THATTHE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE FINISH GRADES AT VALVE BOXES MUST BE AT LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OFTHE BOX. BOX L 70� irri ation Control Valve-TURF to Irrigation Control Valve-DRIP 11 Hunter Pro Spray or Equivalent t2 Rotor Detail 70t NTS Tut NTS lot NTS lot NTS v / Z. NOTE: '`: SCMERER �? . 1. DIRECT(z)EMITTERS PER SHRUB AND(3)PER TREE ' 270 2. EMITTERS SHOULD BE PLACED INSIDE TREE WELL,HALFWAY v:' BETWEEN THE BASE OF THE TREE AND EDGE OF ITS CANOPY. S cerisf° ' 3. RUN XERI-TUBE 700 DISTRIBUTION TUBING NO MORE THAN CgpE Aar'' z5o'LENGTH 4• RUN 1"VINYL DISTRIBUTION TUBING NO MORE THAN 5' LEN&H GALVANIZED TIE DOWN STAKE: XERI-TUBE 700 PRESSURE DIFFUSER BUG CAP: COMPENSATING '"TUBING EMITTER MODULE �"TUBING STAKE: DRIP EMITTER MULCH AS SPECIFIED 1"VINYL 61STRIBUTION TUBING TUBING STAKE DIFFUSER BUG CAP WEED CONTROL FABRIC TREE AMENDED SOIL 1i"VINYL DISTRIBUTION COMPRESSION TUBING ADAPTER e SINGLE-OUTLET EMITTER PVC FITTING AND RISER XERI-TUBE 700 N `TREE SECTION TREE PLAN PVC LATERAL PIPE t7MM BLANK PLD TUBING N COMPRESSION FLUSH �"BARBED CONNECTOR m (6 � t Drip for Trees and Large Shrubs 0 Emitter on Stake 3 C 70 NTS kk7Oy NTS O = O m L I Z ��3 V U N � U w (D N o m V7 C o CO .msoana m ai E A c w r ate issue 11081 v a Y a t V Irrigation Details L 702 v NISNININILLOZO 1,169789101,3(ed• 8869289109:4d• W69 •eue1LIOW'uew6209• •QAvAm14WN«< suOlslnaj ssaippe apoo;oefoid ways 0 3 1 V tl O d tl O O N 1 � jw 38n10311H08V 3 • D. %1 s u � »0 •LI U I •MO W m O N O . -J �� 1 1 Y t •t 1w to S t / IZ $ a� . 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LLI SARTAIN STREET ••.��.� z mom e • Wu-uemsTivkUN30-NroW-SWHlslu-n-ou-ue-huotpaJlpsbvppjuy2JJJIe11 OFF SITE WETLAN51 ROJEC PROJECTBOUNDAR L TBOUNDAR r ao EDUCED • _ q - — ` \ `"T' \ \ t .\ y.ya �. ,r .� t ETLAND m RWSA-2 ( RWSA-3 i �� ON SITE WE \ 3. , ETBACK PROJECT BOUNDAR L1 1'" ( � SCK ETlJ1ND\\ \\ ETBACK .�` -- —� ETBACK REDUCED r�� 1 IIII 1 � •� ago DUCEDETLAND ETBACK is I ( o �• ` L - y I BUILDING BU LI DI GN 6 WSA 1 I �; I BUILDING 5 R - \\ �,. , NIX I x. 1WEDETLAND `may \ \ S �. 'NEW GRAVEL _ \ \ •r I I ,: u°i C � EBACK �� IL � ,: E • + 7 _ (.� _ - - +. �. •�,^,_\ - .. -. °-f�i I T-- 11• 1 I ROJECT A:, ......... ETLAND SETBACK 4�fi ,I _��` _ '1 I �- OUNDAR Y w c + 0 ✓.� `- ``• ` : i - ��,. ' SIDEWALK_? E _ _� -WETLAND t -' - - - `WERAND =� �' - y_ o • SETBACK .�� , -- - 'f/ ZONE 2—MAILBOX - - SETBACK f \ \ _ �_i_ •••••• W ZONE 2` -f g- r— F x-�� ./►___= — CLUSTER—, HOOVER WAY , SETBACKJ� �� ' - + z ONE 2 ��/ LJf 'r�N� `� ��s�r�r•�•► \\�\\1 �'r .\\` % _ U monROJEC cc ROJECT BOUNDAR 40 -� • �A ' �� : OUNDAR J•I I ,,•`V ; �, ,• _—�{. SIDEWALK• - - —�.` .\'�\ .. If ;- r SIDEWALK_ I ROJECT BOUNDAR '�` OG ♦PAC'. , ( \ ' \ - 1 TAT10 !` - CO MO N BPACE. �F \ \ COMMON OPEN SPACE 1 o ROJECTBOUNDAR PRELIMINARY I1 ETLAND SETBACK .:�+�`- _ ." t'3 _ - ——\- f *=— 'i— -=_ NOT FOR ONE 1 . f J. "L- - R ,_ �N1��\ _-S _ � _. '4, � ^� 1 �," ,�.' � CONSTRUCTION i ►Si . I-'r'gr�_1 1 Q FF SITE WElLAN BUILDING 3 I _ D i F ' �-' —�_ _- ��1 1 I '9 _ i i L1.1. BUILDING 4 D I - ` tl+l n m _ �I 1; 1 N I I D I I _ {{ -� - r s. . y O * ti'tISTING WETLAND PARK PONDWETLAND PARK POND `� EDUCED 1 i �� rn r^•'�'- t.. s EfLAND I � rn I ETBACK .'.. is ,.a. -ff S F -...S 1'_�,j' •--.- 'p�,i It , 4 A 4 ETBACK ZONE 1 's•' -� ' P` _ x' + T F - ROJECT c 1+ , _- - ,- ! ¢ �, .a .. x - - :1 • .I ` !] I:: - I" �, _ r ' -�7 1 ♦ s 1 'S f �t _-,�F I �OUNDAR -,BALDING 24, BUILDING 11 . ;`'' _ ! i f s \. c '1 ! I _y>•-=ram _ � ��. _ 1i,'1 � 9ozEMAN,MT y %11 f { � s-_- �= I \ 59718 ETLAND ETBACK ZONE 1 �! t ETLAND SETBACK E ram) I ti - - - © _ ONE - ROJECT BOUNDAR �OJECT BOUNDARY�BOUNDARYA HMS O I '] I IWETLANDSETB - HOOVER WAY r SONEACK 4. TOWNHOMES U 0) c WETLAND :SETBACK S -•»» DELINEATED WETLAND BOUNDARY O •� + ZONE 2 EMTMO VEL R L REDUCED WETLAND SETBACK AREAS: CL o {-r r wine 30'WETLANDSEBACK 50'WETLAND SETBACK RWSA-1 WETLAND SETBACK REDUCED TO 38'-MAINTAINS FULL 30'WIDE ZONE 1 won PROJECT BOUNDARY RWSA-2 WETLAND SETBACK REDUCED TO 30'-MAINTAINS FULL 30'WIDE ZONE 1 CITY PARK PARCEL NOT PART OF PROJEC 1 SIGNS-SEE ATTACHED SIGNAGE DETAIL SHEET: RWSA-3 WETLAND SETBACK REDUCED TO 34.5-MAINTAINS FULL 3V WIDE ZONE 1 1 RWSA-4 WETLAND SETBACK REDUCED TO 30'-MAINTAINS FULL 30'WIDE ZONE 1 S-1=WETLAND EDUCATIONAL SIGN(2 TOTAL) A1 .2 v S-2=WETLAND BOUNDARY SIGN(10 TOTAL) 0) S-3=NO FERTILIZER/HERBICIDE AREA SIGN COLORED SITE PLAN t AND WETLAND EXHIBIT S-4=WETLAND BUFFER SIGN MOUNTED TO INSIDE OF FENCE(8 TOTAL) y t9 _ 2017-11-08 1 COLORED SITE PLAN AND WETLAND EXHIBIT • Y 9 FENCE-SEE ARCHITECTURAL P) SITE PLAN FOR LOCATIONS _Z fXS R.S.CEDAR CAP Z • DM R.S.CEDAR O N y� FNSII FACE N }s� OUT M. �� GEORGIA MARIE LANE ;2 SEALER-NAP-PAL (60-R.O.W.) 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