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HomeMy WebLinkAbout638300224532615148) 17232 Bridger Vale Subdivision 06 Manley R• Ebbighausen Homes 05/11!2017 V Q I r � a «find s+ �ii'Y�d'r",b f?w. 5. R`�. �y •.�E�'"k r;14 :� r *i.i •r., +' F ,C.._c+Y.:s.E._..F.t...3s:.• r Lt,'¢:�....xs•x:r., :-�. 7,'_i,_x �- -'-- Ne: -.W- 1 r r .�--� r ,, r • R s a �� � � r i P FEB 15 ' G0mN.l 9 Y � T i� �.: .. . .. ,r.—v+, , ,� d _ � . . � . . . �� � i - - - .. _ ._ ,. -. .. ... .. B . i.� a`� e •, " t z z i y i a f i 11 7D "c I�D (� LFEB 15 2019 .i UN:'D% QE j rr s.. �i,•, .�'tj�. YA.t It al ' a 4 I ,t. Nl- ' r j • i a n I JA N 0 91201.9 I' +^?AAFnir I =�-..-�=r -- _� _.. ' ,,,_.� '"m �i-� '"� �'�� �. --�.��> �_ �`i. `� � � � � a3 . Co � a c.� L � .:i'� =, :.f �:- ,. ,4 C 1^ 1+i E , t � i i V i t� • y i i� 4 ' W - 1 y L• k: y r 4g t \ Cite;•' � . 3� sue: F: • S •4X .4.7G6 ' u Page 1 of 31 17232 City Commission Findings of Fact for the Bridger Vale Planned Unit Development (PUD) Date: City Commission Public Hearing March 25, 2019 City Commission Room, Bozeman City Hall, 121 North Rouse Avenue Bozeman,*MT 59715 Project Description: A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park fiontage, street design and a request for concurrent construction. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot,one common open space lot, one City Park lot with an associated street and alley. The site is located on 6.48 acres zoned REMU and PLI. Project Location: 806 Manley Road. The parcels are legally described Remaining Tract GLR-1 of COS 221, located in the Southwest '/ of S 31, TO1 S, R06 E, P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions and code provisions 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 17232 and move to approve the Bridger Vale Planned Unit Development application subject to conditions and all applicable code provisions." Action Date: March 25, 2019 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The property owner and applicant made application to develop the vacant property directly north and adjacent to the East Gallatin Recreation Area (EGRA), accessed from Manley ' Road. The development proposes a townhouse development with a future commercial building lot. The proposal include four townhouse clusters including four dwelling units each and two two-unit townhouse. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park-lot with an associated street and alley. The subject property is recently annexed to the City and is zoned Residential Emphasis Mixed Use District and Public Lands and Institutions. Five relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed with the application: 1. BMC 38.320.040 Table of Form and Intensity Standards. The application requests for a modification to REMU required setbacks to allow townhouse clusters to exceed the maximum front setback of 15 feet. 0 • 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 2 of 31 2. BMC 38.420.060.A. The application request .permission to not provide the minimum park street frontage required. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c. The application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section and not as required by the code for a local street. 5. BMC 38.550.070 Landscaping of public lands. The application requests*to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. Concurrent construction of the adjacent street, site infrastructure and buildings is proposed. The criteria for granting a PUD are found in BMC 38.430.090. 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 as required in BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City. The applicants can request relaxations from the code in exchange for a higher quality of design. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default REMU district. The Development Review Committee(DRC)has reviewed the application. Based on its evaluation of the application against the criteria,the DRC found the application adequate for continued review. The DRC supports the granting of concurrent construction for this project with the satisfaction of all code requirements related to concurrent construction with the final planned unit development application. The Design Review Board(DRB)reviewed the application on February 13,2019. The Design Review Board is the design review advisory body to the City Commission on this application. The DRB recommended approval of the project with the conditions and code provisions outlined in this staff report. The Recreation and Parks Advisory Board Subdivision Committee reviewed the application on March 8,2019 and recommended approval of the applicant's park related relaxations and parks plan. The Community Affordable Housing Board reviewed the application on March 13,2019 and recommended approval of the applicant's proposal to utilize cash in lieu of affordable housing in order to meet code requirements. 17232 Findings of Pact Bridger Vale Planned Unit Development(PUD) Page 3 of 31 The City Commission held a public hearing on the application on March 25, 2019. After the City Commission reviewed and considered the application materials, staff report, advisory review board recommendations,public comment;and all the information presented,they made individual findings and voted 5:0 to approve the motion to approve the application. The Commission agreed that the application met the criteria established by the Bozeman Municipal Code. Therefore,the application was approved with conditions and applicable code provisions outlined in these findings. The City Commission's review, deliberation and findings may be found under the linked minutes and recorded video of the meetings located at this web page filed under the date 3/25/19: httys://www.bozeman.net/services/ci!y-tv-and-streaming-audio. One public comment was received on the application at the public hearing. Unresolved Issues There are no unresolved issues with the application. TABLE OF CONTENTS ExecutiveSummary............................................................................................................. 1 UnresolvedIssues............................................................................................................... 3 SECTION 1 -MAP SERIES .................................... . .............................................................4 SECTION 2 -RELAXATION/DEVIATIONS/VARIANCES .......................................... 11 SECTION 3 - CONDITIONS OF APPROVAL................................... ............................... 11 SECTION 4—REQUIRED CODE PROVISIONS................................................................ 12 SECTION 5 -ANALYSIS AND FINDINGS ........................................................................ 13 SECTION 6 -FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS ................... 26 APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY................................ 28 APPENDIX B—PROJECT BACKGROUND....................................................................... 28 APPENDIX C—OWNER INFORMATION AND REVIEWING STAFF........................... 29 APPENDIX D PLANNED UNIT DEVELOPMENT INTENT........................................... 30 ATTACHMENTS................................................................................................................... 31 17232 Findings offact Bridgerr r r Unit Development(' I Page 4 of 31 r SERIES EM MW sf ALLA NPA_R .DR � � � aL1ATTN ARx Dft Zoning 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 5 of 31 GAL•LAT1N PARK DR t] a w a bt•URTL' , CALLATIC PARK UR Legend' Q Planning Projects Selection �,J Pareols Roads Alloys City Limits Community Plan Future Land Use []Residential I~� Residential Emphasis Mixed Use Suburban Residential Regional Commercial and Services ®Community Core ( ]]Community Commercial Mixed Use Q Business Park Mixed Use Industrial Public Institutions Parks,Open Space and Recreational Lands Other Public Lands d Golf Course © Present Rural Growth Policy Designation . I • • 17232 Findings of FactBridger Vale Planned Unit Development(PUD) Page 6 of 31 i i CALLA IN[YARK URA 0 Legend Q Planning Projects Selection 4"Q.�CI+� +- j Parcels R 1 E `VfVY Roads cloys City Llmlls Land Use(1/1115) Q Mixed Use Q RostauranhBar ON,Commercial Retail Sales,Services,Banks 0 HolchMolel Commercial Auto Admi nlsl rnUvelProf esslonal Q Light Manufacturing Q Goll Coursc Park or open Space ®Conservation Easement Church Public Facility SchoollEducational Facility rl Single-Household Residential Q Duploffriplox Residential Mutli-Household Residential Mobile HomoWobllo Park 0 Right-of-Way Q Undeveloped Vacant Current Land Use Page 7 of 31 EXHIBIT A—EAST GALLATIN RECREATIO\A AREA MASTER PLAN 2/2 �r zY N. 4 P ''proposed Brid9 New ry Roams /ale To�Nnhom�s ;', 04: Paved Park- Road and , i f Parking Lots =': ' 'r x '•, 4 " t • • • t - ! wa mot Figur 'S - E RA�Proj t Ove City Commission Approved Parks Master Plan for EGRA October 2017 I U I z o Q I:. r aaF a• sp;.. OD bD got 101 vfla LT/1- 6'Zee LYt B1.►ZSI/] �I ,��IE• 'L E y $ten ` I as w s1,- (► �'_ 8 Q t yam- Yi y d10-1 low 11 1 101 p I. PIZ — '1 —ti— —..— Dv _D✓ W 09 Cd y.. � 15•�e r I � Its gal I eV r( P3 u�I 9 Z I 8 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 9 of 31 4.64 AG. fYitl � t—r. 1^--T—�-�'- .i�' `"_+�< u. ,a �`� r3. � � \` 1 '�v`.1 / tom•, --------------I !r lV ti t. � i n 1._�— —i— -i� ! •I, OPEN •���`•� ,�a � e��' �g\�. !'' 5PAGE 1.14 AG 1'• ` N. ..k,hr�, i - - - -. — _� - - - -I L2.3 ---- --= \ :I I , I 17232 Findings of Fact Bridger Vale Planned Unit Development(POD) Page 10 of 31 n FRONT ENTRY"t EEN1 /�SMMNIFif NEW t I _ T-j* C) _ z i �GIIpM CNTIIY-MIDDl6 VNTH �]NDRIMN2ST NMr I ' 41 ! 11 (Et-\NORTM NEW ARIK 0 0 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 11 of 31 SECTION 2 -RELAXATION/DEVIATIONS/VARIANCES 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. Very low levels of vinyl chloride have been detected on the property, and the environmental consultants recommend against using ground water for irrigation. The relaxations may be granted with a Planned Unit Development(PUD). The criteria for granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the criteria and finds that they are met for all five relaxations with the adoption of the staff analysis and findings below for justification. SECTION 3 - CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. 2. The final planned unit development plan must be submitted,reviewed, and approved prior to approval of the final plat. 3. The requested relaxations to the following sections are granted as proposed in the application materials and must be reflected in the final planned unit development plan, design guidelines and associated property owners' association documents as approved: 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060:A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The i �► 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 12 of 31 property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. 4. No property may be removed from the covenants without written approval of the City of Bozeman. 5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 6. A notice prepared by the City must be filed concurrently with the plat so that it will appear on title reports. It must read substantially as follows: The Bridger Vale Planned Unit Development, Gallatin County, Montana is subject to specific design standards, unique building setbacks and design, and landscaping. These standards may be found in [insert correct reference to design standard location].Lot owners are advised that these are specific to the Bridger Vale Planned Unit Development and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically . established in the Bridger Vale Planned Unit Development approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Bridger Vale Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 7. The applicant must execute at the Gallatin County Clerk&Recorder's Office in conjunction with the final plat, a waiver of right-to-protest creation of a City-wide special district for parks and trails,which would provide a mechanism for the fair and equitable assessment of costs for City parks and trails. 8. A notice must be filed concurrently with the final plat requiring that all development on the property must comply with the recorded Declaration of Institutional Controls for the Bridger Vale Annexation(Document#2634483 in the records of the Gallatin County Clerk and Recorder). 9. All new plantings except for trees must be drought tolerant. SECTION 4—REQUIRED CODE PROVISIONS 1. BMC 38.220.300 and 310. The Property Owners' Association documents must include the requirements of Section 38.220.300 and 320. The proposed documents must be finalized and recorded with the final plat. 2. BMC 38.550.050.1. Irrigation plans are required to be submitted with the townhome landscape plan and the PUD open space landscape plan with the planned unit development final plan application. 3. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 13 of 31 4. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association(POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 5. BMC 38.270.030.1) For concurrent construction per Section 38.270.030.13 BMC. Provide final response to PUD concurrent construction and finalize all of the required code elements prior to the approval of the planned unit developme nt final plan, approval of concurrent construction and prior to building permit issuance. 6. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. 7. BMC 38.430.040.A.3 outlines the review and approval process for the planned unit development final plan. Final plan review and approval. The final plan must be in compliance with the approved preliminary plan and/or development guidelines. Upon approval or conditional approval of a preliminary plan and the completion of any conditions imposed in connection with that approval, an application for final plan approval may be submitted. For approval to be granted,the final plan must comply with the approved preliminary plan. This means that all conditions imposed by the city commission as part of its approval of the preliminary plan have been met and: The final plan does not change the general use or character of the development; The final plan does not increase the amount of improved gross leasable non-residential floor space by more than five percent,does not increase the number of residential dwelling units by more than five percent and does not exceed the amount of any density bonus approved with the preliminary plan;The final plan does not decrease the open space and/or affordable housing provided; The final plan does not contain changes that do not conform to the requirements of this chapter, excluding properly granted deviations,the applicable objectives and criteria of section 38.430.100, or other objectives or criteria of this chapter. The final plan must not contain any changes which would allow increased deviation/relaxation of the requirements of this chapter; and the final plat;if applicable, does not create any additional lots which were not reviewed as part of the preliminary plan submittal. Final plan approval. The final plan may be approved if it conforms to the approved preliminary plan in the manner described above. Prior to final plan approval, the review authority may request a recommendation from the DRB,DRC,ADR staff, or other entity regarding any part of a proposed final plan. SECTION S -ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. 0 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 14 of 31 Applicable Plan Review Criteria,Section 38.230.100,BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do 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 Yes. The property has a future land use designation of the Parks, Open Space, and Recreational Lands and is zoned REMU, Residential Emphasis Mixed Use and PLI,Public Lands and Institutions. Table C-16 of the Bozeman Community Plan shows both REMU and PLI zoning as implementing districts of the Parks, Open Space, and Recreational Lands. Although not in obvious accordance with the growth policy map,the property is in accordance with the overall intent of the growth policy. The site is'privately owned, and thus its current designation does not create any public right of use to the property. The applicant proposes to set aside a large portion of the property as park land and open space under PLI zoning and to substantially enhance the EGRA access drive by construction a street with on street parking,lighting, a landscaped median and pedestrian sidewalks. The proposed residential units are townhomes and will provide additional residential use adjacent to a City Park and an existing R-1 residential neighborhood. The project is in conformance to and consistent with the City's adopted growth policy,the Bozeman Community Plan, including the following goals and objectives: Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. The EGRA and Sunfish Park,a Turtle Way residential subdivision, and the adjacent Gallatin Park Industrial Subdivision has a distinct sense of place,this project contributes to an existing and expanding mixed use area and allows people to live in close proximity to work, public and private basic services and minimizes sprawl. Objective LU-1.4 Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project provides�additional density of use while respecting the context of the EGRA and the Sunfish Park residential area. Objective LU-2.3: Encourage redevelopment and intensification, especially with mixed uses, of brownfields and underutilized property within the City consistent with the City's adopted standards. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 15 of 31 This project includes mixed uses and is proposed on underutilized property adjacent to a significant public recreational amenity,the EGRA. Objective E-4.2: Promulgate efficient land use practices. This project promulgates efficient land use practices and provides a high net residential density, while adding a significant amount of area to an existing park that can be used by the entire community. Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability. This project provides additional quality housing at a medium density in an area that only includes a small residential low density subdivision light industrial uses. This project will add to the neighborhood character and the stability of this area. Residential uses provide additional eyes on the street and have a twenty four hour presence that will make the park access safer and enhance the overall neighborhood. For more information on the growth policy designation please see Appendix A. 2. Conformance to this chapter, including the cessation of any current violations Yes. The project,if approved,will conform to the Bozeman Municipal Code other than the requested relaxations. There are no known documented violations of the BMC for this property. 3. Conformance with all other applicable laws,ordinances,and regulations Yes. The proposed uses of the site are consistent with the allowed uses of the REMU district. No specific conflicts have been identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights,finalization of the preliminary and final plat, dedication of the streets and parkland, dedication of the utility easements, construction of infrastructure, PUD final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. Condition of approval 1 requires full compliance with all applicable code requirements. To the east of the site,there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act(CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic Compounds (VOCs)that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl-chloride which exceeded the human health standard. A Term of Annexation(#11)has been required to protect future residents from potential exposure to the identified VOCs, which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns."This is condition of approval 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 16 of 31 recommended by the Development Review Committee for the PUD and preliminary plat. Slab foundations are proposed on the residential lots which will prevent potential groundwater damage that might otherwise occur on structures with a full basement. Another term of annexation required that the application file a declaration of institution controls for the Bridger Vale Annexation that requires among other things that the developer establish a monitoring program that details sampling objectives and design, sampling location and frequency, sampling methods,testing methods, quality control and data storage to monitor ground vapor,the vapor mitigation systems. The declaration also allows access to the City and the Montana Department of Environmental Quality. Subsequent requirements are included to be included in the property owners' association documents to provide sufficient financial and technical resources to ensure the sub slab vapor mitigation plan continues in effect until otherwise agreed to by the City. The annexation agreement and declaration of intuitional controls are attached to this report. 4. Conformance with special review criteria for applicable permit type as specified in article 2 Yes. This CUP and PUD criteria are reviewed below. The project meets the requirements and criteria as presented. 5. Conformance with the zoning provisions of.article 3,including permitted uses,form and intensity standards and requirements,applicable supplemental use criteria, and wireless facilities and/or affordable housing provisions if applicable Yes. The townhouse use is permitted in the REMU district. Form and intensity standards are met with the proposal other than the proposed relaxation for the front setback for the townhomes with exceeds the maximum of 15 feet. Lot sizes,lot coverage, setbacks, and building heights comply with standards. Cash in lieu of affordable housing is proposed in compliance with standards and will be paid at the time of the issuance of a certificate of occupancy for each lot. r 6. Conformance with the community design provisions of article 4,including transportation facilities and access, community design and element provisions, and park and recreational requirements Yes. The proposed street and alley meet standards with the proposed relaxations. Bridger Vale Drive is designed to exceed local street standards with the relaxation. The City will maintain Bridger Vale Drive,while the property owners' association is responsible for the landscaping and stormwater facilities in the median of the street. The Manley Road frontage is required to be improved with this project. A special improvement district is in process for the street, stormwater and pedestrian and lighting improvements to Manley Road from Griffin Drive north to the city limits north of this project site. The intersection of Manley Road and Griffin Drive operates under a level of service 17232 Findings offactBridger Vale Planned Unit Development(PUD) Page 17 of 31 allowed by the code. The applicant requests a waiver to the requirement to upgrade the intersection as allowed by the code. The Director of Public Works will issue a waiver as the waiver criteria have been met. The improvement to Griffin Drive and the intersection are in the approved City Capital Improvement Plan for year 2020 for the intersection and 2021 for the street improvement to Griffin Drive between N. 71h Avenue and Rouse Avenue. The proposed parking exceeds parking requirements with four parking spaces proposed for each three bedroom unit. Pedestrian access is provided from the street directly to the main entrance of every townhome. The lots and block meet standards, water and sewer is provided to each lot and proposed within the city owned rights of way. Site surface drainage meets standards for the streets and the commercial lot and townhome lot development. Cash in lieu of water rights is proposed and will be paid with the final plan. j The proposed parkland meets standards if the relaxations are granted to both frontage requirements provisions. The parkland area added to the EGRA will be maintained by the property owners' association of the Bridger Vale subdivision. The recreation and parks advisory board subdivision committee recommends approval of the park related relaxations and the parks plan for this development. A parks maintenance district waiver was filed with the annexation of the property. 7. Conformance with the project design provisions of article 5,including compatibility with, and sensitivity to,the immediate environment of the site and adjacent neighborhoods and other approved development; design and arrangement of the elements of the plan; landscaping; open space; lighting,signage; The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site. The buildings comply with permanence in building materials, building quality, architectural integration,neighborhood identity,and orientation of parking and service areas. The landscaping meets standards with corrections. The design of the site plan is in harmony with the existing natural topography and water bodies and existing vegetation. The Glen Lake outflow ditch and associated wetlands will be minimally disturbed by this development and will be protected in the open space. The town homes meet the requirements of BMC 38.360.240,the special standards for townhouse and rowhouse dwellings. Each unit meets access standards,usable open space, and building design. Building mounted lighting is proposed for the townhomes and meets code standards.No signage is proposed at this time. 8. Conformance with environmental and open space objectives set forth in articles 4-6, including the enhancement of the natural environment,watercourse and wetland 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 18 of 31 protections and associated wildlife habitats; and if the development is adjacent to an existing or approved public park or public open space area,have provisions been made in the plan to avoid interfering with public access to and use of that area Yes. A bioswale is proposed in the median of Bridger Drive to treat stormwater from the development. This is in compliance with REMU zoning and best practices for Low Impact Development. A stormwater pond is proposed in the open space south of Bridger Vale Drive and is integrated into the landscape design and is landscaped according to code requirements. The property owners' association is responsible for the maintenance of the stormwater system per subdivision conditions of approval. A buffer is proposed from the wetlands associated with the outfall of Glenn Lake to protect their function and exceeds standards. The stormwater system meets code standards. The development is adjacent to a public park and provisions have been made in this development to allow public access to the development's city park addition and to the open space south of Bridger Vale Drive. On street parking is provided adjacent to the open space and allows access to the EGRA. 9. Conformance with the natural resource protection provisions of article 4 and article 6 Yes. The proposed buffer to the Glen Lake outflow and associated wetlands exceeds code standards. 10. Other related matters,including relevant comment from affected parties No public comment has been received to date. 11. 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: a. 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 b. 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. 12. Phasing of development Not applicable. The project is proposed to be constructed in one phase.A subdivision is being reviewed concurrent with the PUD. Concurrent construction of Bridger Vale Drive and the associated sewer and water mains is proposed. The Development Review Committee reviewed the request for concurrent construction with the understanding that the applicant agrees to standards and to complete the requirements in BMC 38.270.030.D with the planned unit development final plan and prior to building permit issuance. The Development Review 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 19 of 31 Committee recommends concurrent construction be approved with all the required code elements. Conditional Use Permit Revie►v Criteria,Section 38.230.110,BMC, E. In addition to the review criteria of section 38.230.100,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. The proposed buildings and.parks and open.space enhance the neighborhood including the EGRA. Landscaped areas are coordinated with adjacent property and within the proposed development. The design of Bridger Vale Drive and the pedestrian circulation system is a strong element of the design. All townhomes are accessed via alley providing and uninterrupted streetscape for pedestrians and on street parking. 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. Bridger Drive with wider paved lanes will improve safety for cyclists,and the new sidewalks will encourage non= motorized access to the site which promotes public health and safety. General welfare will be promoted through new residential townhomes which will provide a variety of housing options for area residents. Provision of additional park land adjacent to the EGRA also promote general welfare by providing an expansion of recreational opportunities. The residential development serviced by the existing municipal sanitary sewer and water systems promotes public health by protecting groundwater from degradation associated with on-site septic systems and domestic wells. Stormwater will be managed in bio swales and retention facilities to filter out sediment and treat runoff. 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; 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 20 of 31 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; 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 terms of annexation, declaration of institutional controls,the proposed conditions outlined in this report,the future covenants,the maintenance plans and project design guidelines associated with the project will address these areas. 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 PUD plan process and will be required prior to approval of the final plat. Planned Unit Development Review Criteria,Section 38.430.090.E,BMC. The application presents the applicant's response to these 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. i • . 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 21 of 31 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? Yes, except for those standards proposed for relaxation the application conforms and in some areas exceeds standards. (2)Does the project preserve or replace existing natural vegetation? Yes. The site has been substantially disturbed by grazing and does not include significant natural vegetation. The ditch water outlet from Glenn Lake is located on the property. The ditch and associated wetlands are protected and will remain. There will be substantial placement of new vegetation within the open spaces and park areas. The plan includes overall landscaping proposed for the townhome development,Bridger Vale Drive and the park and open space areas. (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 is cohesive and has a variety of coordinating elements ranging from efficient circulation,presentations of building fronts to the streets, lot access from the rear of the lots from the alley away from the street, open space,parkland and multiple landscape 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? Yes. The project has lot layouts which are favorable to installation of solar systems. Such systems are not proposed at this time. The site will be integrated into the existing and developing pedestrian and bicycle network which will enable travel without motor vehicles with the improvements of Manley Road and Griffin Drive. The residents will be able to access the EGRA park amenities easily and without vehicular travel. The project is connected to the City's trail systems allowing access to the mountains to main street trail system. (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. A relaxation is proposed to allow the option for the project to exceed the maximum front setbacks for the townhomes from Bridger Vale Drive. Landscaping is provided along 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 22 of 31 the streetscape and within the townhome development that will provide additional privacy. All vehicular access to the townhomes is via an alley that will generally only be used by the residents, city services and their private service providers. (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 38.420.020? Yes. Parkland is provided per code requirements other than the frontage relaxations. Open space is provided for each townhouse in compliance with standards. (7)Performance. All PUDs shall earn at least 20 performance points. Yes. With a PUD, Section 38.430.090.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 must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The PUD is proposing to satisfy the performance requirements with credits for additional open space and low impact development plan. The tabulation is under the common open space section of the application narrative under item 14.E. The application satisfies the requirement with 41.25 performance points for the publically accessible open space and six points for the low impact development plan and bioswale in Bridger Vale Drive. The development exceeds standards. (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 property is well integrated into the existing development by connecting and adding to the publically accessible park area at the EGRA,improving significantly the drive access to the EGRA by constructing a new local street that exceeds design standards. The new open space area provides a buffer to Sunfish Park,the Turtle Way residential subdivision. c. Mixed Use.Planned unit developments in mixed-use areas (REMU,UMU, and NEHMU zoning districts) may include commercial,light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 23 of 31 uses are determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development. (1)Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes. This neighborhood is substantially dominated by housing. A diversity of residential housing types should be built on the majority of any area within this category. Housing"is provided'in attached dwellings for single households. Variation in building massing,height, and other design characteristics should contribute to a complete and interesting streetscape. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor and are available uses on the commercial lot. All proposed uses complement existing and planned residential uses in the area.Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. The small commercial lot will require a site plan review wherein the block frontage standards will apply. Stand alone, large,non-residential uses are not proposed. Multi-household higher density urban development is expected in REMU and provided by this development. Any development within REMU should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. Bridger Vale is integrated into the transportation and open space network via EGRA and Manley Road. (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes. The project is accessed via Manley Road a collector street. Adequate and controlled access is provided. (3) Is the project on at least two acres of land? Yes, the site is 6.48 acres of land. (4) Do the uses relate to each other in terms of location within the PUD,pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes,the overall site layout and design guidelines provide a comprehensive design that coordinates pedestrian and vehicular circulation, architectural design and the utilization of parkland, open space and facilities. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 24 of 31 (S) Does the overall project achieve or exceed the FAR 'floor area ratios"envisioned for the underlying district? Yes. The proposed total FAR of the townhome development is consistent with townhome development. The net residential density is 11.4 dwelling units to the acre. (6)Is it compatible with and does it reflect the unique character of the surrounding area? Yes. This development will contribute to the mixed character in this area with Sunfish Park residential development, the EGRA and the eclectic uses located within Gallatin Park industrial subdivision. (7)Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Yes. All parking spaces are accesses via the alley. (8)Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Yes: This project is an infill project on an underutilized site. (9) Does the projectprovide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails)for the use and enjoyment of those living in, working in or visiting the development? . Yes. City parkland and publicly accessible open space are proposed. (10)Does the project provide for private outdoor areas (e.g.,private setbacks,patios and/or 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. Outdoor balconies are proposed for the individual townhome units, ground floor patios are provided at the front entrance into each unit. (11)Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes. City parkland and publicly accessible open space are proposed. (12)Is the overall project designed to enhance the natural environment, conserve energy and provide efficient public services and facilities? Yes. Enhancements to this underutilized site and connection to city services will allow a medium density residential development in close proximity to recreation and employment opportunities. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 25 of 31 (13)If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community-wide issues of affordability and diversity of housing stock? Not applicable. No density bonus is proposed. (14)Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum)above the residential density of the zoning district or building type within which the project is located and which is set forth in division 38.310 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 is 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 must be provided within the project. Those dwellings subject to division 38.380 must be excluded from the base density upon which the density bonus is calculated. Not applicable.No density bonus is proposed. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 26 of 31 SECTION 6- FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS A)PURSUANT to Chapter 38,Divisions 38.230, 38.430,BMC,and other applicable sections of Chapter 38, BMC,public notice was given, opportunity to submit comment was provided to affected parties, and a review of the preliminary plan for the planned unit development described in this findings of fact was conducted. The applicant presented to the City a proposed preliminary plan for a planned unit development to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design and a request for concurrent construction. Five relaxations to City standards were proposed. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot with an associated street and alley. The purposes of the preliminary plan review were to consider all relevant evidence relating to public health, safety,welfare, and the other purposes of Chapter 38, BMC;to evaluate the proposal against the criteria and standards of Chapter 38 BMC; and to determine whether the plat should be approved, conditionally approved, or denied. B)It appeared to the City Commission that all parties and the public wishing to examine the proposed preliminary plan and offer comment were given the opportunity to do so.After receiving the recommendation of the relevant advisory bodies and considering all matters of record presented with the application and during the public comment period defined by Chapter 38, BMC,the City Commission has found that the proposed preliminary plan of the PUD would comply with the requirements of the Bozeman Municipal Code if certain conditions were imposed. Therefore,being fully advised of all matters having come before them regarding this application,the City Commission makes the following decision. C) The preliminary plan has been found to meet the criteria of Chapter 38, BMC, and is therefore approved, subject to the conditions listed in Section 3 of this report and the correction of any elements not in conformance with the standards of the Chapter including those identified in Section 4 of this report. The evidence contained in the submittal materials, advisory body review,public testimony, and this report,justify the conditions imposed on this development to ensure that the final site plan and subsequent construction complies with all applicable regulations, and all applicable criteria of Chapter 38, BMC. D)This City Commission order may be appealed by bringing an action in the Eighteenth District Court of Gallatin County. The preliminary approval of this planned unit development shall be effective for one(1) year from the date of the signed Findings of Fact and Order approval. At the end of this period the City may, at the request of the developer, grant individual extensions to its approval by the Community Development Director for a period of not more than six months at a time consistent with the requirements of Section 38.230. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 27 of 31 DATED this 6"'day of May, 2019. BOZEMAN CITY COMMISSION ayor ATTEST: <B ,<.<.,< {� 0 �f J ROBIN CROUGH City Clerk ^9•, 883 ll• . 0 9TIN CO APPR VED AS FO FORM: G +G LLIVAN City Attorney 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 28 of 31 APPENDIX A PROJECT SITE ZONING AND GROWTH POLICY Zonine Desirnation and Land Uses:The property is zoned REMU,Residential Emphasis Mixed Use and PLI,Public Lands and Institutions. The intent of the REMU District is to promote neighborhoods with supporting services that are substantially dominated by housing.A diversity of residential housing types should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can include attached and small detached single-household dwellings, apartments, and live- work units. Residences should be included on the upper floors of buildings with ground floor commercial uses. Variation in building massing, height, and other design characteristics should contribute to a complete and interesting streetscape,ard'may. be larger than in the Residential category. Secondary supporting uses, such as retail;_offices, and--civic uses, are permitted at the ground floor. All uses should complement existing and planned residential uses. Non-residential uses are expected to be pedestrian oriented and;emphas ie1he human scale with modulation as 44 :needed in larger structures. Stand alone, large-non_;residential uses are discouraged. Non- residential spaces should provide an interesting pedestnan,experience with quality urban design for buildings, sites, and open spaces. This category is iinpl`e`mented at different scales. The details of implementing standards will vary with the scale. The category is appropriate near commercial centers and larger areas should have access on collector and arterial streets. Multi-household higher density urban development is expected.Any development within this category should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. The intent of the PLI district is to provide for major public and quasi-public uses outside of other districts. Not all public and quasi-public uses need to be classified PLI. Some may fit within another district,however larger areas will be designated PLI. Adopted Growth Policy Designation: The property is designated as "Parks, Open Space and Recreational Lands" in the Bozeman Community Plan. Parks, Open Space, and Recreational Lands. All publicly owned recreational lands, including parks, are included within this category, as well as certain private lands. These areas are generally open in character and may or may not be developed for active recreational purposes. This category includes conservation easements which may not be open for public use APPENDLX B—PROJECT BACKGROUND The applicant, Bridger Vale, LLC., annexed the 6.49 acres into the City limits and establish initial zoning of REMU,Residential Emphasis Mixed Use on 4.67 acres of the property and PLI, Public, Open Space and Recreational Lands on the remaining 1.83 acres. The zoning was effective on February 7,2019. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 29 of 31 The applicant previously proposed an application for a Growth Policy Map Amendment for the same property to change the future land use fiom Parks, Recreation and Open Space to Residential for the entire tract. The City Commission denied the request following a public hearing on May 11, 2015. The site is currently vacant and being used for cattle grazing with the.primary access road for the East Gallatin Recreation Area (EGRA)running through the property. Gallatin Park industrial subdivision is located across Manley Road fi•om the subject property and contains office, service,warehousing, accessory apartments, commercial retail services and other mixed industrial uses. Sunfish Park Minor Subdivision is located to the south and is a 5-lot residential subdivision located on Turtle Way. To the east of the site, there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act(CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic Compounds (VOCs)that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl- chloride which exceeded the human health standard. A Term of Annexation was adopted to protect future residents from potential exposure to the identified VOCs,which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns." Groundwater wells are restricted on this property. Another term of annexation required that the application file a declaration of institution controls for the Bridger Vale Annexation that requires among other things that the developer establish a monitoring program that details sampling objectives and design, sampling location and frequency, sampling methods,testing methods, quality control and data storage to monitor ground vapor,the vapor mitigation systems. The declaration also allows access to the City and the Montana Department of Environmental Quality. Subsequent requirements are included to be included in the property owners' association documents to provide sufficient financial and technical resources to ensure the sub slab vapor mitigation plan continues in effect until otherwise agreed to by the City. The annexation agreement and declaration of intuitional controls are attached to this report. A PUD concept plan was reviewed by the city and City Commission in 2016. APPENDIX C— OWNER INFORMA TION AND REVIEWING STAFF Owner/Applicant: Bridger Vale LLC, PO Box 930 Manhattan, MT 59741 Representatives: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Brian Krueger,Development Review Manager 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 30 of 31 APPENDIX D PLANNED UNIT DEVELOPMENT INTENT Sec. 38.430.010. 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 v 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. 17232 Findings of Fact Bridger Vale Planned Unit Development(PUD) Page 31 of 31 ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street,Bozeman, MT 59715. i 1230 BOZ E MANMT BozBox,MT Bozeman,MT 59771-1230 Planning Division www_bozeman.net ADDRESS SERVICE REQUESTED C&H Engineering and Surveying Inc. 1091 Stoneridge Dr. Bozeman, MT 59718 NO MOISTURE REQUIRED TO SEAL TURN THIS FLAP UP•PRESS TOP FLAP DOWN II i j 30 BOZ E MANMT Bozeo Bozemann,,MT 59771-1230 Planning Division www.bozemon.net ADDRESS SERVICE REQUESTED Ebbighausen Homes, Inc. PO Box 930 Manhattan, MT 59741 f tl NO MOISTURE REQUIRED TO SEAL TURN THIS FLAP UP•PRESS TOP'FLAP DOWN I� I E t BOZEMAN Planning March 27, 2019 Andy Ebbighausen Ebbighausen Homes Inc. PO Box 930 Manhattan, MT 59741 RE: Bridger Vale Preliminary Planned Unit Development Application 17232-Preliminary Approval Dear Sirs and Madams, On March 25,2019,the Bozeman City Commission met to consider your application for a preliminary planned unit development application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design,setbacks, wells and a request for concurrent construction. After the City Commission reviewed and considered the application materials, staff report, advisory review board recommendations, public comment, and all the information presented, they made individual findings and voted to approve the motion to approve the application. The Commission agreed that the application met the criteria established by-the Bozeman Municipal Code. Therefore; the application was approved with conditions and applicable code provisions. The City Commission's review,deliberation and findings may be found under the linked minutes and recorded video of the meetings.located at this web page filed under the date 3/25/19: https://www.bozeman.neUservices/city-tv-and-streaming-audio The following conditions of approval and code provisions are required for this application: 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. 2. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 3. The requested relaxations to the following sections are granted as proposed in the application materials and must be reflected in the final planned unit development plan, design guidelines and associated property owners' association documents as approved: 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse P.O. Q • . • © Bozeman, MT 59771-1230• 0 10. .0 © 40. •• • TDD: 406-582-2301 THE MOST LIVABLE PLACE. I BOZEMAN T Planning clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. 4. No property may be removed from the covenants without written approval of the City of Bozeman. 5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 6. A notice prepared by the City must be filed concurrently with the plat so that it will appear on title reports. It must read substantially as follows: The Bridger Vale Planned Unit Development, Gallatin County, Montana is subject to specific design standards, unique building setbacks and design, and landscaping. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to the Bridger Vale Planned Unit Development and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Bridger Vale Planned Unit Development approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Bridger Vale Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process.Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 7. The applicant must execute at the Gallatin County Clerk& Recorder's Office in conjunction with the final plat, a waiver of right-to-protest creation of a City-wide special district for parks and trails, which would provide a mechanism for the fair and equitable assessment of costs for City parks and trails. 8. A notice must be filed concurrently with the final plat requiring that all development on the property must comply with the recorded Declaration of Institutional Controls for the Bridger Vale Annexation (Document#2634483 in the records of the Gallatin County Clerk and Recorder). 9. All new plantings except for trees must be drought tolerant. Q 1Olive © P.O. i• 1 • O 416 i •1 O 41• • •• • i• • 1 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning Code Provisions 1. BMC 38.220.300 and 310. The Property Owners' Association documents must include the requirements of Section 38.220.300 and 320. The proposed documents must be finalized and recorded with the final plat. 2. BMC 38.550.050.1. Irrigation plans are required to be submitted with the townhome landscape plan and the PUD open space landscape plan with the planned unit development final plan application. 3. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 4. BMC 38.220.300 and 310 and BMC 38.410.080.1)The Bridger Vale Property Owners' Association (POA)documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater'maintenance for all stormwater facilities. 5. BMC 38.270.030.D For concurrent construction per Section 38.270.030.D BMC. Provide final response to PUD concurrent construction and finalize all of the required code elements prior to the approval of the planned unit development final plan, approval of concurrent construction and prior to building permit issuance. 6. BMC 38.410.080.The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. 7. BMC 38.430.040.A.3 outlines the review and approval process for the planned unit development final plan. Final plan review and approval.The final plan must be in compliance with the approved preliminary plan and/or development guidelines. Upon approval or conditional approval of a preliminary plan and the completion of any conditions imposed in connection with that approval, an application for final plan approval may be submitted. For approval to be granted, the final plan must comply with the approved preliminary plan. This means that all conditions imposed by the city commission as part of its approval of the preliminary plan have been met and: The final plan does not change the general use or character of the development; The final plan does not increase the amount of improved gross leasable non-residential floor space by more than five percent, does not increase the number of residential dwelling units by more than five percent and does not exceed the amount of any density bonus approved with the preliminary plan; The final plan does not decrease the open space and/or affordable housing provided;The final plan does not contain changes that do not 0 • East Olive Street © 1230 Q 40. .0 © 40.-582-2263 www.bozemon.net Bozeman, • TDD: 406-582-2301 THE MOST LIVABLE PLACE. i i 9 BOZEMAN T Planning conform to the requirements of this chapter, excluding properly granted deviations, the applicable objectives and criteria of section 38.430.100,or other objectives or criteria of this chapter. The final plan must not contain any changes which would allow increased deviation/relaxation of the requirements of this chapter; and the final plat, if applicable, does not create any additional lots which were not reviewed as part of the preliminary plan submittal. Final plan approval. The final plan may be approved if it conforms to the approved preliminary plan in the manner described above. Prior to final plan approval, the review authority may request a recommendation from the DRB, DRC,ADR staff, or other entity regarding any part of a proposed final plan. This City Commission decision may be appealed according to the provisions of BMC 38.250.090. 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 questions, feel free to contact meat 582-2259 or bkrue er .bozeman.net. Respectfully, Brian Krueger, Development Review Manager C: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT. 59718 O 1 • :• 1 © 0 41. .1 O 41.-582-2263 www.bozeman.net Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. • Page 1 of 28 17232 City Commission Staff Report for the Bridger male Planned Unit Development(PUD) Preliminary Plan Date: City Commission Public Hearing March 25, 2019 City Commission Room, Bozeman City Hall, 121 North Rouse Avenue Bozeman, MT 59715 Project Description: A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design and a request for concurrent construction. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot with an associated street and alley. The site is located on 6.48 acres zoned REMU and PLI. Project Location: 806 Manley Road. The parcels are legally described Remaining Tract GLR-1 of COS 221, located in the Southwest '/4 of S 31, TO1 S, R06 E, P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions and code provisions 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 17232 and move to approve the Bridger Vale Planned Unit Development application subject to conditions and all applicable code provisions." Report Date: March 13, 2019 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The property owner and applicant made application to develop the vacant property directly north and adjacent to the East Gallatin Recreation Area (EGRA), accessed from Manley Road. The development proposes a townhouse development with a future commercial building lot. The proposal include four townhouse clusters including four dwelling units each and two two-unit townhouse. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot with an associated street and alley. ' The subject property is recently annexed to the City and is zoned Residential Emphasis Mixed Use District and Public Lands and Institutions. Five relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed with the application: 1. BMC 38.320.040 Table of Form and Intensity Standards. The application requests for a modification to REMU required setbacks to allow townhouse clusters to exceed the maximum front setback of 15 feet. 248 17232 Staff Report for the ridger Vale Planned Unit DevelopmenOUD) Page 2 of 28 2. BMC 38.420.060.A. The application request .permission to not provide the minimum park street frontage required. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c. The application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section and not as required by the code for a local street. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. Concurrent construction of the adjacent street, site infrastructure and buildings is proposed. The criteria for granting a PUD are found in BMC 38.430.090. 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 as required in BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City. The applicants can request relaxations from the code in exchange for a higher quality of design. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default REMU district. The Development Review Committee(DRC)has reviewed the application. Based on its evaluation of the application against the criteria, the DRC found the application adequate for continued review. The DRC supports the granting of concurrent construction for this project with the satisfaction of all code requirements related to concurrent construction with the final planned unit development application. The Design Review Board (DRB) reviewed the application on February 13, 2019. The Design Review Board is the design review advisory body to the City Commission on this application. The DRB recommended approval of the project with the conditions and code provisions outlined in this staff report. The Recreation and Parks Advisory Board Subdivision Committee reviewed the application on March 8, 2019 and recommended approval of the applicant's park related relaxations and parks plan. The Community Affordable Housing Board reviewed the application on March 13, 2019 and recommended approval of the applicant's proposal to utilize cash in lieu of affordable housing in order to meet code requirements. 249 17232 Staff Report for thel'ridger Vale Planned Unit DevelopmenflUD) Page 3 of 28 No public comment has been received on the application. Unresolved Issues There are no unresolved issues with the application. Alternatives 1. Approve the application with the recommended conditions and report findings; 2. Approve the application with modifications to the recommended conditions and modifications to the report findings; 3. Deny the application based on the Design Review Board's findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS ExecutiveSummary............................................................................................................. 1 UnresolvedIssues ............................................................................................................... 3 Alternatives......................................................................................................................... 3 SECTION1 - MAP SERIES ....................................................................................................4 SECTION 2 - REQUESTED RELAXATION/DEVIATIONS /VARIANCES.................. 11 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL.................................... 11 SECTION 4—REQUIRED CODE PROVISIONS................................................................ 12 SECTION 5 - STAFF ANALYSIS AND FINDINGS........................................................... 13 APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY................................ 25 APPENDIX B—PROJECT BACKGROUND....................................................................... 26 APPENDIX C—OWNER INFORMATION AND REVIEWING STAFF........................... 27 APPENDIX D—PLANNED UNIT DEVELOPMENT INTENT........................................... 27 ATTACHMENTS................................................................................................................... 28 250 17232 Staff Report for thet idger Vale Planned Unit Developmentf UD) Page 4 of 28 SECTION 1 -MAP SERIES > 1 mac•. PLI • jot EMU ��. �� •�, �� �.�. , �?"}�� PLI �, .. �. UL mat Zoning classifications 251 17232 Staff Report for thetidger Vale Planned Unit DevelopmentfUD) Page 5 of 28 GAL•-LA'1'1\PARK DR x t7�UR, 9'LEkN�AY; GACLA"fl\rPARK DR Legend Planning Projects Selection Parxls Roads Alleys ti City Limits Community Plan Future Land Use [3 Resdderdlal Resderdial Emphasis Mixed Use Suburban Residential Regilonal Commercial and Services S Community Core Community Commercial Mixed Use Business Park Mixed Use Industrial Pubic Institutions Parks,Open Space and Recreational Lands Other Public Lands GoIPCourse [Q Present Rural Growth Policy Designation 252 17232 Staff Report for theidger Vale Planned Unit Development�i UD) Page 6 of 28 t 4 GALL'ATI i o R F Y �7 � r � Legend Pknnkg Pno)ectsSekction Parcels R'1 L'E �VAt Roads Alleys City Unwits Land Use(1M1115) 0 Mixed Use RestawW%Bar C]Commsrotal Retail Saks,Services,Banks [�HoteIVMei 0 Commercial Auto �]AdministrativaVIrofession l �]Light Manufacturing [�Goal Course Park or open Space Conservation Easement oChurch ®Public Facility School%Educational Facility []Sirglo-Household Residential 0 Duplex\Triplex Residential 0 Multi-Household Residential Q Mobile Hon*t*Wobile Park 71 RlgMofdAby Undeveloped wcant t Current Land Use 253 Page 7 of 28 E KMIT A—EAST GALLATIN RECREATIONA AREA MASTER PLAN 2/2 aK ,rtARyProposed Bridger New _ry Roa�31�Io�ntwmi�, •' ��,�" �`\� \ ;' � 1 lwith nth - 'wry- r^ +�s.� i.r• Bout and � � � ,1 Zi . J r Paved Park Road and r° Parking Lots Dow Figur 5 - E RA Project Ove vim 4 1 _ .• � •, i .ter��_ l City Commission Approved Parks Master Plan for EGRA October 2017 254 I V / I z IS ` � y , I Z I QisM l 91 RT*W oo \ g ' •e,,, � � Via . Isosco • 31, _$ y 00 } r / CL bD egg a i Qo r � , � e �cz»asc se•ee •� �'I�gg 13 _ Q N M. OW lk,t 1 A W _ ► I To s -q, `I•+� F7 i Rie..+zra)« '�,ro"� Z W a Its .VVE r= C I R OVOM A>3}1MIV1 a o�l� i5§ I a� ` J � I Q ' H b o ' C�pg � � I J do I n M N b�8 i y ' z I J J 17232 Staff Report for the Bridger Vale Planned Unit Development(PUD) Page 9 of 28 Nr I I j � � n RE5 D NTIA � •��� � 1 ( -- ' • — I- _ •.�rLV 4y �, ..`Sffi. 1i a \\ tii f i V arcy \ ------------ 1 — L _ —I— — — I 'I. OPEN / I 5PAGE r - u — — I — —————^� '' \ 256 17232 Staff Report for the Bridger Vale Planned Unit Development(PUD) Page 10 of 28 Vp- c�T cmwr•ara S[yci. �s4urMwcs?ncw IEJQ Jr PC E tj c*acr Cum.,.rowcumn f�f/,wOR",Msrrxw. JJ • i [yam uiw 257 17232 Staff Report for theOdger Vale Planned Unit Developmental D) Page 11 of 28 SECTION 2 -REQUESTED RELAXATION/DEVIATIONS I VARIANCES 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. Very low levels of vinyl chloride have been detected on the property, and the environmental consultants recommend against using ground water for irrigation. The relaxations may be granted with a Planned Unit Development(PUD). The criteria for granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the criteria and finds that they.are met for all five relaxations with the adoption of the staff analysis and findings below for justification. SECTION 3 -RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. 2. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 3. The requested relaxations to the following sections are granted as proposed in the application materials and must be reflected in the final planned unit development plan, design guidelines and associated property owners' association documents as approved: 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The 258 17232 Staff Report for the`Sridger Vale Planned Unit DevelopmenUD) Page 12 of 28 property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. 4. No property may be removed from the covenants without written approval of the City of Bozeman. 5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 6. A notice prepared by the City must be filed concurrently with the plat so that it will appear on title reports. It must read substantially as follows: The Bridger Vale Planned Unit Development, Gallatin County, Montana is subject to specific design standards, unique building setbacks and design, and landscaping. These standards may be found in [insert correct reference to design standard location].Lot owners are advised that these are specific to the Bridger Vale Planned Unit Development and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Bridger Vale Planned Unit Development approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Bridger Vale Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 7. The applicant must execute at the Gallatin County Clerk&Recorder's Office in conjunction with the final plat, a waiver of right-to-protest creation of a City-wide special district for parks and trails, which would provide a mechanism for the fair and equitable assessment of costs for City parks and trails. 8. A notice must be filed concurrently with the final plat requiring that all development on the property must comply with the recorded Declaration of Institutional Controls for the Bridger Vale Annexation(Document#2634483 in the records of the Gallatin County Clerk and Recorder). SECTION 4-REQUIRED CODE PROVISIONS 1. BMC 38.220.300 and 310. The Property Owners' Association documents must include the requirements of Section 38.220.300 and 320. The proposed documents must be finalized and recorded with the final plat. 2. BMC 38.550.050.I. Irrigation plans are required to be submitted with the townhome landscape plan and the PUD open space landscape plan with the planned unit development final plan application. 3. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 259 17232 Staff Report for thsidger Vale Planned Unit DevelopmenOPUD) Page 13 of 28 4. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association(POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 5. BMC 38.270.030.D For concurrent construction per Section 38.270.030.D BMC. Provide final response to PUD concurrent construction and finalize all of the required code elements prior to the approval of the planned unit development final plan, approval of concurrent construction and prior to building permit issuance. 6. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. 7. BMC 38.430.040.A.3 outlines the review and approval process for the planned unit development final plan. Final plan review and approval. The final plan must be in compliance with the approved preliminary plan and/or development guidelines. Upon approval or conditional approval of a preliminary plan and the completion of any conditions imposed in connection with that approval, an application for final plan approval may be submitted. For approval to be granted, the final plan must comply with the approved preliminary plan. This means that all conditions imposed by the city commission as part of its approval of the preliminary plan have been met and: The final plan does not change the general use or character of the development; The final plan does not increase the amount of improved gross leasable non-residential floor space by more than five percent, does not increase the number of residential dwelling units by more than five percent and does not exceed the amount of any density bonus approved with the preliminary plan; The final plan does not decrease the open space and/or affordable housing provided; The final plan does not contain changes that do not conform to the requirements of this chapter, excluding properly granted deviations, the applicable objectives and criteria of section 38.430.100, or other objectives or criteria of this chapter. The final plan must not contain any changes which would allow increased deviation/relaxation of the requirements of this chapter; and the final plat, if applicable, does not create any additional lots which were not reviewed as part of the preliminary plan submittal. Final plan approval. The final plan may be approved if it conforms to the approved preliminary plan in the manner described above. Prior to final plan approval, the review authority may request a recommendation from the DRB, DRC, ADR staff, or other entity regarding any part of a proposed final plan. SECTION S -STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. 260 17232 Staff Report for thetdger Vale Planned Unit Development*D) Page 14 of 28 Applicable Plan Review Criteria, Section 38.230.100,BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do 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 Yes. The property has a future land use designation of the Parks, Open Space, and Recreational Lands and is zoned REMU, Residential Emphasis Mixed Use and PLI, Public Lands and Institutions. Table C-16 of the Bozeman Community Plan shows both REMU and PLI zoning as implementing districts of the Parks, Open Space, and Recreational Lands. Although not in obvious accordance with the growth policy map, the property is in accordance with the overall intent of the growth policy. The site is privately owned, and thus its current designation does not create any public right of use to the property. The applicant proposes to set aside a large portion of the property as park land and open space under PLI zoning and to substantially enhance the EGRA access drive by construction a street with on street parking, lighting, a landscaped median and pedestrian sidewalks. The proposed residential units are townhomes and will provide additional residential use adjacent to a City Park and an existing R-1 residential neighborhood. The project is in conformance to and consistent with the City's adopted growth policy, the Bozeman Community Plan, including the following goals and objectives: Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. The EGRA and Sunfish Park, a Turtle Way residential subdivision, and the adjacent Gallatin Park Industrial Subdivision has a distinct sense of place, this project contributes to an existing and expanding mixed use area and allows people to live in close proximity to work, public and private basic services and minimizes sprawl. Objective LU-1.4 Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project provides additional density of use while respecting the context of the EGRA and the Sunfish Park residential area. Objective LU-2.3: Encourage redevelopment and intensification, especially with mixed uses, of brownfields and underutilized property within the City consistent with the City's adopted standards. 261 17232 Staff Report for th*idger Vale Planned Unit DevelopmenoUD) Page 15 of 28 This project includes mixed uses and is proposed on underutilized property adjacent to a significant public recreational amenity, the EGRA. Objective E-4.2: Promulgate efficient land use practices. This project promulgates efficient land use practices and provides a high net residential density, while adding a significant amount of area to an existing park that can be used by the entire community. Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability. This project provides additional quality housing at a medium density in an area that only includes a small residential low density subdivision light industrial uses. This project will add to the neighborhood character and the stability of this area. Residential uses provide additional eyes on the street and have a twenty four hour presence that will make the park access safer and enhance the overall neighborhood. For more information on the growth policy designation please see Appendix A. 2. Conformance to this chapter, including the cessation of any current violations Yes. The project, if approved, will conform to the Bozeman Municipal Code other than the requested relaxations. There are no known documented violations of the BMC for this property. 3. Conformance with all other applicable laws,ordinances, and regulations Yes. The proposed uses of the site are consistent with the allowed uses of the REMU district. No specific conflicts have been identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, finalization of the preliminary and final plat, dedication of the streets and parkland, dedication of the utility easements, construction of infrastructure, PUD final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. Condition of approval 1 requires full compliance with all applicable code requirements. To the east of the site, there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act(CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic Compounds (VOCs)that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl-chloride which exceeded the human health standard. A Term of Annexation(#11) has been required to protect future residents from potential exposure to the identified VOCs, which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns."This is condition of approval 262 17232 Staff Report for thet idger Vale Planned Unit Deve►opmentt D) Page 16 of 28 recommended by the Development Review Committee for the PUD and preliminary plat. Slab foundations are proposed on the residential lots which will prevent potential groundwater damage that might otherwise occur on structures with a full basement. Another term of annexation required that the application file a declaration of institution controls for the Bridger Vale Annexation that requires among other things that the developer establish a monitoring program that details sampling objectives and design, sampling location and frequency, sampling methods, testing methods, quality control and data storage to monitor ground vapor, the vapor mitigation systems. The declaration also allows access to the City and the Montana Department of Environmental Quality. Subsequent requirements are included to be included in the property owners' association documents to provide sufficient financial and technical resources to ensure the sub slab vapor mitigation plan continues in effect until otherwise agreed to by the City. The annexation agreement and declaration of intuitional controls are attached to this report. 4. Conformance with special review criteria for applicable permit type as specified in article 2 Yes. This CUP and PUD criteria are reviewed below. The project meets the requirements and criteria as presented. 5. Conformance with the zoning provisions of article 3, including permitted uses,form and intensity standards and requirements, applicable supplemental use criteria, and wireless facilities and/or affordable housing provisions if applicable Yes. The townhouse use is permitted in the REMU district. Form and intensity standards are met with the proposal other than the proposed relaxation for the front setback for the townhomes with exceeds the maximum of 15 feet. Lot sizes, lot coverage, setbacks, and building heights comply with standards. Cash in lieu of affordable housing is proposed in compliance with standards and will be paid at the time of the issuance of a certificate of occupancy for each lot. 6. Conformance with the community design provisions of article 4, including transportation facilities and access, community design and element provisions, and park and recreational requirements Yes. The proposed street and alley meet standards with the proposed relaxations. Bridger Vale Drive is designed to exceed local street standards with the relaxation. The City will maintain Bridger Vale Drive, while the property owners' association is responsible for the landscaping and stormwater facilities in the median of the street. The Manley Road frontage is required to be improved with this project. A special improvement district is in process for the street, stormwater and pedestrian and lighting improvements to Manley Road from Griffin Drive north to the city limits north of this project site. The intersection of Manley Road and Griffin Drive operates under a level of service 263 17232 Staf'Report for theidger Vale Planned Unit DevelopmentPUD) Page 17 of 28 allowed by the code. The applicant requests a waiver to the requirement to upgrade the intersection as allowed by the code. The Director of Public Works will issue a waiver as the waiver criteria have been met. The improvement to Griffin Drive and the intersection are in the approved City Capital Improvement Plan for year 2020 for the intersection and 2021 for the street improvement to Griffin Drive between N. 7`b Avenue and Rouse Avenue. The proposed parking exceeds parking requirements with four parking spaces proposed for each three bedroom unit. Pedestrian access is provided from the street directly to the main entrance of every townhome. The lots and block meet standards, water and sewer is provided to each lot and proposed within the city owned rights of way. Site surface drainage meets standards for the streets and the commercial lot and townhome lot development. Cash in lieu of water rights is proposed and will be paid with the final plan. The proposed parkland meets standards if the relaxations are granted to both frontage requirements provisions. The parkland area added to the EGRA will be maintained by the property owners' association of the Bridger Vale subdivision. The recreation and parks advisory board subdivision committee recommends approval of the park related relaxations and the parks plan for this development. A parks maintenance district waiver was filed with the annexation of the property. 7. Conformance with the project design provisions of article 5,including compatibility with, and sensitivity to,the immediate environment of the site and adjacent neighborhoods and other approved development; design and arrangement of the elements of the plan; landscaping; open space; lighting, signage; The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site. The buildings comply with permanence in building materials,building quality, architectural integration, neighborhood identity, and orientation of parking and service areas. The landscaping meets standards with corrections. The design of the site plan is in harmony with the existing natural topography and water bodies and existing vegetation. The Glen Lake outflow ditch and associated wetlands will be minimally disturbed by this development and will be protected in the open space. The town homes meet the requirements of BMC 38.360.240, the special standards for townhouse and rowhouse dwellings. Each unit meets access standards, usable open space, and building design. Building mounted lighting is proposed for the townhomes and meets code standards. No signage is proposed at this time. 8. Conformance with environmental and open space objectives set forth in articles 4-6, including the enhancement of the natural environment, watercourse and wetland 264 17232 Staff Report for thetridger Vale Planned Unit Developmen*UD) Page 18 of 28 protections and associated wildlife habitats; and if the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Yes. A bioswale is proposed in the median of Bridger Drive to treat stormwater from the development. This is in compliance with REMU zoning and best practices for Low Impact Development. A stormwater pond is proposed in the open space south of Bridger Vale Drive and is integrated into the landscape design and is landscaped according to code requirements. The property owners' association is responsible for the maintenance of the stormwater system per subdivision conditions of approval. A buffer is proposed from the wetlands associated with the outfall of Glenn Lake to protect their function and exceeds standards. The stormwater system meets code standards. The development is adjacent to a public park and provisions have been made in this development to allow public access to the development's city park addition and to the open space south of Bridger Vale Drive. On street parking is provided adjacent to the open space and allows access to the EGRA. 9. Conformance with the natural resource protection provisions of article 4 and article 6 Yes. The proposed buffer to the Glen Lake outflow and associated wetlands exceeds code standards. 10. Other related matters, including relevant comment from affected parties No public comment has been received to date. 11. 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: a. 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 b. 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. 12. Phasing of development Not applicable. The project is proposed to be constructed in one phase. A subdivision is being reviewed concurrent with the PUD. Concurrent construction of Bridger Vale Drive and the associated sewer and water mains is proposed. The Development Review Committee reviewed the request for concurrent construction with the understanding that the applicant agrees to standards and to complete the requirements in BMC 38.270.030.D with the planned unit development final plan and prior to building permit issuance. The Development Review 265 17232 Staff Report for thef dger Vale Planned Unit DevelopmentobD) Page 19 of 28 Committee recommends concurrent construction be approved with all the required code elements. Conditional Use Permit Review Criteria, Section 38.230.110,BMC. E. In addition to the review criteria of section 38.230.100, 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. The proposed buildings and parks and open space enhance the neighborhood including the EGRA. Landscaped areas are coordinated with adjacent property and within the proposed development. The design of Bridger Vale Drive and the pedestrian circulation system is a strong element of the design. All townhomes are accessed via alley providing and uninterrupted streetscape for pedestrians and on street parking. 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. Bridger Drive with wider paved lanes will improve safety for cyclists, and the new sidewalks will encourage non- motorized access to the site which promotes public health and safety. General welfare will be promoted through new residential townhomes which will provide a variety of housing options for area residents. Provision of additional park land adjacent to the EGRA also promote general welfare by providing an expansion of recreational opportunities. The residential development serviced by the existing municipal sanitary sewer and water systems promotes public health by protecting groundwater from degradation associated with on-site septic systems and domestic wells. Stormwater will be managed in bio swales and retention facilities to filter out sediment and treat runoff. 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; 266 17232 Staff Report for Aidger Vale Planned Unit DevelopmenfOUD) Page 20 of 28 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; 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 terms of annexation, declaration of institutional controls,the proposed conditions outlined in this report, the future covenants, the maintenance plans and project design guidelines associated with the project will address these areas. 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 PUD plan process and will be required prior to approval of the final plat. Planned Unit Development Review Criteria, Section 38.430.090.E,BMC. The application presents the applicant's response to these 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. 267 17232 Staff Report for theidger Vale Planned Unit Developmen#UD) Page 21 of 28 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? Yes, except for those standards proposed for relaxation the application conforms and in some areas exceeds standards. (2) Does the project preserve or replace existing natural vegetation? Yes. The site has been substantially disturbed by grazing and does not include significant natural vegetation. The ditch water outlet from Glenn Lake is located on the property. The ditch and associated wetlands are protected and will remain. There will be substantial placement of new vegetation within the open spaces and park areas. The plan includes overall landscaping proposed for the townhome development, Bridger Vale Drive and the park and open space areas. (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 is cohesive and has a variety of coordinating elements ranging from efficient circulation, presentations of building fronts to the streets, lot access from the rear of the lots from the alley away from the street, open space, parkland and multiple landscape 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? Yes. The project has lot layouts which are favorable to installation of solar systems. Such systems are not proposed at this time. The site will be integrated into the existing and developing pedestrian and bicycle network which will enable travel without motor vehicles with the improvements of Manley Road and Griffin Drive. The residents will be able to access the EGRA park amenities easily and without vehicular travel. The project is connected to the City's trail systems allowing access to the mountains to main street trail system. (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? Yes. A relaxation is proposed to allow the option for the project to exceed the maximum front setbacks for the townhomes from Bridger Vale Drive. Landscaping is provided along 268 17232 Staff Report for thetidger Vale Planned Unit Development*D) Page 22 of 28 the streetscape and within the townhome development that will provide additional privacy. All vehicular access to the townhomes is via an alley that will generally only be used by the residents, city services and their private service providers. (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 38.420.020? Yes. Parkland is provided per code requirements other than the frontage relaxations. Open space is provided for each townhouse in compliance with standards. (7) Performance. All PUDs shall earn at least 20 performance points. Yes. With a PUD, Section 38.430.090.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 must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The PUD is proposing to satisfy the performance requirements with credits for additional open space and low impact development plan. The tabulation is under the common open space section of the application narrative under item 14.E. The application satisfies the requirement with 41.25 performance points for the publically accessible open space and six points for the low impact development plan and bioswale in Bridger Vale Drive. The development exceeds standards. (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 property is well integrated into the existing development by connecting and adding to the publically accessible park area at the EGRA, improving significantly the drive access to the EGRA by constructing a new local street that exceeds design standards. The new open space area provides a buffer to Sunfish Park, the Turtle Way residential subdivision. c. Mixed Use. Planned unit developments in mixed-use areas (REMU, UMU, and NEHMU zoning districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of 269 17232 Staff Report for the9idger Vale Planned Unit Developmen$OUD) Page 23 of 28 uses are determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development. (1)Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes. This neighborhood is substantially dominated by housing. A diversity of residential housing types should be built on the majority of any area within this category. Housing is provided in attached dwellings for single households. Variation in building massing, height, and other design characteristics should contribute to a complete and interesting streetscape. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor and are available uses on the commercial lot. All proposed uses complement existing and planned residential uses in the area. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. The small commercial lot will require a site plan review wherein the block frontage standards will apply. Stand alone, large, non-residential uses are not proposed. Multi-household higher density urban development is expected in REMU and provided by this development. Any development within REMU should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. Bridger Vale is integrated into the transportation and open space network via EGRA and Manley Road. (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes. The project is accessed via Manley Road a collector street. Adequate and controlled access is provided. (3) Is the project on at least two acres of land? Yes, the site is 6.48 acres of land. (4) Do the uses relate to each other in terms of location within the PUD,pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes, the overall site layout and design guidelines provide a comprehensive design that coordinates pedestrian and vehicular circulation, architectural design and the utilization of parkland, open space and facilities. 270 17232 Staf f'Report for thelidger Vale Planned Unit Development'PUD) Page 24 of 28 (S) Does the overall project achieve or exceed the FAR 'floor area ratios"envisioned for the underlying district? Yes. The proposed total FAR of the townhome development is consistent with townhome development. The net residential density is 11.4 dwelling units to the acre. (6)Is it compatible with and does it reflect the unique character of the surrounding area? Yes. This development will contribute to the mixed character in this area with Sunfish Park residential development, the EGRA and the eclectic uses located within Gallatin Park industrial subdivision. (7)Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Yes. All parking spaces are accesses via the alley. (8)Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Yes. This project is an infill project on an underutilized site. (9) Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails)for the use and enjoyment of those living in, working in or visiting the development? Yes. City parkland and publicly accessible open space are proposed. (10)Does the project provide for private outdoor areas (e.g.,private setbacks,patios and/or 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. Outdoor balconies are proposed for the individual townhome units, ground floor patios are provided at the front entrance into each unit. (11)Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes. City parkland and publicly accessible open space are proposed. (12) Is the overall project designed to enhance the natural environment, conserve energy and provide efficient public services and facilities? Yes. Enhancements to this underutilized site and connection to city services will allow a medium density residential development in close proximity to recreation and employment opportunities. 271 17232 Staff Report for the9idger Vale Planned Unit Developmen#UD) Page 25 of 28 (13)If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community-wide issues of affordability and diversity of housing stock? Not applicable. No density bonus is proposed. (14) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district or building type within which the project is located and which is set forth in division 38.310 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 is 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 must be provided within the project. Those dwellings subject to division 38.380 must be excluded from the base density upon which the density bonus is calculated. Not applicable. No density bonus is proposed. APPENDIX A PROJECT SITE ZONING AND GROWTH POLICY Zonin,e Designation and Land Uses: The property is zoned REMU, Residential Emphasis Mixed Use and PLI, Public Lands and Institutions. The intent of the REMU District is to promote neighborhoods with supporting services that are substantially dominated by housing. A diversity of residential housing types should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can include attached and small detached single-household dwellings, apartments, and live- work units. Residences should be included on the upper floors of buildings with ground floor commercial uses. Variation in building massing, height, and other design characteristics should contribute to a complete and interesting streetscape and may be larger than in the Residential category. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor. All uses should complement existing and planned residential uses. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. Stand alone, large, non-residential uses are discouraged. Non- residential spaces should provide an interesting pedestrian experience with quality urban design for buildings, sites, and open spaces. This category is implemented at different scales. The details of implementing standards will vary with the scale. The category is appropriate near commercial centers and larger areas should have access on collector and arterial streets. Multi-household higher density urban development is expected. Any development within this category should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. 272 17232 Staff Report for the9ridger Vale Planned Unit DevelopmenIOUD) Page 26 of 28 The intent of the PLI district is to provide for major public and quasi-public uses outside of other districts. Not all public and quasi-public uses need to be classified PLI. Some may fit within another district, however larger areas will be designated PLI. Adopted Growth Policy Desiznation: The property is designated as "Parks, Open Space and Recreational Lands" in the Bozeman Community Plan. Parks, Open Space, and Recreational Lands. All publicly owned recreational lands, including parks, are included within this category, as well as certain private lands. These areas are generally open in character and may or may not be developed for active recreational purposes. This category includes conservation easements which may not be open for public use APPENDIX B -PROJECT BACKGROUND The applicant, Bridger Vale, LLC., annexed the 6.49 acres into the City limits and establish initial zoning of REMU, Residential Emphasis Mixed Use on 4.67 acres of the property and PLI, Public, Open Space and Recreational Lands on the remaining 1.83 acres. The zoning was effective on February 7, 2019. The applicant previously proposed an application for a Growth Policy Map Amendment for the same property to change the future land use from Parks, Recreation and Open Space to Residential for the entire tract. The City Commission denied the request following a public hearing on May 11, 2015. The site is currently vacant and being used for cattle grazing with the primary access road for the East Gallatin Recreation Area (EGRA) running through the property. Gallatin Park industrial subdivision is located across Manley Road from the subject property and contains office, service, warehousing, accessory apartments, commercial retail services and other mixed industrial uses. Sunfish Park Minor Subdivision is located to the south and is a 5-lot residential subdivision located on Turtle Way. To the east of the site, there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act(CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic Compounds (VOCs) that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl- chloride which exceeded the human health standard. A Term of Annexation was adopted to protect future residents from potential exposure to the identified VOCs, which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns." Groundwater wells are restricted on this property. Another term of annexation required that the application file a declaration of institution controls for the Bridger Vale Annexation that requires among other things that the developer establish a 273 17232 Staff Report for thefidger Vale Planned Unit DevelopmentPUD) Page 27 of 28 monitoring program that details sampling objectives and design, sampling location and frequency, sampling methods, testing methods, quality control and data storage to monitor ground vapor, the vapor mitigation systems. The declaration also allows access to the City and the Montana Department of Environmental Quality. Subsequent requirements are included to be included in the property owners' association documents to provide sufficient financial and technical resources to ensure the sub slab vapor mitigation plan continues in effect until otherwise agreed to by the City. The annexation agreement and declaration of intuitional controls are attached to this report. A PUD concept plan was reviewed by the city and City Commission in 2016. APPENDIX C- OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Bridger Vale LLC, PO Box 930 Manhattan, MT 59741 Representatives: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Brian Krueger, Development Review Manager APPENDIX D PLANNED UNIT DEVELOPMENT INTENT Sec. 38.430.010. 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; 274 17232 Staff Report for thelidger Vale Planned Unit DevelopmentfUD) Page 28 of 28 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. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Bridger Vale Annexation Agreement Bridger Vale Declaration of Institutional Controls The Design Review Board(DRB) minutes February 13, 2019. The Recreation and Parks Advisory Board Subdivision Committee email March 8, 2019. The Community Affordable Housing Board minutes March 13, 2019 Application 275 AFFIDAVIT OF PUBLICATION 360272 1868637 STATE OF MONTANA ) )SS. CITY OF BOZEMAN PLANNING County of Gallatin ) ATTN: ADDI JADIN PO BOX 1230 BOZEMAN MT 59771-1230 being duly sworn, deposes and says; that he/she is legal ad clerk of the Bozeman Daily Chronicle, 4 , a newspaper of general circulation, printed and NOTICE OF A PUBLIC HEARIN I., published in Bozeman, Gallatin County, Montana; FOR A PRELIMINARYPLAT,AND and that the notice here unto annexed PLANNED UNIT DEVELOPMENT.`. APPLICATION`` ' #101999-806 MANLEY RD NOTICE OF A PUBLIC HEARIN The City of Bozeman Depart- has been correctly published in the regular and ment of Community Develop- entire issues of every number of said paper for ment is reviewing a Prelimi- 2 insertions. nary Planned Unit Develop- ; ment (PUD) and Preliminary Plat application requesting permission to grant relax- d ations for a planned unit de- velopment and to subdivide an existing parcel of 6.48 t acres within the REMU and PLI zoning districts. Said notice was published on: The subject property :is-ad- 02/17/2019 02/24/2019 j.-dressed" as '806. Manley Road ano ,gay Ily described as Rema�,;;; act GLR-1 of COS 221 located- in the 'Southwest Ya of S 31, T01 S, R06 E, P.M.M., Gallatin 'County,Montana. Subscribed and sworn to before me this The Purpose,>'of''the public Sth day of March , 2019 ; hearings i .is ;to consider the Bridger Vale Preliminary . Plat Application 17231 for the Bridger,rVale Subdivision to subdivide. the:6.48 acres 'into twenty fownhome lots, Not Public for tate of Montana " one commercial lot, one open Residing at Bozem Montana space lot, one city park lot, ,.�ssiv Lo`�., KESSLY LOVEC Notary Public No'lA for the State of Montana * * Residing at: d .SEAL.2� Belgrade, Montana pFMprt�Q.' My Commission Expires: `' January 31,2023 • O z 0 D -� D C� N C1i ' N O �O 3 ; _ o MY i Bfldger o 0 Planning Vdie PreHmhary PUD 17232 • Proposed mixed use residential Planned Unit Development r d � w = • North of East Gallatin Recreation Ni 4 Area. Primary access to Park. • Annexed, zoned REMU and PLIPrig � x • Bozeman Community Plan map Eby IA R designation-Parks and Open Space t _Art t t l O O s a L,L M f -- IV 0 Z E M A @J V C � � Planning • CAL'LATIN PARK DR z! ml z S_ 'fUR'1'L°E WAY _ q��N PARK DR • Legend Planning Projects selection Cily Limits Parcels Community Plan Future Land Use 0 Residential _ - Residential Emphasis Mixed Use Suburban Residential E3 Regional Commercial and Services O Community Core �]Community Commercial Mixed Use �j Business Park Mixed Use ' C3 Industrial Public Instibdlons 0 Parks,upen Space and Recreational Lands Other Public Lands Gott Course Present Rural O I I Q Fx Planning .. r:p� • ��• •''�:. Mgr , +. 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SETBACK r T_ r I 03 I FN10 I'•''+/ j//S/�•U� 1,4Wg 4• Oa �♦ R J _STRUCTURE I O I O g ^ OPE:N s�acE.�1 o / I I '05 '/// / . ^� YCLASS cc 5'WDE REM .uo/` \ I� SETBWN Rlalf-0i-WAY we32UT,LUC. w _ t s'n [816'O.Y2 I �� \ ' \ FN0 i P~—�ni•n�_.•s s) �.r�`�� ' 28746 48 s SIDE {1{1 T46'46'%l YARD SETBACK\ 1 4! 30 TRACT GL2 CALLA PARK UK p 0 OF oos,xx1 \ or. a i15N.WiOUTE a vAlecs I PLI ZONING I OVERAU srrE LOT 3 esEs..t ,j CL6 �E,•n� f� e I �; w . � _i � � .y � ' �®�.:I®C' yK„a.�^)per I i• "�+�T: '4t P W7_&Y-t, . '��S•�•'�.o�� � /mod/: `® ®J; �Zfi:;'3��Z soo MOOno y r EEEE",1 ■ ri■ u� --i :e . �1 Li C �■` ■ � .�■ ®� �r � '� �l p11 a i� '7■ EEl■ ■ O a�E 7■ ■ � II 7fq �q i - Jai t i�l �s cam. J■ arm � — FW N 4' ■ `rt r^ r� -�- X 4 y O I$ i= 1 i S UIL i.. _ III Fri ii i i i X � I f I� �� e J la bw ` 1, o o SrrE vuw WEVIEW SU O � MT Planning i EUVAYM LEMD a El Ell 0 ® yn NM• MiY wM NWwY.NM �W1y�W��N�NY1N wwwwr .N.wwwwN.r •wAIMM4 1rt W.ur� M�YMI` w..w.ww...w Nw�wFNw or NAY .M NF �W wMI1wMw wM+MM MYN.N. w.NNww WW�MIM �WMNIw•..MM .w44YM MMUMwf�Ir NIw Y�I.fIM MK AIwYwIW �M r wNiwww r�r.r r.r �wwwwNilw w+w•ww.r wrw.rw _ r wMww �wN �nw >> 0 0 • O 0 (Killas (t71 z.- J�v ALAI ® lFn � I Go LO ElCl 4 o 0 00 0 me 0 00 0 �M M p AEll D Q ~ S I —-—-— ----. --n If .L _ MYr y -71 s�ti O O i MT BOZEMAN g Brid er Vale PUD Relaxations Planning 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. a 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4.' BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. i 5. BMC 38.550.070 Landscaping of public lands. The application requests to not , irrigate parkland, open space or other public lands landscaping with a well. The . { property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. BOZEMAN MT g Brid er Vale PU D 17232 Planning i Public Comment • Project was publicly noticed twice in Bozeman Daily Chronicle, posted on- site and mailed to property owners within 200 feet. • 1 public comment was received in favor from Bozeman Rotary Club i 1 E I i BOZEMAN MT - Bridger Vale PUD 17232 Planning Review Criteria Eal • Application meets criteria-Performance met through open space, LID, 41 .25/20 required pts. Recommendation • DRB recommends approval • CAHAB recommends approval of cash in lieu of affordable j housing/affordable housing plan • RPAB recommends approval of parks plan and park relaxations • Overall recommendation is for conditional approval with applicable code provisions BOZ E MAN MT Planning M-1 ZONING (COUNTY) " I � q PART OF S Y2, NW SEC. 31 n1 45 P0,S27 00SN10 SIRIKmiE iS 1 a-1.e ',TURFS $ SANORA L N 3w cup CULVERT I FL OUT.4650.3T 1555 22'34'03- WE WE a E (,SU M0,T C 3�4• FL W..681.25 011E 1 P G[ 66'8G120�'- — 0.6 6ELOM AS p(�.g.--MIE�-ONE h6 09.72 088�30.20� .. ——— �- ——— — 201. , ///70f' "'tS°k/ri/, f'"'✓ / ! '/ ��� /1 OF WET I SR10LE UCW POLE�SRETE _ � � �� // / �/• ,/� �',I i, SRO /:cwLwo) L1avEW OF AY(tm) r, / //✓>' /f C11Y/PARK p, 0GALLATUI 0- 1-WATER SERME AND 5'SWE YARD / .• ^\ f/ /�/LOT ei SUED.AS-e1PLTS I I MoCAn N METER M. 5[TBK'K ar �r.. ��5 } /f/.'•" //fJ�29.957 SrS LOT )) oETENroN POND OUw STRUCTINE a A6'M !� 15'PVC R OUT.4684.60 I _ To,OUT. j ),-.7 MHES ' PLI ZONING I BI� CK 1 axT'3 1 -T1aLx _ rN88'30'20 —— .,�{ � 'tb /./••.j ! ' TYPE 6 TCItMBOx6 .• _ - � s^ J � � /•! m I EILSdtOSSWApf ,C ARo C = - e ? ` 4::' ' r/le" •ARO —,vPe.cRossWn� T_ � PEN `drPr ARRDW o,wi. e \ Yr9J ,'rn• ` f / u[vi.ems?(twmm)- --e O� �'�- + �:S. ••'- �j $ INSTALL W LF OF 2y0, - l.lS l"RWRA➢ _ ORNVN: \ /f/J• 1/2-DY 36 1/.- PVE CULVERT FLARED END Do I OLD NARST HODHCS.1u. " iL/. D 7�,.\' .. \` Q✓ r r TRACT OL) 1 > " COS 1221 Y.e>• �/ / //"' °�} `/ � �• .4 • STA TE' OF YOMNN PAWS Fal wI WE a N6 2.50 1 '003NING U23 32.OD3V4 !� RcP serm.FL 0 399�b7 26T16 ——— _ / �r `': '1 7' 4`` d 'k, ♦ � Ars• / S8T 46'48 VNE OEI F- POND OUR!'T cTviu•nrx /.. 5 15 -,S�PY�Fly OYT..661.71 -7 LASS 1 p!(JGLpy °° •+`• `g / \r n I LOT 30 DACNCHECN.LLG �SLOE VD7 1-,.7•N m -L , ,A OWSE 20 \> `, 'e�J, . f Jf/J//��� 7' ! s'WroE aew YARD I - I 3 M I o % I I�1 l!///\r .1 `, ¢e - �2.53' � sEBKN(TwJ o" I. I�ti oaEN>seACEO i 4 /,.N. s• E*STYw STRL4RTaff °� //L07 1,I p A 1 I 9.7/1// \° YARDSfJ / O C i �\`•1 uaa —}'$W55'Tcc 4- RNRAR FORFBAYe(i19.)° /\ \ �• > (7-i G �j\� d0 P �IDGI ROM, , w L� •CT\:: „-. s•WIDE REAR ' RAM nAs- t RxWr=aF-WAr �s ErE. s. 'v sEle"D` .) .-. .�. —7uRTi8-WNY 4 �•� A-�-- ra i. (li53,S) /.//F/a'/. /. . 28T4848' — —I—s \MD SWE -pf tr16�� ' --�— -- 7-48'48•W] rut0 wTDACN\ 45 30 \ TRACT OL2 QALLATFI PARK DR. I STATE OF,UO,,oAAw DEPT. OF TTSK WILDLIFE a PARKS PLI ZONING !; OVERALL sure w.FarrLOW+t ES..+c ,I CT.O SeLm,--w � ; BOZEMAN MT Planning f j I FB ��/ Em ]] �[� MTO T Am Planning . WnIKACIVra l5 KcxvNSlnLc IV KZrAIK Ar ICK IegInLLAIItM w—w AINtN Ai- 4. PLANTS SHALL BE INSPECTED AND APPROVED DAMAGES TO EXISTING UTILITIES, PRIOR TO PLANTNB.RE•STAKF EDGIHG IF OWSITE PRIOR TO PLANTING BY OWNERS HARDSCAPES AND STHIGTLR.ES AS A NECESSARY AS DIRECTED BY OWNERS REPRESENTATIVE. RESULT OFF THE CONTRACTORS REPRESENTATIVE. g, PLANTS SHALL BE LOCATED BY THE - - - ACTIVITIES. CONTRACTOR ARID OYCERS REPRESENTATIVE GEAR. RESIDENTIAL.SHEET L2.1- q, TYPAR PROFESSIONAL LANDSCAPE VISION F 1 I 1 I I \ -LL! 1` FABRIC..OR APPROVED EOVAL TO BE SHALL GIVE DIRECTION,MAKE ADJISTMBTT51 A lAI+GLE 1 1 \ B H l D G E R V A/,6 p R f V H INSTALLED IN ALL 6AK•DEN BEDy. gppROVE LOCATIpN PRIOPi TO INSTALI.ATIpt • �:.: i4uoexr7lil pi. ` 8. VERIFY ALL CUANTITIM PLANT QUANTITIES IN I _ _ -ter- �• ` PLANT 9GHEMIIE ARE FOR REFERENCE ONLY. CLV7TRAf TOR IS,RESPONSOLE TO GOMPLETE •{�� - p I - _ - �_.� ` THEIR Ohti MANTITY TAKE-0FFS FOR ALL PLA • ! '/ -- AND 91YF9 SY THE ON THE PLAN.IN CASE OF A \Q 9 'I �. \ •.1 :.- .. DISCREPANCY THE PLANT1115 PLAN SHALL C L25 - OWN \\ll �•, ` 1 DICTATE pr NTITY. 5FF • BOTTOM -• T T. SEED/SOD ALL D157URBED EXISTING LAWN ARE 0: -`•_ ENGH L25 CIVIL • �. OF POW ar AS SPECIFIED. PLANS STGRMWATER/ • TPA p \`. ..,� 8. BALKFILL TO BE L005E ED NATIVE SOIL IMLE'. I PJCISTIRS IbU TEST.(�\ PUID \ AI•ENDMENT IS tiECC-SSP.RY A$DICTATED BY' J Y'ETLAND J `�RETAIN\STING F \ 2 \P�TV.ID,7REeg �I / .r f' �TEXISTIN D ATURF. E `\� `� 9, LANDSCAPE CONTRACTOR SHALL WATER ,I. • I .(J1D.97gUBS, •� RANTIN59 UNTIL IRR16ATION SYSTEM 19 PULLY SEED ALL D15TN28ED I� .�. ... ' I : • ; . ' AREAS _ \\ 1\- FUI,�TIONAL AND PROVIDE A I-YEAR WARP-A E R/�/ /�,3 1�• FERIOLV AFTER INSTALLATION ALIVE AID 611ARAHfEE f t!. �• �� a+ ALL PLANTINGS HE LT ALIVE AND IN ` I . . . �. . . . . rBt�r. SATISFACTORY HEALTH. } • I � i .1: .��.•.�����;�j`��PROPEIM uNE 3a59T — \ —— I ,\,�<\'\� II i /� ADJACENT ILE9IOENTIAL HOMES I •,.�• PIA - - G —' �PLAITf SCHEDULE-STORMWATER POND I (IINDICAiC-5 DROU6NT i0l.ERANT PLANT SPECIES Xw 41 PGWN5 TREES 1 L2 19 GAL OBul aB1•y OqFt Van E ss =1V YV B 0 E7D,'� SPACING AS 9HO/W CAL 8� OWy MAMtE 91ZC low x ypW I ( D15TLPEED 11 9i B.FA.LT BRANCHED,LIES I.P 6 O $. R AREA.AS I ALI.�ITb Y E91ZEp �e I sPEC1FIED //q/�\/ l Uhu!GvrorkOna LeHb 1 CIGrk' fl.LLY ISP Ila A9 SNOW I VJ„/I lAI.Y 1 N x�ryaOy�g B A 9 IlY N rbr 9 OPEN \� 1 R.LLY D SINGLE &PL LIMB M e' Zp I11�� I AL FUJ.Y BRANC�.IIEDI SPAGI�N6 A9 9HPW1 I P I L25 BENCH 2 9 4 8 HER ANTI Ii I 2 ` 1 1 I I r' �BACIOU Mix AP ce9o1[oaa I RETAIN 1 'I F1 EXISTING TURF. _ F�ay g.g 4'POT TVi-'�' -_'-'.�...a9!�2 �w SEED PLII DSURF. ' 1 9Pw E$1AS R M. �•PILL RANTS 40%OP MIA TRlANG1A.AR SPK1165 18 OL. �1 90N frls 4,bWco i AREAS \ f) $ ttl�Mfk/0!_ I,GIIOYI D�I�MV> 4'POT- H!•IMTLRC 912E H x , \ .�\,\• 1 TSALjBI,a pp�Grmel�IAM:-' s x yw SO%r MUZ TtLAN6ULAR SPACING 18• M.LL PLANTS.SPK.IIIG AS SNDYfI gOq / G I O 4 1 m I SDa MIX.T�TfI SPACING I8.OL. \ ` I AL LIttIOb 91Z1 I 1 V RETAI EXSTING . �TURE A E Y(PULL PLANTS HERBAGIQY mix a %L/ _I- •'-"�" \PGlib 3 ! ( { I-0AL ra'>O Po tillq 14'FOT 9B e \ MATURE SIZE 9011 x 9w,FlJLL PLANTS OP MIXI N4'MAR SPAC I4 ID'OG I \ SPACIIC+AS 9HG-N 44 4•FOf 4Rp9T Lbp BBppUUnn��ItA SIZE 24-H OP At TRNPii51LAR SPACING 18.O.C. GPA55E5 MATERNAL a ���pTY LINE 144.48' K g, D L25 1979 NATI MIX NOT ST02 N�MULCH NATURAL .LIRLIP 15 SEED G08-289-52M FCq•FpS�MJLCN,2AT'DEPM EXISTING, FINES TRAIL I 93T6 SF IAI'01 50D NATLRAL FINES r. I a rrF€FExu� S7ORMViATEP.POND NOTES TRAIL . 4 I. MALH STOP.MNAT6t POND AS 5FaV1ED. 2. PROVIDE t8•DEPTH 6ROPOI45 MEOW.6ROAN51 MEDIU4 TO CONSIST OF A BLEND OF LOAMY SOiL SAW AND 9040%RANT DELVED OTHER MATERIAL ORGANIC COMPOST, 0 0 r ' AV, R rf`I�f SI /Pdtif , ti� is Ir•l Bl y KIJ y, }�lf` f No i i� �ff fir. • ��� f � �� S ( �' l 1 l t vnoFr-am i ut 3oear //'• AD.NGFM P.WK lA1A I iey0 yS Mae. e. R r 3 r • /l e" a6. r ' � �` ``_S��• ,�,%`SM' ��. :/ 4����^ •6y � 8 C9 Ci E� e l�nf� CU jli 41 9A lit if lPt. jig E � • . �� � it-jAf;, � � S A tj c a �. 0 ®Wil n pp I w,J}i • .0 , 17232 Design Review Board Staff Report for the Bridger Vale Planned Unit Development(PUD) Preliminary Plan Date: Design Review Board, February 13, 2019, at 5:30 pm. Project Description: A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design and a request for concurrent construction. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot with an associated street and alley. The site is located on 6.48 acres zoned REMU and PLI. Project Location: 806 Manley Road. The parcels are legally described Remaining Tract GLR-1 of COS 221, located in the Southwest 1/4 of S 31, T01 S, R06 E, P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions and code provisions 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 17232 and move to recommend approval of the Bridger Vale Planned Unit Development application subject to conditions and all applicable code provisions." Report Date: February 6, 2019 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The property owner and applicant made application to develop the vacant property directly north and adjacent to the East Gallatin Recreation Area (EGRA), accessed from Manley Road. The development proposes a townhouse development with a future commercial building lot. The proposal include four townhouse clusters including four dwelling units each and one two unit townhouse. The application includes a concurrent subdivision of one parcel into twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot with an associated street and alley. The subject property is recently annexed to the City and is zoned Residential Emphasis Mixed Use District and Public Lands and Institutions. Five relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed with the application: 17232 DRB Staff Report foie Bridger Vale Planned Unit Developoit(PUD) Page 2 of 25 1. BMC 38.320.040 Table of Form and Intensity Standards. The application requests for a modification to REMU required setbacks to allow townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A. The application request .permission to not provide the minimum park street frontage required. The application proposes no street frontage for the city park lot. Third, 3. BMC 38.420.060.A.2.b or C. The application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section and not as required by the code for a local street. S. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. The criteria for granting a PUD are found BMC 38.20.090.8. 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 as required in BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City.The applicants can request relaxations from the code in exchange for a higher quality of design. The obligation to show a superior outcome is the responsibility of the applicant.The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default REMU district. The Development Review Committee (DRC) has reviewed the application. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) found the application insufficient for continued review and detailed additional documentation necessary for review prior to a public hearing. The application is complete for design review purposes. The Design Review Board (DRB) is scheduled to review the application on February 13, 2019. The Design Review Board is the design review advisory body to the City Commission on this application. The DRB is required to make a recommendation to the City Commission on this application. Unresolved Issues There are no unresolved issues with the application. Code corrections have been provided by the DRC. 17232 DRB Staff Report foe Bridger Vale Planned Unit Develop*t(PUD) Page 3 of 25 Alternatives 1. Recommend Approval of the application with the recommended conditions and report findings; 2. Recommend Approval of the application with modifications to the recommended conditions and modifications to the report findings; 3. Recommend Denial the application based on the Design Review Board's findings of non- compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS ExecutiveSummary..............................................................................................................I UnresolvedIssues................................................................................................................2 Alternatives..........................................................................................................................3 SECTION1 - MAP SERIES.....................................................................................................4 SECTION 2 - REQUESTED RELAXATION/DEVIATIONS /VARIANCES...................10 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL...:.................................10 SECTION 4—REQUIRED CODE PROVISIONS.................................................................10 SECTION 5 - STAFF ANALYSIS AND FINDINGS............................................................10 APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY ................................22 APPENDIX B—PROJECT BACKGROUND........................................................................23 APPENDIX C—OWNER INFORMATION AND REVIEWING STAFF............................23 APPENDIX D—PLANNED UNIT DEVELOPMENT INTENT ...........................................24 ATTACHMENTS....................................................................................................................25 17232 DRB Staff Report fo a Bridger Vale Planned Unit Devel Opt (PUD) Page 4 of 25 SECTION 1 -MAP SERIES r n F5-m'rl\rPARK DRY 1' \ ;: ruts r�� waa �' o �777% A'l DARK DR \; lob,Legend Ptamft Projects Selection Parcels "'g •� Roads F Amoys Uy t.knlls Zonng OlstrScts 4 v. Zoning Classification 17232 DRB Staff Report fo*Brid er Vale Planned Unit Develop*(PUD) Page 5 of 25 I L -a J _CALLATI\PARK DR 0 z i b = i CA`L•LA'r'1\PARK DR Legend D Planning Projects Selection A Parcels Roads Alleys s City Limits Community Plan Future Land Use Q Residential 3 i J Residential Emphasis Mixed Use Suburban Residential C3 Regional Commercial and Services 0 Community Core Q Community Commercial Mixed Use Q Business Park Mixed Use Q Industrial --' Public Institutions j] Parks.Open Space and Recreational Lands Other Public Lands Q Gall Coursc [] Present Rural Growth policy designation 17232 DRB Staf'Report foo- e Bridger Vale Planned Unit DevelopOt(PUD) Page 6 of 25 • N b S ,GALLA-1\�PAIWUR7 �(, y. x Legend Planning Projects Selection Parcels RT E AN Roads Alleys City Limits "-Land Use(111115) 0 Mixed Use RestaurantXBar Commercial Retail Sales,Services.Banks 0 HotelWotel 0 Commercial Auto Ad minist rativeTrotessional �]Light Manufacturing [�Golf Course Park or open Space ®Conservation Easement Church ®Public Facility n SchooltEducational Facility EJ Single-Household Residential Ouplex%Triplex Residential Multi-Household Residential ®Mobile HomeWobile Park [�Right-of-Way Undeveloped Vacant t - Current Land Use Q ` I z g 60 4 ME ONE OxE t to n Jm° c ►MNLEY ROAD 99.3 K . )� 21 ° \ I� Arsm i 116a y THss= o OT q1 li JA QED RE i a v � I v S"�IA HRH ti T 2 00 � � [N3'24'48" c AYv r^2 20.9a 003'24 a8 ,Y •dam LOT 4 I m fi n j. EMPmS Co 0 l 'po • / • J (J? / R Z �o [52'36'34-E] I � ri s ^> r- I gG• ry' �[ � I � i 17232 DRB Staff Report for the Bridger Vale Planned Unit Development(PUD) Page 8 of 25 PARK .6q AG. L2.4, s I, RE 5 D TIA N q — i 4.64 AG. ® 2. ---- ' I ��----------------------------� ` ---------- A . \\\' OPEN . \� 5PAGE 1.14 AG I L2.3 • ----------- , 17232 DRB Staff Report for the Bridger Vale Planned Unit Development(PUD) Page 9 of 25 z' lu IQ �MONTENTRY-EYI LEVEL @-SOUTHWEST VIEW I i 'j_ — — — A l •� c - — r I 1 (j�FRONT ENTRY-MIDDLE UNITS /1 NORTHWEST VIEW C C ----------\ m cl l � r NORTNVIEW CLRRIAL 17232 DRB Staff Report fo*e Bridger Vale Planned Unit Developitt(PUD) - Page 10 of 25 SECTION 2 - REQUESTED RELAXATION/DEVIATIONS/ VARIANCES 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage.' 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands.The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. The relaxations may be granted with a Planned Unit Development (PUD). The criteria for granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the criteria and finds that they are met for all five relaxations with the adoption of the staff analysis and findings below for justification. SECTION 3 - RECOMMENDED CONDITIONS OFAPPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. SECTION 4 — REQUIRED CODE PROVISIONS 1. All required code corrections are provided through the DRC review. SECTION 5 -STAFFANALYSISAND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria,Section 38.230.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not in any way create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 17232 DRB Staff Report for*Bridger Vale Planned Unit Develop(PUD) Page 11 of 25 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 Yes. The property has a future land use designation of the Parks, Open Space, and Recreational Lands and is zoned REMU, Residential Emphasis Mixed Use and PLI, Public Lands and Institutions.Table C-16 of the Bozeman Community Plan shows both REMU and PLI zoning as implementing districts of the Parks, Open Space, and Recreational Lands.Although not in obvious accordance with the growth policy map,the property is in accordance with the overall intent of the growth policy.The site is privately owned, and thus its current designation does not create any public right of use to the property. The applicant proposes to set aside a large portion of the property as park land and open space under PLI zoning and to substantially enhance the EGRA access drive by construction a street with on street parking, lighting, a landscaped median and pedestrian sidewalks. The proposed residential units are townhomes and will provide additional residential use adjacent to a City Park and an existing R-1 residential neighborhood. The project is in conformance to and consistent with the City's adopted growth policy,the Bozeman Community Plan, including the following goals and objectives: Goal LU-1: Create a sense of place that varies throughout the City,efficiently provides public and private basic services and facilities in close proximity to where people live and work,and minimizes sprawl. The EGRA and Sunfish Park, a Turtle Way residential subdivision, and the adjacent Gallatin Park Industrial Subdivision has a distinct sense of place, this'project contributes to an existing and expanding mixed use area and allows people to live in close proximity to work, public and private basic services and minimizes sprawl. Objective LU-1.4 Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project provides additional density of use while respecting the context of the EGRA and the Sunfish Park residential area. Objective LU-2.3: Encourage redevelopment and intensification,especially with mixed uses,of brownfields and underutilized property within the City consistent with the City's adopted standards. This project includes mixed uses and is proposed on underutilized property adjacent to a significant public recreational amenity,the EGRA. 17232 DRB Staff Reportfise Bridger Vale Planned Unit Developot(PUD) . Page 12 of 25 Objective E-4.2: Promulgate efficient land use practices. This project promulgates efficient land use practices and provides a high net residential density,while adding a significant amount of area to an existing park that can be used by the entire community. Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost,and location with an emphasis on maintaining neighborhood character and stability. This project provides additional quality housing at a medium density in an area that only includes a small residential low density subdivision light industrial uses.This project will add to the neighborhood character and the stability of this area. Residential uses provide additional eyes on the street and have a twenty four hour presence that will make the park access safer and enhance the overall neighborhood. For more information on the growth policy designation please see Appendix A. 2. Conformance to this chapter,including the cessation of any current violations Yes. The project, if approved,will conform to the Bozeman Municipal Code other than the requested relaxations. There are no known documented violations of the BMC for this property. 3. Conformance with all other applicable laws, ordinances,and regulations Yes. The proposed uses of the site are consistent with the allowed uses of the REMU district. No specific conflicts have been identified.Additional steps will be required including but not limited to final payment for cash in lieu of water rights, finalization of the preliminary and final plat, dedication of the streets and parkland, dedication of the utility easements, construction of infrastructure, PUD final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. Condition of approval 1 requires full compliance with all applicable code requirements.To the east of the site,there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act (CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015,Volatile Organic Compounds (VOCs) that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl- chloride which exceeded the human health standard.A Term of Annexation (#11) has been required to protect future residents from potential exposure to the identified VOCs,which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns." This is condition of approval recommended by the Development Review Committee for the PUD and preliminary plat. Slab foundations 17232 DRB Staff Report foie Bridger Vale Planned Unit Develop&(PUD) Page 13 of 25 are proposed on the residential lots which will prevent potential groundwater damage that might otherwise occur on structures with a full basement. 4. Conformance with special review criteria for applicable permit type as specified in article 2 Yes. This CUP and PUD criteria are reviewed below. The project meets the requirements and criteria as presented. 5. Conformance with the zoning provisions of article 3,including permitted uses, form and intensity standards and requirements,applicable supplemental use criteria,and wireless facilities and/or affordable housing provisions if applicable Yes.The townhouse use is permitted in the REMU district. Form and intensity standards are met with the proposal other than the proposed relaxation for the front setback for the townhomes with exceeds the maximum of 15 feet. Lot sizes, lot coverage, setbacks, and building heights comply with standards. Cash in lieu of affordable housing is proposed in compliance with standards and will be paid at the time of the issuance of a certificate of occupancy for each lot. 6. Conformance with the community design provisions of article 4, including transportation facilities and access,community design and element provisions, and park and recreational requirements Yes. The proposed street and alley meet standards with the proposed relaxations. The Manley Road frontage is required to be improved with this project. A special improvement district is in proces' for the street, stormwater and pedestrian and lighting improvements to Manley Road from Griffin Drive north to the city limits north of this project site.The intersection of Manley Road and Griffin Drive operates under a level of service allowed by the code.The applicant requests a waiver to the requirement to upgrade the intersection as allowed by the code.The Director of Public Works will issue a waiver as the waiver criteria have been met. The improvement to Griffin Drive and the intersection are in the approved City Capital Improvement Plan for year 2020 for the intersection and 2021 for the street improvement to Griffin Drive between N. 7th Avenue and Rouse Avenue. The proposed parking exceeds parking requirements with four parking spaces proposed for each three bedroom unit. Pedestrian access is provided from the street directly to the main entrance of every townhome.The lots and block meet standards,water and sewer is provided to each lot and proposed within the city owned rights of way. Site surface drainage meets standards for the streets and the 17232 DRB Staff Report fcoe Bridger Vale Planned Unit DevelopiRt(PUD) Page 14 of 25 commercial lot and townhome lot development. Cash in lieu of water rights is proposed and will be paid with the final plan. The proposed parkland meets standards if the relaxations are granted to both frontage requirements provisions. The parkland area added to the EGRA will be maintained by the property owners' association of the Bridger Vale subdivision. 7. Conformance with the project design provisions of article 5,including compatibility with,and sensitivity to,the immediate environment of the site and adjacent neighborhoods and other approved development; design and arrangement of the elements of the plan; landscaping; open space; lighting, signage; The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site.The buildings comply with permanence in building materials,building quality, architectural integration, neighborhood identity, and orientation of parking and service areas. The landscaping meets standards with corrections. The design of the site plan is in harmony with the existing natural topography and water bodies and existing vegetation. The Glen Lake outflow ditch and associated wetlands will be minimally disturbed by this development and will be protected in the open space. The town homes meet the requirements of BMC 38.360.240,the special standards for townhouse and rowhouse dwellings. Each unit meets access standards,usable open space, and building design. Building mounted lighting is proposed for the townhomes and meets code standards. No signage is proposed at this time. 8. Conformance with environmental and open space objectives set forth in articles 4-6,including the enhancement of the natural environment, watercourse and wetland protections and associated wildlife habitats;and if the development is adjacent to an existing or approved public park or public open space area,have provisions been made in the plan to avoid interfering with public access to and use of that area Yes.A bioswale is proposed in the median of Bridger Drive to treat stormwater from the development. This is in compliance with REMU zoning and best practices for Low Impact Development.A stormwater pond is proposed in the open space south of Bridger Vale drive and is integrated into the landscape design and is landscaped according to code requirements.A buffer is proposed from the wetlands associated with the outfall of Glenn Lake to protect their function. The stormwater system meets 17232 DRB Staff Reportfolfle Bridger Vale Planned Unit Develop&(PUD) Page 15 of 25 code standards. The development is adjacent to a public park and provisions have been made in this development to allow public access to the development's city park addition and to the open space south of Bridger Vale Drive. On street parking is provided adjacent to the open space and allows access to the EGRA. 9. Conformance with the natural resource protection provisions of article 4 and article 6 Yes. The proposed buffer to the Glen Lake outflow and associated wetlands exceeds code standards. 10. Other related matters, including relevant comment from affected parties No public comment has been received to date. Public comment will commence once the project can be scheduled for a public hearing. 11. 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: a. 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 b. 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 12. Phasing of development Not applicable.The project is proposed to be constructed in one phase.A subdivision is being reviewed concurrent with the PUD. Conditional Use Permit Review Criteria,Section 38.230.110, BMCC, E. In addition to the review criteria of section 38.230.100,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.The proposed buildings and parks and open space enhance the neighborhood including the EGRA. Landscaped areas are coordinated with adjacent property and within the proposed development.The design of Bridger Vale Drive and the pedestrian circulation system is a strong element of the design. All townhomes are 17232 DRB Staff Report fo*e Bridger Vale Planned Unit Develop&(PUD) Page 16 of 25 accessed via alley providing and uninterrupted streetscape for pedestrians and on street parking. 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. Bridger Drive with wider paved lanes will improve safety for cyclists, and the new sidewalks will encourage non-motorized access to the site which promotes public health and safety. General welfare will be promoted through new residential townhomes which will provide a variety of housing options for area residents. Provision of additional park land adjacent to the EGRA also promote general welfare by providing an expansion of recreational opportunities. The residential development serviced by the existing municipal sanitary sewer and water systems promotes public health by protecting groundwater from degradation associated with on-site septic systems and domestic wells. Stormwater will be managed in bio swales and retention facilities to filter out sediment and treat runoff. 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; J. Regulation of noise,vibrations and odors; j. Regulation of hours for certain activities; k.Time period within which the proposed use shall be developed; 1. Duration of use; in. Requiring the dedication of access rights; and 17232 DRB Staff Report fo&Bridger Vale Planned Unit Develop*t(PUD) Page 17 of 25 n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The terms of annexation, requirements of DRC review and the proposed covenants and design guidelines associated with the project will address these areas. 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 PUD plan process and will be required prior to approval of the final plat. Planned Unit Development Review Criteria,Section 38.430.090.8, BMC. The application presents the applicant's response to these 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? Yes, except for those standards proposed for relaxation the application conforms and in some areas exceeds standards. (2) Does the project preserve or replace existing natural vegetation? Yes. The site has been substantially disturbed by grazing and does not include significant natural vegetation. The ditch water outlet from Glenn Lake is located on the property. The ditch and associated wetlands are protected and will remain. There will 17232 DRB Staff Report foe Bridger Vale Planned Unit Develop*t(PUD) Page 18 of 25 be substantial placement of new vegetation within the open spaces and park areas. The plan includes overall landscaping proposed for the townhome development, Bridger Vale Drive and the park and open space areas. (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 is cohesive and has a variety,of coordinating elements ranging from efficient circulation, presentations of building fronts to the streets, lot access from the rear of the lots from the alley away from the street, open space, parkland and multiple landscape 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? Yes. The project has lot layouts which are favorable to installation of solar systems. Such systems are not proposed at this time.The site will be integrated into the existing and developing pedestrian and bicycle network which will enable travel without motor vehicles with the improvements of Manley Road and Griffin Drive.The residents will be able to access the EGRA park amenities easily and without vehicular travel.The project is connected to the City's trail systems allowing access to the mountains to main street trail system. (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.A relaxation is proposed to allow the option for the project to exceed the maximum front setbacks for the townhomes from Bridger Vale Drive. Landscaping is provided along the streetscape and within the townhome development that will provide additional privacy.All vehicular access to the townhomes is via an alley that will r generally only be used by the residents, city services and their private service providers. (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 38.420.020? Yes. Parkland is provided per code requirements other than the frontage relaxations. Open space is provided for each rowhouse in compliance with standards. 17232 DRB Staff Report foo Bridger Vale Planned Unit Develop>Ot(PUD) Page 19 of 25 (7) Performance.All PUDs shall earn at least 20 performance points. Yes.With a PUD, Section 38.430.090.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 must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The PUD is proposing to satisfy the performance requirements with credits for additional open space and low impact development plan. The tabulation is under the common open space section of the application narrative under item 14.E. The application satisfies the requirement with 41.25 performance points for the publically accessible open space and six points for the low impact development plan and bioswale in Bridger Vale Drive. The development exceeds standards. (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 property is well integrated into the existing development by connecting and adding to the publically accessible park area at the EGRA, improving significantly the drive access to the EGRA by constructing a new local street that exceeds design standards. The new open space area provides a buffer to Sunfish Park, theTurtle Way residential subdivision. c. Mixed Use. Planned unit developments in mixed-use areas (REMU, UMU, and NEHMU zoning districts) may include commercial,light industrial, residential and mixes of various primary and accessory uses.The particular types or combination of uses are determined based upon its merits,benefits,potential impact upon adjacent land uses and the intensity of development. (1)Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes.This neighborhood is substantially dominated by housing.A diversity of residential housing types should be built on the majority of any area within this category. Housing is provided in attached dwellings for single households.Variation in building massing, 17232 DRB Staff Report fo a Bridger Vale Planned Unit Develop&(PUD) Page 20 of 25 height, and other design characteristics should contribute to a complete and interesting streetscape. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor and are available uses on the commercial lot.All proposed uses complement existing and planned residential uses in the area. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. The small commercial lot will require a site plan review wherein the block frontage standards will apply. Stand alone, large, non- residential uses are not proposed. Multi-household higher density urban development is expected in REMU and provided by this development.Any development within REMU should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. Bridger Vale is integrated into the transportation and open space network via EGRA and Manley Road. (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes. The project is accessed via Manley Road a collector street. Adequate and controlled access is provided. (3) Is the project on at least two acres of land? Yes, the site is 6.48 acres of land. (4) Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes,the overall site layout and design guidelines provide a comprehensive design that coordinates pedestrian and vehicular circulation, architectural design and the utilization of parkland, open space and facilities. (5) Does the overall project achieve or exceed the FAR 'floor area ratios"envisioned for the underlying district? Yes. The proposed total FAR of the townhome development is 11.4 dwelling units to the acre. (6)Is it compatible with and does it reflect the unique character of the surrounding area? Yes. This development will contribute to the mixed character in this area with Sunfish Park residential development, the EGRA and the eclectic uses located within Gallatin Park industrial subdivision. 17232 DRB Staff Report fo&Bridger Vale Planned Unit Develop&(PUD) Page 21 of 25 (7)Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Yes.All parking spaces are accesses via the alley. (8)Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Yes.This project is an infill project on an underutilized site. (9) Does the project provide for outdoor recreational areas(such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails)for the use and enjoyment of those living in, working in or visiting the development? Yes. City parkland and publicly accessible open space are proposed. (10) Does the project provide for private outdoor areas(e.g.,private setbacks, patios and/or 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. Outdoor balconies are proposed for the individual townhome units,ground floor patios are provided at the front entrance into each unit. (11)Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes. City parkland and publicly accessible open space are proposed. (12) Is the overall project designed to enhance the natural environment, conserve energy and provide efficient public services and facilities? Yes. Enhancements to this underutilized site and connection to city services will allow a medium density residential development in close proximity to recreation and employment opportunities. (13)If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community-w,ide issues of affordability and diversity of housing stock? Not applicable. No density bonus is proposed. (14) Residential density bonus. If the project is proposing a residential density bonus(30 percent maximum)above the residential density of the zoning district or building type within which the project is located and which is set forth in division 38.310 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 17232 DRB Staff Report folee Bridger Vale Planned Unit DevelopSt(PUD) Page 22 of 25 is 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 must be provided within the project. Those dwellings subject to division 38.380 must be excluded from the base density upon which the density bonus is calculated. Not applicable. No density bonus is proposed. APPENDIX A —PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned REMU, Residential Emphasis Mixed Use and PLI, Public Lands and Institutions. The intent of the REMU District is to promote neighborhoods with supporting services that are substantially dominated by housing. A diversity of residential housing types should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can include attached and small detached single-household dwellings, apartments, and live-work units. Residences should be included on the upper floors of buildings with ground floor commercial uses.Variation in building massing, height, and other design characteristics should contribute to a complete and interesting streetscape and may be larger than in the Residential category.Secondary supporting uses,such as retail, offices,and civic uses,are permitted at the ground floor.All uses should complement existing and planned residential uses. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures.Stand alone, large, non-residential uses are discouraged. Non-residential spaces should provide an interesting pedestrian experience with quality urban design for buildings, sites, and open spaces. This category is implemented at different scales. The details of implementing standards will vary with the scale.The category is appropriate near commercial centers and larger areas should have access on collector and arterial streets. Multi-household higher density urban development is expected. Any development within this category should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. The intent of the PLI district is to provide for major public and quasi-public uses outside of other districts. Not all public and quasi-public uses need to be classified PLI. Some may fit within another district,however larger areas will be designated PLI. Adopted Growth Policy Designation:The property is designated as "Parks, Open Space and Recreational Lands" in the Bozeman Community Plan. Parks, Open Space, and Recreational Lands. All publicly owned recreational lands, including parks, are included within this category, as well as certain private lands. These areas are generally open in character and 17232 DRB Staff Report fooe Bridger Vale Planned Unit DeveloprOt(PUD) Page 23 of 25 may or may not be developed for active recreational purposes. This category includes conservation easements which may not be open for public use The properties located directly north, south, and east are designated as "Community Commercial Mixed Use", and "Regional Commercial and Services". The vacant land to the west is designated as "Residential." APPENDIX B—PROJECT BACKGROUND The applicant, Bridger Vale, LLC.,annexed the 6.49 acres into the City limits and establish initial zoning of REMU, Residential Emphasis Mixed Use on 4.67 acres of the property and PLI, Public, Open Space and Recreational Lands on the remaining 1.83 acres. The zoning was effective on February 7, 2019. The applicant previously proposed an application for a Growth Policy Map Amendment for the same property to change the future land use from Parks, Recreation and Open Space to Residential for the entire tract. The City Commission denied the request following a public hearing on May 11, 2015. The site is currently vacant and being used for cattle grazing with the primary access road for the East Gallatin Recreation Area (EGRA) running through the property. Gallatin Park industrial subdivision is located across Manley Road from the subject property and contains office, service,warehousing,accessory apartments, commercial retail services and other mixed industrial uses. Sunfish Park Minor Subdivision is located to the south and is a 5-lot residential subdivision located on Turtle Way. To the east of the site, there is a former landfill that is a low-level Montana Comprehensive Cleanup and Responsibility Act (CECRA) site and is no longer in operation. Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic Compounds (VOCs) that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property at low levels with one indication of vinyl-chloride which exceeded the human health standard.A Term of Annexation was adopted to protect future residents from potential exposure to the identified VOCs,which states: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns." Groundwater wells are restricted on this property. A PUD concept plan was reviewed by the city and City Commission in 2016. APPENDIX C— OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Bridger Vale LLC, PO Box 930 Manhattan, MT 59741 Representatives: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Brian Krueger, Development Review Manager 17232 DRB Staff Report folee Bridger Vale Planned Unit DevelopOt(PUD) Page 24 of 25 APPENDIX D —PLANNED UNIT DEVELOPMENT INTENT Sec. 38.430.010. 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; S. 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. 17232 DRB.Staff Report fo*e Bridger Vale Planned Unit Developot(PUD) Page 25 of 25 ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. J i 4 MT BOZ E MAN • WEDNESDAY FEBRUARY 13 2019 o M n MIT PrM 0 0 Design Review Board BrIdger Vde omonavy PUD 17232 • • Proposed mixed use residential .:." .; Planned Unit Development • North of East Gallatin Recreation Co Area. Primary access to Park. • Design Review Board required step in PUD process t re Annexed, zoned REMU and PLI • Bozeman Community'Plan map • �' designation-Parks and Open Space �;' 1 �► 0 0 MT N&AM mks Design Review Board GAL'LATIN PARK DR z G i Cq/'`IT/e�PARK DR i ,� • Legend Planning Projects selection \% City Limile Parcels Community Plan Future Land Use []Residential !-f Residential Emphasis Mixed Use \\\ Suburban Residential E3 Regional Commercial and Services Community Core Community Commercial Mixed Use []Business Park Mixed Use Industrial Public Institutions E3 Parks,Open Space and Recreational Lands Other Public Lands - �]Golf Course �]Present Rural o 0 o Q ® z F� MaM Design Review Board :14 � ' ''� ' !j`3• c. {( (_ � ��� R-t. 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CUP CULVERT (4535 YPC f rL OUt. 6803] IS.22 3iO3' O1[ 014 - (a535 S) 3/' i rL M..681 25 [tea. • O1F NBfri3'�•2fl�Er pe WE — 0.6 O13Ow AS _dK- -0K OAK ONE-�'ufa 709.M 088'30'20' ——— — — —— — — w. xofm .. 6.n Or 1rEr 1 I i 22(1IIw1D) s�LKRT POLE K��` �'�-('—��'�� s>s�.;���: !,/I/� �� �/fi • OEM Or D%ST.G 0- TER uARI S.O.tr S T(Tye.) 111 5.3'O11 OALIAIW P I ,'WATER SEANCE AND S'S10.a YARD / _ %, /A LOT, �_�y� i I r6i1GTKRI YCRR P'R, SEfd+Gft •.. /29.95�]iY LOT 11 i OETEIRKIN 'R au1LEr STRLICRIRE OCR LOT s N ,s PVC ,��,�,,-a665.eo E q: `�a ' :,. -:• PLI ZONING 3� 88' )UK I � 611Y 1/z''INCK V"I I. ' � 30'20' "q m 469.0pne1;� n `~ is ^ ,yj�C'•�' / �i 1 CONCRETE PAD FOR 1-s CLUSTER BOXES ' TYPE 8 CROSSWALK •' .. 10' E,ARD C . — —Tf'PP A•CROSSW,Q/tom r^ . � e � %_ >'. �% _ p„ PENI1rDRA1R AM.BOLT ELEV_..691s�(IgmEe)—~—o� `�^ - •`. .�^ r ,^!`O`b. 1 �• \ ,/+ �+ g y Rg1aLL 9•U,or 2'='0: .T.. �:1 DRI`AIC •`- + V. . \' 1r eM1 ry 2 a' 1/2.Of 36 1/4' Aff __ __ R. _-_ r- _ __--T___,_. ♦ . v 6 0 LOT 12 n P. 5 IsY 30'21L Cyr<f,r t- _ 'y �•�• ,� 1 e\ 'pc OLD NARSN NOLORIGS.Lu w88']o' �] �.. -!�. ".�. O •'•'' . \ r,�a✓ TRACT GLi a• / r i 6'-PARITYI [ 1 , Cos.221 • /r,y{[ �`1/y.(i [y.�� •*,. RFTr v SY GUlipt �. e. (,� J 96] \ ^% sutE or O1rtuA !� •.' /I�111� 1`1NV� 0[PI. or FISH.WILDLIFE k PN s r r �..' , J." 3NING : r:. ROW.WL RCP RARER.DO xsle3VOOO-El •'YH.:. SECigIIR 168..]f/ �/ �. q, ]9'•! •l �,f/f. ieouLnAaol. . ?. „t+ \ (NJs•n'z.w) I • ' EOCE or RCP QlD 399.87 fie, NO rK Mall SECTION FL W'0 [58T46'48 IPd1 / e a e. �'. ? {c�R• M LARE !t OETUrtgN POIq OURLT SIgfLCIORE,_r 1q'CN� 5 yWrf)qji. 151,7I 1 EUSIW6 ES CLASS 1 lH1E OVEi67.Ow/ 2• 1`4 / \ LOT 13 I Il�N..6e.to _ IVRE ANo roavxe- N✓ / 1 OWYCKCY.LLC. IM SLOT WRIT .1.7 NCNES I L 1 UND SgEWALKi I 1 \ 0 , lie T /��2.53• �j�l•J'. S w TPO'T M SETBACK(Tt9.)ii OP Oe , �' In 01'+EN r r4 ` yy ^•� EXISTING STRUCTURE SPACE I O� J; I ~"' , ^Kf�� LOT p CLASS,RIPRAP FORMAT(M.) /\_ \ `r9• , -1 ' Yr( G �0 CN)ON,SW NIRS P I has WOE /^ 1 \�J / S ERE TER R .) �► fu aICN �1///`, P CUB MAY RE 93. 9 4 _ OPU, /•//f/i _ TBACK .�.! f11lBaC39•E�: , u632.1.LLC. r.—TMTCE-WAY °� r r/�'/ z3a6,arsa•3r. 1 S. ~ .� ra 401 w/1'CAP0-1153-S) FM t p1f(¢ 28748— S•SIDE a I ——� yp��. I cm--'�E— �.. - f.,.a _ T46'48 WI YARD SETBACK\ s w _ TRACT cos fz21 GLZ pALLATN PARK�OR. - I J $ I oERf. OrA E" "0',V a PMMS \ ]} � PLI ZONING \ OVERALL SITE LOT 3 Ct.O M R �.nrmr vEIRLKA RTC. .. .I �t•��. Ap p� e i MT BOZ E MAN Design Review Board _ - - - -- - -- - - ffl{ —_=_ f -•. >e. PARK s { 1 I I OPEN 1.14 AG �.� T ncc::)3 � ZEM A N Design - Board .ate-� �� �� � � �, ^�• �r �, �' +�'. � i ITZO I� ' � I 1� ■1� � :�t';tl�1' w�i;�� �_h � �■ u'�i� I � �I 1 j t � 11 �I�i I �� I I � �1i�l�i I �� • � • I MT Design Review Board In { _ ® ill i m 3 ff tom_ 0 O MT Design Review Board ElE_VATWN LEGEND M'El ❑ a ❑ WMwww NWfM•M •W+�W M. W.�i.w, Y�..w wV .W.I.Yw.MPM W IM WN,w� I.w•p UP.\.' wl�w�ww/gwr4b MPr..MMP PNMM M•wYP•M rrPlwi. v.r•OV M• 4��,M1�41\..� ��Mw�v Mira t�.wn •/qPt�Mew ro) Ita A wwwUwP w11wMW+L w��'Y Mr••O�w MFww OW.\My PwM fa) wr�M uw Mww �•nww. rwwwwP .r It? ,I �JJ ., a ❑ �ri ❑ �k Caw �O 0-0 © M 0 �a . 1 r ta�urW�y 4. r-- y J:4 fi L] y M.�♦ O O MT BOZE MAN Design Review Board Bridger Vale PreliminaryPUD 17232 1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A to not provide the minimum park street frontage. The application proposes no street frontage for the city park lot. t 3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as"a non-standard street section. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The • property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. I i Design Review Board Bridger Vale Preliminary FUD 17232 • Application meets criteria-Performance met through open space and LID • Recommendation is for conditional approval • No additional design conditions are recommended Ir 4 lkz _=^- o M 7 ' BOZ E MA ! Design Review Board � M-1 ZONING (COUNTY) 7 PART OF S Y2• NW } SEC. 31 1 I 45 30 MELWIL J, EXISTING STRUCTURES :IUPES 7 30'CMP SAIJORA L.N / I CULVERT• 7 -- .. � ' ' ! Y PC IL VU-.d 4p .3/ ].]]71 UNL —dx 0535 S) 3/4'R rL 6e,25 ON ONE d 7 —0.6 ASP —ONE— ON 11K, 09.72 6 ' ' 7 I 20,A7' r e'�417 E OE WET I 20 WU[��. •"Ti".�—•��•`^ Fz(UPINID) SMNaF UGM POLE 6WICRETE ^ -` ' "TER a Exrsrwc o- `' tm'PARK- TER WI1,SNONx S I VRNEWAY(lYe•) / ;�y s ^� A/. LOT.i 6.5'ON GALSATIN P 1'WATER SERNCE AND W SIDE SUED.AS-BIRLTS 7 I RRICiAI*1 METER M. ORNCR L01• .. �� Y� •.• �^ i LOT 11 MENTION POND OURET STRUCTURE `1O>P• '\ 15'PVC R OUT-4664.80 C d�E 5 7 % ELy .6B5.eD ty� `"� S PLI ZONING R OUT..P �61CK ;I ••] I '•"'lsl�{ TN`I:)i.7 wCNEs I r• /�. `� ''.+.a'i / 0 •>.�i e .. I . .. rrN8 • CK 3 1/ 30'202_ CONCRETE PADa 088' CLUSTER 80X5 JG7 '�. > � •" Fa.} ♦ �yH m IYPE B CROSSNAU( —T.PE.KROSSw,d,� PEN PA °p ai - o,Ya•4 -` "�° •� w r\40°.•- '+ ^ ARRO'N BOLT -- e (NAM9B)—�-e �00 — - �- INSTALL 94 Lf OF'WWI 2up I/2-BY 36 1/ ROM No __ YF f F---iNOW ♦F��/ ,6 °' q°�`Ly 'L PIPE CULVERT W(IN qtP -'' FLARED DID - -r •3y�,7,� < J \ / . LOT 12 FL IN 5 `15342• 30'21 r.ar -� •�'. ao MARSH HOLDINGS-LLC. „ ,'.�. rt6a3o'2o�] = ��(F. �\>>. •\ /o✓ '£ •� ° a TRACT 21 4 e'PARA1,,C�L,.�C p,, / /OlYRFT�Vw EY cu7rER O-yYF• \ .'t� •o° \ 7a�] 9.6] \ s.of�oNrM„ �NING S. Nj=` �)NING q .66 I M FISH.wKOIIE&PMKS ••• RCP F1MCD END 26.68 163'23'00- ' .O S.I96At SECTION FL 46e4.71 \ ;q, V 0' (S1637'00T] ..M`: .. 79•, �.1 32.00 32-2'36' — — — — • -1KT(f.. ... Y 5'eWLCIARp JI- 4�4 .'15 (N35'IY24M] No rPc I mcE a \ RCP D FTlD L }99.87 28T46�8 .R • •�,`` fF u.&u SECTION M1 80'0 [S87 46'48,W _ _ IRON K W!E OERIIIgN PoIID DURLT SRNCIURE- 5 Nt 45 IS--fYE'�FL OUT-4684,71 EXISTING VRES CLASS 1 PoPRAP uNC OVERFLOW , r ,'LS / LOT 13 a IN.16e4.30 I ru,E-0 ToawNATEa / 4'y�r Wm SLOT xTDi1].1.7 WKS L CNASE�NO SIDEWALK '� ✓° BACYCNCCK.U.C. I \ I _t/ v 1\1 MND 20 \ FFE 4894. S'w M RE YARD SC ENRN v ` V2.53' BACK r SE (9.1 EYISi,STRUCTURE I p / �Nc I 0'., ,.,ti OP oSPACE i `y 5� OF EXi 10'8 Q 1 ` I R MAN STUB S�N� �$CLASS 1 RIPRAP FOREBAY Mp, Ix I r .� _ I v(WStT[D ud W -( �Nltt G .�s�° CH)OR.SUr65N ,L[NaLwRWD /vr° 5'WIDE REM I6NOR.SUBD.A$-BVI —..—.. LOCAL CUT •J FFE. 9S. 9 SETBACK .) Z27 'II WI.ILR 1 BLOW CURB M \ u6320.uc. Y._�,-, .•.—TURTLE-YiAY '� 23.0e,s3•s6.33• ,� IT A,YY4 •Y) _•^dt 4's 4 �p(ON W/1'F.LP IS16 03'27T f Am —(— (11651-S) \FWD YP13 QM SIDE T46'48'VItifI YARD5[rBACK\ 454 30 zz `------ 1 TRACT O12 € r COS 1221 AT OALLN PARK DR.- I I 0 TE or"am" DEPI OF ESN.wWLNE&PARKS PLI ZONING \I ( IC OVERALL SRE LOT 3 c1.o SCAL 7 T-iTK YEWUPES.or- ,I E:1-=50' .r P�aKRN L BOZEMAN MT Design Review Board i i rff I i f MT BOZ E MAN Design Review Board t,ONIKA(.IVK IS NC5rUN1✓IIJLt IO rfYYAIH Ar ICK Ira I AL LA I IVH Um IKKIUAI lVH ANV 4, PLANTS SHALL BE INSPECTED AND APPROVED, DAMAGES TO EXISTIN$UTILITIES, PRIOR TO PI.NdTINS.RE-$TAKE EDGING IF OH_SITE PRIOR TO PLANTING BY OWER'S HARDSGAPES AND STRIJCTURES AS A NECESSARY AS DIRECTED BY OW4ERS REPRESENTATIVE. RESULT OF THE CONTRACTORS REPRESENTATIVE. 7NII ACTIVITIES. 5. PLANTS SHALL BE LOCATED BY THE APE CLE '-.`j�I-RESIDENTIAL,SHEET L2.1— 9. TYPAR PROFE55IONAL LANO',,CC4:)NTRACTOR AND VISION t LL ,�� BE SHALL 51VE DIRECTI�PRS E AD FAEI RICE OR APT'ROVCD COVAL,TO JSENTATIVE iR R!D G F R VALE D R/1 E INSTALLED IN ALL GARDEN BEDS. APPROVE LOCATION PRIOR TO INSTALLATION..t`' b. VERIFY ALL OUPNTITIES.PLANT pUANTITES IN' PLANT SCHEDULE ARE FOR REFERENCE ONLY. I CONTRACTOR 15 RESPON518LE 70 COMRETE + THEIR p^fl OVANTTY TAKEOFFS FOR ALL RA •� - S I j- — — ,� \ ^., AND SIZES SHOW ON THE PLAN,IN CASE OF A t (Z I L2 OPEN \ \\III, DIGTATEP Y THE G ANTIIy,PLANTING PLAN SHALL O I' SPACE R 1 SEE BOTTOM \ p- \ \ 1. SEED/50D ALL D15TI BED EXISTI LAM ARE BENCH L2S CIVIL PLANS j� • •/ OF POND \IIb A-. '�.'! A5 SPECIFIED. 1 l]/�. \v} STORMIIYATER TOP OF 8. BACKFILL TO BE LOOSENED NATIVE SOIL UNLE' WE%ISTIN6 Y •�T\ ` '\ POND POND "� \ ` AMENDMENT IS NECESSARY AS DICTATED BY WETLPlD I "-RETAIII E%ISTINS / • TEST. RETAIN G MANICURE EXISTING TIURF, 9. LANDSCAPE CONTRACTOR SHALL WATER SEED ALL DISTURBED PLANTIt*S UNTIL IRRIGATION SYSTEM 15 FULLY �'-� • AREAS `Y .� FUNCTIONAL AND PROVIDE A I-YEAR WARRANI FERIOD AFTER INSTALLATION AND GUARANTEE 1..- - f ( �•�—• _•^--—__-—_.- ALL FLANTINGf TO BE ALIVE AND IN SETBACK J � �� SATISI-ACIORY HEALTH. i"i•• PROPERTY LINE 399.b1' \ , / I--, � ADJACENT RL-51DENTIAL HOMES_ — — \——— —. T•'VI..`.1 J — PLANT.SBH RULE-OPEN SPACE" —1— PLA14T SCHEDULE-STORIAHATER POND ®IHPIGATES DROUGHT TOLERANT PLANT SPECIES TREES 1 3 4lPowms eremrlolM•5w'S I ,v ` , L IS'GAL kYYqq qyp�MA—WE40N 20W •�, \ BIB OR GROW BAG;FULLY BRANCHED,SPACINS AS SHOWN ra, I _ YJM 19'CAL fS3 Oak MATURE HZEE lOH X 6011 Po 1 DISTURBED VV77 618,R.LLY BRANCHED,LIHB UP b' 31IFN11aMblws/er+bn AREA, O I4AL L b ko RRppeO MAnXxE SIZE 6H x B'w 1 I SPECIFIED l Ul——k— enh I Clork' FILLY BP.ANGIEV;•SP NIG A5 SNOIYJ �I$'CAL ProYb Ex dlbn Elm; i MATURE SIZE bOH% ;BIB. . 4 llx Nterbr ib ^ OPEN FULLY BRANCHED SINGLE LEADER,LIMB UP b' 1-GAI.SaKW-Wlbm MgIUZE 5IZE 2OH x 20W I @ SPACE BpANCNfED;SPAGNIG A$SHOW+ � L25 BENCH R 2 3 4 H HFRBACIOUS PLANTING{ L2 L2 L {ERBACIOW MIX A I J RETAIN I MANILURE* 28 1 ostl x A:utlllar 1 Foereter' 411IDesG11PIOsb Gesotta50 ® �` EXISTING TURF, d / 16AL Ka"1 Foerster Fpatlbr Reea Gross 14*POT T14tea IbM G*ma MATURE SIZE 214 x•2W MATURE SIZE 5H 2W,FU.L PLANT$ 40%OF WX;TIRIPNGI.LAR SPAGINb lb-O4. \ SEED ALL DISTURBED \ \' SPACING AS SHOM AREAS �\ 3pq Try sbY'ko 2 fhlKt trkAon r'ro 4•POT kn Mh MATURE 5IZE 3H x 3 { / I`�� I.6AL BWe Oat Grins•NMTI.RE 5IZE 3H%3W 30%OP MIJt;TRIAWALAR 5PA4INIG IB'O.C. \� FULL PLANTS.$PACING AS 5HOW1 304 Lotalb c0'06b1y '\ T \ I t.T Q 24I RIIIp(blalf/J mlyaaAlllus ® TfUOT 30rs OF MIL%;TRI— SPACNG IB?O.C. ) 1 RETAIN EXISTING J •�-�• \} 1 1-GAL MA,TUbal SIZE :NPWO •.�.I IMAACAN SIZE 4N x lYy FULL PLANTS \ t SPAUN6 AS SNOv+1 IERBAC1011r MIX 8 _��-SHRU�7.—..—..-+ ® 1-GAL At/wltllsrnad Pf. ots II:4l:batSW 4!POTIBeokea 5e ubt MA SIZE JH x SH ppgoe� \ 1 1 MATURE 5IZE 30t1 x 9Uy FULL PLANTS l0%OF MI.W'iWANGULAR SPACING lb,04. \ \ \• - +. 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BMC 38.320.040 Table of Form and Intensity Standards.The application requests for a modification to REMU required setbacks to allow townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A. The application requests .permission to not provide the minimum park street frontage required.The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c. The application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section and not as required by the code for a local street. S. BMC 38.550.070 Landscaping of public lands.The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation Parcel size: 6.48 acres Location: 806 Manley Road, Bozeman, MT 59715 Legal Description: Remaining Tract GLR-1 of COS 221,located in the Southwest 1/4 of S 31,T01 S, R06 E, P.M.M., Gallatin County, Montana. Noticing: Public Comment Newspaper Legal Ad Site Post AdJacent Owners Mailed Period 2/17/19 and 2/17/19 2/15/19 2/17/19 to 3 25 19 2 24 19 Advisory Board: Planning Board Public Hearing Boards: Meeting Date(sl: Tuesday, March 5, 2019 in the Commission Meeting Room in Bozeman City Hall, 121 North Rouse Avenue, Bozeman, NIT at 7:00 p.m. Decision: Authority and Decision The City Commission public hearing and decision is scheduled for Monday, March 25, 2019 in the Commission Meeting Room in Bozeman City Hall, 121 North Rouse Avenue, Bozeman, MT at 6:00 p.m. This application is evaluated against the Preliminary Plat and PUD criteria of sections 38.240.130 and 38.430 of the municipal code and associated standards.Approval or conditional approval may be granted if the decision maker determines all criteria are met. The public may comment orally at the public hearing or in writing at or prior to the public hearing regarding compliance of this application with the required criteria. Comments should identify the specific • • BOZ E MAN MT Community Development criteria of concern along with facts in support of the comment. During the notice period the City will continue review for compliance with applicable regulations. Written comments may be directed to: City of Bozeman Department of Community Development,ATTN: Brian Krueger, PO Box 1230, Bozeman, MT 59771-1230, or emailed to agenda@bozeman.net. Summary data on this application are available at www.bozeman.net/planning. Select`Project Documents' and navigate to application 17231 and 17232.The full application may be reviewed in the City of Bozeman Department of Community Development,Alfred M. Stiff Professional Building, 20 East Olive Street, 582- 2260. For those who require accommodations for disabilities, please contact the ADA Coordinator Mike Gray,at 582-3232 (voice), 582-2301 (TDD). Please reference Applications 17231 and 17232 in any correspondence. �` NOTICE OF A PUBLIC HEARING FOR A PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT APPLICATION The City of Bozeman Department of Community Development is reviewing a Preliminary Planned Unit Development(PUD) and Preliminary Plat application requesting permission to grant relaxations for a planned unit development and to subdivide an existing parcel of 6.48 acres within the REMU and PLI zoning districts. The subject property is addressed as 806 Manley Road and legally described as Remaining Tract GLR-1 of COS 221, located in the Southwest 1/4 of S 31, T01 S, R06 E, P.M.M., Gallatin County, Montana. The purpose of the public hearings'is to consider the Bridger Vale Preliminary Plat Application 17231 for the Bridger Vale Subdivision to subdivide the 6.48 acres into twenty townhome lots, one commercial lot, one open space lot, one city park lot with the construction of an alley and a local street extension and the Bridger Vale Preliminary PUD Application 17232 for the Bridger Vale PUD to grant relaxations to the following: 1. BMC 38.320.040 Table of Form and Intensity Standards. The application requests for a modification to REMU required setbacks to allow townhouse clusters to exceed the maximum front setback of 15 feet. 2. BMC 38.420.060.A. The application requests .permission to not provide the minimum park street frontage required. The application proposes no street frontage for the city park lot. 3. BMC 38.420.060.A.2.b or c. The application proposes to not meet the requirements to mitigate for reduced park street frontage. 4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested to be constructed as a non-standard street section and not as required by the code for a local street. 5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. All reviews and processes are pursuant to Chapter 38 - Unified Development Code (UDC) of the Bozeman Municipal Code (BMC). The Planning Board will conduct a public hearing on the preliminary plat on Tuesday, March 5, 2019 in the Commission Meeting Room in Bozeman City-Hall, 121 North Rouse Avenue, Bozeman, MT at 7:00 p.m. The City Commission will conduct a public hearing on the planned unit development and the preliminary plat on Monday, March 25, 2019 in the Commission Meeting Room in Bozeman City Hall, 121 North Rouse Avenue, Bozeman, MT at 6:00 p.m. The City invites the public to comment in writing and to attend the public hearing(s). Written comments may be directed to: City of Bozeman Department of Community Development,ATTN: Brian Krueger, PO Box 1230, Bozeman, MT 59771-1230, or emailed to agenda@bozeman.net. Summary data on this application are available at www.bozeman.net/planning. Select'Project Documents' and navigate to applications 17231 and 17232.The full applications may be reviewed'in the City of Bozeman Department of Community Development;Alfred M. Stiff Professional Building, 20 East Olive Street, 582-2260. For those who require accommodations for disabilities, please contact the ADA Coordinator Mike Gray,at 582-3232 (voice), 582-2301 (TDD). Please reference Application 17231 and 17232 in any correspondence. SUBMITTED THURSDAY211 412 01 9 FOR SUNDAYS,211712019 and 212412019, LEGAL AD PUBLICATIONS. PLEASE PRINT BOLD WHERE INDICATED. PLEASE SEND AFFIDAVIT TO BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT. . . Brian Krueger From: M Hausauer <mhausauer@chengineers.com> Sent: Tuesday, February 19, 2019 8:37 AM To: Brian Krueger Subject: Bridger Vale Noticing Hi Brian, Below are the pictures of the posted notices at Bridger Vale.These were posted Friday(2/15) afternoon. Thanks, Matt Hausauer, P.E. Civil Engineer www.chengineers.com —7 MHUncommon Dedication o Est,2994 o Cavil Engineering o Geotechnical Engineering o Structural Engineering o Floodplain Delineation o land Surveying o Soil&Concrete Testing EMineerUV arid Surveying Mcn o Subdivision Design o Environmental Site Assessments apse sxwwwP WA*SOMP N W ss718 o Water System Design o Site Grading&Drainage Plans Q'►+"(400)5e74115•Stt 14W 5874M o Septic System Design o Storm Water Plans(SW PPP) xnwaactxe��rree�a.�om+' "This message and/or attachment contains confidential information. Distribution of this information must be only to those of C&H Engineering and Surveying, Inc employees or individuals contractually approved to receive this information. If you are not the addressee and/or are not authorized to receive this for the addressee, you must not use, copy, d.isclose, forward, print or take any action based on this message or any information herein. If you have received this message in error, please advise the sender immediately by reply e-mail and delete this message. " 1 DFVFl-,0P�Al:NlTA f--rl rN, PUBLIC COMMENT OPPORTUNIT' ti �� � �� � il�: ���f'�t .�( � � � � ��` ����.,"�•� �•. ,,,hw�1 '�;iJ(�<S', ��t'J'��lf^�-��"-k.i�`� ��,;;G�`u ;�( 11j(� 0 + Z tA f . ��t� ♦ Yr VIAr� � �,' C. w• a 4�� i, 3 • i ,1 DEVELOPMENT ACTION Ct' r Jy r f ti Sent from my Whone cc Q .CL o� F- a O b W Z O w u .'� BOZEMAN Planning FROM: DEVELOPMENT REVIEW COMMITTEE RE: BRIDGER VALE PRELIMINARY PUD APPLICATION 17232 DATE: FEBRUARY 6,2019 Project Description: A preliminary planned unit development application for a twenty lot townhouse planned unit development with streets, parkland and open space.The site is located at 806 Manley Road.. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Clarifications must be provided and code corrections must be satisfied prior to continued review and a recommendation for approval. Section 2-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 development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval,does not, in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 3. No property may be removed from the covenants without written approval of the City of Bozeman. 4. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. S. If not already filed for the subject site,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 Manley Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Griffin Drive including paving,.curb/gutter,sidewalk,and storm drainage c. Intersection improvements to Manley Road and Griffin Drive 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 TDD. 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN MT Planning 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. In the event the Manley Road SID is not created, a payback district may be setup upon construction of Manley Road and associated infrastructure extension and/or upgrades. Upon future development, a payback district would require a proportional reimbursement of construction. Section 3—REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division,Brian Krueger,bkrueeer@bozeman.net,582-2259 1. BMC 38.220.300 and 310.The Property Owners'Association documents must include the requirements of Section 38.220.300 and 320.The proposed documents must be finalized and recorded with the final plat. 2. BMC 38.430.030.A.4.b. Relaxations proposed not complete. In addition to the relaxations requested in the latest revision.See comments on individual relaxations below: a. The application must request a relaxation to BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. b. The application must request a relaxation to BMC 38.550.070 Landscaping of public lands which requires that wells be used to irrigate public lands.The application requests to not irrigate parkland,open space or other public lands landscaping with a well.The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC.The concurrent construction response was provided, but not in accordance with the required section. Response was provided to 38.270.030.0 BMC.The application provided a response for site plan concurrent construction not PUD concurrent construction. Provide response to PUD concurrent construction. 3. BMC 38.550.060.A.1.The PUD open space landscape plan does not meet the requirements of 23 performance points.The application does not provide the publicly accessible special pedestrian amenities in order to count 8 points in the calculation under BMC 38.550.060.C.3. 4. BMC 38.550.050.1. Irrigation plans are required to be submitted with the townhome landscape plan and the PUD open space landscape plan with the final pud application. Engineering Division Comments,Anna Russell,arussell@bozeman.net,582-2281 TDD. 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN 0 Planning 1. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 2. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 3. BMC 38.410.080.The applicant is proposing stormwater facilities in locations known to have a high groundwater table.The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 1. Due to all structures being townhomes,fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. 2. "Fire Lane" signage must be installed on North side of alley in accordance with code section 2012 IFC D103.6 Reviewers: 1. Planning Division,Brian Krueger, bkrueeer@bozeman.net.582-2259 2. Engineering Division,Anna Russell,arussell@bozeman.net.582-2281 3. Building Division;Bob Risk brisk@bozeman.net 406-582-2377 4. Parks and Recreation;Carolyn Poissant;cpoissant@bozeman.net 406-582-2908 S. Sustainability Division; Natalie Meyer nmever@bozeman.net 406-582-2317 6. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 7. Water Conservation;Jessica Ahlstrom iahistrom@bozeman.net 406-582-2265 8. Stormwater Division;Kyle Mehrens ikmehrens@bozeman.net 406-582-2270 9. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 10. Water and Sewer Division;John Alston jalston@bozeman.net 406-582-3200 11. Forestry Division;Alex Nordquest;anordquest@bozeman.net 406-582-3205 12. Parking Division; Ed Meece;emeece@bozeman.net 406-582-2903 13. NorthWestern Energy;Cammie Dooley;cammie.doolev@northwestern.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 TDD. 406-582-2301 THE MOST LIVABLE PLACE. A BOZEMAN Planning estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. 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. Bozeman, MT 5.9771-1230 TDD. 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning FROM: DEVELOPMENT REVIEW COMMITTEE RE: BRIDGER VALE PRELIMINARY PUD APPLICATION 17232 DATE: NOVEMBER 1,2018 Project Description: A preliminary planned unit development application for a twenty lot townhouse planned unit development with streets, parkland and open space.The site is located at 806 Manley Road. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Clarifications must be provided and code corrections must be satisfied prior to continued review and a recommendation for approval. Section 2-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 development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval,does not, in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The property must be annexed and the zoning effective prior to final planned unit development plan approval. 3. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 4. No property may be removed from the covenants without written approval of the City of Bozeman. 5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 6. If not already filed for the subject site,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 Manley Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Griffin Drive including paving,curb/gutter,sidewalk,and storm drainage c. Intersection improvements to Manley Road and Griffin Drive • • Box 1230 Q • East OLive Street OM Bozeman, MT 59771-1230 Q 40. .• 0 40. •. TDD: 406-582-2301 THE MOST LIVABLE PLACE. j BOZ E MAN MT 0 Planning 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. 7. In the event the Manley Road SID is not created, a payback district may be setup upon construction of Manley Road and associated infrastructure extension and/or upgrades. Upon future development, a payback district would require a proportional reimbursement of construction. Section 3—REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger, bkrueeer@bozeman.net,582-2259 1. BMC 38.220.010. Update form Al to reflect the architecture for the project.The new Al submitted does not show the project that is proposed in the current architectural elevations. 2. BMC 38.220.010. Update form Al to reflect the current owners of the property, Bridger Vale, LLC per the title report.The new Al submitted shows the owners as Ebbighausen Homes, Inc., not the owner of the property per the title report. 3. BMC 38.220.300 and 310.The property owners'association (POA) documents do not comply with standards.The POA documents must include the requirements of Section 38.220.300 and 320.The proposed documents are design guidelines that do not meet the requirements of Section 38.220.310 or 38.220.320 BMC. 4. BMC 38.340.090.E.2.a.(7)BMC. Update the project narrative PUDP item#14 for the PUD to clarify total proposed performance points. Do not respond to performance measures not proposed or eligible for performance points.Application responds to performance measures not allowed. No credit for PUD performance is allowed for affordable housing(performance is exclusive of housing used to satisfy chapter, 38, article 43), low impact development(the low impact development must be on site and not in the ROW, no low impact development plan is proposed or provided on the townhome lots or commercial site) and sustainable construction (project does not meet standards to count points in this category). Do not respond to PUD performance that is not proposed.The project is eligible to count performance points for open space and streetscape improvements. 5. BMC 38.340.090.E.2.a.(7)(b)(i)(ii).The open space percentage is not calculated correctly.The portion of the project to be considered in determining the size of area to be provided for open space will be the gross project-area less areas dedicated and transferred to the public,and/or used to meet the parklands requirements of subsection E.2.a.(6)of this section.The application proposes the percentage of open space based on the entire size of Remaining Tract GLR-1. Prior to percentage calculation Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. L BOZEMAN Planning remove the parkland area,alleyway, and street ROW prior to determining percentage. 282,687 gross, minus ROW(103,061) minus City Park(29,957)equals 149,669 sq.ft. net area with a proposed 49,710 sq.ft publically accessible open space.That results in 33% of project area proposed for publically accessible open space. 33 multiplied by 1 points allowed per percentage results in 41.25 performance points, plus the six allowable for streetscape improvements.The project proposes 47.25 allowable PUD performance points. 6. BMC 38.430.030.A.4.b. Relaxations proposed not complete. See comments on individual relaxations below: a. Analyze park frontage requirement relaxation. Provide analysis of Section 38.420.060.A.2 BMC for relaxation request.Additional park area and cash in lieu is required.The requested relaxation is in error and incomplete.The proposed park has zero frontage on a public street.The park only fronts onto an alley. No analysis of this code section state above was provided. Please see sections 38.420.060.A.2.a-c. If frontage is not provided you must comply with subsection a and provide b or c. Subsection a is provided with the trail system extension into the park. Subsections b or c must be satisfied even with the proposed relaxation. b. The code section,38.400.060 proposed for relaxation for an alternative street section is in error.Section 38.400.050.A includes the requirement for street design in Bozeman.The application must clarify if the street is proposed as private or public per Section 38.400.020.Correct and clarify this section. c. For concurrent construction provide a response to the required items in Section 38.270.030.1) BMC. No concurrent construction response was provided. 7. BMC 38.310.060. Propose a specific method of tracking for the proposed maximum nonresidential uses proposed in this REMU district based upon proposed gross residential building square footage. Update draft Property Owners'Associate documents to include tracking method and to provide notice of restriction.The POA documents are inadequate and do not comply with BMC 38.220.300. 8. BMC 38.550.060.A.1.The PUD open space landscape plan does not meet the requirements of 23 performance points. 9. BMC 38.410.080.H.The PUD open space landscape plan does not meet the requirements of this section to naturalize the retention facility and for it to be designed as a landscape amenity. Engineering Division Comments,Anna Russell,arussell@bozeman.net.582-2281 1. BMC 38.41.070.A.1 No utility lines may cross under a detention or retention basin per City Design Standards.The location of the water main must be modified to meet this requirement and may not be located under on street parking.The City recommends 20 East Otive Street P.O. Box 1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. 0 0 BOZEMANMT Planning either placing the two mains in the west bound lanes or moving the water main to the alley. 2. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 3. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 4. BMC 38.410.080.The stormwater maintenance plan is inadequate.The plan does not address the following items that must be addressed in the plan: a. Equipment types and access points b. Types of activities c. Waste disposal options d. Cost estimates or plan (short, mid, and long-term) e. Financing mechanisms 5. BMC 38.410.080.The applicant is proposing stormwater facilities in locations known to have a high groundwater table.The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 1. Due to all structures being townhomes,fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. 2. "Fire Lane" signage must be installed on North side of alley in accordance with code section 2012 IFC D103.6 Reviewers: 1. Planning Division, Brian Krueger, bkrueeer@bozeman.net,582-2259 2. Engineering Division,Anna Russell,arussell@bozeman.net.582-2281 3. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 4. Parks and Recreation;Carolyn Poissant;cpoissant@bozeman.net 406-582-2908 5. Sustainability Division; Natalie Meyer nmever@bozeman.net 406-582-2317 6. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 7. Water Conservation;Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 8. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 9. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 10. Water and Sewer Division;John Alston jalston@bozeman.net 406-582-3200 Bozeman, MT 59771-1230 TOO: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN ' Planning 11. Forestry Division;Alex Nordquest;anordquest@bozeman.net 406-582-3205 12. Parking Division; Ed Meece;emeece@bozeman.net 406-582-2903 13. NorthWestern Energy; Cammie Dooley;cammie.dooley@northwestern.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. 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. 020 East Olive Street P.O. Box 1230 Q 4•. . .• 0 � • .. Bozeman, MT • • TAD: 406-582-2301 THE MOST LIVABLE PLACE. • M10', BOZEMAN Planning October 16, 2018 Andy Ebbighausen Ebbighausen Homes Inc. PO Box 930 Manhattan, MT 59741 RE: Bridger Vale Preliminary Planned Unit Development Application 17232 Dear Andy: The Department of Community Development received revised materials for the above-referenced subdivision application on October 9, 2018. 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 will review the application for adequacy. They will determine whether the application is adequate to proceed to public hearing. We will inform you of our determination and any upcoming public hearings on or before November 7, 2018. If you have any questions, feel free to contact me at 582-2260 or bkrueger@bozeman.net. Regards, Brian Krueger Development Review Manager C: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 P.O. 20 East OLive StreetBozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. I/ BOZEMAN Planning July 23, 2018 Andy Ebbighausen Ebbighausen Homes Inc. PO Box 930 Manhattan, MT 59741 RE: Bridger Vale Preliminary Planned Unit Development Application 17232 Dear Andy: The Department of Community Development deemed your application acceptable for initial review on June 29, 2018. Staff has reviewed the application in accordance with the submittal checklists and Article 38.220 of the Unified Development Code and the. application is not adequate for continued review per Section 38.430.050 BMC . Corrections and revisions are required in order for the application to be adequate for continued review. Once a revised application is received the Development Review Committee will again review the application for adequacy. They will determine whether the application is adequate to proceed to public hearing. The following items must be addressed in the application: 1. Update form Al to reflect the preliminarily approved REMU, Residential Emphasis Mixed Use zoning for the property. 2. Update form Al to reflect the current owners of the property, Bridger Vale, LLC per the title report. 3. Plan set for the PUD includes adjacent property owner information. Update information on plans to reflect current ownership per N1 property owner list submitted. 4. Provide a copy of the latest platting certificate for this application.A single report was provided for only the subdivision application. S. PUDP checklist was overwritten on with narrative responses. This is not acceptable per form PLS. Provide separate narrative responses if necessary. 6. Construction route map provided as separate 11 x 17 exhibit.This is not acceptable per form PLS. Provide map as part of plan set. 7. Plat and application language must reference Property Owners'Association (POA) and not Home Owners'Association (HOA) per code requirements. 8. Lot R1, Block 1 must be renamed Lott, Block 1 per 24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM. Bozeman, Nit 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. 1 BOO E MAN Planning 9. COS 1 must be renamed Open Space Lot 1. The City no longer uses common open space in its nomenclature. 10. Park 1 must be renamed City Park Lot 1. The lot must be named City Park to acknowledge City ownership. 11.Update the project narrative PUDP item #1 for the PUD, especially regarding phasing. The project timeframe references 2017. 12.Update the project narrative PUDP item #14 for the PUD to reflect current project. E.g. affordable housing must be included in narrative. 13. Update the project narrative PUDP item #14 for the PUD to clarify total proposed performance points. Do not respond to performance measures-not proposed for performance points calculation. Provide further description and information on how the calculation was derived for the percentage proposed for public access open space versus total site. 14. Relaxations.not-pr-.oposed to-current development code. Update code sections to reference current standards proposed for relaxation. See comments on individual relaxations below: a. Analyze park frontage requirement relaxation. Provide analysis of Section 38.420.060.A.2 BMC for relaxation request.Additional park area and cash in lieu is required. b. Provide a code section proposed for relaxation for an alternative street section. No code section cited for relaxation in the application. Include all applicable sections. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC. d. Water course setback relaxation must include further information from USACE and a clearer wetland exhibit with zone 1 and-zone.2 clearly shown on the proposed watercourse if they exist. The wetland report indicates that the ditch is not a watercourse. If so, no zone 1 or zone 2 exists for the channel. Clarify determination of ditch from the Conservation District. Provide written classification of the unnamed ditch. Provide jurisdictional determination from the USACE. If not a watercourse,the wetland report must propose a wetland buffer for the ditch wetlands. Clarify stormwater facility location in relation to proposed wetland boundary and proposed buffer. The City's wetland consultant will review proposed buffer setback and advise accordingly during project review. 15. Propose a specific method of tracking for the proposed maximum nonresidential uses proposed in this REMU district based upon proposed gross residential b_gilding-squar_ezf-ootage.-S:ee:S.ectLmO.8.31�0:%. zI3MM:C U_pdate_d-raft POA — documents to include tracking method and to provide notice of restriction. 0 • . • ' • .. • e ® •. .. TDD: 406-582-2301 THE MOST LIVABLE PLACE. t r� BOZEMAN Planning 16. Photometric plan sheet not labeled including numbering and date of preparation per requirements nor does the plan sheet include fixture cut sheets per form PLS requirements. 17. Color and material palette not provided on a physical board and not keyed to the elevations. Provide all building materials including glazing and doors as required in PLS document. No colored sheets or colored perspectives were included in the full size plan sets. -18.All plans and documentation-must be in conformance to the requirements in the- PLS document. If plan sheets are presented they must be provided in full size for two sets and 11x17 for one set. 19.Use form RC when resubmitting the application.A full resubmittal is required. 20.All digital copies must be updated with a resubmittal of the application. 21. Review Site Plan checklist and provide updated drawings incompliance with checklist requirements. If you have any questions, feel free to contact me at 582-2260 or bkrueger@bozeman.net. Regards, Brian Krueger Development Review Manager Enc. Form PLS Form RC C: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 � e e 0 e e e Q t. .e =e .. Bozeman, NIT Too: 406-582-2301 THE MOST LIVABLE PLACE. BOZ E MANM Planning June 29, 2018 Andy Ebbighausen Ebbighausen Homes Inc. PO Box 930 Manhattan, MT 59741 RE: Bridger Vale Preliminary Planned Unit-Development Application 1723-2 Dear Andy: The Department of Community Development received revised materials for the above-referenced subdivision application on June 22,2018.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 will review the application for adequacy. They will determine whether the application is adequate to proceed to public hearing.We will inform you of our determination and any upcoming public hearings on or before July 23, 2018. If you have any questions, feel free to contact me at 582-2260 or bkrueger@bozeman.net. Regards, Brian Krueger Development Review Manager C: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 O20 x 1230 • • • P.O. s•® i• • • , O O • • • TDD. 406-582-2301 THE MOST LIVABLE PLACE. • BOZEMAN ` Planning June 29, 2018 Andy Ebbighausen Ebbighausen Homes Inc. PO Box 930 Manhattan, MT 59741 RE: RE: Bridger Vale Preliminary Plat Subdivision Application 17231 Dear Andy: The Department of Community Development received revised materials for the above-referenced subdivision application on June 22,2018.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 will review the application for adequacy. They will determine whether the application is adequate to proceed to public hearing. We will inform you of our determination and any upcoming public hearings on or before July 23, 2018. If you have any questions, feel free to contact me at 582-2260 or bkrueger@bozeman.net. Regards Brian Krueger Development Review Manager C: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 TDD. 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning MEMORANDUM TO: FILE FROM: CHRIS SAUNDERS RE: BRIDGER VALE PRELIMINARY PUD,APPLICATION 17232 DATE: OCTOBER 2S, 2017 This project cannot proceed without the property first being annexed. The City Commission denied the annexation of the property on October 23, 2017. Therefore, no further processing of this file may occur and the file is closed. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. B ®Z E Y Y i/ e tl V Planning May 16, 2017 Matt Hausauer 1091 Stoneridge Drive Bozeman, MT 59741 RE: Bridger Vale Annexation,Zoning, PUD and Preliminary Plat, Applications 17230, 17231 and 17232 Dear Mr. Hausauer, The City of Bozeman has received the above referenced applications. They have been assigned a project number, but have not been assigned to a planner.At this time the volume of applications for review and other workload exceeds the Department's ability to process all applications simultaneously.As a result,we must prioritize those applications which have legally mandated time frames for review. Annexations and zone map amendments do not have fixed timeframes for consideration. Therefore,we are not able to schedule those applications for review at this time. The planned unit development(PUD) and preliminary plat applications are inadequate for further review without active annexation and zoning applications and cannot begin review. The City is working to fill vacant positions and obtain additional assistance to increase project review capacity.As soon as possible we will schedule your applications for review and will communicate to you that schedule. We regret the delay and will keep you informed as the situation changes. After a brief review of the application it does not appear that the extensive environmental work and hold harmless agreements that were discussed at the.City Commission review of the PUD concept plan have been addressed or are completed. I would encourage you to go back and view the City Commission proceedings of September 12, 2016 for City Commission direction on the property and expected documentation of on and offsite conditions.You may also want to coordinate with our City Attorney, Greg Sullivan for a review of any environmental or legal documents that you will be submitting with this application prior to formal application.The entirety of these materials must be present in all applications starting with the annexation and zone map amendment. P.O. Q • • QBozeman, MT 59771-1230Q 40. .• Q 40. .. Tna: 406-582-2301 THE MOST LIVABLE PLACE. E-" BOZEMAN Planning If you have any questions please do not hesitate to contact me at 582-2259. Respectfully, --4 Brian Krueger Development Review Manager C: Ebbighausen Homes, Inc. PO Box 930 Manhattan, MT 59741 J O 1 East Olive Street ® P.O. Box 1230 O 41. el O 41 Bozeman, MT 59771-1230 it TDD: 406-582-2301 THE MOST LIVABLE PLACE. B O Z EM A% MT •Community Development RC REVISION AND CORRECTION SUBMITTAL FORM ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE-SUBMITTALS THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT REVISIONS. SUBMITTAL REQUIREMENTS All revisions / correction submittals must contain the following: ■❑ A completed RC revision/correction submittal form. The same number of copies and sizes and formats (including digital) as required for the initial application. Plans and documents, including digital files must meet plans, specifications and naming ` protocols. See form PLS. n Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets are updated, retain the original date on sheets that have not been updated or revised. ❑■ A written narrative that shows an itemized summary of your submittal and description of each change or revision in detail or document. Changes to plans sheets must include sheet and detail numbers. F■ All changes must be clouded or highlighted on each plan set. Legal documents, studies, letters or other documentation must have a clear date of revision on the front page. Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is 1/a of the total original application fee. ❑■ Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. ❑ , RC form must be the first item in all resubmitted sets. 7Q 2 INFORMATION Application 17232 Application P U D P file #: type: Project Name: Bridger Vale Preliminary Plat Subdivision Contact Name: Matthew Hausauer E-C E W E 1-n-) Phone: 406.587. 1115 FEB 15 2019 I DEPARTMENT OF Email: mhausauer@chengineers.com COMMUNITY DEVELOPMENT Revision and Correction RC Page 1 of 2 Revision Date 3-20-18 Required Forms: PLS ' SUBMITTAL TYPE I NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review that is new and has not been reviewed before. Q CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the City to the applicant. If both types are being submitted, the written narrative required above listing itemized changes must clearly differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily approved plans or approved plans are processed under the modification application process, use form MOD for those changes. Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. CITY USE ONLY Date Checked and ZI J/ 1 received: 2 \9 received by: S� Number of f Includes digital sets copy Y/N:: 2� submitted: Superion updated? Planner/Engineer: 2_ Y/N: - DRC Required? Date routed to Y/N: Engineer: If no DRC, date comments due to planner. 10 working days from submittal date typical: 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 Revision and Correction RC Page 2 of 2 Revision Date 3-20-18 Required Forms: _FP LS F. BOZEMAN 0 Planning FROM: DEVELOPMENT REVIEW COMMITTEE RE: BRIDGER VALE PRELIMINARY PUD APPLICATION 17232 DATE: FEBRUARY 6,2019 Project Description: A preliminary planned unit development application for a twenty lot townhouse planned unit development with streets, parkland and open space.The site is located at 806 Manley Road. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Clarifications must be provided and code corrections must be satisfied prior to continued review and a recommendation for approval. Section 2-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 development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval,does not, in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 3. No property may be removed from the covenants without written approval of the City of Bozeman. 4. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 5. If not already filed for the subject site,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 Manley Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Griffin Drive including paving,curb/gutter, sidewalk,and storm drainage c. Intersection improvements to Manley Road and Griffin Drive 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 Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning 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. In the event the Manley Road SID is not created, a payback district may be setup upon construction of Manley Road and associated infrastructure extension and/or upgrades. Upon future development, a payback district would require a proportional reimbursement of construction. Section 3—REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger, bkrueeer@bozeman.net, 582-2259 1. BMC 38.220.300 and 310.The Property Owners'Association documents must include the requirements of Section 38.220.300 and 320.The proposed documents must be finalized and recorded with the final plat. 2. BMC 38.430.030.A.4.b. Relaxations proposed not complete. In addition to the relaxations requested in the latest revision. See comments on individual relaxations below: a. The application must request a relaxation to BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. b. The application must request a relaxation to BMC 38.550.070 Landscaping of public lands which requires that wells be used to irrigate public lands.The application requests to not irrigate parkland, open space or other public lands landscaping with a well.The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC.The concurrent construction response was provided, but not in accordance with the required section. Response was provided to 38.270.030.0 BMC.The application provided a response for site plan concurrent construction not PUD concurrent construction. Provide response to PUD concurrent construction. 3. BMC 38.550.060.A.1.The PUD open space landscape plan does not meet the requirements of 23 performance points.The application does not provide the publicly accessible special pedestrian amenities in order to count 8 points in the calculation under BMC 38.550.060.C.3. 4. BMC 38.550.050.1. Irrigation plans are required to be submitted with the townhome landscape plan and the PUD open space landscape plan with the final pud application. Engineering Division Comments,Anna Russell,arussell@bozeman.net,582-2281 Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning 1. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 2. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 3. BMC 38.410.080.The applicant is proposing stormwater facilities in locations known to have a high groundwater table.The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 1. Due to all structures being townhomes,fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. 2. "Fire Lane" signage must be installed on North side of alley in accordance with code section 2012 IFC D103.6 Reviewers: 1. Planning Division, Brian Krueger,bkrueger@bozeman.net,582-2259 2. Engineering Division,Anna Russell,arussell@bozeman.net, 582-2281 3. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 4. Parks and Recreation;Carolyn Poissant;cpoissant@bozeman.net 406-582-2908 5. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 6. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 7. Water Conservation;Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 8. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 9. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 10. Water and Sewer Division;John Alston jalston@bozeman.net 406-582-3200 11. Forestry Division;Alex Nordquest;anordquest@bozeman.net 406-582-3205 12. Parking Division; Ed Meece;emeece@bozeman.net 406-582-2903 13. NorthWestern Energy; Cammie Dooley;cammie.dooley@northwestern.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 20 East OLive StreetO ® P.O. Box 1230 Bozeman, NIT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZ E MAN 19 0 Planning estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. 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. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE. 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 15, 2019 Brian Krueger City of Bozeman Department of Community Development FEB 15 2019 20 E. Olive Street DEpaRTMENT Or Bozeman, MT 59718 COMMUNITY DEVELOPMENT RE: Bridger Vale Preliminary Planned Unit Development Narrative Response Letter (#17232) Mr. Krueger: This letter is to provide a narrative response to the Preliminary PUD Application comments dated February 6, 2019. Responses to these items are provided in italics below: 1. Relaxations proposed not complete. See comments on individual relaxations below: a. The application must request a relaxation to BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse clusters to exceed the maximum front setback of 15 feet. Relaxation list has been updated to include the requested relaxation to BMC 38.320.040. b. The application must request a relaxation to BMC 38.550.070 Landscaping of public lands which requires that wells be used to irrigate public lands. The application requests to not irrigate parkland, open space or other public lands landscaping with a well. The property's groundwater is impacted by VOC's and the environmental consultants recommend against using ground water for irrigation.. Relaxation list has been updated to include the requested relaxation to BMC 38.550.070. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC. The concurrent construction response was provided, but not in accordance with the required section. Response was provided to 38.270.030.0 BMC. The application provided a response for site plan concurrent construction not PUD concurrent construction. Provide response to PUD concurrent construction. Concurrent construction request has been updated to respond to the criteria of BMC 38.270.030.D. Civil/Structural Engineering and Surveying 2. The PUD open space landscape plan does not meet the requirements of 23 performance points. The application does not provide the publicly accessible special pedestrian amenities in order to count 8 points in the calculation under BMC 38.550.060.C.3. Landscape plan has been revised to meet the required number of performance points. If you have any questions or need any more information please give me a call at 406.587.1115. Thanks, Reviewed By: Drew Carter, E.I. Matt Hausauer, P.E. G:\C&H\14\14486\PUD AND ANNEXATION\PRELIM[NARY PLAT AND PUD\PUD\NARRATIVE RESPONSE TO INADEQUATE COMMENTS(2019.02.15).DOCX Civil/Structural Engineering and Surveying C41 0 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION February 14,2019 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 2 - PROPOSED LIST OF RELAXATIONS 1. Section 38.420.060.A—A relaxation to Park Frontage Standards is requested. The proposed City Park does not provide more than 50%street frontage but does provide frontage along a public alley. The proposed parkland is intended to be an addition to the East Gallatin Recreation Area (EGRA) which will provide an additional spur trail loop section and additional recreational space to the existing Park. The EGRA has an established parking area for patrons to park their vehicles and utilize the EGRA trail systems (which will include this proposed Park). The proposed Bridger Vale Drive will greatly enhance the drive access/entrance to the EGRA and will provide additional parking facilities on both sides of the public street entering the EGRA. The Park Frontage requirement is intended to provide parking spaces adjacent to a Park and to promote clear and public access to Parks. The existing parking facilities within the EGRA combined with the proposed parking along Bridger Vale Drive will provide adequate parking facilities for the users of the existing EGRA and the proposed expansion with the Bridger Vale Park. It should be noted that parking lot improvements to the EGRA parking facilities are being developed through the Master Park Plan process by the Rotary Club of Bozeman Sunrise. Clear and public access to the proposed Park is provided by a trail connection to the existing EGRA trail system and the public alley frontage along the south side of the proposed Park. Bridger Vale residents will have clear access to the Park from the public alley behind the residents. Subsection 38.420.060.A.2.a is satisfied with the proposed trail loop and connections to the existing EGRA trail network. An additional relaxation is requested for subsection 38.420.060.A.2.b or C. 2. Section 38.420.060.A.2.b or c. —A relaxation is requested from this section requiring installation of off-street parking within the proposed park (b) or an equivalent dollar value of non-parking improvements within the park to be provided (c). The proposed Park is an addition to an existing Park (EGRA) with established parking facilities and does not require adjacent on- or off-street parking spaces to service the Park. Parking for the EGRA and the proposed Park is further satisfied by the addition of 38 on-street parking spaces along Bridger Vale Drive. The proposed Park also provides excess parkland (non-parking improvements). The perimeter of the proposed City Park is 1,347.21 feet. Assuming 70% of the perimeter can be effectively used for parking (accounting for non-parking areas including vision triangles, fire hydrants, etc.)then the Park would theoretically provide 39 parking spaces(1,347.21 x 0.7/24). These parking spaces are replaced by the additional parking spaces along the proposed Bridger Vale Drive (38 on-street parking spaces) as well as the existing and proposed parking facilities within the EGRA. The excess parkland proposed with this development also contributes to the non-parking improvements within the Park. If we assume a 7' wide parallel parking stall width,the additional area required is #14486 PUDP,ITEM#2 IC7 NQ= E^—+^a 0 w BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION February 14,2019 9,430 sf or 0.2165 acres.The proposed Park provides an excess of 0.137 acres of parkland which will be directly connected to the EGRA trail system leading to the established parking area. The combination of the alternative parking options (Bridger Vale Drive and EGRA parking facilities) and the excess dedicated parkland should satisfy these subsections. 3. Section 38.400.050.A.1—A relaxation is requested to allow for a non-standard street section. The proposed Bridger Vale street section as shown on the site plan is not a City standard street section. The proposal is an enhanced street section that provides a wide landscaped median with a landscaped stormwater swale consistent with low-impact stormwater design. The proposed section is an inverted crown which drains stormwater runoff to the center median where stormwater enters the landscaped Swale where it is treated/utilized by the specialized plants or infiltrates back to the groundwater table. The benefit of an inverted crown design is that stormwater is routed away from the on-street parking spaces to help provide an area clear of stormwater/ice/snow where patrons are entering and exiting their vehicles. Bridger Vale Drive is proposed to be a public street within a dedicated right-of-way. 4. Section 38.270.030.D—Concurrent construction. The developer would like to start construction of the homes prior to final inspection of the required public infrastructure improvements. Please see the concurrent construction request letter submitted with this application. 5. Section 38.320.040—A relaxation is requested to the Table of Form and Intensity Standards for REMU districts. Specifically, a relaxation to allow for the proposed townhouse clusters to exceed the maximum front setback of 15 feet. The townhomes are set further back to create a wide greenspace corridor for the entrance to the East Gallatin Recreation Area while providing for alley-loaded garages. The large front yards create functional private landscape areas for the residents and compliment the enhanced Bridger Vale Drive streetscape. 6. Section 38.550.070—A relaxation is requested to the standard that requires irrigation of landscaping of public lands by wells. Environmental assessments have been completed on the property and trace amounts of Volatile Organic Compounds (VOCs) have been identified in the groundwater. Environmental consultants recommended against using groundwater for irrigation to eliminate any potential contact with the VOCs. An irrigation water service with a City-approved irrigation meter will be used in lieu of an irrigation well. #14486 PUDP,ITEM#2 �r BOZ E MA MT Community Development RC REVISION AND CORRECTION SUBMITTAL FORM ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE-SUBMITTALS THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT ' REVISIONS. SUBMITTAL REQUIREMENTS All revisions / correction submittals must contain the following OCT 0 91018: OF DEPARTMENT RN A completed RC revision/correction submittal form. COMMUNITY DEVELOPMENT ❑■ The same number of copies and sizes and formats (including digital) as required for the initial application. Plans and documents, including digital files must meet plans, specifications and naming protocols. See form PLS. Q Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets are updated, retain the original date on sheets that have not been updated or revised. ❑■ A written narrative that shows an itemized summary of your submittal and description of each change or revision in detail or document. Changes to plans sheets must include sheet and detail numbers. ■❑ All changes must be clouded or highlighted on each plan set. ❑. Legal documents, studies, letters or other documentation must have a clear date of revision on the front page. ' ■❑ Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is 1/4 of the total original application fee. ❑■ Re-submittal of plans must be complete plan sets if individual sheets are modified,,NO individual sheets will be accepted. r Q■ RC form must be the first item in all resubmitted sets. 17 INFORMATION Application 17232 Application P U D P file #: type: Project Name: Bridger Vale Preliminary Plat Subdivision Contact Name: Matthew Hausauer Phone: 406.587. 1115 Email: mhausauer@chengineers.com Revision and Correction RC Page 1 of 2 Revision Date 3-20-18 Required Forms: I PLS SUBMITTAL TYPE NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review that is new and has not been reviewed before. Fm] CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the City to the applicant. If both types are being submitted, the written narrative required above listing itemized changes must clearly differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily approved plans or approved plans are processed under the modification application process, use form MOD for those changes. Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. CITY USE ONLY Date Checked and received: 1 received by: Number of sets Includes digital submitted: copy Y/N:: \P Superion D updated? Planner/Engineer: Y/N: DRC Required? Date routed to Y/N: Engineer: If no DRC, date comments due to planner. 10 working days from submittal date typical: 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 Revision and Correction RC Page 2 of 2 Revision Date 3-20-18 Required Forms: I PLS =C & 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 28, 2018 Brian Krueger City of Bozeman Department of Community Development 20 E. Olive Street Bozeman, MT 59718 RE: Bridger Vale Preliminary Planned Unit Development Narrative Response Letter (#17232) Mr. Krueger: This letter is to provide a narrative response to the Preliminary Plat Subdivision Application Letter dated July 23`d, 2018: Responses to these items are provided in italics below: 1. Update form Al to reflect the preliminarily approved REMU,Residential Emphasis Mixed Use zoning for the property. Form AI has been updated for both the Preliminary Plat Application and Preliminary PUD Application submittals. 2. Update form A l to reflect the current owners of the property, Bridger Vale, LLC per the title report. Form AI has been updated for both the Preliminary Plat Application and Preliminary PUD Application submittals. 3. Plan set for the PUD include adjacent property owner information. Update information on plans to reflect current ownership per N1 property owner list submitted. Submitted PUD civil site plan and Preliminary Plat reflect the current ownership of the adjacent lots. 4. Provide a copy of the latest platting certificate for this application. A single report was provided for only the subdivision application. A copy of title certificate is included with the Preliminary PUD Application submittal. 5. PUDP checklist was overwritten on with narrative responses. This is not acceptable per form PLS. Provide separate narrative responses if necessary. Separate narrative responses to the PUDP checklist are included in section I of this submittal. 6. Construction route map provided as separate l 1 x 17 exhibit. This is not acceptable per form PLS. Provide map as part of plan set. Civil/Structural Engineering and Surveying Construction route map is now shown on the overall civil site plan sheet included in section 6. 7. Plat and application language must reference Property Owners' Association (POA)and not Home Owners' Association (HOA)per code requirements. Preliminary Plat and application language have been updated accordingly. 8. Lot R1, Block l must be renamed Lot 1, Block 1 per 24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM. Lot R1, Block 1 has been renamed and is shown on as Lot 1, Block 1 on the new Preliminary Plat. 9. COS 1 must be renamed Open Space Lot 1. The City no longer uses common open space in its nomenclature. COS 1 has been renamed to Open Space Lot 1 and is shown the new Preliminary Plat included with this application. 10. Park l must be renamed City Park Lot 1. The lot must be named City Park to acknowledge City ownership. Park I has been renamed to City Park Lot 1 and is shown on the new Preliminary Plat Application. 11. Update the project narrative PUDP item#1 for the PUD,especially regarding phasing.The project timeframe references 2017. Project narrative has been updated to reflect current time frames and is included in the Preliminary PUD Plan application. 12. Update the project narrative PUDP item #14 for the PUD to reflect current project. E.g. affordable housing must be included in narrative. PUDP item 914 has been updated to include affordable housing and is included in section S of PUDP Application submittal. 13. Update the project narrative PUDP item #14 for the PUD to clarify total proposed performance points. Do not response to performance measures not proposed for performance points calculation. Provide further description and information on how the calculation was derived for percentage proposed for public access open space versus total site. PUDP item #14 has been updated to specify point totals and explanations. It is included in section S of this submittal. 14. Relaxations not proposed to current development code. Update code sections to reference current standards proposed for relaxation. See comments on individual relaxations below: a. Analyze park frontage relaxation Provide analysis of Section 38.420.060.A.2 BMC for relaxation request. Additional park area and cash in lieu is required. Park frontage relaxation discussion is included in Section S of this submittal. b. Provide a code section proposed for relaxation for an alternative street section.No code section cited for relaxation in the application. Include all applicable sections. Civil/Structural Engineering and Surveying Code relaxation cited in Section 5 of this Submittal. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC. Concurrent construction responses to the reference section of the BMC are shown in Section 5 of this submittal. d. Water course setback relaxation must include further information from USACE and a clearer wetland exhibit with zone 1 and zone 2 clearly shown on the proposed watercourse if they exist. The wetland report indicates hat the ditch is not a watercourse. If so, no zone 1 or zone 2 exists for the channel. Clarify the determination of ditch from the Conservation District. Provide written classification of the unnamed ditch. Provide jurisdictional determination from the USACE. If not a watercourse,the wetland report must propose a wetland buffer for the ditch wetland. Clarify stormwater facility location in relation to proposed wetland boundary and proposed buffer. The City's wetland consultant will review the proposed buffer setback and advise accordingly during project review. Conservation district classified the body as a ditch, email to confirm is included in section 13. A 30' wetland setback is proposed, stormwater facilities have been moved to be outside of the proposed setback so no relaxation is requested. 15. Propose a specific method of tracking for the proposed maximum nonresidential uses proposed in this REMU district based upon proposed gross residential building square footage. See Section 38.310.060 BMC. Update draft POA building square footage. See Section 38.310.060 BMC. Update draft POA documents to include tracking method nad to provide notice of restriction. Proposed tracking method is now included in the updated POA documents, which are included in Section 9 of this submittal. 16. Photometric plan sheet not labeled including numbering and date of preparation per requirements nor does the plan sheet include fixture cut sheets per.form PLS requirements. Photometric lighting plan sheet has been updated and is included in Section 12 of this submittal. 17. Color and material palette not provided on a physical board and not keyed to the elevations. Provide all building materials including glazing and doors as required in PLS document. No colored sheets or colored perspectives were included in the full-size plan sets. Color and material palette are provided in compliance with PLS document, and are included with this submittal. 18. All plans and documentation must be in conformance to the requirements in the PLS document. If plan sheets are presented they must be provided in full size for two sets and 11 x 17 for one set. Plans and documents provided are in conformance with form PLS. 19. Use form RC when resubmitting the application. A full resubmittal is required. RC form is included with this submittal. Civil/Structural Engineering and Surveying 20. All digital copies must be updated with a resubmittal of the application. Updated digital copies included with this submittal 21. Review Site Plan checklist and provide updated drawings in compliance with checklist requirements. Updated drawing in compliance with Site Plan Checklist provided with this submittal. If you have any questions or need anymore information please give me a call at 406.587.1115. Thanks, Matt Hausauer, P.E. G:\C&H\14\14486\PUD AND ANNEXATION\PRELIMINARY PLAT AND PUD\PLAT\NARRATIVE RESPONSE TO PRE-APP COMMENTS.DOCX Civil/Structural Engineering and Surveying LETTER OF TRANSMITTAL DATE: 10-09-2018 JOB#14486 (C & H)#17232 C.O.B. Engineering and Surveying Inc. ATTN: Brian Krueger 1091 Stoneridge Drive•Bozeman.MT 59718 Phone(406)587-1115•Fax(406)587-9768 RE: Bridger Vale Preliminary Planned Unit www.chenginears.com•info@chengineers.com Develo ment t NNE ga . TO: PURPOSE: City of BozCT 09 2018 ❑ AS YOU REQUESTED ❑ FOR YOUR SIGNATURE Planning D rkk f���EiVT OF I@ FOR YOUR APPROVAL ❑ FOR YOUR RECORDS 20 E. Olive ❑ FOR DESIGN REVISION Bozeman, A"MiTy DEVELOPMENT ❑OTHER FROM: Drew Carter, El CONTACT E-MAIL: acartera@chengineers.com QUANTITY DESCRIPTION 3 Preliminary PUD Application Items 2 Full Size(24x36)Drawing Set 1 Reduced Size(11x17) Drawing Set 2 Digital Files with All Submittal Items DELIVERED BY: ❑ U.S. MAIL ❑ FED EX 0 HAND DELIVERED ❑ FOR PICK UP REMARKS: Please let me know if you have any questions or need any more information. Thanks, Drew BOZ E MANMT IS ID ` I"Y Community Development JUN 22 2018 AH R , ( EPARTMENTJOF AS�F�=FRRDABLE HOU=SI�N,G PLAN APPLI;CAT UNITY DEVfLOP.MENT The City of Bozeman's Affordable Housing Ordinance requires that any new subdivision development, site plan or annexation of 10 units (single detached or attached townhomes) or larger are required to submit an Affordable Housing Plan. This application is to be submitted in conjunction with a development plan. Please also provide a site plan highlighting the proposed affordable housing lots. rl?:PRO]ECDESCRIPTION ^'- + ll r ill- T.,, —Development Bridg er Vaalele- ub bdi ivislon _ Description: Major Subdivision — -- Property Owner Name: Ebbighausen Homes-Inc. ------------------------- -----------------------------------7------------------------------------------ Full Address: PO Box 930, Manhattan, MT 59741-0930 ---------------------------------------------------------------------------------- Phone: 581-9660 Email: andy@ebbighausen.com Applicant Name: same-as owner ------- ------------------------------------—-------------------------------—------------------------ Full Address: Phone: Email: ---------------------------- -----------------------—-----------------=----------------------- Representative Name: C&H Engineering and Surveying, Inc. ------------------------------------------------------------------------------------------------------------ Full Address: 1091 Stoneridge Drive, Bozeman, MT 59718 ------------------------------------------------------------------------------------------------- Phone:--- ---------- --- 587-1115 Email: mhausauer@chengineers.com ---------- -- --------------------------------------------------------------- Property Full Street Address: 806 Manley Road, Bozeman, MT 59715 ------------------------------------------------------------------------------------------- Full legal Description: Remaining Tract GLR_1, COS 157, Sec. 31, T. 1 S., R. 6 E., P.M.M. - - - - - - - ------------------------------- Current Zoning Approved forREMU --------------------- Current-.Use:Vacant (Drive entrance for the East Gallatin Recreational Area ---------------------------------------------------------------------------------------------------- Community Plan Designation: Parks, Open Space and Recreational Lands - - --------- ------------------------------------------------------------- Affordable Housing Required Materials Page 1 of 8 Revision Date 04-06 2018 Required Forms: A1, AH Recommended Forms: BOZ E MANjT Community Development • AH ,1`�. QUANTITY ANDfiTYPE OFfAFFORDABLE'HOUSING'UNITS _ : ^�p�y' /' r-'tW, sa...It..-...,. .-....... .�...... .t_....'s�..,...arr...0 r-. :. :o.. :.....:%t. IN,Rw .�,"�.^".zt11V, e�":�"U744wM3':-i The City of Bozeman's Affordable Housing Ordinance requirements: - 10% of all units must be built lower priced (70011'0 AMI) or - 30% of all units must be built moderately prices (90% AMI) or - A combination of lower priced and moderately priced home to meet the requirements Townhomes Detached Homes Total Total Units in Development 20 0 20 Market Rate Units 20 0 20 Lower Priced Units_-_10%.of,Total-or- __ _ -__-__-_2.0.._ --0.0---- - - -2:0 - ---- Moderate-Priced Units - 30% of Total 0.0 0.0 0 Fractional Units (Cash-in-Lieu) 0.0 0.0 When entering numbers into the above table, if required number of units'is as a decimal, the developer/builder has the option to round up to the next whole number of units or pay cash-in-lieu to cover that partial unit. Example:(14 total units = 1.4 lower-priced, build 2 or build 1 and pay .4 * Cash-in-Lieu Rate) 2 } ,CITY;OFkBOZEMANIMAXIMUM'HOME PRICE;&:CASH=INILIEU.SCHEDULE '� 201.7:AMIr � {M `,; Pricing for homes in the Affordable Housing Program are set annually and are based off of the US Department of Housing & Urban Development's (HUD) annual Area Median Income (AMI). 2018 Maximum Home Prices Studio 1-2 Bedroom 3+ Bedroom (1-Person HH) (2-Person HH) (4-person HH) Lower-Priced Home-70%AMI $151,346 $173,291 $216,589 Moderate-Priced Home-90%AMI $204,558 $233,936 $292,297 2018 Cash-in-Lieu Rates Formula 1 or 2 Bedrooms 3+Bedrooms (Median Market Rate Sale Price - Lower-Priced $229,374 - $173,291 $314,407 - $216,518 Home Sales Price) Cash-in-Lieu $55,453 $97,889 2018 Fractional Fee Scale in Dollars .1 .2 .3 .4 .5 .6 .7 .8 .9 1 or 2 bdrm 5,545 11,091 16,636 25,607 27,727 33,272 38,817 44,362 49,908 3+ bdrm 9,789 19,578 29,367 39,156 48,945 58,733 68,522 78,311 88,100 Affordable Housing Required Materials Page 2 of 7 Revision Date 04-06 2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN; Community Development • AH 3 }ELIGIBLE?INCENTIVES (CHECKTHOSfiTHAT APPLY.{BASEDONPROPOSED;UNITS) ❑ Expedited Permit Review (All AH) ❑ Reduced Minimum Lot Sizes (All AH) ❑ Down Payment Assistance (70% AMI Sales Price & up to 80% AMI Buyer) ❑ Impact Fee Subsidy (70% AMI) ❑ Simultaneous Construction of Housing and Infrastructure (70% AMI) ❑ Reduced Parking (70% AMI) ❑ Reduction of Parkland (70% AMI) The Affordable Housing Plan must include answers to the following questions. 1. Explain the timing of the delivery of the affordable homes in relation to the market-rate homes in the development? NA - Cash-in-lieu of Affordable Housing is proposed Affordable Housing Required Materials Page 3 of 8 Revision Date 04-06-2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN Community Development AH 2. Construction of affordable homes is required to be consistent with the makeup of the rest of the homes in the development. What.is the mix of 1, 2 and 3+ bedrooms_among market rate units and how will the affordable homes that are being proposed match with that? Townhomes Detached Homes 1 BDR 2 BDR 3+ BDR 1 BDR 2 BDR 3+ BDR Total Market Rate Units Lower-Price-Units Moderate=Priced-Units - — --- - t NA - Cash-in-lieu of Affordable Housing is proposed 3. Does the site have any unusual features (terrain, wetlands, rock outcroppings, streams, etc.) a. List any unusual features here. NA - Cash-in-lieu of Affordable Housing is proposed Affordable Housing Required Materials Page 4 of 8 Revision Date 04-06 2018 Required Forms: A1, AH Recommended Forms: BOZ E MAN "" Community Development • AH 4. Are there any other special features within the development (how does the project meet the green building/renovation guidelines, cottage housing, common open space, dedicate parks, etc.)? a. List any special features here. NA - Cash-in-lieu of Affordable Housing is proposed 5. Explain the marketing plan for the sale of the affordable homes in the development. If you are going to be working with any partners, please list them here. (Possible partners include HRDC, the City of Bozeman, etc.) NA - Cash-in-lieu of Affordable Housing is proposed Affordable Housing Required Materials Page 5 of 8 Revision Date 04-06-2018 Required Forms: Al, AH Recommended Forms: BOZ E MAN Community Development AH 6. Plan for the construction of Affordable Homes in a phased development. The Affordable Homes being built need to be consistent with the market-rate homes in development. If the exact number of units in a phased development is not known, the developer may estimate the total number of affordable homes (if not a phased development, do not fill out this part). Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Studio/1 Bedroom 2 Bedroom 3 Bedroom NA - Cash-in-lieu of Affordable Housing is proposed Affordable Housing Required Materials Page 6 of 8 Revision Date o4 06- g Required Forms: A1, AH Recommended Forms: BOZ E MAN MT Community Development 0 AH 7. If Affordable Homes are not being built there may be two alternatives: a. Cash-in-lieu may be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Cash-in-lieu will be determined at time of application based on the current AMI for the area. (describe cash-in-lieu plan below if requesting this option): Cash-In-Lieu Value for Townhomes (3+ Bedrooms) _ $97,889.00 (per table in section 2) Total Project Cash-In-Lieu (CIL) Value 2 Townhome Units (10% of project total) x $97,889.00 = $195,778.00 Cash-in-Lieu Payment Schedule Section 38.380.140.C.2 allows for staged delivery of in-lieu contributions. A CIL payment of $9,788.90 (1/20th of the total CIL payment) will be made prior to the certificate of occupancy being granted for each lot/unit. b. Land-donations may.be used as an alternative means to satisfy the requirements of the Affordable Housing Ordinance (1922). Approval must be received from the Affordable Housing Program Manager. Land donation values and amount will be determined at time of application based of the current AMI for the area. (describe land-donation plan below if requesting this option): NA - Cash-in-lieu of Affordable Housing is proposed Affordable Housing Required Materials Page 7 of 8 Revision Date 04-06-2018 Required Forms: I Al, AH Recommended Forms: B-OZ E MAN MT Community Development 0 0 AH 9. The submission of a final affordable housing building permit form (AHB) is required in addition to other required documents at the time of building permit application. 10. I hereby certify and attest to the following: a. I am an authorized representative of the property owner/developer b. I understand that this AHO plan, when approved, will become part of a recorded development agreement in which I will agree to comply with all requirements of the AHO ordinance and Administrative Procedures including*but not limited to: i. Requirements for design, timing of delivery, marketing and sale of AHO Homes ii. Required AHO prices and maximum qualifying incomes of buyers that are in effect at the time of marketing and sale of the homes and the requirements for timing-and amounts of payment of cash-in-lieu and or acceptance and transfer of donated prop ty. Submitted t ' the 22 ay of -�SIAJJ6-----, 20I8--_by C) io 22 20�8 ----- ------ ------ - ------------------ ------------ Si ature D el , Ow er or Representative Date Pr' ed or Type Name City Staff Recommendation for Approval of the AHO Plan (to be signed only for the final AH plan) I hereby recommend this AHO Proposal for approval by the City of Bozeman ------------------—----------------------—--------—---—------ ------------------ Signature of Affordable Housing Program Manager Date -------------------------------------------------------------- Printed or Typed Name ----------------------------------------------------—---—------ -------------------- Signature of Community Development Director Date ----------------------------------------------------------- Printed or Typed Name CONTACT US Alfred M.Stiff Professional Building 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 7 of 7 Revision Date 04-06-2018 Required Forms: A1, AH Recommended Forms: MT BOZ E MAN Community Development RC REVISION AND CORRECTION SUBMITTAL FORM ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE-SUBMITTALS THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT REVISIONS. SUBMITTAL REQUIREMENTS -D- I) L All revisions / correction submittals must contain the following: MAY 08 2010 MN completed RC revision/correction submittal form. DEPARTMENT 01= 1 COMMUNITY DEVELOP NIT 0 ei The same number of copies and sizes and formats (including digital) as required fort ni a application. Plans and documents, including digital files must meet plans, specifications and naming protocols. See form PLS. ❑■ Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of contents/plan schedule-must be updated with new dates for each sheet modified. If complete plans sets are updated, retain the original date on sheets that have not been updated or revised. 0 A written narrative that shows an itemized summary of your submittal and description of each change or revision in detail or document. Changes to plans sheets must include sheet and detail numbers. ❑■ All changes must be clouded or highlighted on each plan set. ❑0 Legal documents, studies, letters or other documentation must have a clear date of revision on the front page. ❑ Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is 1/4 of the total original application fee. ❑E Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. ❑■ RC form must be the first item in all resubmitted sets. INFORMATION Application 17321 17232 Application Preliminary Plat and PUD file #: type: Project Name: Bridger Vale PUD Subdivision Contact Name: Matt Hausauer, C&H Engineering and Surveying Phone: 587-1115 Email: mhausauer a@chengineers.com Revision and Correction RC Page 1 of 2 Revision Date 3-20-18 Required Forms: I PLS t Son t r � r � L � . . ' t, � � , 'R t • , t t� . 1 a ' 41 t SUBMITTALJYPErt -.., w NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review that is new and has not been reviewed before. CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the City to the applicant. If both types are being submitted, the written narrative required above listing itemized changes must clearly differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily approved plans or approved plans are processed under the modification application process, use form MOD for those changes. Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. CITY'USE ONLY Date Checked and received: j� �•� received by: V Number of Includes digital sets submitted: copy Y/N:: Superion updated? Planner/Engineer: � _ Y/N: DRC Required? Date routed to Engineer: Y/N: If no DRC, date comments due to planner. 10 working days from submittal date typical: 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 t Revision and Correction RC Page 2 of 2 Revision Date 3-20-18 Required Forms: PLS 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 April 18, 2018 Brian Krueger City of Bozeman Department of Community Development 20 E. Olive Street Bozeman, MT 59718 RE: Response to Inadequate Letter—Bridger Vale Preliminary Plat and Preliminary PUD (COB #17321 and #17232:C&H#14486) Dear Mr. Krueger: This letter is to provide a narrative response to the City comments dated March 21, 2018 for the above referenced project. Please find our responses in bold below each comment: 1. Platting Certificate must be revised and current. ➢ The updated platting certificate is included with this submittal. 2. Nl form adjoiners list and envelopes must be revised and current. ➢ The updated N1 form and.adjoiners list and envelopes is included with this submittal. 3. An affordable housing plan is required. ➢ An affordable housing plan is included with this submittal. Cash-in-lieu is proposed. If you require any further information, please give me a call at(406) 587-1115. Sincerely, Matthew Hausauer, P.E. Civil/Structural Engineering and Surveying • • Adjoining Property Owners BRIDGER VALE PLANNED UNIT DEVELOPMENT, REMAINING TRACT GLR-1 OF COS 157, LOCATED IN THE SW 1/4, SEC. 31, T. 1 S., R. 6 E. OF P.M.M., GALLATIN COUNTY, MONTANA EHRNMAN DAVID BRADLEY MINOR SUB 385, S31,TO S,R06 E,Lot 5 213 TURTLE WAY BOZEMAN,MT 59715-8767 VARNAI CHRISTINE MINOR SUB 385,S31,TO S,R06 E,Lot 4 563 BEAR CROSSING RD GALLATIN GATEWAY,MT 59730-9641 PICKENS JARRED MINOR SUB 385,S31,TO S,R06 E,Lot 3 257 TURTLE WAY BOZEMAN,MT 59715-8767 BLACKBURN JAMES W III MINOR SUB 385, S31,TO S,R06 E,Lot 2 279 TURTLE WAY BOZEMAN,MT 59715-8767 DHEIN JUSTIN MINOR SUB 385,S31,TO1 S,R06 E,Lot 1 291 TURTLE WAY BOZEMAN,MT 59715-8767 M832MT LLC GALLATIN PARK SUB,S36,T01 S,R05 E,BLOCK 301 GALLATIN PARK DR 1,Lot 14,ACRES 0.537,PLAT J-300 PLUS OPEN BOZEMAN MT 59715-7909 SPACE BACKCHECK LLC GALLATIN PARK SUB,S36,TO1 S,R05 E,BLOCK ATTN:DENNIS STEINHAUER 1,Lot 13,ACRES 0.537,PLAT J-300 PLUS OPEN P.O.BOX 1167 SPACE BOZEMAN MT 59715 OLD MARSH HOLDINGS LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK PO BOX 1167 1,Lot 12,ACRES 0.534,PLAT J-300 PLUS OPEN BOZEMAN,MT 59771-1167 SPACE DOUBLE S.PROPERTIES LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK 384 GALLATIN PARK DR;STE 201 1,Lot 11,ACRES 0.803,PLAT J-300 PLUS OPEN BOZEMAN,MT 59715-7928 SPACE GALLATIN PARK OWNERS ASSOCIATION GALLATIN PARK SUB,S36,TO S,R05 E,ACRES 300 N WILLSON AVE;#400 3.889,OPEN SPACES A,B,&C,PLAT J-300 BOZEMAN MT 59715-3551 SUNFISH PARK COMMUNITY ASSOCIATION MINOR SUB 385,S31,TOl S,R06 E,OPEN SPACE PO BOX 4480 (CONTIGUOUS) BOZEMAN MT 59772-4480 STATE OF MONTANA (CONTIGUOUS) S31,TO S,R06 E,C.O.S. 1221,PARCEL GL1 &GL3, PO BOX 200901 AND S31,T01 S,R06 E,C.O.S. 1221,TR GL2 SW4 HELENA MT 59620 ANNEX TO CITY OF BOZEMAN HILLMAN MELVIN L&SANDRAjCONTIGUOUS) S31,TO S,R06 E,ACRES 15.04,TRACT 3 S2NW4 860 MANLEY RD LESS TR GL-3 COS 1221 BOZEMAN,MT 59715-8776 G:\c&h\14\14486\Pud and AnnexationTreliminary Plat and PUMPUMAdjoiners Updated.doc [@CZF / Z��* 0 11!7 MT 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 IT 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 0 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, ShellaMnium 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 cos 1s7,Sac.31,T.1 S.,R.6 E,GabUn County MT 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: MTE MONTANA TITLE & ESCROW A MOTHER LODE COMPANY C& H ENGINEERING AND SURVEYING INC. ATTN: MATT HAUSAUER, P.E. 1091 STONERIDGE DRIVE BOZEMAN, MT 59718 Date: May 1, 2018 Re: BRIDGER VALE SUBDIVISION Enclosed please find a platting certificate for the property to be known as: BRIDGER VALE SUBDIVISION, GALLATIN COUNTY, MONTANA. and owned by: BRIDGER VALE, LLC,A MONTANA LIMITED LIABILITY COMPANY Please review this certificate in its entirety. In the event that you find any discrepancy, or if you have any questions, you may contact Diana Smith at: Email: desmith@montanatitle.com Telephone: (406) 587-7702 Fax: (406) 587-2891 Please refer to our Order No. M-20816. We believe in delivering quality products that meet your needs, and our goal is to provide the most efficient and reliable service in the industry.Thank you for giving us the opportunity to serve you! Sincerely, Montana Title & Escrow, Inc. 1925 N. 22nd Avenue Suite 102 Bozeman, MT 59718 • Montana Title& Escrow, Inc. 1925 N. 22nd Avenue, Suite 102 ♦ Bozeman, MT 59718 PLATTING CERTIFICATE Order Number: M-20816 This Platting Certificate covers a tract of land to be known as: BRIDGER VALE SUBDIVISION,GALLATIN COUNTY, MONTANA. Record Owner: BRIDGER VALE,LLC,A MONTANA LIMITED LIABILITY COMPANY Legal Description: SEE ATTACHED LEGAL DESCRIPTION Effective Date: April 24,2018 at 7:30AM Montana Title & Escrow, Inc., hereby certifies that the foregoing Platting Certificate shows the name of the record owner of the subject property and all of the existing liens affecting the subject property according to the office of the Clerk and Recorder of Gallatin County, State of Montana. No other report is hereby made or implied. The maximum liability for this examination is limited to the fee paid for the same. M TANA TITLE AND ESCROW,INC. G� BY: DIANA SMITH • Order Number: M-20816 LEGAL DESCRIPTION CERTIFICATE OF SURVEY NO. 157, LOCATED IN THE SW1/4 OF SECTION 31,TOWNSHIP 1 SOUTH, RANGE 6 EAST, P.M.M.,GALLATIN COUNTY, MONTANA,ACCORDING TO THE OFFICIAL PLAT THEREOF ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF GALLATIN COUNTY, MONTANA. EXCEPTING THEREFROM THE FOLLOWING TRACTS OF LAND: TRACT GL2 OF CERTIFICATE OF SURVEY NO. 1221, CERTIFICATE OF SURVEY NO. 157A,AND MINOR SUBDIVISION NO. 154 AND 154A. (THE ABOVE TRACT OF LAND HAS ALSO BEEN REFERRED TO AS REMAINING TRACT GLR-1 CERTIFICATE OF SURVEY NO. 157) THE ABOVE DESCRIBED TRACT OF LAND IS TO BE KNOWN AND DESIGNATED AS BRIDGER VALE SUBDIVISION, GALLATIN COUNTY, MONTANA. Order Number: M-20816 PLATTING CERTIFICATE EXCEPTIONS: 1. TAXES, SPECIAL AND GENERAL,ASSESSMENT DISTRICTS AND SERVICE AREAS FOR THE YEAR 2017. PARCEL NO.: RFH7935 1ST INSTALLMENT: $832.14-PAID 2ND INSTALLMENT: $825.54- DUE AND PAYABLE AND WILL BE DELINQUENT IF NOT PAID ON OR BEFORE MAY 31, 2018 2. GENERAL TAXES FOR THE YEAR 2018,A LIEN IN THE PROCESS OF ASSESSMENT, NOT YET DUE OR PAYABLE. 3. ALL RIGHTS,TITLES OR INTERESTS IN MINERALS OF ANY KIND, OIL,GAS, COAL,OR OTHER HYDROCARBONS AND THE CONSEQUENCES OF THE RIGHT TO MINE OR REMOVE SUCH SUBSTANCES INCLUDING, BUT NOT LIMITED TO EXPRESS OR IMPLIED EASEMENTS AND RIGHTS TO ENTER UPON AND USE THE SURFACE OF THE LAND FOR EXPLORATION, DRILLING OR EXTRACTION RELATED PURPOSES. (THIS CERTIFICATE DOES NOT PURPORT TO DISCLOSE DOCUMENTS OF RECORD PERTAINING TO THE ABOVE REFERENCED RIGHTS.) 4. EASEMENTS,COVENANTS,CONDITIONS AND RESTRICTIONS,AND OTHER SERVITUDES THAT ARE NOT SUBJECT TO THE MONTANA SUBDIVISION AND PLATTING ACT ARE NOT SHOWN HEREIN. 5. COMPLIANCE WITH THE MONTANA SUBDIVIISION AND PLATTING ACT,AS AMENDED,AS WELL AS ANY APPLICABLE COUNTY/CITY SUBDIVISION AND ZONING LAWS. 6. NO SEARCH HAS BEEN MADE FOR WATER RIGHTS AND UNPATENTED MINING CLAIMS AND LIABILITY THEREON IS EXCLUDED FROM COVERAGE OF THIS CERTIFICATE. 7. DEED OF TRUST TO SECURE AN INDEBTEDNESS OF$402,038.00, DATED MAY 26, 2015, RECORDED JUNE 1, 2015,AS (INSTRUMENT) 2512789, OFFICIAL RECORDS. TRUSTOR: EBBIGHAUSEN HOMES INC. TRUSTEE: FIRST AMERICAN TITLE COMPANY BENEFICIARY: FIRST INTERSTATE BANK MODIFICATIONS RECORDED AS DOCUMENT NOS. 2535769,2546764, 2583232,AND 2597435, OFFICIAL RECORDS. ********************* End *********s*********** BOZ E M AilMT Community Development Al DEVELOPMENT REVIEW APPLICATION 13_d:3a 1. PROJECT Development Name: Bridger Vale Subdivision Description: Major Subdivision/PUD/Annexation and Initial Zoning 2. PROPERTY OWNER Name: Ebbighausen Homes Inc Full Address: PO Box 930, Manhattan, MT 59741-0930 Phone: 581-9660 Email: andy@ebbighausen.com 3. APPLICANT Name: same as owner Full Address: Phone: . Email: 4. REPRESENTATIVE Name: C&H Engineering and Surveying Inc. Full Address: 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 587-1115 Email: mhausauer@chengineers.com 5. PROPERTY FullStre Add ess:et 806 Manley Road, Bozeman, MT 59715 Full Legal Description: Remaining Tract GLR-1, COS 157, Sec. 31, T. 1 S., R. 6 E., P.M.M. Current M-1 (County) Zoning: Current use: Drive entrance for the East Gallatin Recreational Area (60' ROW) Community Plan Designation: Parks, Open Space, and Recreational Lands Development Review Application Al Page 1 of 3 Revision Date 01-04-16 Required Forms: I Varies by project type Recommended Forms: I Presentation of submitted plans and specifications 1 CITY OF BCZS% ** CI-Mfm RMPt *** 'per: PRCTCfi Type: EP ➢rawer: 1 Date: 5/11/17 01 Receipt no: 162816 Year M nbEr Pmaunt PZ 2017 RLAMIING &ZCNING $3456.'0 EEM a FS POD Tender- detail i TCC MSIT CAD $3495.000 Tofai Ray of IMO i Trans date: 5/11/17 Tires: 8:2B:36 TFt K YOU! Overlay ❑ Neighborhood Conservation ❑ Entryway Corridor ■❑None District: Urban Renewal ❑ Downtown ❑North 71h Avenue ❑ Northeast Q None District: 6. STATISTICS (ONLY APPLICATION TYPES 2-12,17,24 AND 26) Gross Area: Acres: 6.4896 Square Feet:282,687 Net Area: Acres:2.2947 Square Feet:99,957 Dwelling Units: 20 Nonresidential Gross Building Square Feet: NA 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 ❑ 2.0.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 ❑■ 10. PUD preliminary plan PUDP . r 26.Growth Policy Amendment GPA ❑ 11. PUD final plan PUDFP ❑27. Modification/Plan MOD Amendment IN 12.Annexation and Initial Zoning ANNX ❑ 28. Extension of Approved Plan EXT ❑ 13.Administrative Interpretation AIA ❑ 29. Reasonable Accommodation RA Appeal ❑1.4.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. evelopment 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 s i 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). 1 (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 1 will comply with any conditions of approval or make necessary corrections to the application materials in o;der to comply with municipal code provisions. Statement of Intent to Construct Ac din o the Final Plan - I acknowledge that construction not in compliance with the approv inal an may result in delays of occupancy or costs to correct noncompliance. Applicant • Signature: Printed Name: dy Wghau Owner Signature: Printed Name: nd blg U Owner Signature Printed Name: If signing as a corporaKon, 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 evelopment Review Application Al Page 3 of 3 Revision Date 01-04-16 Required Forms: I varies by project type Recommended Forms: I Presentation of submitted plans and specifications MT BOZEMAY 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 81h x 11 or 81/z x 14 sets. ❑✓ 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 (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 81/2 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 Nland materials APPLICATION FEE ✓❑ Base fee --- --_— _ .---- $1,616 If includes dwellings add: $94 per dwelling unit $94 x 20 dwelling units =$1,880; total due = $1,880 + $1,616 = $3,496 If includes nonresidential $292 per 1000 square feet of nonresidential gross building space. uses add: _ PUD PRELIMINARY PLAN CHECKLIST 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. see supplement PUDP#1 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. see supplement PUDP#2 3. Name, mailing address and full contact information for project team including: owner, developer, architect, civil engineer, landscape architect/designer and electrical engineer. provided on the overall site plan see Sheet C1.0 4. A title report for subdivision or nronosed subdivision euarantee with all current property ownership. see supplement PUDP #1 5. 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 i of 3 Revision Date 4-8-16 Required Forms: Al, SP1 Recommended Forms: community plan land use designation map, city zoning map, neighborhood and entryway overlay map for property showing conditions within 200 feet of the ro'e t bo ndari se� cauached TIgures f hJDP#5) and refer to PUDP#1 foi 6. Overall land use ratios for: existing site, utilities and general information • a. existing footprints of existing buildings and structures see overall site plan C1.0 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. see overall site plan C1.0 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. no phasing is proposed 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.no phasing is proposed 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. no phasing is proposed 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. see overall site plan C1.0 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. see supplement PUDP#12 13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation including vehicular, bike, and pedestrian facilities. see supplement PUDP#13 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; see supplement PUDP#14 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; see supplement PUDP#14 c. Estimate of number of employees for business, commercial, and industrial uses; see supplement PUDP#14 d. Description of rational behind the assumptions and choices made by the applicant;see supplement PUDP#1 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; see supplement PUDP#14E f. Detailed description of how conflicts between land uses are being avoided or mitigated. see supplement PUDP#14 g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste see supplement PUDP#14 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: assessments that have been completed. An approved noxious weed management plan must be submitted. see subdivision preliminary plat application for this information 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. see overall site plan Sheet C1.0 and refer to supplement PUDP#1 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. See.supplement PUDP#17 18. Comprehensive Signage Plan, if applicable. N/A 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 MANMT Community Development SP1 40SITE PLAN CHECKLIST DESIGN REVIEW BOARD THRESHOLDS Must be A plus one or more of B-F in order to require Board review. Yes No A. Project location is within an Overlay District? ❑ 0 B. 20 or more dwelling units in a multiple household structure or structures? ❑ 0 C. 30,000 or more square feet of office space, retail commercial space, service ❑ 0 commercial space or industrial space? D. 20,000 or more square feet of exterior storage of materials or goods? ❑ B E. Parking for more than 90 vehicles? ❑ ❑a F. Large scale retail per Section 38.22.180 BMC? ❑ 0 GENERAL INFORMATION 1. Name of project/development. 2• Name and mailing address of developer and owner. 3. Name and mailing address of engineer, architect, landscape architect, planner, etc. 4. Location of project/development by street address/legal description. 5. Location/vicinity map, including area within one-half mile of the site. 6. A construction route map showing how materials and heavy equipment will travel to and from the site. SITE PLAN GENERAL 7. Boundary line of property with dimensions. 8. Date of plan preparation and changes. 9. North point indicator. 10. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 11. Parcel size(s) in gross acres and square feet. 12• Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. 13. 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 open space, provide boundary/ies and dimensions (if residential requirement). e. City Parks. f. Other public lands (school sites, public access greenway corridors, trail corridors). 14. Total number, type and density per type of dwelling units, and total new and- gross residential density and density per residential parcel. • Site Plan Checklist SP1 Page 1 of 5 Revision Date 1-05-16 Required Forms: I Al,SP, N1,DEM (if demolition) I Recommended Forms: I Required Forms: SITE PLAN DETAILS The location, identification and dimensions of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUD's) outside the site boundary, exclusive of public rights-of-way unless • otherwise stated. 15. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. 16. Location of City limit boundaries, and boundaries of Gallatin County's Bozeman Area Zoning jurisdiction, within or near the development. 17. Existing zoning within 200 feet of the site. 18• 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. 19. On site streets and rights of way. 20. Ingress and egress points. 21. Traffic flow on site. 22. Traffic flow off site. 23. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each. 24• Utilities and utility rights of way and easements, including: a. Electric. b. Natural gas. c. Telephone, cable and similar utilities. d. Water. e. Sewer (sanitary, treated effluent and storm). 25. Surface water, 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). 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 Article. 26. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Section 14 storm drainage ordinance and best management practices manual adopted by the City. 27. 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. 28• Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features. •29• Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of Site Plan Checklist SP1 Page 2 of S 1 Revision Date 1-05-16 Required Forms: I Al,SP, N1, DEM (if demolition) I Recommended Forms: I Required Forms: conflict. • • 30. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant's certification of ADA compliance. 31. Fences and walls, including typical details. 32• Permanent and construction period exterior refuse collection areas, including typical details. 33. Curb, asphalt section and drive approach construction details. 34. Location and extent of snow storage areas. 35. Location and extent of street vision triangles. 36. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. 37. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites. 38. Major public facilities, including schools, parks, trails, etc. PARKLAND AND AFFORDABLE HOUSING 39. If residential, provide the required parkland for the development, including calculations per Chapter 38, Article 27 BMC (Park and Recreation Requirements). Source and amount of parkland credit to be used if previously provided. If parkland is proposed a park plan shall be submitted consistent with Section 38.41.060.A.16 BMC. 40. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable Housing) 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 Title 17, Chapter 2, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. LIGHTING DETAILS 41• 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. 42• A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. 43. Cut sheets for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. BUILDING DESIGN AND SIGNAGE 44. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches. Show open stairways and other projections from exterior building wall. Building elevations shall include proposed exterior building materials, windows and doors including a color and material palette for all proposed features keyed to the building elevations. 45. Provide elevations and details of all ground mounted and rooftop mechanical screening. 46. 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 Chapter 38, Article 28 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any • and all signs, addition design guidelines apply for signs within zoning Overlay Districts. Site Plan Checklist SP1 I Page 3 of 5 1 Revision Date 1-05-16 Required Forms: I Al,SP, N1, DEM (if demolition) I Recommended Forms: I Required Forms: --- - • • 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. 47. Project name, street address, and lot and block description. 48. 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. 49. Location of existing boundary lines and dimensions of the lot. 50. Existing and proposed grade that complies with maximum allowable slope and grade. 51. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys, utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot. 52. Location of all pavement, curbs, sidewalks and gutters. 53. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.23.080.H BMC 54. Location and extent of snow storage areas. 55. Location and extent of street vision triangles. 56. 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. 57. Size of planting at the time of installation and at maturity. 58. 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. 59. Street frontage landscaping. 60. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance with watercourse setback planting plan requirements per Section 38.23.100 BMC unless previously provided during subdivision review. 61. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). 62. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. 63. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. 64. 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. • 65. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. Site Plan Checklist SP1 I Page 4 of S 1 Revision Date 1-OS-16 Required Forms: I Al,SP, N1,DEM (if demolition) I Recommended Forms: I Required Forms: • • 66: Tabulation of performance points earned by the plan per Section 38.26.060 BMC. STREETS AND TRAFFIC �67• Street, traffic, and access information required in Section 38.41.060.A.12 unless previously provided through a subdivision review process or that the requirement is waived in writing by the Engineering Department prior to application submittal. OTHER PERMITS 68. Stormwater management permit and fee to Engineering Department. DEVIATIONS If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 69. 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. 70. 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. 71. For deviations in the Neighborhood Conservation 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 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 this chapter (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 shall be provided for each deviation. 72. 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 the article (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 shall be provided for each deviation. 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 5 of 5 Revision Date 1-05-16 Required Forms: Al,SP, N1,DEM (if demolition) I Recommended Forms: I Required Forms: CONSTiRUCT)ON ROUTE MAP - BFdDGER VALE FUR FAWAMW PLAT GLR-1 OF COS 157 • LOCATm N TIE SW V4 SEC 3% T. 1 S, R 6 E OF PAW GALLAM GOUVTY, MONTMA a N O z a GALLATIN PARK DRIVE tScale In Feet o 0 200 n 60 0 60 Scale In Meters e R WAY Engineering and Surveying Inc. 1091 Stoneridge Drive•Bozeman,MT 59718 DIRECTION OF CONSTRUCTION Phone(406)587-1115•Fax(406)587.9768 VEHICLE TRAFFIC www.chengineem.com 9 info@chengineers.com Sheet 1 of 1 #14486 BOZ E MA MT Community Development N1 • I 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 1 SUBDIVISON_AND SIMILAR REQUIRED NOTICING MATERIALS L❑ 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 • 0 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 11 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 _rc,_c-'__G_L2-=� ____ -_, 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 S9715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman,MT S9771 www.bozeman.net • Noticing Materials Page 1 of 1 Revision Date 1-05-16 Required Forms: N1 Recommended Forms: Required Forms: • • Adjoining Property Owners BRIDGER VALE PLANNED UNIT DEVELOPMENT, REMAINING TRACT • GLR-1 OF COS 157, LOCATED IN THE SW '/4, SEC. 31, T. 1 S., R. 6 E. OF . P.M.M., GALLATIN COUNTY, MONTANA EHRNMAN DAVID BRADLEY MINOR SUB 385, S31,TO S,R06 E,Lot 5 213 TURTLE WAY BOZEMAN,MT 59715-8767 VARNAI CHRISTINE MINOR SUB 385, S31,TO S,R06 E,Lot 4 563 BEAR CROSSING RD GALLATIN GATEWAY,MT 59730-9641 PICKENS JARRED MINOR SUB 385, S31,TO S,R06 E,Lot 3 257 TURTLE WAY BOZEMAN,MT 59715-8767 BLACKBURN JAMES W III MINOR SUB 385, S31,TO S,R06 E,Lot 2 279 TURTLE WAY BOZEMAN,MT 59715-8767 DHEIN JUSTIN MINOR SUB 385, 531,TO S,R06 E,Lot 1 1926 E.BRILL ST PHOENIX,AZ 85006-3019 M832MT LLC GALLATIN PARK SUB, S36,TO S,R05 E,BLOCK 301 GALLATIN PARK DR 1,Lot 14,ACRES 0.537,PLAT J-300 PLUS OPEN BOZEMAN,MT 59715-7909 SPACE BACKCHECK LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK ATTN: DENNIS STEINHAUER 1,Lot 13,ACRES 0.537,PLAT J-300 PLUS OPEN P.O. BOX 1167 SPACE BOZEMAN,MT 59715 • OLD MARSH'HOLDINGS LLC GALLATIN PARK SUB,S36,T01 S,R05 E,BLOCK PO BOX 1167 1,Lot 12,ACRES 0.534,PLAT J-300 PLUS OPEN BOZEMAN,MT 59771-1167 SPACE DOUBLE S.PROPERTIES LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK 384 GALLATIN PARK DR; STE 201 1,Lot 11,ACRES 0.803,PLAT J-300 PLUS OPEN BOZEMAN,MT 59715-7928 SPACE GALLATIN PARK OWNERS ASSOCIATION GALLATIN PARK SUB, S36,TO S,R05 E,ACRES 300 N WILLSON AVE;#400 3.889,OPEN SPACES A,B,&C,PLAT J-300 BOZEMAN,MT 59715-3551 SUNFISH PARK COMMUNITY ASSOCIATION MINOR SUB 385, 531,TO S,R06 E,OPEN SPACE PO BOX 4480 (CONTIGUOUS) BOZEMAN,MT 59772-4480 STATE OF MONTANA (CONTIGUOUS) S31,TO S,R06 E,C.O.S. 1221,PARCEL GL1 &GL3, CAPITOL STATION AND 531,TO S,R06 E,C.O.S. 1221,TR GL2 SW4 HELENA,MT 59620 ANNEX TO CITY OF BOZEMAN HILLMAN MELVIN L&SANDRA(CONTIGUOUS) S31,TO S,R06 E,ACRES 15.04,TRACT 3 S2NW4 860 MANLEY RD LESS TR GL-3 COS 1221 BOZEMAN,MT 59715-8776 G:\c&h\14\14486\Pud and Annexation\Preliminary Plat and PUMPUMAdjoiners Updated.doc 00al 0 0 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION April 24,2017 • PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 1 - OVERALL PROJECT NARRATIVE 1.0 Project Description The Bridger Vale project proposes to annex to the City of Bozeman, subdivide and develop Tract GLR-1 as a Planned Unit Development(PUD). The property is currently located in Gallatin County and is zoned county M-1. The new zoning designation proposed with the annexation is Residential Emphasis Mixed Use(REMU). The project will consist of twenty residential lots as well as one commercial lot, one public park and one common open space parcel. An eighty-five-foot-wide right-of-way is also proposed to be dedicated through the project to provide access for residents as well as provide access to the East Gallatin Recreation Area(EGRA). The street section in the right-of-way is proposed to be a non-standard divided lane,center median section with a center grass lined median that will provide stormwater detention and two paved one way travel lanes that are twenty feet wide. Vehicle access to each of the lots will be accomplished with an alley that is proposed in the back of the lots. 2.0 Design Intent • The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also, by reducing the number of access points to the street,a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. The developer is proposing to dedicate a total of 0.6877 acres of parkland as well as provide a 1.2148 acre Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. A trail is also proposed alongside the relocated ditch which will provide pedestrians with access to the EGRA and its natural amenities. The Open Space will also serve as a way to buffer the development from the existing homes on Turtle Way. 3.0 Project Goals The goal of this project is provide an atheistically pleasing entryway to the EGRA, provide land to create a visually appealing pedestrian access to the EGRA, and to provide residential and commercial development in harmony with the site and neighborhood. • #14486 PUDP,ITEM#1 C ! 1ZrV1r-*V Bnd sync Im. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION April 24,2017 • 4.0 Project Timeframe Concerning the project timeframe, it is currently planned that development will take place in one phase. Upon approval of the project, the design team will finalize the infrastructure improvement design and building designs to be ready for construction in late summer 2017. 5.0 Proposed Uses The overall proposed use for this PUD is generally residential use with a small component of commercial use. The PUD has the advantage of providing ample recreational opportunities for residents with the proposed parkland, common open space, and proximity to the EGRA. The commercial lot will also serve residents of the subdivision by providing commercial/business opportunities and services to the future residents of Bridger Vale and the surrounding area. 6.0 Site Improvements/Buildings The residential units are currently proposed to be townhouses which will be set back front the front lot line within each lot as much as possible to provide a landscaped front yard area for owners to enjoy. An alley is also proposed behind the lots so that the garages can be alley loaded. The commercial lot will contain a parking area that is setback as required from streets and wetlands. The commercial structure is yet to be designed but is anticipated to be a mixed use building that will complement the residential use. As discussed in the first paragraph site improvements will involve installing a street section with a median divided lane.A sanitary sewer main extension is proposed to tie in to an existing sewer manhole in Gallatin Park Drive to the northwest of the site. This will connect the lot to the City of Bozeman sewer system and • provide the residential lots with a means to connect sanitary sewer services to each townhouse unit. A water main extension of the City of Bozeman water system is also proposed to supply the residential units. This main is proposed to be looped from Manley Road and down Bridger Vale Drive and connect to an existing 8"water main stub in turtle way at the subdivision boundary. An additional detention pond to the south of Bridger Vale Drive in the open space area will also be constructed to manage storm drainage from the site which will collect in the median and be routed into the proposed detention pond network. Stormwater retention will be provided in the eastern most medians in Bridger Vale Drive. • #14486 PUDP,ITEM#1 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION • April 24,2017 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 2 - PROPOSED LIST OF RELAXATIONS 1. Section 38.27.060—Access to the proposed park is off of the proposed back alley which abuts the garages for all residential lots. We propose a relaxation from this section of the Bozeman Municipal Code (BMC) which requires streets along 50%of the park frontage. The park's overall perimeter equates to 1,347 LF with 750 LF of frontage which does not abut a street. We ask for a relaxation from the cited section to allow for the park to be constructed as shown on the plan. We believe that due to the orientation of the new public park as being directly adjacent to the existing EGRA public park this is a reasonable request. This project will add to the existing park which has an existing centrally located parking area already in use. The project will also enhance and improve the drive access to the EGRA. This project is an expansion of the existing EGRA. 2. The proposed street section as shown on the conceptual plan is not a City standard street section. We ask for a relaxation from the standard street section to allow construction of a detention pond in the landscaped median as shown in section 8.0 of the submittal binder. • 3. Section 38.39.030—Concurrent construction. The developer would like to start construction of the homes prior to final inspection of the required public infrastructure improvements. 4. Section 38.09.030.H.4.c. —Front Yard Setback. The developer would like to request a relaxation from the maximum front yard setback requirement of 15 feet. Maximum front yard setbacks range up to 60 feet as shown on the PUD site plan. Allowing for larger front yard setbacks will provide more usable lawn space for residents to enjoy and minimize the square footage of hardscape which would otherwise result from the need to install longer driveways off the backs of the buildings. 5. Section 38.23.100.A.2.e(1)—Watercourse Setbacks. The proposed stormwater detention pond will be located in zone 1. Part of the wetlands will be filled in during construction of the roadway improvements. Wetland disturbance areas are being determined for this site and a section 404 permit is being applied for from the USACE. In order to minimize wetland disturbance areas we would like to ask for this relaxation to allow the stormwater pond to be positioned in Zone 1. • #14486 PUDP,ITEM#2 Y BRIDGER VALE PLANNED UNIT DEVELOPMENT Al t Prepared for: Ebbighausen Homes, Inc P.O. Box 930 ------ -- - Manhattan,-MT 59741 Prepared by: -1c ZHIJ Engineering and Surveying Inc. 1091 Stoneridge Drive • Bozeman, MT 59718 Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • info@chengineers.com Project Number: 14486 January 2019 rr r. I II\vfl/ DD ..�. t �1AN 0 9 2019 ,✓ i i i Y Enoin np Bntl '"° BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION PLANNED UNIT DEVELOPMENT (PUD) .TABLE OF CONTENTS 1. CITY OF BOZEMAN DEVELOPMENT APPLICATIONS 1.1 FORM Al 1.2 PLANNED UNIT DEVELOPMENT PRELIMINARY (PUDP) APPLICATION AND RESPONSE ITEMS 1.3 SITE PLAN CHECKLIST SPI 1.4 FORM N1 AND LIST OF ADJOINERS (ENVELOPES IN FRONT COVER) 1.5 FORM WR 1.6 SUPPLEMENT PUDP #1 (OVERALL NARRATIVE) 1.7 SUPPLEMENT PUDP #2 (LIST OF RELAXATIONS) 1.8 CONCURRENT CONSTRUCTION REQUEST 2. SUPPLEMENTS PUDP #4 AND #5 (TITLE REPORT AND FIGURES) 2.1 TITLE CERTIFICATE 2.2 CITY ZONING MAP 2.3 EXISTING LAND USE MAP 2.4 COMMUNITY PLAN FUTURE LAND USE MAP 3. -SUPPLEMENT PUDP#12 (COLOR AERIAL PHOTOGRAPHY, WATERCOURSES, STREETS, TRAILS AND RAILWAYS) 4. SUPPLEMENT PUDP#13 (SITE COLOR ILLUSTRATION MAP) 5. SUPPLEMENTS PUDP #14 AND #14.E (NARRATIVE RESPONSES) 6. CIVIL SITE PLAN, GRADING AND DRAINAGE AND DETAILS - 7. TRAFF C_IlVIPACT STUDY(ABELIN) . --�T.. __-, 8. STORMWATER DESIGN REPORT AND MAINTENANCE PLAN 9. SUPPLEMENT PUDP#17 (DRAFT DESIGN GUIDELINES) 10. ARCHITECTURAL PLAN 11. LANDSCAPE PLAN 12. PHOTOMETRIC LIGHTING PLAN AND LIGHTING SUBMITTALS 13. WETLAND DELINEATION REPORT AND GALLATIN CONSERVATION DISTRICT DITCH CLASSIFICATION #14486 TABLE OF CONTENTS 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 January 9, 2019 Brian Krueger City of Bozeman Department of Community Development 20 E. Olive Street Bozeman,MT 59718 RE: Bridger Vale Preliminary Planned Unit Development Narrative Response Letter (#17232) Mr. Krueger: This letter is to provide a narrative response to the Preliminary Plat Subdivision Application Letter dated July 23rd, 2018. Responses to these items are provided in italics below: Planning Division Comments: 1. Update form Al to reflect the architecture for the project. The new Al submitted does not show the project that is proposed in the current architectural elevations. Form Al has been updatedfor both the Preliminary Plat Application and Preliminary PUD Application submittals. 2. Update form A 1 to reflect the current owners of the property, Bridger Vale, LLC per the title report. The new Al submitted shows the owners as Ebbighausen Homes, Inc., not the owner of the property per the title report Form Al has been updated for both the Preliminary Plat Application and Preliminary PUD Application submittals. 3. The property owners' association (POA) documents do not comply with standards. The POA documents must include the requirements of Section 38.220.300 and 320. The proposed documents are .design guidelines that do not meet the requirements of Section 38.220.310 or 38.220.320 BMC. New draft POA documents are included in section 9 of this submittal and comply with applicable code sections. 4. Update the project narrative PUDP item #14 for the PUD to clarify total proposed performance points. Do not respond to performance measures not proposed or eligible for performance points.Application responds to performance measures not allowed.No credit for PUD performance is allowed for affordable housing (performance is exclusive of housing used to satisfy chapter, 38, article 43), low impact development (the low impact development must be on site and not in the ROW, no low impact development plan is Civil/Structural Engineering and Surveying proposed or provided on the townhome lots or commercial site) and sustainable construction (project does not meet standards to count points in this category). Do not respond to PUD performance that is not proposed. The project is eligible to count performance points for open space and streetscape improvements. An updated copy of PUDP item #14 and#14e is included with this submittal. 5. The open space percentage is not calculated correctly. The portion of the project to be considered in determining the size of area to be provided for open space will be the gross project area less areas dedicated and transferred to the public, and/or used to meet the parklands requirements of subsection E.2.a.(6)of this section.The application proposes the percentage of open space based on the entire size of Remaining Tract GLR-1. Prior to percentage calculation remove the parkland area, alleyway, and street ROW prior to determining percentage. 282,687 gross, minus ROW (103,061) minus City Park (29,957) equals 149,669 sq.ft.net area with a proposed 49,710 sq. ft publicly accessible open space. That results in 33% of project area proposed for publicly accessible open space. 33 multiplied by 1 ''A points allowed per percentage results in 41.25 performance points, plus the six allowable for streetscape improvements.The project proposes 47.25 allowable PUD performance points. Correct calculations and summary of performance points are included in PUDP item #14 and#14e with this submittal. 6. Relaxations proposed not complete. See comments on individual relaxations below: a. Analyze park frontage requirement relaxation. Provide analysis of Section 38.420.060.A.2 BMC for relaxation request. Additional park area and cash in lieu is required. The requested relaxation is in error and incomplete. The proposed park has zero frontage on a public street. The park only fronts onto an alley.No analysis of this code section state above was provided.Please see sections 38.420.060.A.2.a- c. If frontage is not provided you must comply with subsection a and provide b or c.Subsection a is provided with the trail system extension into the park.Subsections b or c must be satisfied even with the proposed relaxation. Updated relaxation list has been updated to include additional park frontage and park area relaxation. b. The code section, 38.400.060 proposed for relaxation for an alternative street section is in error. Section 38.400.050.A includes the requirement for street design in Bozeman. The application must clarify if the street is proposed as private or public per Section 38.400.020. Correct and clarify this section. Street section relaxation has been corrected. c. For concurrent construction provide a response to the required items in Section 38.270.030.13 BMC. No concurrent construction response was provided. Concurrent construction request has been included with submittal. 7. The PUD open space landscape plan does not meet the requirements of 23 performance points. Landscape plan has been revised to meet the required number of performance points. Civil/Structural Engineering and Surveying . 0 0 8. The PUD open space landscape plan does not meet the requirements of this section to naturalize the retention facility and for it to be designed as a landscape amenity. PUD open space landscape plan has been revised to naturalize the retention facility. Engineering Division Comments: 1. BMC 38.41.070.A.1 No utility lines may cross under a detention or retention basin per City Design Standards. The location of the water main must be modified to meet this requirement and may not be located under on street parking. The City recommends either placing the two mains in the west bound lanes or moving the water main to the alley. Water main has been moved to alley and is shown on sheets C1.0 and C.I.1. 2. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. Adequate separation is achieved between landscaping and utility services. 3. BMC 38.220.300 and 310 and BMC 38.410.080.13 The Bridger Vale Property Owners' Association (POA) documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. Revised Bridger Vale POA documents that incorporate the stormwater maintenance plan is included in section 9 of this submittal. 4. BMC 38.410.080. The stormwater maintenance plan is inadequate. The plan does not address the following items that must be addressed in the plan: a. Equipment types and access points b. Types of activities c. Waste disposal options d. Cost estimates or plan (short, mid, and long-term) e. Financing mechanisms. Stormwater maintenance plan has updated to discuss the required sections. 5. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Groundwater elevations are anticipated to be 5 ft below ground surface based on monitoring wells installed on site. Groundwater elevations will not affect the proposed stormwater facilities and will be accounted for in infrastructure design. Fire Department Comments: 1. Due to all structures being townhomes, fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. Buildings will be designed with applicable fire separations. Civil/Structural Engineering and Surveying 2. "Fire Lane" signage must be installed on North side of alley in accordance with code section 2012 IFC D 103.6. Fire lane signage has been added to sheet C1.0. If you have any questions or need any more information please give me a call at 406.587.1115. Thanks, Reviewed By: Drew Carter, E.I. Matt Hausauer, P.E. G:\C&H\1 4\1 4486\PUD AND ANNEXATION\PRELIM[NARY PLAT AND PUD\PUD\NARRATIVE RESPONSE TO INADEQUATE COMMENTS(2018.11.14).DOCX Civil/Structural Engineering and Surveying BOZEMAW MT Community Development RC REVISION AND CORRECTION SUBMITTAL FORM_ ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE-SUBMITTALS THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT REVISIONS. SUBMITTAL REQUIREMENTS JAN 091019 All revisions / correction submittals must contain the following: r� DEPM]PJLr i ur 0 A completed RC revision/correction submittal form. COMMUNITY DEVELOPMEN I on The same number of copies and sizes and formats (including digital) as required for the initial application. Plans and documents, including digital files must meet plans, specifications and naming protocols. See form PLS. n Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets are updated, retain the original date on sheets that have not been updated or revised. RE] A written narrative that shows an itemized summary of your submittal and description of each change or revision in detail or document. Changes to plans sheets must include sheet and detail numbers. ❑■ All changes must be clouded or highlighted on each plan set. ❑■ Legal documents, studies, letters or other documentation must have a clear date of revision on the front page _ _.. _ n■ Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is Y4 of the_- total original application fee. . - "-' — ■0 Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. ❑ RC form must be the first item in all resubmitted sets. INFORMATION Application 17232 Application P U D P file #: type: Project Name: Bridger Vale Preliminary Plat Subdivision Contact Name: Matthew Hausauer Phone: 406.587. 1115 Email: mhausauerC@chengineers.com Revision and Correction RC Page 1 of 2 Revision Date 3-20-18 Required Forms: PLS SUBMITTAL TYPE ❑ NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review that is new and has not been reviewed before. CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the City to the applicant. If both types are being submitted, the written narrative required above listing itemized changes must clearly differentiate between changes and corrections and each must be.clearly labeled. Changes to preliminarily approved plans or approved plans are processed under the modification application process, use form MOD for those changes. Re-submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets will be accepted. CITY USE ONLY Date Checked and received: received by: Number of sets Includes digital submitted: copy Y/N:: Superion updated? Planner/Engineer: Y/N: DRC-:` _ : Required? Date routed to Y/N: Engineer: If no DRC, date comments due to planner. 10 working days from submittal date typical: 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 Revision and Correction RC Page 2 of 2 Revision Date 3-20-18 Required Forms: PLS BO.ZEMAN Planning . FROM: DEVELOPMENT REVIEW COMMITTEE RE: BRIDGER VALE PRELIMINARY PUD APPLICATION 17232 DATE: NOVEMBER 1,2018 Project Description: A preliminary planned unit development application for a twenty lot townhouse planned unit development with streets, parkland and open space.The site is located at 806 Manley Road. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Clarifications must be provided and code corrections must be satisfied prior to continued review and a recommendation for approval. Section 2-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 development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval,does not, in any way,create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The property must be annexed and the zoning effective prior to final planned unit development plan approval. 3. The final planned unit development plan shall be submitted, reviewed, and approved prior to approval of the final plat. 4. No property may be removed from the covenants without written approval of the City of Bozeman. 5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 6. If not already filed for the subject site,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 Manley Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Griffin Drive including paving,curb/gutter,sidewalk,and storm drainage c. Intersection improvements to Manley Road and Griffin Drive PA @MON TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning 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. 7. In the event the Manley Road SID is not created, a payback district may be setup upon construction of Manley Road and associated infrastructure extension and/or upgrades. Upon future development, a payback district would require a proportional reimbursement of construction. Section 3—REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger, bkrueper@bozeman.net.582-2259 1. BMC 38.220.010. Update form Al to reflect the architecture for the project.The new Al submitted does not show the project that is proposed in the current. architectural elevations. 2. BMC 38.220.010. Update form Al to reflect the current owners of the property, Bridger Vale, LLC per the title report.The new Al submitted shows the owners as Ebbighausen Homes, Inc., not the owner of the property per the title report. 3. BMC 38.220.300 and 310.The property owners'association (POA) documents do not comply with standards.The POA documents must include the requirements of Section 38.220.300 and 320.The proposed documents are design guidelines that do not meet the requirements of Section 38.220.310 or 38.220.320 BMC. 4. BMC 38.340.090.E.2.a.(7) BMC. Update the project narrative PUDP item#14 for the PUD to clarify total proposed performance points. Do not respond to performance measures not proposed or eligible for performance points.Application responds to performance measures not allowed. No credit for PUD performance is allowed for affordable housing(performance is exclusive of housing used to satisfy chapter, 38, article 43), low impact development(the low impact development must be on site and not in the ROW, no low impact development plan is proposed or provided on the townhome lots or commercial site)and sustainable construction (project does not meet standards to count points in this category). Do not respond to PUD performance that is not proposed.The project is eligible to count performance points for open space and streetscape improvements. 5. BMC 38.340.090.E.2.a.(7)(b)(i)(ii).The open space percentage is not calculated correctly.The portion of the project to be considered in determining the size of area to be provided for open space will be the gross project area less areas dedicated and transferred to the public,and/or used to meet the parklands requirements of subsection E.2.a.(6)of this section.The application proposes the percentage of open space based on the entire size of Remaining Tract GLR-1. Prior to percentage calculation TDD: 406-582-2301 THE MOST LIVABLE PLACE. BOZEMAN Planning remove the parkland area,alleyway, and street ROW prior to determining percentage. 282,687 gross, minus ROW(103,061) minus City Park(29,957) equals 149,669 sq.ft. net area with a proposed 49,710 sq.ft publically accessible open space.That results in 33% of project area proposed for publically accessible open space. 33 multiplied by 1 points allowed per percentage results in 41.25 performance points, plus the six allowable for streetscape improvements.The project proposes 47.25 allowable PUD performance points. 6. BMC 38.430.030.A.4.b. Relaxations proposed not complete. See comments on individual relaxations below: a. Analyze park frontage requirement relaxation. Provide analysis of Section 38.420.060.A.2 BMC for relaxation request.Additional park area and cash in lieu is required.The requested relaxation is in error and incomplete.The proposed park has zero frontage on a public street.The park only fronts onto an alley. No analysis of this code section state above was provided. Please see sections 38.420.060.A.2.a-c. If frontage is not provided you must comply with subsection a and provide b or c. Subsection a is provided with the trail system extension into the park. Subsections b or c must be satisfied even with the proposed relaxation. b. The code section,38.400.060 proposed for relaxation for an alternative street section is in error.Section 38.400.050.A includes the requirement for street design in Bozeman.The application must clarify if the street is proposed as private or public per Section 38.400.020. Correct and clarify this section. c. For concurrent construction provide a response to the required items in Section 38.270.030.D BMC. No concurrent construction response was provided. 7. BMC 38.310.060. Propose a specific method of tracking for the proposed maximum nonresidential uses proposed in this REMU district based upon proposed gross residential building square footage. Update draft Property Owners'Associate documents to include tracking method and to provide notice of restriction.The POA documents are inadequate and do not comply with BMC 38.220.300. 8. BMC 38.550.060.A.1.The PUD open space landscape plan does not meet the requirements of 23 performance points. 9. BMC 38.410.080.H.The PUD open space landscape plan does not meet the requirements of this section to naturalize the retention facility and for it to be designed as a landscape amenity. Engineering Division Comments,Anna Russell,arussell@bozeman.net,582-2281 1. BMC 38.41.070.A.1 No utility lines may cross under a detention or retention basin per City Design Standards.The location of the water main must be modified to meet this requirement and may not be located under on street parking.The City recommends Nal TDD: 406-562-2301 THE MOST LIVABLE PLACE. BOZ E MAN Planning either placing the two mains in the west bound lanes or moving the water main to the alley. 2. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services. 3. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners' Association (POA)documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 4. BMC 38.410.080.The stormwater maintenance plan is inadequate.The plan does not address the following items that must be addressedin the plan: a. Equipment types and access points b. Types of activities c. Waste disposal options d. Cost estimates or plan (short; mid, and long-term) e. Financing mechanisms 5. BMC 38.410.080.The applicant is proposing stormwater facilities in locations known to have a high groundwater table.The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 1. Due to all structures being townhomes,fire sprinklers will not be required. Appropriate building code fire separations shall be designed into common townhome walls. 2. "Fire Lane" signage,must be installed on North side of alley in accordance with code section 2012 IFC D103.6 Reviewers: 1. Planning Division,Brian Krueger, bkrueeer@bozeman.net.582-2259 2. Engineering Division,Anna Russell,arussell@bozeman.net,582-2281 3. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 4. Parks and Recreation;Carolyn Poissant;cpoissant@bozeman.net 406-582-2908 5. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 6. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 7. Water Conservation;Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 8. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 9. Fire Department;Scott Mueller smueller@bozeman.net 406-582-2353 10. Water and Sewer Division;John Alston jalston@bozeman.net 406-582-3200 TDD: 406-582-2301 THE MOST LIVABLE PLACE. F. BOZEMAN Planning 11. Forestry Division;Alex Nordquest;anordquest@bozeman.net 406-582-3205 12. Parking Division; Ed Meece;emeece@bozeman.net 406-582-2903 13. NorthWestern Energy;Cammie Dooley;cammie.doolev@northwestern.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. 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. M om IN TDD: 406-582-2301 THE MOST LIVABLE PLACE. ® _ 1E MQHmT. . Al Community Development DEVELOPMENT REVIEW APPLICATION PROJECT IMAGE PROJECT INFORMATION VICINITY MAP Project name: Bridger Vale Subdivision Project type(s): Preliminary Plat and PUD Preliminary Plan Description: Major Subdivision and Planned Unit Development Street address: 806 Manley Road, Bozeman, MT Zip code: 59715 Zoning: REMU and PLI Gross lot area: 6.4896 Acres REMU and Parkland Block frontage: Number of buildings: 20 � �•\,2�` - �' Type and Number of dwellings: 20 Non-residential building size(s): N/A y "` Non-residential building height(s): N/A (in stories) Number of parking spaces: N/A Affordable housing(Y/N): Y Cash in lieu of parkland(Y/N): N CITY USE ONLY Submittal date: Planner: Application file number: DRC required(Y/N): Revision Date: Development Review Application Al Page 1 of 3 Revision Date:5.16.18 REQUIRED FORMS: Varies by project type,PLS DEVELOPMENT RolEW APPLICATION 1. PROPERTY OWNER Name: Bridger Vale,LLC Full address(with zip code): PO Boze 930,Manhattan,MT 59741-0930 Phone: 406.581.9660 Email: andy@ebbighausen.com 2. APPLICANT Name: Same as Owner Full address(with zip code): Phone: Email: 3. REPRESENTATIVE Name: C&H Engineering and Surveying Inc. Full address(with zip code): 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 406.587.1115 Email: mhausauer@chengineers.com 4. SPECIAL DISTRICTS Overlay District: ❑ Neighborhood Conservation ED None Urban Renewal District: ❑ Downtown ❑ North 7th Avenue ❑ Northeast ❑ North Park 0 None 5. 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. rt 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. ....._____-______--_-_-_--_-_____----------------------------------------- continued on next page e Development Review Application Al Page 2 of 3 Revision Date:5.16.18 REQUIRED FORMS: Varies by project type,PLS - P �_C�4�M �N I �' �A �W A� P L 1-CAT I C N i Applicant Signatur Printec Name: Owner ur Printec Name: Owner ure: V Prin d Name: If signirgas a corporation or LLC,please pmvi3e the title and position of the individual signing on behalf o=the corporation/LLC. Attach separate sheets for adcVbonal owner signatures. 6. APPLKATION TYPES A Check ell that apply,use noted lorms. FORM FORM ❑ 1. Pre-application Consultatcn Ncne ❑ 17. Informal Review INF ❑ 2. Master Site Plan MSP ❑ 18. Zoning Deviation/Departure None ❑ 3. Si-e Plan 5P ❑ 19. Zoning or Subdivision Variance Z/SVAR - ❑ 4. Scbdivision pre-application 'A ❑ 20. Conditional Use Permit CUP ® S. Scbdivision preliminary pl,===n 'P ❑ 21. Special Temporary Use Permit STUP ❑ 6. Scbdivision final plan =P ❑ 22. Special USE Permit SUP ❑ 7. Scbdivision exemption 3E ❑ 23. Regulated Activities in Wetlands WR ❑ 8. Condominium Review --R ❑ 24. Zone Map Amendment(non-Annexation) ZMA ❑ 9. PUD concept plan PUDC ❑ 25. UDC Text Amendment ZTA 10. PUD preliminary plan PUCIP ❑ 26. Growth Policy Amendment GPA C 11. PUD final plan DUDE P ❑ 27. Modificatio-i/?len Amendment MOD C 12. Annexation and Initial Zoriing ANNX ❑ 28. Extension cf Approved Plan EXT C 13. Acministrative Interpretation Appeal AIA ❑ 29. Reasonable Accommodation RA C 14. Acministrative Project De--ision Appea AFA ❑ 30. Compreherssive Sign Plan CSP C 15. Ccmmerciall Non-residential COA CCCIA ❑ 16. Historic Neighborhood NCOA ❑ 31. Other: Ccnservatio-i Overlay COA CONTACT US A fred M.Stiff Professional Building phone 406.582.2260 20 East Olive Street 59715(FED EX and :PS Only) fax 406.582.2263 PO Box 1230 planning@bozeman.net Bozeman MT 5E771 www.bozeman.net Deve opment??view Application Al Page 3,of 3 Revision Date:5.16.18 6 REWIRED FORMS: Var es by project_ype,PLS BOZ E MA MT 0 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 8'h x 11 or 8Y2 x 14 sets. [� 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 ired plan sizes: 24 x 36 inch plans re 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 83h 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 Nland materials - - APPLICATION FEE [� Base fee $1,666 _ If includes.dwellings add: 194'.per'dwelling unit $94X20D=$1;880:"` If includes nonresidential TOTAL DUE-$1,880+$1,666=$3,546 uses add ` r-- : _ _ $292,per41000•square feet of nonresidential gross buildingrspacea- - — -PUD•PREL•IMINARY PLAN CHECKLIST �- 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 sub divisionYreview-shall be j coordinated with with the zoning review and a'subdiwision preliminary plat application shall also"b submitted concurrent with this application. 1. Overall project'narrative providirig 'a thorough and extensive description of_the o erall 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-indivi dual.section_and,re_ason for the relaxation. T 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, community plan land use Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 01-26-18 Required Forms: I Al, SP1 Recommended Forms: designation map, city zoning map, neighborhood 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. B. 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 01-26-18 Required Forms: Al, SP1 Recommended Forms: assessments that have been completed. An roved noxious weed management plan must be P PP g 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 01-26-18 Required Forms: Al, SP1 Recommended Forms: • E,4-.-.,-d Su-M V 1- BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION September 7,2018 NARRATIVE RESPONSES TO PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) PLAN CHECKLIST. 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. See supplement PUDP#1 included in section I of this submittal. 2. The subdivider or other developer must enter into an improvements agreement to ensure the installation of required infrastructure and other applicable improvements,to be secured by a financial guarantee in an amount to be determined by the city, with said guarantee to be in the name of the city; See supplement PUDP#2 included in section 1 of this submittal. 3. Name, mailing address and full contact information for project team including: owner, developer, architect,civil engineer,landscape architect/designer and electrical engineer. Provided on the overall site plan sheet included in section 6 of this submittal. 4. A title report for subdivision or proposed subdivision guarantee with all current property ownership. See supplement PUDP#1 included in section 1 of this submittal. 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, community plan land use Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 01-26-18 Required Forms: Al, SP1 Recommended Forms: designation map, city zoning map, neighborhood and entryway overlay map for property showing conditions within 200 feet of the project boundaries. See attached figured(PUDP#S) included in section 2, and refer to PUDP#1 for existing site, utilities and general information; included in section 1. 6. Overall land use ratios for: #14486 PUDP SECTION 38.270.030.D RESPONSES C� BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION - . September 7,2018 All land use information listed is provided on sheet C1.0 included in section 6 of this submittal. 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. Provided on sheet CI.0 included in section 6 of this submittal. 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. No phasing proposed. 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. No phasing proposed. 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. No phasing proposed. 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. Provided in on sheet C1.0 included in section 6 of this submittal. 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. See supplement PUDP#12 included in section 3 of this submittal. #14486 PUDP SECTION 38.270.030.D RESPONSES Qual • i ErOl-V BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION September 7,2018 13. Overall site illustration in color showing all building foot prints,landscaped areas, site circulation including vehicular,bike, and pedestrian facilities. See supplement PUDP#13 included in section 4 of this submittal. 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; See supplement PUDP#14 included in section 5 of this submittal. 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; See supplement PUDP#14 included in section 5 of this submittal. c. Estimate of number of employees for business,commercial,and industrial uses; See supplement PUDP#14 included in section 5 of this submittal. d. Description of rational behind the assumptions and choices made by the applicant; See supplement PUDP#14 included in section 5 of this submittal. 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; See supplement PUDP#14.E included in section 5 of this submittal. f. Detailed description of how conflicts between land uses are being avoided or mitigated; See supplement PUDP#14 included in section 5 of this submittal. g. Statements of design methods to reduce energy consumption,(e.g. -home/business, utilities,transportation fuel,waste recycling). #14486 PUDP SECTION 38.270.030.D RESPONSES • • E"e'--V Br°SurvaW, 1- BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION September 7,2018 See supplement PUDP#14 included in section S of this submittal. 15. If not provided by subdivision application materials,physiographic data and summa ries 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 3 of 3 Revision Date 01-26-18 Required Forms: Al, SP1 Recommended Forms: assessments that have been completed. An approved noxious weed management plan must be submitted. Information provided in the subdivision preliminary plat application. 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. See overall site plan sheet CI.0 in section 6 and refer to supplement PUDP#1 included in section 1. 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. See supplement PUDP#17 included in section 9. 18. Comprehensive Signage Plan, if applicable. Not applicable. #14486 PUDP SECTION 38.270.030.D RESPONSES BOZ E MAN MT SP1 Community Development SITE PLAN CHECKLIST SITE PLAN REQUIREMENTS ALL INFORMATION AND ITEMS BELOW MUST BE ON SITE PLAN SHEETS AND NOT PRESENTED ON SEPARATE ATTACHMENTS EXCEPT 1, 47, 77, 78, 79, 82, 83 AND STORMWATER, SEWER, WATER AND WETLAND REPORTS, IF PROVIDED. GENERAL INFORMATION 1. Project narrative describing the project type,proposed use scope,size(dwellings,building size(s),building height(s),number of ❑X buildings,number of total parking spaces)intent,and phasing,if applicable.The narrative must include a response to the City's conceptual review comments. 2. Name of project/development. ❑X 3. Name,and mailing address of developer and owner. ❑X 4. Name and mailing address of engineer,architect, landscape architect, planner, etc. ❑X 5. Location of project/development by street address/legal description. ❑X 6. Location/vicinity map,including area within one-half mile of the site. OX 7. A construction route map showing how materials and heavy equipment will travel to and from the site. ❑X 8. Location, percentage of parcel(s)and total site,and square footage of the following: a. Existing and proposed buildings and structures. ❑X b. Driveway circulation and parking areas. ❑X c. Landscaped areas. Q d. Private open space,provide boundary/ies and dimensions of each space provided(if residential requirement)on plans or QX separate exhibit.Provide a summary total types of dwelling units and total open space required and provided. e. City Parks. QX f. Other public lands(school sites,public access greenway corridors,trail corridors). ❑X SITE PLAN GENERAL 9. Boundary line of property with dimensions. OX 10. Date of plan preparation and changes. ❑X 11. North point indicator. QX 12. Suggested scale of 1 inch to 20 feet,but not less than 1 inch to 100 feet. ❑X 13. Parcel size(s)in gross acres and square feet. ❑X 14. Estimated total floor area and estimated ratio of floor area to lot size(floor area ratio, FAR),with a breakdown by land use. QX 15. Total number(with number of bedrooms),type and density per type of dwellings,and total new and gross residential ❑X density and density per residential parcel.The density per parcel must be presented as net residential density per Section 38.700.130 BMC. Site Plan Checklist SP1 Page 1 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP, N1,PLS,DEM(if demolition),WR(if wetlands),AH(if affordable housing) SIT! PLAN CHECKLIST SITE PLAN DETAILS THE LOCATION, IDENTIFICATION AND DIMENSIONS OF THE FOLLOWING EXISTING AND PROPOSED DATA, ONSITE AND TO A DISTANCE OF 100 FEET(200 FEET FOR PUD'S) OUTSIDE THE SITE BOUNDARY, EXCLUSIVE OF PUBLIC RIGHTS-OF-WAY UNLESS OTHERWISE STATED. 16. Topographic contours at a minimum interval of 2 feet,or as determined by the Director. ❑X 17. Location of City limit boundaries,and boundaries of Gallatin County's Bozeman Area Zoning Jurisdiction,within or near QX the development. 18. Existing zoning within 200 feet of the site. QX 19. 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 the street. 20. Block frontages. ❑X 21. On site streets and rights-of-way. Including curb gutter,sidewalks,and street lights. ❑X 22. Ingress and egress points. ❑X 23. Traffic flow on site. ❑X 24. Traffic flow off site. ❑X 25. All parking facilities, including circulation aisles,access drives,covered and uncovered bicycle parking and bicycle rack type OX and detail,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,and total square footage of each. 26. Setbacks, building footprint and any proposed encroachments.Any setback or property line encroachments must be clearly ❑X shown and be noted with encroachment type e.g.awning,weather protection,cantilever, lighting,eave,etc. 27. Utilities and utility rights of way and easements existing and proposed,including: a. Electric. ❑X b. Natural Gas. c. Telephone,cable and similar utilities. ❑X d. Water. e. Sewer(sanitary,treated effluent and storm). ❑X 28. Surface water, including: a. Ponds,streams and irrigation ditches(include classifications be based upon a determination of the Gallatin Conservation District; ❑X note classification of each feature on plans). b. Watercourses,water bodies and wetlands(include classifications based upon a determination of the Gallatin Conservation District, ❑X Army Corps of Engineers,or Wetland Delineation Report;note classification of each feature on plans).' c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year ❑X floodplain through additional floodplain delineation,engineering analysis,topographic survey or other objective and factual basis. d. A floodplain analysis report in compliance with Article. a 29. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as ❑X required by the Engineering Division,or in compliance with B.M.C.Section 14 storm drainage ordinance and best management practices manual adopted by the City.All surface stormwater facilities must demonstrate compliance with Section 38.410.080 BMC including providing cross sections for each facility. Site Plan Checklist SP1 Page 2 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP, N1, PLS,DEM(if demolition),WR(if wetlands),AH(if affordable housing) SI-# PLAN CHECKLIST 30. All drainageways,streets,arroyos,dry gullies,diversion ditches,spillways, reservoirs,etc.which maybe 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.). Q c. Any downstream restrictions. 31. Significant rock outcroppings,slopes of greater than 15 percent or other significant topographic features. 32. Sidewalks,walkways,driveways,crosswalks, loading areas and docks, bikeways,including typical details and OX interrelationships with vehicular circulation system,indicating proposed treatment of points of conflict. 33. Provision for handicapped accessibility,including but not limited to,wheelchair ramps,parking spaces,handrails and curb cuts, XQ including signage and construction details and the applicant's certification of ADA compliance.A certification block must be provided on the plan sheets. 34. Fences,walls, railings and handrails,including typical details. ❑X 35. Permanent trash enclosure and refuse collection areas,including typical details and elevations. XO 36. Construction management plan include exterior construction period material staging,spoils location and construction trash ❑X 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. 37. Curb,asphalt section and drive approach construction details. ❑X 38. Location and extent of snow storage areas. ❑X 39. Location and extent of street vision triangles extended to center of right of way including adjacent street intersections and XO all alley and driveway access points. 40. Unique natural features,significant wildlife areas and vegetative cover,including existing trees and shrubs having a diameter ❑X greater than 2.5 inches, by species. 41. Historic,cultural and archaeological resources,describe and map any designated historic structures or districts, ❑X and archaeological or cultural sites. 42. Major public facilities, including schools, parks,shared use pathways,trails,etc.within a distance of 200 feet. Q PARKLAND AND AFFORDABLE HOUSING 43. If residential, provide the required parkland for the development,including calculations per Section 38.420 BMC(Park and ❑X Recreation Requirements) in a table format,see table format in the PLS document. 44. If cash in lieu is proposed,a thorough calculation including the base requirement and any net based upon maximum density, narrative addressing the findings the City must make to grant cash in lieu,and the appraisal must be provided to make the request per Section 38.420.030 BMC, unless using city valuation. 45. If parkland is proposed a park plan shall be submitted consistent with Section 38.220.060.A.16 BMC. ❑x 46. Source and amount of parkland credit to be used if previously provided. If from a subdivision confirm amount provided and detailed phase information as required in table format outlined in the PLS document. 47. Describe how the site plan will satisfy any requirements of Section 38.380, BMC(Affordable Housing)which have either been ❑x 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's 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 8. 48. If affordable housing is provided,or cash in lieu is proposed use form AH. ❑X { Site Plan Checklist SP1 Page 3 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP,N1,PLS,DEM(if demolition),WR(if wetlands),AH(if affordable housing) SI* PLAN CHECKLIST LIGHTING DETAILS 49. Lighting plan and electrical site plan,complete with all structures,parking spaces,building entrances,traffic areas(both vehicular ❑X and pedestrian),vegetation that might interfere with lighting,and adjacent uses,containing a layout of all proposed fixtures by location and type. 50. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric QX information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. 51. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric ❑X lighting plan.The detail must demonstrate compliance with full cut-off requirements in Section 38.570 BMC and be located on the lighting plan sheets. BUILDING DESIGN AND SIGNAGE 52. Front, rear and side elevations of all buildings,structures,fences and walls with height dimensions and roof pitches. ❑X Show open stairways, exterior lighting,weather protection,awnings and other projections from exterior building walls. Building elevations must include proposed exterior building materials,windows and doors including a color and material palette for all proposed features keyed to the building elevations. 53. Provide transparency calculations for any elevation that faces a street and is a block frontage. Provide minimum and maximum OX height of transparency from grade. Provide area of transparency and percentage in relation to total facade. 54. Provide elevations and details of all ground mounted and rooftop mechanical screening. QX 55. Floorplans that include all floors and roof plan.Annotate/designate uses for all rooms and areas.Seating/serving area layout required for all restaurants. 56. Exterior signs if applicable. Include building frontage dimension(s)and maximum sign area calculation,provide sign dimensions OX and square footage of each. Note—The review of signs in conjunction with this application is only review for sign area compliance with Section 38.560 BMC(Signs).A sign permit must be obtained from the Building Division prior to erection of any and all signs,addition design guidelines apply for signs within zoning Overlay Districts. 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 INFORMATION MUST BE ON PLAN SHEETS. 57. Project name,street address,and lot and block description. ❑X 58. Date,scale, north arrow,and the names,addresses,and telephone numbers of both the property owner and the person preparing ❑X 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. 59. Location of existing boundary lines and dimensions of the lot. ❑X 60. Existing and proposed grade that complies with maximum allowable slope and grade. X❑ 61. Approximate centerlines of existing watercourses, required watercourse setbacks,and the location of any 100-year floodplain; X❑ the approximate location of significant drainage features;and the location and size of existing and proposed streets and alleys, utility easements, utility lines,driveways and sidewalks on the lot and/or adjacent to the lot. 62. Location of all pavement,curbs,sidewalks and gutters. ❑X Site Plan Checklist SP1 Page 4 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP,N1, PLS, DEM(if demolition),WR(if wetlands),AH(if affordable housing) . SI# PLAN CHECKLIST 63. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.410.080.H BMC. 64. Location and extent of snow storage areas. ❑X 65. Location and extent of street vision triangles,extended to the center of right of way. 66. 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. 67. Size of planting at the time of installation and at maturity. ❑X 68. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including ❑X 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. 69. Street frontage landscaping,including boulevard details and tree grate details as applicable based upon block frontage. 0 70. Locations and dimensions of proposed landscape buffer strips,including watercourse buffer zones demonstrating compliance ❑X with watercourse setback planting plan requirements per Section 38.410.100.A.2.F BMC unless previously provided during subdivision review. 71. Location, height and material of proposed landscape screening and fencing(with berms to be delineated by one foot contours). ❑X 72. An indication of how existing healthy trees(if any)are to be retained and protected from damage during construction. ❑X 73. Size, height, location and material of proposed seating, lighting, planters,sculptures,and water features. ❑X 74. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, ❑X 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. 75. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. QX 76. Tabulation of performance points earned by the plan per Section 38.550.060 BMC. ❑X STREETS AND TRAFFIC 77. Traffic study.Street,traffic,and access information required in Section 38.220.060.A.12 BMC or that the requirement OX is waived in writing by the Engineering Division prior to application submittal. WATER AND WATER RIGHTS 78. Water rights information. If cash in lieu is proposed a cash in lieu of water rights calculation and payment amount certified by ❑X the Engineering Division. 79. If water wells are proposed,a letter from the Department of Natural Resources confirming their intent to issue a permit ❑X or exemption. DEVIATIONS 80. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site �X requirements such as yards/setbacks, lot coverage, parking or other applicable standards. 81. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to QX building construction such as height,second story additions,or other applicable standards. Site Plan Checklist SP1 Page 5 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP,N1, PLS,DEM(if demolition),WR(if wetlands),AH(if affordable housing) • SI* PLAN CHECKLIST 82. For deviations in the Neighborhood Conservation 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 modification is more historically appropriate for the building and site in question and the adjacent properties,as determined O in Section 38.340.050 BMC than would be achieved under a literal enforcement of this chapter(Chapter 38,BMC); b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof;and Q c. How the modifications will assure the protection of the public health,safety and general welfare. ❑X d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character ❑X of the community. If more than one deviation,a response to the criteria shall be provided for each deviation. DEPARTURES 83. For departures,a departure narrative must be provided stating which Section(s)of the Bozeman Municipal Code are proposed 0 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 06.582.2260 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 6 of 6 Revision Date:5.16.18 REQUIRED FORMS: Al,SP,N1, PLS, DEM(if demolition),WR(if wetlands),AH(if affordable housing) Adjoining Property Owners BRIDGER VALE PLANNED UNIT DEVELOPMENT, REMAINING TRACT GLR-1 OF COS 157, LOCATED IN THE SW 1/4, SEC. 31, T. 1 S., R. 6 E. OF P.M.M., GALLATIN COUNTY, MONTANA EHRNMAN DAVID BRADLEY MINOR SUB 385,S31,TO S,R06 E,Lot 5 213 TURTLE WAY BOZEMAN,MT 59715-8767 VARNAI CHRISTINE MINOR SUB 385,S31,TO1 S,R06 E,Lot 4 563 BEAR CROSSING RD GALLATIN GATEWAY,MT 59730-9641 PICKENS JARRED MINOR SUB 385,531,TO1 S,R06 E,Lot 3 257 TURTLE WAY BOZEMAN MT 59715-8767 BLACKBURN JAMES W III MINOR SUB 385,S31,TO1 S,R06 E,Lot 2 279 TURTLE WAY BOZEMAN,MT 59715-8767 DHEIN JUSTIN MINOR SUB 385,S31,TO S,R06 E,Lot 1 291 TURTLE WAY BOZEMAN,MT 59715-8767 M832MT LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK 301 GALLATIN PARK DR 1,Lot 14,ACRES 0.537,PLAT J-300 PLUS OPEN BOZEMAN,MT 59715-7909 SPACE BACKCHECK LLC GALLATIN PARK SUB,S36,TO S,R05 E,BLOCK ATTN: DENNIS STEINHAUER 1,Lot 13,ACRES 0.537,PLAT J-300 PLUS OPEN P.O.BOX 1167 SPACE BOZEMAN,MT 59715 OLD MARSH HOLDINGS LLC GALLATIN PARK SUB,S36,T01 S,R05 E,BLOCK PO BOX 1167 1,Lot 12,ACRES 0.534,PLAT J-300 PLUS OPEN BOZEMAN,MT 59771-1167 SPACE DOUBLE S.PROPERTIES LLC GALLATIN PARK SUB,S36,TO1 S,R05 E,BLOCK. 384 GALLATIN PARK DR;STE 201 1,Lot 11,ACRES 0.803,PLAT J-300 PLUS OPEN BOZEMAN,MT 59715-7928 SPACE GALLATIN PARK OWNERS ASSOCIATION GALLATIN PARK SUB,S36,T01 S,R05 E,ACRES 300 N WILLSON AVE;#400 3.889,OPEN SPACES A,B,&C,PLAT J-300 BOZEMAN,MT 59715-3551 SUNFISH PARK COMMUNITY ASSOCIATION MINOR SUB 385,S31,TO S,R06 E,OPEN SPACE PO BOX 4480 (CONTIGUOUS) BOZEMAN,MT 59772-4480 STATE OF MONTANA . (CONTIGUOUS) 531,T01 S,R06 E,C.O.S. 1221,PARCEL GL1 &GL3, PO BOX 200901 AND 531,TO S,R06 E,C.O.S. 1221,TR GL2 SW4 HELENA,MT 59620 ANNEX TO CITY OF BOZEMAN HILLMAN MELVIN L&SANDRA(CONTIGUOUSI S31,TO S,R06 E,ACRES 15.04,TRACT 3 S2NW4 860 MANLEY RD LESS TR GL-3 COS 1221 BOZEMAN,MT 59715-8776 G:\c&h\14\14486\Pud and Annexation\Preliminary Plat and PUMPUMAdjoiners Updated.doc • MT • BOZ E MAM Community Development NI 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 0 site and not physically contiguous (touching a boundary) to the subdivision,attached to this checklist.Clearly label list ADJOINER NOT CONTIGUOUS. Oa 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 0 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 L�J 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 Shella'nnjum 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 COS157,Sec.31.T.1 S.,R.BE,GatlatinCounlyMT is a true and accurate list from the last declared Gallatin County tax records. 1 further understand that an inaccurate list may delay review of the project. Signature CONTACT US Alfred M.Stiff Professional Building phone 406-562-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-562-2263 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: BOZ E MA MT 0 Community Development WR WETLAND REVIEW REQUIRED MATERIALS APPLICATION SETS One set is required that include 1 copy of every item below bound or folded into 81h x 11 or 8% x 14 sets if the wetland review is independent of another review. If the wetland review is part of another type of application, such as a subdivision or site plan review,provide the number of sets and copies required by the primary application checklist. Complete and signed development review application form Al. Only if independent of another review. Plan sets that include all required items listed on the wetland checklist listed below. Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size ! Standard application sets depending on project type. Larger, more complex projects may required plan sizes: require larger plans. STATUTE The following information must be submitted for all activities proposed in or adjacent to regulated wetland areas. Section 38.30 BMC includes the wetlands regulations for the City of Bozeman. The regulations provide specific guidelines and methods to identify whether an area is a wetland and to determine the boundary between wetlands and uplands. The city's wetlands regulations apply to both wetlands with a direct hydrologic connections to "waters of the U.S." and to isolated wetlands with no direct connection to a water of the U.S. and that exhibit positive wetland indicators.for all three wetland parameters. APPLICATION FEE [f No fee required WETLAND REVIEW CHECKLIST 1. A description of the proposed activity. 2. A description of why avoidance and less damaging alternatives have been rejected, if applicable. 3. Wetland delineation report complying with the requirements of Section 38.30 BMC. 3. A site plan which shows the delineated wetland boundary, the property boundary, all existing and proposed structures, streets and hardscape including sidewalks and pathways, watercourses and drainage ways on and within 100 feet of the property. Include the date of preparation and any revisions and north point indicator. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. The wetland boundary must be keyed'to a wetland delineation report. 4. The exact locations and specifications for all proposed regulated activities and the direct and indirect impact of such activities. 5. The source, type and method of transport and disposal of any fill materials to be used, and certification that he placement of fill material will_no_t violate any applicable state or federal statutes and regulations. 6. Copies of any Section 404 wetland permits submitted or already obtained for the site. 7. Any historical information regarding wetland permitting or mitigation on the site. 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 Wetland Review Application WR Page 1 of 1 Revision Date 4-20-17 Required Forms: Al Recommended Forms: I Required Forms: C�&_= 0 0 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 23,2018 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 1 - OVERALL PROJECT NARRATIVE 1.0 Project Description The Bridger Vale project proposes to annex to the City of Bozeman, subdivide and develop Tract GLR-1 as a Planned Unit Development(PUD). The property is currently located in Gallatin County and is zoned county M-1. The new zoning designation proposed with the annexation is Residential Emphasis Mixed Use(REMU). The project will consist of twenty residential lots as well as one commercial lot,one public park and one common open space parcel. An eighty-five-foot-wide right-of-way is also proposed to be dedicated through the project to provide access for residents as well as provide access to the East Gallatin Recreation Area(EGRA). The street section in the right-of-way is proposed to be a non-standard divided lane,center median section with a center grass lined median that will provide stormwater detention and two paved one way travel lanes that are twenty feet wide. Vehicle access to each of the lots will be accomplished with an alley that is proposed in the back of the lots. 2.0 Design Intent The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also,by reducing the number of access points to the street,a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. .The developer is proposing�todedicate a total of 0.6877.acres of parkland as-well.as provide a 1.2148..acre., Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. A trail is also proposed alongside the relocated ditch which will provide pedestrians with access to the EGRA and its natural amenities. The Open Space will also serve as a way to buffer the development fronn the existing homes on Turtle Way. 3.0 Project Goals The goal of this project is to provide an atheistically pleasing entryway to the EGRA,provide land to create a visually appealing pedestrian access to the EGRA,and to provide residential and commercial development in harmony with the site and neighborhood. #14486 PUDP,ITEM#1 ErqU+OeAnp—d Survay.V tm. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 23,2018 4.0 Project Timeframe Concerning the project timeframe, it is currently planned that development will take place in one phase. Upon approval of the project, the design team will finalize the infrastructure improvement design and building designs to be ready for construction in the spring 2019. 5.0 Proposed Uses The overall proposed use for this PUD is generally residential use with a small component of commercial use. The PUD has the advantage of providing ample recreational opportunities for residents with the proposed parkland, common open space,and proximity to the EGRA. The commercial lot will also serve residents of the subdivision by providing commercial/business opportunities and services to the future residents of Bridger Vale and the surrounding area. 6.0 Site Improvements/Buildings The residential units are currently proposed to be townhouses which will be set back front the front lot line within each lot as much as possible to provide a landscaped front yard area for owners to enjoy. An alley is also proposed behind the lots so that the garages can be alley loaded. The commercial lot will contain a parking area that is setback as required from streets and wetlands. The commercial structure is yet to be designed but is anticipated to be a mixed use building that will complement the residential use. As discussed in the first paragraph site improvements will involve installing a street section with a median divided lane.A sanitary sewer main extension is proposed to tie in to an existing sewer manhole in Gallatin Park Drive to the northwest of the site. This will connect the lot to the City of Bozeman sewer system and provide the residential lots with a means to connect sanitary sewer services to each townhouse unit. -A water main extension of the City of Bozeman water system is also proposed to supply the residential units. This main is proposed to be looped from Manley Road and down Bridger Vale Drive and connect to an existing 8"water main stub in turtle way at the subdivision boundary. 'An additional detention pond to the south of Bridger Vale Drive in the open'space area will also be—, constructed to manage storm drainage from the site which will collect in the median and be routed into the proposed detention pond network. Stormwater retention will be provided in the eastern most medians in .:;=Bridger Vale Drive. #14486 PUDP,ITEM#1 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 19,2018 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST. REQUIRED ITEM NO. 2 - PROPOSED LIST OF RELAXATIONS 1. Section 38.420.060.A—A relaxation to Park Frontage Standards is requested.The proposed City Park does not provide more than 50%street frontage but does provide frontage along a public alley.The proposed parkland is intended to be an addition to the East Gallatin Recreation Area (EGRA) which will provide an additional spur trail loop section and additional recreational space to the existing Park.The EGRA has an established parking area for patrons to park their vehicles and utilize the EGRA trail systems (which will include this proposed Park).The proposed Bridger Vale Drive will greatly enhance the drive access/entrance to the EGRA and will provide additional parking facilities on both sides of the public street entering the EGRA.The Park Frontage requirement is intended to provide parking spaces adjacent to a Park and to promote clear and public access to Parks.The existing parking facilities within the EGRA combined with the proposed parking along Bridger Vale Drive will provide adequate parking facilities for the users of the existing EGRA and the proposed expansion with the Bridger Vale Park. It should be noted that parking lot improvements to the EGRA parking facilities are being developed through the Master Park Plan process by the Rotary Club of Bozeman Sunrise. Clear and public access to the proposed Park is provided by a trail connection to the existing EGRA trail system and the public alley frontage along the south side of the proposed Park. Bridger Vale residents will have clear access to the Park from the public alley behind the residents. Subsection 38.420.060.A.2.a is satisfied with the proposed trail loop and connections to the existing EGRA trail network.An additional relaxation is requested for subsection 38.420.060.A.2.b or C. 2. Section 38.420.060.A.2.b or c.—A relaxation is requested from this section requiring installation of off-street parking within the proposed park(b) or an equivalent dollar value of non-parking improvements within the park to be provided (c).The proposed Park is an addition to an existing Park(EGRA) with established parking facilities and does not require adjacent on-or off-street parking spaces to service the Park. Parking for the EGRA and the proposed Park is further satisfied by the addition of 38 on-street parking spaces along Bridger Vale Drive.The proposed Park also provides excess parkland (non-parking improvements).The perimeter of the proposed City Park is 1,347.21 feet. Assuming 70%of the perimeter can be effectively used for parking (accounting for non-parking areas including vision triangles, fire hydrants, etc.)then the Park would theoretically provide 39 parking spaces(1,347.21 x 0.7/24).These parking spaces are replaced by the additional parking spaces along the proposed Bridger Vale Drive (38 on-street parking spaces) as well as the existing and proposed parking facilities within the EGRA.The excess parkland proposed with this development also contributes to the non-parking improvements within the Park. If we assume a 7' wide parallel parking stall width,the additional area required is #14486 PUDP,ITEM#2 ORION enm+awko wd 8.ww BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 19,2018 9,430 sf or 0.2165 acres.The proposed Park provides an excess of 0.137 acres of parkland which will be directly connected to the EGRA trail system leading to the established parking area.The combination of the alternative parking options (Bridger Vale Drive and EGRA parking facilities) and the excess dedicated parkland should satisfy these subsections. 3. Section 38.400.050.A.1—A relaxation is requested to allow for a non-standard street section.The proposed Bridger Vale street section as shown on the site plan is not a City standard street section. The proposal is an enhanced street section that provides a wide landscaped median with a landscaped stormwater Swale consistent with low-impact stormwater design.The proposed section is an inverted crown which drains stormwater runoff to the center median where stormwater enters the landscaped Swale where it is treated/utilized by the specialized plants or infiltrates back to the groundwater table.The benefit of an inverted crown design is that stormwater is routed away from the on-street parking spaces to help provide an area clear of stormwater/ice/snow where patrons are entering and exiting their vehicles. Bridger Vale Drive is proposed to be a public street within a dedicated right-of-way. 4. Section 38.270.030-Concurrent construction. The developer would like to start construction of the homes prior to final inspection of the required public infrastructure improvements. Please see attached concurrent construction request. #14486 PUDP,ITEM#2 • • r F CM --mak 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 January 9, 2019 City of Bozeman Attn: Anna Russell Engineering Department 20 E. Olive Street Bozeman, MT 59718 RE: Concurrent Construction Request — Bridger Value Preliminary PUD Application #17232 Dear Anna, Concurrent construction of the Bridger Vale PUD project with the installation of the water,sanitary sewer, storm sewer, and road infrastructure and the residential townhouses is requested for this PUDP application. By allowing concurrent construction, the public infrastructure can be completed while allowing for building construction on the lots within the subdivision to be completed in a timely manner. The proposed development will be serviced by looping the existing 10" water main from Manley Road through the subdivision to a stub located to the south of the subdivision. The owner and contractor are the same entity, Bridger Vale, LLC, therefore no Construction Contract for completion of the improvements is needed. The water, sewer, and street services required to serve the development will be completed concurrently with building construction; therefore, the requirements outlined in BMC 38.270.030.0 are satisfied. As described in BMC 38.270.030.C., provision of municipal central water distribution, municipal sanitary sewer collection systems, and streets means that the criteria in either subsection "a" or subsections "b"and "c" are met. Subsection"b" outlines the following: "The water mains, sewer mains and streets to be extended to provide service to the development are: located within a publicly dedicated right-of-way or easement; constructed to city standards; are physically adjacent to the site proposed for construction;are installed and accepted by the city; and are adequate in capacity to provide necessary service to the proposed development; and comply with the requirements of this subsection C.Lb and subsection C.Lc of this section" Subsection "c"outlines the following: Civil/Structural Engineering and Surveying 0 0 "(1) Any required on-site extensions of water mains, sewer mains or streets to be dedicated to the public must be located entirely within publicly held easements or rights-of-way; must serve only a single lot; are the subject of an irrevocable offer of dedication to the city upon completion of the project; the development is under the control of a single developer who must retain control of the entire project until final completion; all work is under the supervision of a single general contractor; and no subdivision of land is involved; (2) The DRC must determine when the standards of this subsection C.1 are met. The fire department must consider whether adequate fire protection services are available from existing hydrants, and water supply exists to meet needs during construction. if adequate fire protection does not exist then concurrent infrastructure and building construction may only occur under the provisions of subsection C.l.c.(3) of this section. Based on evaluation by the fire department, simultaneous construction of infrastructure to be dedicated to the public and private construction may be permitted only within a defined portion of the site. (3) Approval of the final engineering design, including location and grade, for the infrastructure project must be obtained from the engineering department, and the state department of environmental quality when applicable, prior to issuance of any building permit for the development; and (4)No occupancy,either temporary or final,may be issued until all on-site and offsite water,sewer and street or drive improvements are installed and accepted or approved as applicable by the city." The water and sewer main extension to be installed are located within a publicly dedicated access and utility easement which runs through the single lot to be served. The mains and services are of adequate size for the proposed without modification to publicly-owned infrastructure. The single developer/contractor, Bridger Vale LLC, will retain ownership of the project until completion There are two existing fire hydrants near the property. One on the West side of Manley Road, at the access road entrance, and one Southwest of the property located in Minor Subdivision Number 385. Concurrent with site plan review, infrastructure plans will be prepared and submitted to City of Bozeman Engineering and Montana DEQ for approval; no on site construction will begin until approval has been granted from both entities. Based on this information the criteria in subsection (b) and (c) are met which meets the standards of BMC 38.270.030.0 Thank you for considering this request for concurrent construction and if you require any further information,please give us a call. Thanks, Matt Hausauer, P.E. Civil/Structural Engineering and Surveying • • 1• s • • M T E MONTANA TITLE & ESCROW A MOTHER LODE COMPANY C& H ENGINEERING AND SURVEYING INC. ATTN: MATT HAUSAUER, P.E. 1091 STONERIDGE DRIVE BOZEMAN, MT 59718 Date: May 1,2018 Re: BRIDGER VALE SUBDIVISION Enclosed please find a platting certificate for the property to be known as: BRIDGER VALE SUBDIVISION,GALLATIN COUNTY, MONTANA. and owned by: BRIDGER VALE, LLC,A MONTANA LIMITED LIABILITY COMPANY Please'review this certificate in its entirety. In the event that you find any"discrepancy,or if you have any questions,you may contact Diana Smith at: Email: desmith@montanatitle.com Telephone: (406) 587-7702 _ �r Fax: (406) 587-2891 '� y �P-lease refer to our Order.No. M-20816. We believe in delivering quality products that meet your needs, and our goal is to provide the most efficient and reliable service in the industry.Thank you for giving us the opportunity to serve you! Sincerely, Montana Title& Escrow, Inc. 1925 N. 22nd Avenue Suite 102 Bozeman, MT 59718 Montana Title& Escrow, Inc. 1925 N. 22nd Avenue, Suite 102 ♦ Bozeman, MT 59718 PLATTING CERTIFICATE Order Number: M-20816 This Platting Certificate covers a tract of land to be known as: BRIDGER VALE SUBDIVISION,GALLATIN COUNTY,MONTANA. Record Owner: BRIDGER VALE,LLC,A MONTANA LIMITED LIABILITY COMPANY Legal Description: SEE ATTACHED LEGAL DESCRIPTION Effective Date: April 24,2018 at 7:30AM Montana Title& Escrow, Inc., hereby certifies that the foregoing Platting Certificate shows the name of the record owner of the subject property and all of the existing liens affecting the subject property according to the office of the Clerk and Recorder of Gallatin County,State of Montana. No other report is hereby made or implied. The maximum liability for this examination is limited to the fee paid for the same. ITANA LE AND ESCROW,INC. BY: DIANA SMITH Order Number: M-20816 LEGAL DESCRIPTION CERTIFICATE OF SURVEY NO. 157,LOCATED IN THE SW1/4 OF SECTION 31,TOWNSHIP 1 SOUTH,RANGE 6 EAST,P.M.M.,GALLATIN COUNTY, MONTANA,ACCORDING TO THE OFFICIAL PLAT THEREOF ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF GALLATIN COUNTY,MONTANA. EXCEPTING THEREFROM THE FOLLOWING TRACTS OF LAND: TRACT GL2 OF CERTIFICATE OF SURVEY NO. 1221, CERTIFICATE OF SURVEY NO. 157A,AND MINOR SUBDIVISION NO. 154 AND 154A. (THE ABOVE TRACT OF LAND HAS ALSO BEEN REFERRED TO AS REMAINING TRACT GLR-1 CERTIFICATE OF SURVEY NO. 157) THE ABOVE DESCRIBED TRACT OF LAND IS TO BE KNOWN AND DESIGNATED AS BRIDGER VALE SUBDIVISION, GALLATIN COUNTY, MONTANA. Order Number: M-20816 PLATTING CERTIFICATE EXCEPTIONS: 1. TAXES,SPECIAL AND GENERAL,ASSESSMENT DISTRICTS AND SERVICE AREAS FOR THE YEAR 2017. PARCEL NO.: RFH7935 1ST INSTALLMENT: $832.14-PAID 2ND INSTALLMENT: $825.54-DUE AND PAYABLE AND WILL BE DELINQUENT IF NOT PAID ON OR BEFORE MAY 31,2018 2. GENERAL TAXES FOR THE YEAR 2018,A LIEN IN THE PROCESS OF ASSESSMENT, NOT YET DUE OR PAYABLE. 3. ALL RIGHTS,TITLES OR INTERESTS IN MINERALS OF ANY KIND,OIL,GAS, COAL,OR OTHER HYDROCARBONS AND THE CONSEQUENCES OF THE RIGHT TO MINE OR REMOVE SUCH SUBSTANCES INCLUDING, BUT NOT LIMITED TO EXPRESS OR IMPLIED EASEMENTS AND RIGHTS TO ENTER UPON AND USE THE SURFACE OF THE LAND FOR EXPLORATION, DRILLING OR EXTRACTION RELATED PURPOSES. (THIS CERTIFICATE DOES NOT PURPORT TO DISCLOSE DOCUMENTS OF RECORD PERTAINING TO THE ABOVE REFERENCED RIGHTS.) 4. EASEMENTS, COVENANTS,CONDITIONS AND RESTRICTIONS,AND OTHER SERVITUDES THAT ARE NOT SUBJECT TO THE MONTANA SUBDIVISION AND PLATTING ACT ARE NOT SHOWN HEREIN. 5. COMPLIANCE WITH THE MONTANA SUBDIVIISION AND PLATTING ACT,AS AMENDED,AS WELL AS ANY APPLICABLE COUNTY/CITY SUBDIVISION AND ZONING LAWS. 6. NO SEARCH HAS BEEN MADE FOR WATER RIGHTS AND UNPATENTED MINING CLAIMS AND LIABILITY THEREON IS EXCLUDED FROM COVERAGE OF THIS CERTIFICATE. 7. DEED OF TRUST TO SECURE AN INDEBTEDNESS OF$402,038.00, DATED MAY 26, 2015, RECORDED JUNE 1, 2015,AS (INSTRUMENT)2512789,OFFICIAL RECORDS. TRUSTOR: EBBIGHAUSEN HOMES INC. TRUSTEE: FIRST AMERICAN TITLE COMPANY BENEFICIARY: FIRST INTERSTATE BANK MODIFICATIONS RECORDED AS DOCUMENT NOS. 2535769,2546764, 2583232,AND 2597435, OFFICIAL RECORDS. ********************* End y, c BRIDGER VALE PRELIMINARY PUD-APPLICATION CITY ZONING MAP: Zoning(eola) + �� '�r ire J D' r+ :• .f4. Sk 'C. Zoning(color) — ... ` v �/�t t�ya�i'a c *,_►""(". p R•S(Resdental Suburban). �1 �.{+,.� '.r R . R•S(Refdem:a)Mo:td Use H'gh DenSryj + � .e ,R'Ir,Y' � �. "C 1.� f�• L r-•t•�t „ r�"(�1: '�y� I�� ll fli A. • p 9 2M YCammunry Eusmess•M.xed) • �} R•I(ResMental Single-HouseWd.Low Density) ,•, y'' .5 r R-3 ­'Njqf�. 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Jim � ;� • _��— --�' 1-ll�:al=11:�I1.=11=11=11.=11.-!!='�... �� ���" •• �• • - •• • •• 71'=11�=IIm-11=11=11=11=IIF=11=11.-!1 � �11=JL'F=11�=1C=i:=11=11=11:=11=11:-1► � � N�,�'' -� -- . _ - • • • =11=11II=6=11-11�-11=11=11=11-11 \ _ �L=-11=1�=11=1i-=11=11=IIF=u:-11=11.=1 �\\ _` �,..,.. ,;, - ,;, =1►.=11`:1.=11.=11.��:11:-1L--11.-1�1:—,.11=11-- • �. i • • BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11,2018 NARRATIVE RESPONSE TO PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 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; _ • Land Use Goal LU-1—Create a sense of place that varies throughout the City,efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. In general, the project meets this goal by developing a new residential mixed use zone adjacent to an existing park and the existing Gallatin Park Subdivision, a mixed-use development. The proposed PUD will create a unique sense of place with basic facilities in close proximity by enhancing an existing mixed-use area. The project proposes to annex and amend the zoning for the PUD site to REMU. The sense of place created with Bridger Vale may have similar elements to other neighborhoods in Bozeman but the proximity to Glen Lake,Map Brewery, existing mixed use amenities and the recreational corridor offer a unique setting. Existing commercial establishments and the commercial lot created with this PUD will offer employment and commerce opportunities and other potential services in close proximity to residential units. _ _Obiective L U-1.4. The;project minimizes sprawl.by..providing infill at an.existing vacant lot thereby achieving this objective. The alternative to this project would be-an-industrial facility (as is permitted in the - current zoning designation)which would in our opinion fijgdtively impact the area and promote a sprawling arrangement of facilities, for example a storage facility in proximity to a park and ,-,;,existing;residential land uses�.-_T_he-alternative.to-this.-project;does not respect.the.context.of the - y existing surrounding developments and the current proposal-is'more supportive of the type of infill that.would be more desirable for this property and adjacent land uses. The proximity to existing T commercial-recreational.and.mixed-use,spaces,promote.access.between private residential units and'basic'services.=Existing-transportation facilities promote movement between-services and -- -" residences. -- — • Land Use Goal LU-2 - Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options: The proposed Bridger Vale PUD is located across from Gallatin Park Subdivision, which is an establishing mixed-use area with a mixture of sites including office, residential and commercial spaces. Map Brewery is also within a 112-mile radius to this project and its proximity to Bridger #14486 PUDP,ITEM#l4 1CWHZI SCb— aid "°. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11,2018 Vale will encourage access through non-motorized transportation. A neighborhood center plan is not proposed with this project, however, the open space and EGRA will act as centers for people to recreate and the parks in close proximity to the commercial lots and Gallatin Park will facilitate efficient use of transportation and public services in providing employment, residential and other uses. There are existing bike lanes on Manley road and also an extensive trail network within the East Gallatin Recreational Area(EGRA). There is an existing pedestrian pathway on the west side of Manley Road and a recommendation outlined in the 2007 Bozeman Transportation Facility Plan on Table 5-3 to construct sidewalks along both sides of Manley Rd. with a future transportation improvements project. The existing features promote non-motorized transportation and future municipal improvements will further increase non-motorized access to centrally located amenities. The parks in Bridger Vale will be handed over to the Public by Bridger Vale, LLC., the current owner of Tract GLR-1 and 1.8 acres of new Parks and Open Space will be available to the EGRA. Following the dedication of the open space to the Bozeman Sunrise Rotary Club(BSRC)several improvements to the EGRA have been proposed. These improvements will further enhance pedestrian and bicycle access and promote non-vehicular movement between parks, residential units and commercial units. All future and existing improvements meet the objective by providing adequate transportation infrastructure at an appropriate scale. • Land Use Goal LU-4 — Sustainability, Natural Environment and Aesthetics — Ensure adequate review of individual and cumulative environmental and aesthetic effects of development to preserve the view sheds, natural functions, and beauty which-are a fundamental element of Bozeman's character. Design and development in a quantifiably sustainable manner are desirable. Objective LU-4.1: This project meets the objective through the provision of 1.8 acres of combined park and open space. Project no. 3, as outlined in the.EGRA Conceptual Master.-Park-Plan,proposes to restore___ the channelized ditch known as Glen Lake drainage ditch and thereby enhancing and restoring riparian habitats along the existing ditch. Although the existing wetland at the project site will,be disturbed during the construction of Bridger Vale Drive the PUD attempts to minimize disturbance to the wetland by preserving setbacks adjacent to the future commercial lot. The proposed ----— . relaxation to BMC Section 38.23.100.A.2.e(1) — Watercourse Setbacks will further this goal by minimizing disturbance to existing wetlands (refer to the List of Relaxations for further detail on this activity). The landscaped median and wide boulevard on the north side of Bridger Vale Drive=" -- - _--proposed-with this project will also preserve the,-natur-al aspects'of the_�existing site by providing= landscaping and water retention in the median during storm events. This will provide wildlife habitat,preserve aesthetics and maintain the natural function of the area. Objective LU-4.2: The residential units are oriented in a manner to preserve existing view sheds of the Bridger Mountains including views of the "M", Mount Baldy and Sacajawea Peak among other natural features along the ridgeline of the mountains. #14486 PUDP,ITEM#14 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11,2018 Objective LU-4.3: The project meets the objective through encouraging the creation of well-defined residential neighborhoods with a clear focal point. The existing Sunfish Park Minor Subdivision, the adjacent subdivision to the south, was constructed in 2006 With the addition of the proposed 20 townhouse units that this PUD will develop the existing residential neighborhood is further established. The neighborhood is established around the EGRA and Glen Lake. The establishment of a new trail network in the EGRA following development of the Bridger Vale PUD will provide pedestrian interconnectivity and convenience with access for residents between Bridger Vale, Sunfish Park and the EGRA. The existing sidewalks at Sunfish Park can be utilized by residents in conjunction with new trails at the EGRA. Sidewalks constructed with Bridger Vale Drive will connect the PUD to the existing neighborhood focal point. Objective LU-4.8: This objective is met through connection ofpublic utilities to the proposed PUD. As the PUD is proposed to be annexed into the City of Bozeman it will be connected to the existing City water and sanitary sewer infrastructure. Therefore, septic systems and individual domestic water wells will not be required. Connection to public utilities will therefore promote the efficient use of water and natural resources. Potential negative effects to water quality that might result if septic systems were used will be avoided. Drawdown of the existing water supply will be minimal as all units will be connected to the public water distribution system. b. Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to further ownership of all or portions of the PUD; • 29,957 square foot park will be deeded to the City of Bozeman • alley and public right for Bridger Vale Drive will be dedicated to the City • 49,710 square foot Open Space will be quit claim deeded to the Bozeman Sunrise Rotary Club (BSRC). The BSRC will then be responsible for maintenance and improvements to the open space.Any POA fees levied for Bridger Vale will go towards maintenance of the residential properties and directly adjacent landscaping not including the open space • Townhouse Lots will be retained by Ebbighausen Homes to be sold for individual private ownership • Cash-in-Lieu of Affordable housing is proposed. • Commercial lot may be partially leased and or sold as separate condo units Estiin`ate of number of empl63ees for business,"commercial and-ind&stfial'uses;` The future commercial lot is intended to be developed with a future site plan.A preliminary estimate for the number of anticipated employees is: assuming an office commercial unit(parking requirements are 1 space per 250 square feet) a 3,000-square foot, three-story, commercial building may employee approximately 36 people. d. Description of rational behind the assumptions and choices made by the applicant; The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages #14486 PUDP,ITEM#14 • • BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11,2018 create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also, by reducing the number of access points to the street, a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. The applicant is proposing to dedicate a total of 0.6877 acres of parkland as well as provide a 1.2148-acre Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. 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. See supplement 14.E f. Detailed description of how conflicts between land uses are being avoided or mitigated; Potential land use conflicts with this project include: 1. Maintaining the existing vehicle and pedestrian access through the site to the EGRA. There-is currently a 60 foot-wide right-of-way easement through remainder Tract GLR-1. This access point will be maintained during development of Bridger Vale and will be enhanced with the project by providing sidewalks and a paved access to the park. The new public right-of-way will be 85 feet wide. Providing two-way access and divided lanes will help to alleviate any traffic complaints that the residences may have with some people accessing the park and others their accessing private residences simultaneously. Front yard buffers, wide landscaped boulevards and rear yard garages further help to alleviate any conflicts which may arise by buffering the residential lots from the EGRA drive access. 2. Protection offuture development of the site from potential soil contamination and health concerns caused by previous adjacent land uses to the east as a solid waste facility. The old landfill is a low-level Montana Comprehensive Cleanup and Responsibility Act(CECRA)site and was operated between 1962 and 1970. Cleanup of the site is managed by the Montana DEQ. VOCs that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property in a recent study conducted by Resource Technologies in 2015 at low level with one indication of vinyl-chloride which exceeded the human health standard. The following condition of approval is proposed with this subdivision P.U.D. and will be included on the plat: "All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns." Tetra Tech has been contracted by Andy Ebbighausen and has provided a report based on soil sampling conducted on October 10, 2016 A Geo-seal vapor intrusion barrier has been indicated as one possible solution to mitigate sub-slab vapor concerns as a result of this investigation. #14486 PUDP,ITEM#14 • i C�] BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION 3. Potential conflicts between existgand use as Parks an en Space to the east is beiri P P g mitigated by provision of ample open space and parks within the proposed subdivision P.U.D.As discussed, the open space will be quit claim deeded to the Bozeman Sunrise Rotary Club with the plat application. BSRC will then be responsible for maintaining the open space and installing any of the required improvements. The EGRA will be enhanced and expanded through this development. g. Statements of design methods to reduce energy consumption, (e.g.—home/business, utilities, transportation fuel, waste recycling) Provision of adequate pedestrian facilities and connection to public utilities will help to reduce energy consumption. #14486 PUDP,ITEM#14 ON Eq^� ate°S^� a'"°• BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December I F',2018 NARRATIVE RESPONSE TO PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 14.E - DESIGN OBJECTIVES AND PUD REVIEW CRITERIA 14.E.Design objectives and PUD review criteria. 1. The city will determine compatibility of a project based upon the evidence presented during evaluation of the community design objectives and criteria of this chapter. 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/walksibike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Yes, all relaxations are requested in the attached writeup. (2) Does the project preserve or replace existing natural vegetation? Yes, refer to part 14.a of the PUDP—response to LU-4 (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;-that is the intent of this project - -- (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, specifically provision ofpedestrian facilities, and connection to public wastewater collection and water distribution system. (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, alley loaded garages and additional improvements proposed with the conceptual open space master plan will further buffer Bridger Vale residential units from Sunfish Park residences to the south of the open space. Wide boulevards, bur oak and elm tree plantings in the boulevard will also achieve this goal. (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 #14486 PUDP,ITEM#14.E Erok '""o wd Sur- v"° BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11",2018 of park land or open space been provided for each proposed dwelling as required by section 38.27.020. Known residential lots equate to a density of 20 units/1.77 acres = H.4 dwelling units(d.u)per acre. This project provides 0.69 acres of public park and].14 acres of common open space be deeded to the BSRC. The required parkland dedication is 14.2 d.u. x 0.03 acres per d.u. = 0.42 acres + 0.54-acre REMU remainder lot x 8 d.u.per acre x 0.03 =0.42 acres + 0.13 acres = 0.55 acres. There may or may not be residential units on the remainder lot; at this time only commercial condos are proposed. An excess of required parkland has been provided. The addition of the 1.14-acre open space to the EGRA greatly contributes to the aesthetic quality of the site and the improvements to the open space proposed by the - BSRC will further enhance this site. (7) Performance. All PUDs shall earn at least 20 performance points. Nonresidential developments within the North 19th Avenue/Oak Street corridor shall earn 30 points. Points may be earned in any combination of the following. The applicant shall select the combination of methods but the city may require documentation of performance, modifications to the configuration of open space, or other assurances that the options selected shall perform adequately. (a) Additional open space. (i) One point for each percent of the project area that is provided as non- public open space; or 1'/4 points for each percent of the project area that is provided as publicly accessible open space. 33% (49,710 SF Open Space Lot 11149,669 Remainder of Tract GLR-IA) of the project will be platted as publicly accessible open space, therefore: 1.25 x 33 = 41.25 performance points are earned and the PUD requirement is achieved. - i - (ii)The portion of the project to be considered in determining the size of area to be provided for open space shall be the gross project area less areas dedicated and transferred to the public, and/or used to meet the park lands requirements of subsection E.2.a.(6) of this section. The area provided for open space shall be exclusive of yard setbacks on individually owned lots and interior parking lot landscaping, and subject to the performance standards of article 27 of this chapteL_The area maybe _ provided through a combination of one or more of the following means: (B)Open space within the project boundaries and developed as usable recreation space with a corresponding public use easement; The project meets this requirement. (C) Outside of the project boundaries as an addition to an existing off-site park adequate in location and size to meet the recreational needs of the residents; #14486 PUDP,ITEM#14.E CKIHZ E"4 V entl S.".y.V W.. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 1111,2018 The open space parcel will be donated to the EGRA for further enhancement and connection to the existing park trails. (k) Streetscape improvements (6 points): Streetscape design features that exceed the minimum street standards including street furniture, pedestrian lighting, low-impact development techniques, on-street parking standards, crosswalks, landscape and planting, way-finding, public art or other design elements. Such elements must be installed as part of the street infrastructure. A mid-block crossing and crosswalk is provided (1)Total Performance Points Proposed 41.25 (b) + 6(k)=47.25 Points Proposed (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? Yes, there is adequate provision of transportation improvements to promote movement between the adjacent mixed use district, and the existing EGRA;further municipal improvements and implementation of the EGRA park plan will further - - - - enhance interconnectivity between existing Sunfish Park Development and the REMU districts. e.Mixed use. Planned unit developments in mixed-use areas(REMU, UMU zoning districts) may include commercial, light industrial; residential and mixes of various primary and accessory uses. The particular types or combination of uses shall be determined based upon its merits, benefits, potential impact upon adjacent land uses and _ the intensity of development. (1) Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes, the development is adjacent to an-existing mixed use de4velopment and 20 residential units along with a 0.54-acre`commercial lot are ----'- ` proposed with this PUD. - r (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes, Manley road is a collector. ~ (3) Is the project on at least two acres of land? Yes, lot GLR-1 is a 6.49 acre lot. (4) Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes, residents would likely frequent any commercial establishment proposed and may possibly be employed at the commercial lot, the existing Map Brewery and adjacent Galatin Park Sub. are accessible via proposed and existing pedestrian facilities. #14486 PUDP,ITEM#14.E • • CWMH BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11",2018 (5) Does the overall project achieve or exceed the FAR "floor area ratios" envisioned for the underlying district? Yes FARs meet BMC requirements. FAR of the proposed residential townhouse units is 0.72, the allowable FAR 2.5:1 (6) Is it compatible with and does it reflect the unique character of the surrounding area? Yes there are residential developments and mixed uses within the project neighborhood and this project adds and enhances the overall character of the neighborhood. (7) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces?N/A, no offsite parking facilities are proposed with this project. (8) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the Bozeman growth policy? Yes, refer to 14.a for detail on how this project meets land use guidelines (specific land use objectives and goals) (9) Does the project provide for outdoor recreational areas(such as urban plazas, - courtyards, Landscaped areas, open spaces, or urban trails)for the use and enjoyment - of those living in, working in or visiting the development? Yes, a 29,957 square foot public park and a 49,710 square foot open space are proposed with this project. (10) Does the project provide for private outdoor areas (e.g., private yards, patios and/or 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 townhouse will have an adequate front yard area. (1 1) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes, adjacent td the EGRA (12) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes, refer to part 14.a of the PUDP—response to LU-4 (13) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community wide issues of affordability and diversity of housing stock?N/A (14) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district or building type 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 #14486 PUDP,ITEM#14.E ICKTHMI ErMb—i"o and Sk a"V 1— BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December I ph,2018 (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 article 8 of chapter 10 shall be excluded in the base density upon which the density bonus is calculated. N/A #14486 PUDP,ITEM#14.E East Gallatin Residential Development Bozeman,Montana East Gallatin Residential Development Traffic Impact Study Bozeman, Montana A. EXECUTIVE SUMMARY The East Gallatin Residential Development is a 6.5 acre residential project located east of Manley Road near the East Gallatin Recreation Area. The project would include up to 23 new residential units. As proposed, the development will not create any new roadway capacity problems along Manley Road. The intersection of Manley Road and Griffin Drive is currently operating at a poor LOS during the AM peak hour and will continue to do so until the City is able to complete planned improvements at this location. No additional roadway improvements will be necessary to serve the East Gallatin Residential Development. B. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from a proposed residential development located east of Manley Road near Glen Lake Park in Bozeman, Montana. The document also identifies any traffic mitigation efforts that the development may require. The site is located north of the East Gallatin Recreation Area access road. The project would be developed to include up to 23 new residential units. C. EXISTING CONDITIONS The proposed development property currently consists of a 6.5-acre parcel of undeveloped land located east of Manley road along the access road the Glen Lake Park. The topography in this area is flat. See Figure 1 for a location map of the proposed development. Adjacent Roadways East Gallatin Recreation Area Access Road provides beach access to Glen Lake Park, picnic areas, and trails. The road has a gravel surface and has a posted speed limit of 15 MPH. Manley Road is two-lane north/south road that provides access to the homes and businesses north of Griffin Drive. The road has a paved width of 28 feet with designated bike lanes. The posted speed limit is 35 MPH. The intersection of Manley Road and Griffin Drive has been improved to include separated right- and left-turn lanes. Traffic counts collected by Gallatin County in 2007 indicate that the road caries 900 VPD north of the East Gallatin Recreation Area. Abelin Traffic Services 1 December, 2014 East Gallatin Residential Development Bozeman, Montana Figure 1- Proposed Development Site ! I ' Proposed a i.- Development Site t &idgercreek 1 I © 9y S I f3ridger Creek �• � I � 1\ Golf Course 9 Boylan Rd I Boylan Rd 1 I I Glen Lake Park \\ 1 \ \ o 1 I 1 I I . - 1 Z _ I Q -4 i NI d 1 \Northwestern Energy G ° '� rq'- 'S \ 1 1 3 D 1 a 1 \ I I vl 1 j •Mandeville Ln ----W Griffin-Op I \\ E Griffin Dr c� I \\ . E Griffin C Griffin Drive is a two-way, paved east/west minor arterial road that provides access through the northern edge of the City of Bozeman. The road has a paved width of 30 feet and has a posted speed limit of 35 MPH. Traffic data collected 2013 by the Montana Department of Transportation indicates that Griffin Drive currently carries 8,700 VPD east of North 71h Avenue. The Montana Rail Link like crosses Griffin Drive 200 feet west of Manley Road. The crossing has fully actuated gates._•This railroad crossing currently had 15 train.crossings,_ each day. Traffic Counts-'- — In November 2014 Abelin Traffic Services (ATS) collected turning movement count data at the intersection of Manley Road and Griffin Drive. The raw traffic data is included in Appendix A of this report. It should be noted that the East Gallatin recreation area has little use in the winter months and experienced low levels of activity during the November study period. In order to account for traffic from the recreation area a usage estimate was developed for the site and applied to the area traffic volumes. This estimate is described in Section E of this report. Abelin Traffic Services 2 December,2014 East Gallatin Residential Development Bozeman, Montana Additional Developments The Map Brewery and Tap Room is currently under construction along Manley Road north of Griffin Road. This 8,800 square-foot facility will brew beer and provide a tasting room for customers. Estimated traffic volumes from this facility were included in the traffic modeling for this project. This estimate is described in Section E of this report. Planned Road Improvements The City of Bozeman is currently planning an improvement project along Griffin Drive at Manley Road as part of the City's Capital Improvements Program. Street Impact Fee (SIF) Project #32 would include the construction of a roundabout or traffic signal at this location with additional turning lanes and improvements to the railroad crossing. The projected cost for this project is $925,000 and is awaiting funding. It is not known when it may be completed. Level of Service Using the data collected for this project, ATS conducted a Level of Service (LOS) analysis at area intersections. This evaluation was conducted in accordance with the procedures outlined in the Transportation Research Board's Highway Capacity Manual (HCM) - Special Report 209 and the Highway Capacity Software (HCS) version 5.3. Intersections are graded from A' to F representing the average delay that a vehicle entering an intersection can expect. Typically, a LOS of C or better is considered acceptable for peak-hour conditions. Table 1 shows the existing 2014 LOS for the AM and PM peak hours without the traffic from the proposed development. The data shows that the intersection is currently experiencing a poor Level of Service during the AM peak hour. The only way to effectively correct this problem is with the installation of traffic signal or modern roundabout as planned by the City of Bozeman (SIF #32). It would not be appropriate to install a three-way STOP due to the proximity of the railroad track and the functional classification of this roadway. It.is likely that the proximity of the Montana Rail Link tracks to the Manley Road intersection (200 feet) causes additional congestion in this area. When a train crosses Griffin Drive, vehicles cue well past Manley Road and it is not possible for drivers to turn right onto Griffin Drive. However, turning left onto Griffin Drive can be relatively easy when a train is present. After the train passes it is difficult to turn right or left from Manley Road until all cued vehicles have cleared the intersection. Abelin Traffic Services 3 December, 2014 0 East Gallatin Residential Development Bozeman, Montana Table 1 -2014 Level of Service Summary AM Peak Hour PM Peak Hour Intersection Delay Sec. LOS Delay Sec. LOS Griffin Drive & Manley 31.1 D T14.6 B Road -J D. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 6.5 acres of land located east of Manley Road which would be developed into a residential subdivision. The site is located adjacent to the access road for the East Gallatin Recreation Area and would include 23 residential units. The East Gallatin Residential Development site plan is shown in Figure 2. It is intended that this subdivision will ultimately be annexed into the City of Bozeman. E. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed development using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Seventh 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 developments would produce 17 AM peak hour trips, 23 PM peak hour trips, and 220 daily trips. See Table 2 for detailed trip generation information. 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 Single Family` -- Residential' - 23 0.75 - 17 1.01-` 23 1 ' -9.577� 220 Abelin Traffic Services 4 December, 2014 East Gallatin Residential Development Bozeman,Montana Figure 3 - Proposed East Gallatin Residential Development liar e;; � b E-`40 ' d — � t � i s i GALLATIN PARK SUBDIVISION . 11 r.�rY no�o i ! C. ° �; ! A a z w — — co C')to 1s M D z N D D 11 zm ! i I' ! PARKS. OPEN SPACE AND RECREATION LANDS ! ft1 f RE.MAIId NG 'TRACT NO. GiR-1 EAST GALLATIN G+ FQ •�COS NO. IM RESMENrIAL SITEBOZEMAN MONTANA PLAN-OPTION 2 ^ Abelin Traffic Services 5 December,2014 East Gallatin Residential Development Bozeman,Montana An estimate of the probable traffic from the East Gallatin Recreation area was created to account for road use from the park. The ITE Trip Generation Manual contains data to help estimate the daily trip generation from a park. The East Gallatin Recreation area is approximately 35 acres in size. The ITE manual recommends using a rate of l.59-2.28 trips per acre for a City or County Park on weekdays. This equates to a generation rate of 50-100 trips on an average weekday. Weekend trip generation rates vary from 12-16 trips per acre or 400-600 trips per day. This is consistent with the parks 45 existing parking spaces which have a theoretical maximum daily usage of 200-300 vehicles (400-600 daily trips). The peak-hour trip generation from the park generally will not coincide with the normal morning and evening peak-hour commuter schedule and was discounted in the peak-hour trip evaluation for this project. The Map Brewery currently under construction on Manley road 1,000 feet north of Griffin Drive is a 5,400 S.F. brewing facility with a 3,400 S.F. tasting room for customers. While the ITE Trip Generation Manual does not have a specific land use code for this type of commercial facility, it is likely that the development will produce vehicle trips at a similar rate to a generic `drinking place' during the evening peak hours. According to the trip generation manual, a 3,400 S.F. drinking place will produce 39 peak-hour trips. The morning and evening trip generation to the brewery portion of the facility will be low. This information was included in the traffic modeling for this project. F. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivision was based upon the existing ADT volumes along the adjacent roadways and the peak-hour turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 3. G. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Using the trip generation and trip distribution numbers, ATS determined the future Level of Service for the area intersections. The anticipated intersection LOS with the East Gallatin residential subdivision is shown in Table 4. The future traffic modeling includes the projected traffic volumes from the East Gallatin residential area and the Map Brewing Company. These calculations are included in Appendix B of this report. Table 4 indicates that the construction of the East Gallatin residential development will not cause any additional roadway capacity problems along Manley RoaD. The intersection of Manley Road and Griffin Drive is currently operating at a poor LOS during the AM peak hour and will continue to have operational problems until the City of Bozeman is able to complete the planned improvements at this location. The additional vehicle delay caused by the East Gallatin residential development will be small (two seconds per vehicle). The intersection of Manley Road and Griffin Drive will continue to function adequately in the PM peak hour with the Abelin Traffic Services 6 December, 2014 East Gallatin Residential Development Bozeman, Montana additional traffic from the East Gallatin residential development and the Map Brewing Company. - The total pr jected traffic along thehEast Gallatin Recreation Area Access Road is expected to be 300-400 VPD during the weekdays and up to 800 VPD on weekends. Figure 3 —Trip Distribution Proposed Development Site a c� 0 m c ca - 40% — Griffin Drive- `_ 55% 7�"- Table 4—Future Level of Service Summary AM Peak Hour PM Peak Hour Intersection Delay Sec. LOS____ Delay Sec. LOS Griffin Drive & Manley 33.5 D 15.8 C Road Manley Road & East 9.9 A 9.4 A Gallatin Road H. IMPACT SUMMARY & RECOMMENDATIONS As proposed, the East Gallatin Residential Development will not create any new roadway capacity problems along Manley Road. The intersection of Manley Road and Griffin Drive is currently operating at a poor LOS during the AM peak hour and will continue to do so until the City is able to complete planned improvements at this location. No additional roadway improvements will be necessary to serve the East Gallatin Residential Development. Abelin Traffic Services 7 December, 2014 �I • • + • DESIGN REPORT STORMWATER MANAGEMENT BRIDGER VALE PLANNED UNIT DEVELOPMENT SITE PLAN Prepared for: Ebbighausen Homes, LLC P.O. Box 930 Manhattan, MT 59741 Prepared b1c: y: ig!ll - Engineering and Surveying Inc. 1091 Stoneridge Drive 9 Bozeman, MT 59718 Phone (406) 587-1115 & Fax (406) 587-9768 www.chengineers.com • info@chengineers.com - - Project Number: 14486 March 2017 INTRODUCTION . The Bridger Vale Planned Unit Development(PUD)project is being proposed to annex and rezone to Residential Mixed Use(REMU)Tract GLR-1, COS No. 1221, which is located east of Manley Road at the East Gallatin Recreational Area (EGRA) access road. The project is planned to be developed as a residential subdivision PUD. This design report addresses stormwater management at the site based on the development plan being proposed. STORMWATER DETENTION PONDS All of the site runoff for Bridger Vale Subdivision PUD will be routed to a detention pond proposed south of Bridger Vale Drive on the west side of the site. The site is divided into two drainage areas as shown on the attached drainage area map included in Appendix A at the end of this report. Both drainage areas are routed to Pond 4 through a series of pond overflow structures. There are two retention ponds (Pond 2 and Pond 3) located in the center median strip of Bridger Vale Drive and a small detention pond (Pond 1) located in the western most center median strip.. - Drainage Area Fincludes the majority of the alley along the rear of the residential lots which'will -- be graded with an-inverted crown cross section that will collect runoff from the rear of the lots, all of the buildings;the driveways and the commercial lot. The runoff collected by the alley will be routed to a valley gutter located at the west intersection of the Alley and Bridger Vale Drive and will drain into Detention Pond I through a curb cut in the western most median at the lowest grade point. Storm water then is routed through an outlet control structure to Detention Pond 4, and from there through another outlet control structure to the ditch along the east side of Manley Road. Drainage Area 2 will drain the landscaped front yards of four of the buildings, a portion of the Alley, open space and the east end of Bridger Vale Drive. Bridger Vale Drive is proposed to be graded into a valley cross section with a series of retention ponds in the center median strip and the catch curb along the median will collect drainage and route it to the appropriate median pond through four curb cuts. Ponds 1, 2 and 3 are located in the Bridger Vale Drive center median strip. The center median strip (Ponds 2 & 3) has the capacity to detain 796 CF and the western-most pond (Pond 1) has a detention capacity of 926 CF. Drainage Areas 1 & 2 have a combined required detention volume of 4,838 CF considering the 10-year 2-hour storm event. Ponds 1, 2 and 3 provide 1722 CF of combined retention and detention. Pond 4 has a volume of 5,404 CF and is located south of Bridger Vale Drive in the platted open space. Pond 4 has been sized to detain runoff from Drainage Areas 1 and 2. It can be seen that the combined retention and detention provided is much greater than the required 4,838 CF. The outlet structure on both detention ponds (Ponds 1 &4) will have a 1.7"weir which will allow the ponds to drain to the existing ditch at the predevelopment runoff rate. Pond 1 will outlet to Pond 4 through a drop detention pond outlet structure. Pond 4 will then outlet to the existing ditch located along the east side of Manley Road. There is a 30"corrugated metal culvert that currently runs under future Bridger Vale Drive and this culvert will be replaced by a 22" by 36" RCP arch culvert. For a full breakdown of the calculations used in sizing the detention pond please refer to the attached drainage spreadsheets found at the end of the report. INSPECTION AND MAINTENANCE FOR STORMWATER MANAGEMENT FACILITIES The Property Owners Association shall be responsible for the maintenance of the stormwater drainage facilities within the site. The following areas, facilities will be inspected and the identified deficiencies shall be corrected. Clean-out must include the removal and legal disposal of any accumulated sediments and debris from the entire stormwater management system. POA will be responsible for contacting local solid waste division with regards to legal disposal of sediments from stormwater facilities. Storm Water Facilities: 1. Retention Ponds/Detention Ponds: Inspect ponds annually and after major storms (following three days of dry weather after a storm event exceeding '/4 inch of precipitation.) and correct any identified deficiencies to ensure that it is working in its intended fashion and that it is free of trash and debris. Failure for water to percolate or pass through outlet structure within this time period indicates clogging or poor-draining soils. Replace/repair as necessary. Remove and properly dispose of any accumulated sediment or debris as needed. Inspect the embankments and drainage structures for settlement, slope erosion, and downstream swamping. Mow the embankment to control woody vegetation. Remove woody debris from the bottom of the pond. Inspect for channelization at bottom of pond and remove any channels observed. Regrade as required if any channels are found that are not an element of the original design. Remove grass clippings, litter, and debris from ponds. 2. Culverts: Inspect culverts 2 times per year(preferably in spring and fall)to ensure that the culverts _ are working in their intended fashion and that-they are free of debris.--Remove any _ obstructions to flow; remove accumulated sediments and debris at the inlet, at the outlet, and within the conduit and to repair any erosion damage at the culvert's inlet and outlets around the reinforced concrete flared end-section: —-- --- — — - --- 3. Detention Pond Outlet Structures: Inspect Outlet Control Structures 2 times per year(preferably in spring and fall)to ensure _ that these structures are working in their intended fashion, free of debris and that the orifice and trash racks are unobstructed from trash and debris. Clean structures when sediment depths accumulate to the invert of outlet or to the bottom of the inlet weir. Remove floating debris and hydrocarbons if observed at the time of the inspection. 4. Storm Drainage Piping and Manholes Inspect pipe system 2 times per year(preferably in Spring and Fall) via manhole cover access into structures. Clean system when sediment depth reaches the bottom of inlet and outlet piping. Remove and dispose of any sediments or debris (see note at the bottom of page 2 for further detail on sediment disposal). Inspect pipe for any obstruction and remove obstructions immediately. Repair/replace damaged pipes and manholes if observed. 5. Vegetated Areas: Inspect slopes and embankments early in the growing season to identify active or potential erosion problems. Replant bare areas or areas with sparse growth. Where rill erosion is evident, armor the area with an appropriate lining or divert the erosive flows to on-site areas able to withstand the concentrated flows. The facilities will be inspected after major storms and any identified deficiencies will be corrected. 6. Ditches, Swales, Stormwater Chases and other Open Stormwater Channels: Inspect 2 times per year(preferably in Spring and-Fall)to ensure they are working in their intended fashion and that they are free of sediment and debris. Remove any obstructions to flow, including accumulated sediments and debris and vegetated growth. Repair any erosion of the ditch lining. Vegetated ditches will be mowed at least annually or otherwise maintained to control the growth of woody vegetation and maintain flow capacity. Any woody vegetation growing through riprap linings must also be removed. Repair any slumping side slopes as soon as practicable. If the ditch has a riprap lining, replace riprap on areas where any underlying filter fabric or underdrain gravel is showing through the stone or where stones have dislodged. Correct any erosion of the channel's bottom or side slopes. The facilities will be inspected after major storms and any identified deficiencies will be corrected. For concrete stormwater chase structures with metal "no slip" cover. Inspect covers to ensure metal edges aren't protruding above the concrete surface. Correct deficiencies if found. Repair damaged or badly cracked stormwater chases if observed. w Standard Maintenance Summary: 1. Remove sediment and oil/grease from-retention ponds. _ 2. Inspect and remove debris from drainage swales, catch basins, and-detention ponds. 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 blockages. _ Note on sediment disposal: In most cases, sediment from a detention 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.7area. 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. Equipment Type/Access: All drywells will be cleaned using vacuum trucks. All vacuum trucks will access the site through the proposed alley and parking lot. Cost Estimate: Depending on the amount of rainfall in the given year, the cost to maintain the stormwater infrastructure will vary. It is estimated that the drywells will need to be vacuumed out once per year, with an estimated cost of$1,500 to do so. The applicant will be responsible for financing the maintenance of the stormwater infrastructure. APPENDIX A DRAINAGE AREA MAP, 94 LF OF NEW 22 1/2' BY 1/4' RCP ARCH IPE CULVERT WITH RCP FLAB END SECTION. n 20' OF 1 4 �B4$.. R-28 0 ' H4LT S� ' I WET 20' WIDE h 4690 �0l�E CONCRETE owl DRIVEWAY (TYP.) arY2um ., I5' SIDE YARD eD7 71 ex s 340 SF D N Ocai ',a,:wL stEUCTURE SETBACK AT t►�' 'ti- Im, _ 15 PVC 23.349 SF, 4684.80 CORNER LOT 84f�yM 1vY 5 ez7 SF I' I IN 4685.80 I Cf S ml I WEIR11-0 WIDTH 1.7 INCHES .647 30 00 BLDG _ a.80 SFIM11 IN aol sv srn by - - .•7e�415F� 5' TAX CU B CIJT \e.S112. S K ) 72a l >0 I 46, 3.17S SF'"t. SF\� 10h •4paNa/12g —LSe M 4686 4 2tu7 SF 4687.` ys' 96.6 .5"Sig h G IPRAP 12 DRIVI E 9 0 89------- y - 8 --- -- ----- '466$__ 9 7 u� 1 / 12,478 SF l57 / 3,347 SF T02--LR RCR FLARED EN z.aatsF \\ \e.,oi tsF •'.eiw e, 4 . SECTION FL-76�71 o%.71 ^' CUR O e79sF `46 74,278 SF • I POND 4 L 4688/ `4 � 0.02 5 `,19 CF P: 8. 74e sF *5 s AGE ARE 1 As89. e• by owte 431 3F EDGE OF t t.3SW5 �•� �p N 3A27 SF 3AOB SF � / CLASS 1 RIPRAP LIN OVERFLOW / , ••t1w17' 4 DETENTION POND OUTLFT ' N RUCTURE AND SWALE. ORMWATER \ CuR UT / •' 15' PVC FL OUr- CHASE UND SIDEWALK to FL IN �'" 20 FFE 4694. 'owtec• WF" Syµ \ 340 SF f/1Wt17 N � /����/� \ 3.3�g' t2.53' 4691 '.�� BRIDGER VALE PUD, REMAINING TRACT GLR-1 \ i90 OF COS 157 LOCATED IN THE SW 1A SEC. 21.0313F � ` Yip 31, T. 1 S., R. 6 E. OF P.M.M., CITY OF Is,s BOZEMAN, GALLATIN COUNTY, MONTANA cLAs 1 RIPRAP FOREBAY (TYP.) As9 Howl2'1°e SF DE ` ? 14.134 SF owl9. ROAD 1 a —3.321 9F .+.. Scale In Feet 'c CURBRIGHT CUT WAY I FFE 95.00 CURB C& H 100 0 100 \ IDE _ fllpineerinB and Surveying Inc. 30 0 30 R ' �A\' ,`` Lw MIS 1081 6mnai0pe Drive•Bozalxn.MT 59718 Scale In Meters /'1 °°3 g Phan(408)5874115•F.(408)587.9788 —dwlynea,,.—•iM 0-nor-s— Sheet / Of 1 014486 APPENDIX B SUPPORTING CALCULATIONS • • DRAINAGE AREA: Contributing Area C Area(ft 2) C* Area Asphalt 0.95 51952 49354 Conc.Drive 0.95 11511 10935 Houses 0.95 24700 23465 Sidewalk 0.95 3879 3685 Open Space 0.2 110531 22106 Boulevard 0.2 11211 2242 Res.Landscaping 0.2 34647 6929 Median 0.2 11106 2221 Comercial Lot 0.8 23349 18679 Total l 282886 1396181 C=Weighted C Factor 0.49 A=Area(acres) 6.49 Required Gutter/Pipe Capacity(10-yr Storm) Tc Overland Flow Tc= 1.87(1.1-CCf)DI/2/SI/3 Storm S=Slope of Basin(%) 2 Return C f C=Rational Method Runoff Coefficient 0.575 2 to 10 1 Cf=Frequency Adjustment Factor 1 11 to 25 1.1 D=Length of Basin(ft) 10 26 to 50 1.2 51 to 100- 1.25 Tc Overland Flow(minutes)= 2.46 Tc Gutter Flow Tc=LN/60 V=(1.486/n)R213 S v2 — - n=Mannings Coefficient 0.013 R=Hydraulic Radius A/P(ft) 0.13 (0.15'below top of curb) LS=slope(ft/ft) 0.009 L= length of gutter(ft) 1375 V=mean velocity(ft/s) 2.76 Tc Gutter Flow(minutes) Tc Total(Overland+Gutter)_ ]0.95 (additional 0.2 minutes added to account for pipe flow) Q=CIA C=Weighted C Factor 0.49 (calculated above) I=0.64 Tc-""(in/hr) 1.93 A=area(acres) 6.49 Qrequired(cfs)= 6.20 Drainage Area#BRIDGER VALE DETENTION: POND 4-DRAINAGE AREA 1+2 REQUIRED VOLUME 2. CalculateAwand Weighted CFactivr(Post DevelopmmV —y ContributingArea "C Area 2J C*.41ea' "Asphalt 0.95 52385 49766 Conc. Drive 0.95 13996 13296 Houses 0.95 33233 31571 Sidewalk 0.95 7246 6884 Open Space/Landscaping 0.2 152478 30496 Commercial Lot 0.8 233491 18679 Total 282687 150692 A=Afea(acrs) 6.4898 C=Welghted CFactor 0.53 3. Calculate Tc (P1e­Deve/op1nent) Tc Ovellana(F/ow Tc= 1.87 (1.1-CCf)D'/2/S'/3 Storm S = Slope of Basin (%) 0.8 :Return (yrs) Cf C = Rational Method Runoff Coefficient 0.2 2 to 10 1 Cf= Frequency Adjustment Factor 1.1 11 to 25 1.1 _-- D = Length of Basin (ft) 960 26 to 50 1.2 51 to 100 1.25: � .-----------------------------a - Tc(Ple-DevelopineRV(minutes) 4. Calculate Rainfalllntmsity(Duration=Pre-Do velopment rc) i =0.64x o.6s(10-yr Storm, Fig. 1-3, COB Design Standards) x=storm.duration (hrs) 0.92 (Tc Pre-Development) i=ralnfalllntensity(in./hr) 5. Calculate Runoff Rate(P1L-Deve10p1nenV - - - Q = CiA C = Rational Method Runoff Coefficient 0.2 (open land) i = rainfall intensity(in./hr.) 0.68 (calculated above) A=Area (acres) 6.49 (calculated above) Q=Runoff Rate (Pie-Development/(cfs) L 0 881 6. Calculate RequivedPond Volume Total Area (acres) = 6.49 acres Weighted C = 0.53 • • Discharge Rate(cfs)_ 0.88',cfs (Equal to Pre-Development Runoff Rate) Duration(min) Duration(hrs) Intensity Q�� (cfs) Runoff Release Required (in/hr) Volume Volume Storage (ft) 40 0.67 0.83 2.88 6916 2112 48041 41 -"0:68 0.82 2.84 6976 2164 4812 42 0 70 0.81 2 79p, 7035 2217 Y 48181 o. " . 43 2. 0.79 2 75 7093 2270 4823 44 0.73 0.78 2.71 7151 2323 4828 i 45 OITP7, 0.77 2 67 7207 2375 4832 46 067.7' 0.76 2:ff ff`' 7263 2428 4834! 47 0.78 0.75 2.59 7318 2481 4837 48 0.80 0.74 2.56 7372 2534 4838; 49 0.82 0.73 2.53 7425 2587 48381 50 0'83,; 0.72 2.49; 7478 2639 4838, 51 0.85 0.71 2.46 7530 2692 4838 52 0.87 0.70 2.43 7581 2745 4836' 53 0.88 0.69 2.40 7632 2798 4834 54 0.90 0.69 2.37 7682 2851 4831 55 0.92 0.68 2.34 7731 2903 4828' 56 0.93 0.67 2.32 7780 2956 4824 57 0.95 0.66 2.29 7829 3009 4820 58 0.97 0.65 2.26 7876 3062 48151 . 59 0.98 0.65 2.24 7924 3114 mow., 4809 j OUTLET STRUCTURE SLOT Q=CLH Q = Discharge(cfs) 0.881 C =Weir Coefficient 3.33!,(per COB Design Standards) H = Head (ft) 1.5 j L= Horizontal Length (ft) 0.14 L =S/Ot WMMY f=170S) f.7 MANNING'S EQUATION FOR PIPE FLOW I Project: Bridger Vale PUD (Location: 115"outlet pipe By:iADM Date:12/13/2017 Chk. By:f f Date: Clear Data Entry f �. g Cells INPUT D= 15 inches d= 14.07 inches Mannings Formula d n=L 0.013'mannings D 0=- . 57.7 degrees Q=(1.486/n)ARh2/3S'1Z S=F 0.004�slope in/in ` R=A/P A=cross sectional area P=wetted perimeter V=(1.49/n)Rh213SI12 S=slope of channel Q=V X A n=Manning's roughness coefficient Solution to Mannings Equation Manning's n-values Wetted Hydraulic Area,ft2 Perimeter,ft Radius,ft velocity ft/s flow,cfs PVC 0.013 1.20 3.30 0.36 3.68 4.39 PE(<9"dia) 0.015 - PE(>12"dia) 0:02.-- - PE(9-12"dia) 0.017 CMP 0.025 ADS N12 -•0.012 - HCMPJ 0.023 Conc 0.013 Drainage Area#PIPE SIZING RETENTION/DETENTION IN THE MEDIAN: POND 1,2 AND 3-DRAINAGE AREA 2 REQUIRED VOLUME f. Calculate Ala and We/ghted C Factor ContdbutingArea C Area(l12) C'Area Asphalt 0.95 14154 13446 Open Space/Landscaping 0.2 43737 8747 Sidewalk 0.95 29181 2772 Total ( 60809 24966 C=Welghted C Factor 0.4f 9. Calculate Requbed Volume Q=CIA V=72000 C=Weighted C FactorDO.23 =intensity(in/hr) (10 yr,2hr storm) A=Area(acres) Q=runoff(cfs) V=REQUIRED VOL(ft) 1692 DRAINAGE AREA 1 I t C= 0.95 0.95 1 0.95 i 0.95 0.2 0.95 Name Area Name Area Name I.Area Name Area Name Area Name Area Total Area= 221878.00 sf COMMERCIAL LOT 23349 SW7 2046 NDSCP2 38231.� DWl 339 ! LSl 74276 BLDG1 6647 5.093617998 ac 23349 of SVQ 1091 8231 'sf DVT2 607 LS2 3425 BLDG2 6648 Composite C= 0.582429759 0.536019294 ac SWJ 1191 0.877663j 'ac DW3 713 L54 3175 BLDGJ 6646 4328 sf 'i DW4 658 L57 3347 BLDG4 6648 0.099357 ac DW5 349 LS8 2937 SLOGS 3321 DW6 623 L512 6909 BLDG6 3321 DW7 691 LS13 12476 33233 sf DW8 558 L515 2196 0.762925 ac DW9 601 r--EOP4-7 sf DVT10 764 2.496349862 ac DW11 726 DW12 486 DW13 821 DW14 879 DW15 746 DW16 451 I DW17 668 •f f• 1 DVY18 S40 W ' D19 2776 13996.00 sf 0.321304 ac 5 t i I � { I L DRAINAGE AREA 2 C. 0.95 0.95 0.2 Name Area Name Area Name Area Total Area= 60809.00 sf SW4 1322 HDSCPl 141S4 L53 803 1.395993 ac SW5 1312 14154 sf L510 3808 Composite C=0.410561 SW6 294 0.324931 ac LS9 3827 2918 sf LSS 21051 0.066988 ac 1.56 564 L516 5583 L511 8101 43737 of 1.004063362 ec f ..R • • • • 9 BRIDGER VALE SUBDIVISION DESIGN GUIDELINES COMMERCIAL LOTS 1.ARCHITECTURAL CONTROL A. INTENT All initial or subsequent improvements to Commercial Lots located in the Bridger Vale Subdivision ("BVS")shall be subject to the following architectural and landscaping requirements and guidelines ("Design Guidelines").Approval by the Bridger Vale Architectural Review Committee (ARC)shall be obtained prior to application to the City of Bozeman (COB)for a building permit and/or site plan review. The Design Guidelines that follow are intended to compliment the Bozeman Unified Development Code (UDC)and the Declaration of Covenants,Conditions and Restrictions for the Bridger Vale Subdivision ("Declaration")that govern this project,and to clarify the intention for the design of buildings on Commercial Lot(s). Specifically,these guidelines set forth design criteria which address the building design and location,site work, landscaping, parcel density, accessory structures, parking areas, signage, and other improvements.The intent of these Design Guidelines is to allow flexibility,while at the same time defining a minimum level of quality and consistency of building design and site improvements which will be consistent with and maximize the quality of the overall project. The ARC shall review and approve or disapprove all plans and specifications submitted to it for any proposed improvements as provided herein or in the Declaration. In addition to these Design Guidelines, building design may be regulated by City,County,State and Federal regulatory agencies having jurisdiction.The Owner or his or her agent shall be responsible to ensure conformance with all applicable regulations:-No construction of or alteration to, any improvements,whether temporary or permanent, shall be commenced on a Commercial Lot prior to receiving the written approval of the ARC and the City of Bozeman. In addition to these Design Guidelines,a Commercial Lot is subject to the zoning regulations of the City of Bozeman Interior modification and/or improvements that do not alter the exterior appearance of a building shall not require the approval of the ARC, although an Owner is responsible for ensuring such interior modification complies with applicable City,State,and Federal regulations and requirements, including but not limited to the Americans with Disabilities Act. B. OBJECTIVES To promote: Aesthetically pleasing development by encouraging abundant landscaping, Attractive building design, preservation of scenic vistas, Bridger Vale Subdivision Design Guidelines Commercial Lots 1 Creativity and continuity in design, Encourage quality and character of new development, Provide harmonious land design and quality site planning,which will produce an attractive and desirable environment,and Minimize adverse aesthetic impacts associated with excessive lighting,signage,and other design features. C. DISCRETION OF THE ARC The ARC maintains full and complete discretion to interpret this Agreement and may, in its sole discretion,approve or deny any proposed application. D. STANDARDS FOR REVIEW It shall be the Owner's responsibility to ensure that all proposed construction complies with all applicable local,State and Federal regulations and these Design Guidelines.All plans must be harmonious with the overall plan for the development.All plans, materials and specification must be suitable to the site,adjacent properties and the neighborhood. All improvements must be compatible with the surrounding properties so as to not impair or degrade property or aesthetic values. E. DESIGN SUBMITTAL The ARC must approve all development plans for a Commercial Lot prior to construction. Construction or building permits shall not be issued until the ARC has certified, in writing,the approval of the plans. Following is the minimum required by the ARC for review of plans: 1) The Design Review Application Form provided in Appendix E to the Declaration shall be completed and submitted along with the following. 2) Floor plans, elevations,site plan showing the location on the Commercial Lot in which the proposed project will be built; any proposed phasing of the construction; building footprints with locations, alignment and dimensions of all existing and proposed buildings and structures; utility,grading and drainage; landscaping walks; and decks.This site plan shall also include samples of all exterior materials with their respective color proposals. Samples may be electronic. 3) Complete construction drawings.This includes floor plans,exterior elevations of all sides, roof=- . .... design,specifications and any construction details. (Scale 1/4"= 1'0").Samples of all exterior materials with their respective color proposals.Samples can be submitted electronically.Signage plans describing specifications and locations of all signage. 4) Additional submittal elements may be requested by the ARC for clarification of the design if needed and shall be supplied by the applicant. Bridger Vale Subdivision Design Guidelines Commercial Lots 2 5) A review fee may be required at the time of submission, and each time of resubmission,of all design submittal documents and materials. If required,the Owner shall submit the required design review fee to the ARC. It shall be the duty of the ARC to establish the amount of the design review fee.The purpose of the design review fee shall be to defray the cost of review of the application, related materials, and all proposed site plans and specifications. F. APPROVAL OR DISAPPROVAL BY THE ARC The ARC will make every effort to complete reviews within fifteen (15) business days to approve or disapprove the location,construction design, landscaping, and materials used for the building.This fifteen (15) day time period will not start until after the detailed site plan,floor plans, roof plans,trim details, project specifications,color samples,sample materials and landscaping plan have all been submitted to the ARC, including the fee.The ARC will then notify the owner, in writing,the date of the start of the(15)days approval period.The time for plan review shall be adjusted accordingly if plans are submitted during the holidays. Once the ARC approves the submitted application, it shall issue a written statement of project approval. G. CONSTRUCTION WITHOUT APPROVAL OR IN VIOLATION OF THIS AGREEMENT If any construction is completed on a Commercial,any improvement is erected or placed upon,or any new use is commenced upon a Commercial Lot without prior approval from the ARC or in violation of this Agreement,other than as set forth herein,such alteration, construction,erection, placement or use shall be deemed to have been undertaken in violation of these Design Guidelines and, upon written notice by the ARC,such an alteration, construction, erection, placement,or use shall cease, be removed or be amended so as to conform to this Agreement at the sole expense of the property owner. II.SITE DESIGN REGULATIONS A. TOPOGRAPHY AND SITE FEATURES 1) Parking Minimum parking requirements are found in the Bozeman UDC. Drivewarand parking surfaces shall be constructed of concrete paving units, stone cobbles, asphalt or concrete. 2) Accessory Structures,Screening Elements, and Fences a. All trash enclosures are subject to COB, UDC,and ARC review. b. All fences shall comply with.the COB UDC. c. Accessory structures,fences, and walls shall be of character,color, and material to match the adjacent buildings and shall coordinate with the overall architectural scheme of the adjacent buildings and shall be integrated into the landscape of the lot. 3) Exterior Lot Lighting a. The lighting source for exteriors of buildings shall be concealed and be appropriate in density to the surface being illuminated. Bridger Vale Subdivision Design Guidelines Commercial Lots 3 b. All outdoor lighting shall be free of glare and shall be fully shielded or indirect lighting. c. All parking lot lighting is subject to COB requirements and the UDC. B. UTILITIES AND SITE DETAILS 1) Utilities;Screening All utilities(including but not limited to natural gas, electric,and telephone,and television cable) shall be installed underground. All exterior mechanical and electrical equipment and transformers shall be screened. Screening may consist of plantings,shrubbery,or durable enclosure. 2) Garbage and Refuse Disposal Trash,garbage and other waste shall not be kept except in sanitary containers.All equipment, garbage cans or storage piles shall be concealed from view of other buildings and common Areas within appropriate trash enclosures consistent with the character of the buildings in which they serve. C. LANDSCAPE CONTROLS 1) Installation Street trees Owner is responsible for adherence to COB boulevard tree requirements. 2) Landscaping standards The following standards shall govern landscaping for a Commercial Lot, unless otherwise approved inwriting by the Declarant. a. Commercial Lots in BVS shall,at a minimum, be landscaped to comply with the requirements and standards herein,-in the Landscaping Plan-, a-copy of which provided - at Exhibit C of the Declaration, and with COB UDC. b. All landscaping shall be completed within one(1)year after the-substantial completion of the building(s). c. All landscaping shall be irrigated with an underground.sprinkler system,which shall be maintained so as to provide sufficient water for landscaping growth. d. All plant materials, installation, and irrigation details and specifications should conform to all appropriate industry standards to assure acceptable quality of materials and adequacy of installation and performance. Live landscape materials shall be appropriate for the micro-climate of Bozeman, Montana and shall properly nurtured,watered, and fertilized to maintain and sustain healthy growth. Bridger Vale Subdivision Design Guidelines Commercial Lots 4 D. PRIVATE PARKING 1) The non-residential parking requirement for site specific plans shall be based on the COB UDC. 2) All off street parking, access drives, and loading areas shall be paved and properly graded to ensure adequate drainage.All parking lots must be developed with proper integration of. landscape and screening elements as provided herein. 3) Minimum parking requirements shall meet the standards of the COB UDC for each use proposed for a lot. E. LOADING,STORAGE,AND SERVICE AREAS 1) Loading and service areas shall not be permitted in the front portion of the Lot. 2) Proper integration of landscape and screening elements must be provided between loading and service areas. 3) Loading, service, and storage areas shall be carefully planned, positioned, and screened from offsite ground level view and streets. On site views of loading and service areas shall be minimized as much as possible. F. BICYCLE PARKING Each onsite parking lot in BVS shall provide bike parking spaces in accordance with the UDC. G. SNOW STORAGE Areas for on-site snow storage shall be provided adjacent to parking lots.The snow storage area shall not be adjacent to the-streets or within the site triangle as described in the COB UDC. III. BUILDING FORM REGULATIONS A. INTENT The intent is to establish minimum standards to ensure that the type of building constructed is at least comparable to and blends with the eclectic styles of architecture found in the surrounding developments.All initial or subsequent improvements to buildings shall be subject to the following architectural requirements and guidelines. No building shall be built in a manner which will adversely affect the structural integrity of another building. Bridger Vale Subdivision Design Guidelines Commercial Lots 5 B. DESIGN CONCEPTS The architecture of the buildings shall contribute interesting dimensional shapes,forms and profiles to the context of BVS through the inclusion of roof line articulation,varying facade depths, interesting color patterns,entryway elements, canopies, balconies, and other methods of architectural expression in a manner that integrates the structure and its landscaping into the context of BVS. 1) Aesthetically Compatible Buildings.All buildings shall be designed, constructed,and maintained so that the exterior appearance, including design,color, material,architectural themes and elevations, is architecturally and aesthetically compatible with adjacent buildings.All buildings shall be designed for full view from all directions and shall be completed on all sides with an acceptable finish material. 2) Scale and Massing of Buildings. Each building design must address the scale and massing not only of the particular building itself but also adjacent buildings. Each building will be reviewed by the ARC on this basis. C. BUILDING HEIGHT Building heights within the BVS shall be in accordance with the building height restrictions set forth in the COB UDC. D. EXTERIOR WALL Exterior walls shall be designed to create interest and be aesthetically pleasing.The character of the building exterior shall be kept simple in order to harmonize and compliment the surrounding environment and the site. Stonework shall be natural or synthetic stone materials. Material samples shall be required as a part of the ARC final plan submittal. E. EXTERIOR WINDOWS AND DOORS Windows and doors shall be constructed of natural,stained or painted wood, or pre-finished aluminum, enamel or vinyl.All glazing shall be framed in walls of stone,stucco or wood. Glass curtain walls and mirror glass may be approved by the ARC on a case by case basis.Windows and doors shall be of a consistent size,shape and orientation throughout a given building.Window and door patterns shall be carefully studied to create interest and variety. F. DECKS, BALCONIES,TERRACES AND PORCHES Decks, balconies,terraces and porches shall be designed to enhance the overall architecture of the building by creating variety and detail on exterior elevations. Covered decks, projecting balconies and bay windows shall be integrated_with, rather than randomly placed throughout the building.Terraces shall be used to integrate the building and landscape by creating a transition between the built and natural character of the site. Bridger Vale Subdivision Design Guidelines Commercial Lots 6 IV. BUILDING MATERIAL AND DETAIL REGULATIONS When choosing materials for buildings in BVS, architects should select materials of an appropriate quality and durability for an often harsh northern environment. A. ROOF Acceptable roofing materials shall consist of treated wood shakes or shingles,synthetic shakes and shingles, natural and synthetic slate shingles, asphalt random tab shingles, pre-finished metal roofing, and single ply or.built up roofing. In addition, other similar materials may be accepted upon approval by the ARC.All roofing flashing,vents, hoods,flues,and roof accessories shall be copper or a pre-finished metal that blends with the color of the roofing material selected. B. BUILDING COLOR All exterior color schemes shall be reviewed by and approved by the ARC. C. SIGNAGE REGULATIONS A sign permit application shall be reviewed and approved by the COB Planning Office in accordance with sign requirements provided in the UDC.A letter of approval from the ARC shall be provided prior to approval of any sign permit application.Temporary construction signs are allowed. Bridger Vale Subdivision Design Guidelines Commercial Lots 7 DESIGN REVIEW APPLICATION FORM Date: Lot #: Owner: Name(s) Mailing Address for Correspondence City, State, Zip Daytime Telephone Number Email Address Architect: Name(s) - Mailing address for Correspondence City, State, Zip Daytime Telephone Number Fax Number Email Address Submission Requirements: • Anticipated project schedule • Completed Design Review Application Form Documents listed at.Design rGuidelines, I. ARCHITECTURAL CONTROL, E. DES.IGN SU�BMITTAL� Submitted by: Owner/Architect Date Bridger Vale Subdivision Design Review Application Form 1 • • • • • ,o • • • 12 PHILIPS (� Mono Proiect: mountWall Location: C at.N o: Tyre: Ly. tePro LED SconceQuantity: Notes: r LPW7 The Philips Stonco LytePro LED Small Walt Sconce LPW7 features outstanding value in a compact,architectural design. This wall sconce offers chip-on-board(COB)LED technology for outstanding energy savings with good photometric performance. LPW7 is ideal for entryways,corridors, facade and other wall/surface lighting applications. t S \� 7 t.✓!.A i Stocked luminaires-Ordering gu' Q C Catalog Number Descriptio Master Pack,Qty UPC Code LPW7-8BZ^ W7,14W COB LED.350mA,4000K.120-277V,Bronze textured paint 6 786034960441 PW7-8DGY LPW7.14W COB LED,35OmA,4000K,12O-277V,Dark gray textured paint 6 786034960458 -EFW7-18ZPCB LPW7,14W COB LED,350mA.4000K,120V,Bronze textured paint,w/button photocell 1 6 786034960472 Stocked accessories-Ordering guide(Must be ordered separately) Catalog Number Description Master Pack,Qty UPC Code LPWCVRPLT-BZ LPW Universal wall cover mounting plate,Bronze textured paint (none) 786034960618 Description of catalog codes a- Family Drive current Voltage Finish Options LPW7=LytePro 7 LED Small (Blank-standard 350mA drive 8=120-277V BZ=Bronze textured paint PCB-Button photocontrol Wall Sconce current) 1=120V DGY=Dark gray textured paint 1. Color availability and options vary by model:consult stock luminaires ordering guide above. LPW7 02/15 page 1 of 3 0 • LPW7 LytePro LED Small Wall Sconce �r Features Fixture Dimensions' LPW7 wall sconce delivers 1.154 lumens at 14W,with an efficacy of 82 —if - =----- lumens per watt. 14W LED may effectively replace 60-20OW incandescent,26-42W l j/ 4 37 19 39W HID luminaires.=com act fluorescent and 35- 4000K u neutral white at 70 CRI(minimum)is standard. — �_— 7.57*._.__.._! Offers two in-stock colors on standard units.* 5-year limited warranty see philips.com/warranties for specific details. ACC2550ry Dimensions(ordered separately) LPWCVRPLT-BZ LPW Universal wall cover mounting plate.0.08" Performance/Specifications aluminum,bronze textured paint(used to cover larger pre-existing opening or surfaces,field installed). Offers same J-Box pattern as Distribution I Type 2 lurniinaire or may lagged to wall using(4)knockouts. :_•` Initial Lumens(4000K)' 1.154 Universal J-Box mounting hole pattern Average Wattage' 14 Lumens/Wall 82 BUG Rating' I BI/UO/Gl Luminaire Weight -4lbs(1.8Kg) w.o � 0 uU Ratings/Approbations/Certifications e n Ingress Protection IP65 Optical DLC Listed DLC QPL cETLus Certified for use in wet locations I Rated Ambient Temperature -30'C(-22'F)to 40'C(104'F) C. 2. Comparable equivalency to HID and other lamp sources depends on multiple criteria including mounting height,fixture spacing,efficiency,performance and classification of the luminaire being replaced and application lighting criteria required for the given project. 3. PCB shown for placement only,available on specific models only(see ordering guide). Distribution Pattern 3 LPW7-8'MOUNTING HEIGHT 1 MOUNTING HEIGHT 1 6' 1 8' 10' MULTIPLIER I1.78 1 1.0 1 0.64 i 05`2 1 • 4.Isolines shown at 2.0.1.0,O.S.8 0.2 FC. • 5.Choose mounting height.Use MULTIPLIER(X) EXISTING FC VALUE"NEW FC VALUE. 6.FC values are based on initial lumen output. 0 1 2 3 •7.Gridline spacing is in units of chosen mounting height. LPW7 02/15 page2of 3 LPW7 LytePro LED Small Wall Sconce C�1 General Description Mounting Listings The Philips Stonco LytePro LED Small Easy interlocking hook and mount housing/ Product is cETLus listed suitable for Wet Wall Sconce LPW7 combines excellent backplate design for easy installation.Mounts Locations.Suitable for use in ambients from performance,design and value to meet the over 3.5".4"octagonal j-boxes and single gang -30'C to 40'C(-22'F to 104'F).DesignLights needs of the energy and budget conscious. switch boxes(mounted horizontally)or can be Consortiumm qualified.Stocked SKUs of the The LPW7 is available for use in downward directly lagged to surface. Ensure proper steps LPW family are made in China. facing,surface wall mount applications,over for gasket/sealing luminaire to surface. recessed j-boxes or where power can be directly fed through back surface,whereby IP Rating connections splices can be made inside the Finish luminaire housing. Three SKU's are available Optical compartment is IP65 rated. Each luminaire receives a fade and abrasion as in-stock configurations(2-day quick ship). resistant,electrostatically applied,thermally Two standard finishes. 120V button photocell LED Board and Array is available in bronze only. cured,triglycidal isocyanurate(TGIC)textured Provides up to 82 lm/W at the system level. polyester powdercoat finish.Two standard Housing Standard color temp is 4000K-/-250K, colors are available:Dark Grey,and Bronze. minimum 70 CRI. Specific options are only available in bronze. Die-cast housing houses both the LED and driver assemblies.Design incorporates an Electrical Warranty integrated heat sink to maximize thermal performance and reliability. Backplate is Driver efficiency(>90%standard).120- LPW7 luminaires,the LED arrays,and the corrosion free,composite polycarbonate, 277V. Temp range:-30'C(-22'F)to 40"C drivers are all covered by a 5-year limited with built-in level bubble,offers integral (104'F). Open/short circuit protection.RoHS warranty.See philips.com/warranties for interlocking hook and mount design for easy compliant. details. installation. LED Performance: PREDICTED LUMEN DEPRECIATION DATA4•6 Ambient Temp.'C- Calculated L70 hrs' Reported L70 Per TM-216.6 Calculated Lumen Maint.% Oa 60,000 hrs up to 40'C >200,000 hrs >36.000 hrs 97% 4. Calculated performance derived from LED manufactuter's data and engineering design estimates,based on IESNA LM-80 methodology.Actual experience may vary due to field application conditions. S. L70 is the predicted time when LED performance depreciates to 70%of Initial lumen output. 6. Reported per IESNA TM21-II.Published L70 hours limited to 6 times actual LED test hours. �Mi rrrret C ETV us ©2014 Koninklijke Philips N.V. All rights reserved. Philips Lighting North America Corporation Philips reserves the right to make changes in specifications 200 Franklin Square Drive,Somerset,NJ 08873 and/or to discontinue any product at any time without notice Tel.855-486-2216 or obligation and will not be liable for any consequences resulting from the use of this publication. Imported by:Philips Lighting, philips.com/luminaires A division of Philips Electronics Ltd. 281 Hillmount Rd,Markham,ON.Canada L6C 2S3 Tel.800-668-9008 LPw7 02/15 page 3 of 3 Adam Morse prom: Tom Craver <Tom@nrarep.com> �nt: Wednesday, May 03, 2017 2:23 PM To: 'Adam Morse' Subject: FW:#18323-00445 = RE:Westbrook boulder creek Adam, I did confirm with Philips that these fixtures are completely flat in the lens area so no uptight at all Thanks, Tom Craver Northern Rockies Agency 246 Timberline Dr. Bozeman, MT 59718 Phone—(406)587-0513 Website-http`.//www.nrarep.net/ From: Tom Craver Sent: Wednesday, May 03, 2017 8:26 AM To: 'Adam Morse' Cc: 'Matt Hausauer' Subject: RE: #18323-00445 = RE: Westbrook boulder creek C:dam, To my knowledge, this fixture is full cutoff with no uptight as it has a bug rating of B1/UO/G1 Uplite is 0 I will try and confirm this with the folks at Philips and let you know for sure Thanks, Tom Craver Northern Rockies Agency 246 Timberline Dr. Bozeman, MT 59718 Phone—(406)587-0513 Website- http:Hwww.nrarep.net/ From: Adam Morse [mailto:amorse(5)chengineers.com] Sent: Wednesday, May 03, 2017 8:07 AM To: Tom Craver Cc: 'Matt Hausauer' Subject: RE: #18323-00445 = RE: Westbrook boulder creek 'i Tom, • 1 We received a COB comment about the LPW7 light that you specified. They didn't like the side profile of the bottom of the fixture. Apparently to be considered full cutoff this has to be completely flat at the bottom of the light. See the image below: Fixture Dimensions3 t' 4.37" 1.19" + II 3.87" Accessory Dimensions (ordered separately) LPWC'VRPLT-BZ LPW Universal wall cover mounting plate, 0.08" aluminum,!bronze textured paint(used to cover larger pre-existing opening or surfaces, field installed). Offers same-l-Box pattern as [uminaire or may tagged to wall using(4) knockouts. I think they are saying that we have to provide a spec that looks more like the red lines I drew in above. Do you have " ything that would cater to this requirement? Thank you. Adam From:Tom Craver f mailto:Tom@nrarep.com] e 4 Sent:Thursday, February 23, 2017 10:51 AM To: 'Adam Morse'<amorse@chengineers.com> Subject: RE:#18323-00445= RE:Westbrook boulder creek Adam, I am sorry, I did not realize you were wanting building mounted lights as well Ca you let me know at what height and locations you want these mounted? For residential, I might suggest the attached The Ip7 or small ones, over or near man doors mounted no more than 10' high The Ip16 or medium sized units, can be mounted up to 20ft If you can mark on your building plans the location and height, I can have Philips incorporate.them onto your plans with photometics hanks, 2 Tom Cravev Northern Rockies Agency 246 Timberline Dr. /1^ozeman, MT 59718 )one—(406)587-0513 Website-http://www.nrarep.net/ From: Adam Morse [mailto:amorse(cDchengineers.com] Sent:Thursday, February 23, 2017 10:01 AM To:Tom Craver Cc: 'Matt Hausauer' Subject: RE: #18323-00445 = RE: Westbrook boulder creek Hi Tom, Thanks again for helping us with this. Let's go with the type 4 as you suggest and assume they still want the 3000k full cutoff night sky compliant. These should be to City standards so let's go with the 35'green pole no mast arm for now. We aren't sure if the one at Turtle Way got installed to the correct specs. Also did you figure anything out for the buildings? We will need the photometrics etc.on the building lights as well. Thanks. Adam Com:Tom Craver [mailto:TomPnrarep.com) ent:Wednesday, February 22, 2017 3:09 PM To: 'Adam Morse'<amorsePchengineers.com> Subject: FW:#18323-00445= RE:Westbrook boulder creek Adam, They have attached 2 layouts I is using type 3 optics and the other using Type 4 optics Looks like for this corner, the type 4 is the way to go (no difference in price I used a 35ft mounting height I can give you part for pole as long as I know if it needs to meet MDOT standards or not I use Millerbernd 10A-500-2 w/6' mast arm for MDOT I use KW RTSU35-8.0-1 1-finish-1 6S The part#for fixture is RFM72W32LED3K-T-4-UNIV-DMG-RCD-PH9-finish (see attached spec sheet) City of Bozeman has recently be asking for 3000K color temp and in some cases wants dark Bronze color and in some cases Hunter Green or RAL6005 color Uhese are roadway style poles with single 6ft mast arm 3 0 0 If you are wanting to match what they are going to be using in Boulder creek, I would need to have them redo the layout using an architectural product �ianks, Tom c r®vev Northern Rockies Agency 246 Timberline Dr. Bozeman, MT 59718 Phone—(406)587-0513 Website-http://www.nrarep.net/ From: outdoorlighting.applications(Functional Account) [mailto:outdoorlightin4.applications( philips.com] Sent: Wednesday, February 22, 2017 2:15 PM To:Tom Craver Subject: #18323-00445 = RE: Westbrook boulder creek Hey Tom, Here is a photometric plan for the one fixture on a 6ft arm, at the intersection.The type 3S cannot cover the far corner so you may want to consider the type 4. 1 have attached both of them for you. I am not sure of the classifications of these roadways or intersections, but these levels are somewhat low if there is other street lighting in the area, if not the levels may be fine. ( ope this helps! _, Thank you, David Amos Applications Engineering Lead -- Philips Lighting North America Somerset, New Jersey Tel. 201-249-0809 Email:outdoorliehtine.applications(a@philips.com Please note that we are now using this new email address outdoorliehting.applications@philips.com for all outdoor lighting layout requests. Please discontinue using the Gardco.applications@philips.com email address in the future. From:Tom Craver(mailto:Tom@nrarep.comj Sent: Friday, February 17,2017 4:17 PM UX outdoorlighting.applications(Functional Account)<outdoorliehting.applications@philips.com> Subject: FW:Westbrook boulder creek 4 Can I get a photometric layout for the one pole on this project It is located at the corner of Manley and Bridger vale I have attached a pdf of this as well as one that shows the pole location as I could not see it on the CAD plan I am unable to view CAD Use Lumec RFM72W32LED4K-T-R3S mounted at 35' Let me know if you have any other questions Thanks, Tom CmveT Northern Rockies Agency 246 Timberline Dr. Bozeman, MT 59718 Phone—(406)587-0513 Website- http://www.nrarep.net/ - From: Adam Morse [mailto:amorse(abchengineers.com] Sent: Tuesday, February 07, 2017 11:50 AM To: Tom Craver Cc: 'Matt Hausauer' Subject: RE: Westbrook boulder creek Hi Tom, We are working on another subdivision project off of Manley Road in Bozeman. This project is called the Bridger Vale CJD and will be reviewed as a PUD and site plan application. I was wondering if NRA could put together a photometric lighting plan for this project for us? It is a townhouse residential subdivision with one commercial lot but we can leave out the commercial lot for now and just do the residential lots and any street lighting etc.that we might need to fulfill the City standard requirements. We would also need the cut sheets for the lights being specified. I have attached a civil site layout and the arch for the building footprint. Please let us know if you have any questions or need any further information. Thank you. Adam Morse, P.E. www.chengineers.com Uncommon Dedication o Est.1994 r- o Civil Engineering o Geotechnical Engineering o Structural Engineering o Floodplain Delineation o Land Surveying o Soil&Concrete Testing EnUincering and Surveying Inc. o`'Subdivision Design o Environmental Site Assessments �091 s:oneridge3 Wm•Born,NIT S9718 o Water System Design o Site Grading&Drainage Plans Phone 006)587.9115•Fmc(408)587a758 o Septic System Design o Storm Water Plans(SWPPP) vv.-..dxmgneers.com•W*Oder4mmnaxom ,,this message and/or attachment contains confidential information. Distribution, of this inforrna-ion must be 'only to those of C&H Engineering and Surveying, Inc employees or individuals contraCtuully approved to receive this information. If you are not the -ddressee and/or are noz authorized to receive this for the addressee, you must not use, `_opy, disclose, fortra.rd, print or take any action rased on this message or any information herein. If you have received this message in error, please advise the sender immediately by reply e-mail and delete this message. " 5 rom:Tom Craver[mailto:Tom@nrarep.com] -ant:Tuesday,January 31, 2017 1:42 PM To: 'amorse@chengineers.com'<amorse@chengineers.com> Subject: FW:Westbrook boulder creek Adam, Looks like Scott is OK with our product Thanks, Tom CI veT Northern Rockies Agency 246 Timberline Dr. Bozeman, MT 59718 Phone—(406)587-0513 Website- http://www.nrarep.net/ From: Scott [mailto:scottCa)rosaandjohnson.com) Sent:Tuesday, January 31, 2017 1:24 PM To: Tom Craver Subject: RE: Westbrook boulder creek Hi Tom, Cr just called your Partners son as I could not find Bill senior in my phone. I am happy to see our subs are using your company. That was what I was trying to determine. The main thing I care about is that the lights being sourced are from your company. Cheers, Scott From:Tom Craver [mailto:Tom@nrarep.com] Sent:Tuesday,January 31,2017 12:22 PM To:Scott<scott@rosaandiohnson.com> Subject:Westbrook boulder creek Scoot, My name is Tom Craver with Northern Rockies Agency here in Bozeman I have been asked by Emmett Kent with ETAK to put together pricing for the outdoor lighting on the Boulder Creek project It appear after talking with Adam 2 CH Engineering that you have been using the Kim bollards and Spaulding Pole mount lights. I represent Philips lighting and would like to use the Gardco Ecoform for the pole lights and the Gardco Bollards (see attached) j jyou are open to that. They are similar in appearance, but not exactly the same. 6 ! • We have used these on several projects around Bozeman and the City has approved these on many project including Renovation of the.old pea cannery and Burgard building on the East frontage road. C,you want to remain with what you have been using and are not interested,just let me know and I will understand completely Emmett like to use us as were are priced pretty competitively Let me know if you have any questions ° Thanks, Tom CTOVeT Northern Rockies Agency 246 Timberline Dr. Bozeman,MT 59718 Phone—(406)587-0513 Website- http://www.nrarep.net/ The information contained in this message may be confidential and legally protected under applicable law.'rhe message is intended solely for the addressee(s).If YOU are not the intended recipient,you are hereby notified that any use,forwarding,dissemination.or reproduction of this message is strictly prohibited and may be unlawful.If you are not the intended recipient,please contact the sender by return e-mail and destroy all copies of the original message. �t 7 • • 13 O WA TERS OF THE US DEL/NEA T/ON REPORT BRIDGER VALE SUBDIVISION BOZEMAN, MONTANA November >, 2016 . �`T `'t]�i' 'j•1l'Sl ��j,� � i'A` y.FL.rK �;f•IY, illl �,. ~ +r i. ;W •1). If r +;. ,,�',� - � S4 �• a " .•/`� ,d ` ifsX4 ,,Y. i��7i-�,{�FK �� .►h f,�e ~ y ��If/ t `gar/;� �Sy�yy7� WJkisir A Prepared for. Prepared by., Andy Ebbighausen Ebbighausen Homes Inc. �`S= V11U G H N Fnvironmental Services 5353 U le ilfountaln flans•Buunwn.Montana 59715 TABLE OF CONTENTS SECTION PAGE 1.0 PROJECT DESCRIPTION.......................................................................... 1 1.1 Site Waterways....................................................................................... 1 1.2 Climate ................................................................................................... 2 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 —Artificial, Riverine, Lower Perennial, Rock Bottom ......................... 9 4.0 SUMMARY............................................................................................... 11 6.0 REFERENCES......................................................................................... 12 FIGURE 1.0-USGS 7.5' Bozeman Quadrangle Topographic Map.......................3 FIGURE 2.0-Aerial Photograph showing the study area......................................4 FIGURE 3.0-NWI map showing study area..........................................................5 TABLE 1.0 -Summary of Attributes for WUS delineated-on Property.............. 11 . APPENDIX A- Wetland Determination Data Forms APPENDIX B- Natural Resource Conservation Service Soil Survey APPENDIX C - Photo Log APPENDIX D -Topographic Map- Sheet 1 of 1 COVER PHOTO: Looking north at W-1 and Manley Road Waters of the US Delineation Repon`—Ebbighausen—Bndger Vale Subdivision 1.0 PROJECT BACKGROUND An investigation to identify waters of the United States (WUS) on the Bridger Vale Subdivision parcel was completed by Vaughn Environmental Services,.Inc. (VES) on September 16,2016. The tract encompasses 6.49 acres of undeveloped land owned by Andy Ebbighausen and located on Manley Road north of the East Gallatin Recreation Area. The proposed development is legally described as the remaining Tract GLR-1 of COS 157 located in the southwest quarter of Section 31, Township 1 South, Range 6 East, Gallatin County (Figure 1.0—USGS 7.5' Bozeman Quadrangle Topographic Map and Figure 2.0—Aerial Photograph). Figure 3.0 shows the project area on the National Wetland Inventory database map. The wetland boundaries were flagged based on vegetation,soil,and hydrological data collected during the September field investigation. C&H Engineering.and Surveying, LLC of Bozeman, Montana, surveyed the flagged boundaries of the wetland within the study area and drafted the Topographic Map shown on Sheet 1 of 1 in Appendix D. The field investigation was completed for the landowner 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 Waters of the US Delineation report documents the project background, methodology used to identify project WUS, and findings of the field investigafion.T Six Wetland Determination Data Forms recording data collected near or within W-1, which encompasses a borrow ditch and adjacent wetland fringe located on the east side of Manley Road(Appendix A). US Department of Agriculture soil mapping information for the site is included in Appendix B and photos of the site are included in Appendix C. The Topographic Map on Sheet 1 of 1 in Appendix D shows the boundaries of the study area wetland. The Wetland Delineation Report will be submitted to the USACE and the City of Bozeman as supporting documentation for the 310/404 Joint Application - = and City plat approval process. The study area encompassed-the acreage within the parcel-slated -for development. The only wetland on the property was tocated in or near the borrow ditch_for - Manley Road located on the west property boundary. The land is mapped within the Threeriv- Bonebasin series (556A) found on flood plains formed-in alluvium on 0 to 2 percent slopes — - (Appendix B - USDA/NRCS 2016). The soil map unit-has been-used historically as pasture-and wildlife habitat. Manley Road parallels the west property boundary, agricultural land and single family residences occupy the land north and immediately south of the property, and the East Gallatin Recreation Area owned by Montana,Fish, Wildlife and Parks occupies the parcels located east and south of the subject property. • • Wafers of fbe US Deiineafion Report—Ebbigbausen—Bridger Vale Subdivision 2 1.1 SITE WATERWAYS The borrow ditch located on the east side of Manley Road contained surface water during the September 2016 investigation. An outlet and man-made channel has been excavated at the north side of the East Gallatin Pond. Water in the channel flows east,then north,then west, on the north side of five residences located at the south boundary of the subject property. Surface water from the channel accumulates in a small pond located at the southernmost end of the borrow ditch (W-1). Water in the borrow ditch flows north 0.38 miles along the east side of Manley Road until it discharges to the East Gallatin River. The discharge point is located on the southeast side of the bridge crossing. The Gallatin Conservation District does not classify the borrow ditch as a perennial stream. No 310 permit will be required for impacts to the ditch channel. 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 (NRCS 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 4,700 to 4,698 feet above mean sea level (amsl) from south to north. The closest meteorological station to the study area is Montana State University located approximately 2.7 miles south of the project at 4,860 feet amsl.. Records from 1961 to 1990 for Bozeman-indicate that the average annual precipitation is 19.25'inches with an average total snowfall of 92.1 inches. The average temperature at the climate station is 44.2 degrees Fahrenheit(USDA 1990). The mean annual precipitation rate for the predominant soil series in the study area,the Threeriv-Bonebasin loam(509B), is 15 inches. • • Waters ofthe US Delineation Reporf-Ebbighausen-Bridger Vale Subdivision 3 m>•.aTucvr.r nn I;rtrur•� M YI.V-\4:1•\I�y t.l u,vn.r n n rvlr JJ .�xaw'n gvu�rt•x+..oenlx� tiRr"r wl 1 1 �`_ �«I. I.�tn•w '\,\ r l '•_'' raw � .!'�mry;�l;�F�.a,..f� .f j..�,�_ T'F.1• •`'. •' L_ �• � Fes•• .p�.i..'—��'• 76 . I _.Ci>� - Il. __�_� _ ; ' _ E_ ,,�. ,ice.• .� .vl xnw �... _...�..�.� s .ice. ^_�.• s _.�- .�.«. �. AJ .��:.�....-..�._.`._. .I rxnvlvw.v JI —__——........r.r...�— i•Y. .. �o r u..-.w r���... r�.. .�rrAl..�� r...w• '�- wear •I,�,. � �` wrrn. , 'Bozeman;Mr;Scale:V=0.940Mi 1,514Mt 4,9Wt,1 Mi=1.06Y.1 cm=596M+ Figure 1.0 USGS 7.5 minute Bozeman Quadrangle Topographic Map showing project location. Wafers offhe US Delineation Report— Ebbighausen—Bridger l/a/e Subdivision 4 CD - 7-77 ;i '• - 4I c " ,.-, ter a"'+e' � -�^ -� C 1 yr�s�t tt f � per...•. .., � `�' ,ram T.�• .fir "a'�'.`. ' �+" •`� t� `\�r Figure 2.0 Aerial Photograph showing road that bisects study area. Borrow ditch is shown on east side of Manley Road. Waters of DeA1768tIOn ReP017' ••- •• • U.S.Fish and Wildl-Ife Service Bridger Vale National Wetlands Inventory ri�� •�� /' • � -_ �-_-- 1 � � „... ���. �ems; _ — —� PEMIA MIA 4 RiN I - lY r a �•, �.. '� •i it ti� •� r +�/j} X•S i ,c - T ` / . E N . October Semi-is not responsible for the accuracy or currentness of the base date shown on this map.All wedends related date should ■ Estuarine and Marine • i Other Estuarine and Marine Wetiand Freshwater Pond Wetlands Mappv web its.Riverine Freshwater Emergent Wetiandt,. FigureLake This pr.dWced by Me MM mapper I National Wetland Inventory Map showing study area and 'AC Bozeman '• • south of parcel. The East Gallatin River crosses Manley ' •.• north of Wafers offhe US Delineation Report—Ebbighausen—Bridger Vale Subdivision 6 2.0 WETLAND DELINEATION METHODS 2.1 METHODS Waters of the US including jurisdictional wetlands within the study area were identified on September 16, 2016, 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 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 Data Collection Forms summarizing data collected from three wetland and three upland soil test pits (SP-1 through SP-6) were completed for the artificial riverine wetland W-1 located in the borrow ditch on the east side of Manley Road. 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. - 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 Wafers ofthe US Delineation Report—Ebbighausen—Bridger Vale Subdivision 7 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 Western Mountains,Valleys, and Coast Region 2016 Regional Wetland Plant List(Lichvar et al. 2016). Taxonomic references included Dorn 1984,Hitchcock 1971,Lackschewitz 1991,and Lesica and Husbv 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. 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. 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. 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(NRCS), 0 • Wafers offhe US Deiineafion Repon`—Ebbighausen—Bndger Vale SUbdiVision 8 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). Wafers of fhe US Delineation Report—Ebbighausen—Bridger Vale Subdivision 9 3.0 WETLAND DELINEATION RESULTS A site investigation to determine the presence and extent of waters of the US within the study area was completed by VES on September 16, 2016. C&H Engineering and Surveying surveyed the demarcated boundaries using a global positioning system(GPS). Wetland boundaries were flagged by VE,S based on.the presence of hydrophytic vegetation, hydric soil, and primary hydrologic indicators. Wetland types were based on similarities in physiographic,hydrologic, and plant community characteristics. Site-specific wetland parameters are described on the Wetland Determination Data Forms included in Appendix A. C&H Engineers drafted the Topographic Map that shows the boundaries of W-1 identified within the study area(Sheet 1 of 1,Appendix D). Wetland 1 (W-l) is.a man-made, lower perennial, riverine wetland based on the hydrogeomorphic classification system(Smith et al. 1995).The primary source of water is surface water overflow from an outlet on the north end of the East Gallatin pond located south of the subject property. The wetland is classified as rock bottom with emergent vegetation according to the Cowardin classification system (Cowardin et al. 1979). The moisture regime is permanently flooded (PF). Surface water in the man-made channel discharges to the East Gallatin River approximately 0.38 miles north of the parcel. Section 3.1 discusses the Natural Resource Conservation Service (MRCS) soil survey results for the project site. The characteristics of the project WUS are described in Section 3.2. 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 wetland are included in Appendix C. Appendix D presents the Topographic Map showing the wetland boundaries on Sheet 1 of 1. 3.1 NRCS SOIL SURVEY RESULTS The web soil survey for Gallatin County(USDA/NRCS 2016)maps the man-made channel W-1 within the Threeriv-Bonebasin loam (556A) map unit found on 0 to 2 percent slopes (Appendix B). The Threeriv series consists of very deep, very poorly drained soils taxonomically classified as a fine-loamy over sandy or sandy-skeletal,mixed,superactive,calcareous,frigid Typic Fluvaquents. It is classified as hydric by virtue of the aquic order. The Bonebasin series consists of very deep, very poorly drained soils, taxonomically classified as a superactive, frigid, Fluvaquentic Endoaquolls. The series is classified as hydric. 3.2 W-1 — ARTIFICIAL, LOWER PERENNIAL, RIVERINE, ROCK BOTTOM AND EMERGENT The Topographic Map (Sheet 1 - Appendix D) demarcates the boundaries of W-1. Six soil test pits were excavated to determine the boundary between wetland and upland. Test pits SP- 1 and SP-2 were located in wetland and upland, respectively, on the north half of W-1. Test pits SP-3 and SP-4 were excavated within the wetland boundary on the south half of W-1. Test pits SP-5 and SP-6 were excavated in upland at the edge of the W-1 boundary on the south half of W- _ 1. A rock layer between 9 and�12 inches on the south half of W-1 restricted the depth of the test — pits in some locations. The soil test pit locations are shown on the map in Appendix D. None of the wetland test pits exhibited saturation or inundation. However, there was water flowing in the borrow ditch channel and ponded surface water noted in several areas within the wetland fringe that extends from the ditch. Vegetation—North Half of W-1 Reed canary grass(Phalaris arundinacea—FACW),smooth brome(Bromus inermis— UPL)and spreading bent grass(Agrostis stolonifera—FAC)dominated the vegetation cover at SP-1. Additional species included Northwest Territory sedge(Carex utriculata—oBL)and Wafers of the US Delinealion Reporf—Ebbighausen—Bridger Vale Subdivision 10 common tansy(Taraxacum vulgare—FACU). The species met the dominance test for vegetation. The same species dominated the cover at SP-2 albeit in different cover percentages. The dominance test was equal to 50 percent. The dominant species met the prevalence test for hydrophytic vegetation. Vegetation—South Half of W-1 Test pit SP-3 was located at the edge of the common cattail (Typha latifolia—OBL) dominated, inundated wetland fringe in the south half of W-l. The cover was dominated by common cattail and spreading bent grass meeting the dominance test for wetland vegetation. Test pit SP-4 was located in wetland east of SP-3. Spreading bent grass, common cattail,orchard grass, and common timothy(Phleum pratense—FAC)dominated the cover meeting the dominance test. Test pit SP-5 was located in upland at the edge of W-1. The plant cover of orchard grass, spreading bent grass, Kentucky bluegrass(Poa pratensis--FAC),and common cattail met the dominance test. Pit SP-6 was located in upland further east of SP-5 and higher in elevation. The same plants observed at SP-5 dominated the cover at SP-6. Soil—North half of W-1 Pit SP-1 revealed a black silt loam (10 YR 2/1) from 11 to 15 inches below the ground surface with 2 percent dark yellowish brown(10 YR 4/4)redox concentrations in the matrix. The redox dark surface was a positive indicator of a hydric soil. The soil profile in SP-2 exhibited a very dark brown (10 YR 2/2) dry, friable silt loam without redoximorphic features. The soil did not meet the wetland criteria. Soil—South half of W-1 Test pit SP-3 revealed a sticky black(10 YR 2/1) silt loam with dark yellowish brown (10 YR 4/4)redox concentrations in the matrix meeting the hydric soil criteria for a redox dark surface. Pit SP-4 exhibited a black silt loam (10 YR 2/1) from 0 to 12 inches bgs with grayish brown (10 YR-5/2)depletions in the matrix near 12 inches bgs. The depleted dark surface met the hydric soil criteria. Pockets of gray sand were noted within the profile. Pit SP-5 revealed a very dark brown (10 YR 2/2)silt clay loam.with 2 percent grayish brown(10 YR 5/2)depletions to 9 inches bgs. A _ ---rock layer precluded a-deeper excavation. The soil-characteristics did not meet-the hydric soil - criteria. Test pit SP-6 was excavated to 13 inches bgs. The characteristics were the same as SP-5. T Neither test pit met the wetland criteria for depleted dark surface based on the higher chroma and Iow-percentage of depletions present. Hydrology—North half of W-1 The data collection point at SP-1 provided two secondary indicators of wetland hydrology, ___,saturation visible on aerial-imagery and geomorphic position._ Data collection_point SP-2 was, located up the bank slope from SP-1. There were no indicators of wetland hydrology at SP-2. Hydrology—South half of W-1 Primary and secondary indicators of wetland hydrology at SP-3 included a sparsely vegetated concave surface,saturation visible on aerial imagery, and geomorphic position. Test pit SP-4 was located east of SP-3 near the wetland-upland boundary. Saturation visible on aerial imagery and geomorphic position were secondary indicators of wetland hydrology at SP-4. Test pits SP-5 and SP-6 did not exhibit any indicators of wetland hydrology. Waters of the US Delineation Report—Ebbighausen—9ndger Vale Subdivision if 4.0 SUMMARY Wetland W-1 is a man-made, lower perennial, rock bottom, riverine wetland that discharges to the East Gallatin River approximately 0.38 miles north of the subject property. The source of water is overflow from an outlet channel located at the north end of the East Gallatin Recreation Area Pond. The man-made channel is diverted to the borrow ditch on the east side of Manley Road. The wetland was assumed to be jurisdictional based on the downgradient connection to the East Gallatin River. _ Table 1.0 Summary of Attributes for Wetland W-1 delineated on UPS Property. Wetland Hydrogeomorphic/Cowardin Jurisdictional Areal Extent Designation Class Status (Acres) ` W_1 Man-made, lower perennial, rock Jurisdictional 0.302 bottom, riverine PF*) *Permanently flooded. • • Wafers of fhe US Delineation Report—Ebbighausen—Bridger Vale Subdivision 12 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, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. Western Mountains, Valleys, and Coast Region 2016 Regional Wetland Plant List. The National Wetland Plant List: 2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X. 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 -- — I--- cooperation with the-National Technical Committee for Hydric Soils. Washington DC. - _ U.S.-Army Corps of Engineers.-2010. Regional Supplement totheCorps 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 September 2016:http://websoiIsurvey.nrcs.usda.gov/app/ APPEND/XA WETLAND DETERMINATION DATA FORMS Waters of the US Delineation Report-Ebbighausen-Bridger Vale Subdivision • • WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Manley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16,2016 Applicant/Owner:_Andy Ebbighausen_Stale:MT Sampling Point:SP-1,Wet-North half ofditch Investigator(s):_Barbara Vaughn_ Section,Township,Range: SW I/4,Section 31,TIS,R6E Landfamn(hillslope,terrace,etc.):ditch wetland fringe Local relief(concave,convex,none): fat Slope(%): 1% Subregion(LLR): E Lat: 45°42'26.33"N" Long:_11 I'02'27.41"W_Datum:NAD83 Soil Map Unit Nante:Threeriv-Bonebasin Loans(556A)0 to 1%slopes N WI classification:no wetlands noted_ 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 heeded,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. lydrophytic Vegetation Present? Yes X_ No I Is the Sampled Area Hydric Soil Present? ' Yes X_ No within a Welland? Yes X_ No Wetland Hydrology Present? Yes X_ No Remarks:North Borrow ditch wetland fringe. SW in Ditch discharges to East Gallatin 0.38 miles north. 1.5 to 2 feet above water level;7 R from water's edge. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator ' Ndmbcr of Dominant Species Species? Status •°c. Tree Stratum (Plot size: ) %Cover ?hi re OBL,FACW.OR FAC: 2 (A) 2 ~ Total Number of Dominant 3. 4 Species Across All Strata: 3 (B) =Total Cover Percent of Dominant Species Sapling/Shrub Stratum(Plot size: ) That Are OBL,FACW,OR FAC: 67 (A/B) I. 2. 3. Prevalance Index worksheet: 4. 5. Total%Cover of., Mohiply hw -OBL species x I: Herb Stratum(Plot size: —Total Cover 15 radiuses FACW species x 2= I.Phalaric anrndinacea 45_ yes_ FACW_ FAC species x 3= 2.Uromus iuermis 25 yes_ UPL FACU species x 4= 3.Agrosris slolonijera 20 yes_ FAC_ UPL species x 5= 4.Cares urrirulara IS_ no_ OBI. Column Totals: - (A) (B) 5 Taraxacum vulgare 10_ no_ FACU 6 Prevalance Index=B/A= 7. 8. y Hyrdophytic Vegetation Indicators: 10. X_Dominance Test is>50% 11. _Prevalence Index is 53.00 1IS_ =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: ) Remarks or on a separate sheet) 1• _Wetland Non-Vascular Plants' 2. _Problematic Ilydrophytic Vegetation'(Explain) - _ - -I IS_—Total Cover Olndicators of hydric soil and wetland hydrology must be present,. %Bare Ground in I lerb Stratum unless disturbed or problematic. Remarks: US Army Corps of Engineers Western Mountains,Valleys.and Coast—Final Version SOIL Sampling Point:_SP-I—wetland 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) ro TypeO Loco Texture Remarks 0-11 10 YR 2/2 silt loam_ 11-15 10 YR 2/1 98 IOYR4/4 2 C M silt loam_ sticky,moist_ 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 Soilsm: liistosol(A I) _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(A_1 1) _Depleted Matrix(F3) _Thick Dark Surface(A 12) X Redox Dark Surface(F6) 'Indicators of-iydruphytic vegetation and _Sandy Mucky Mineral ISI) _Depicted Dark Surface(F7) wetland hydrology must be present _Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematic Restrictive Layer(if present): Restrictive Layer(if present) Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primnry Indicators IniqnFimurn of one required:check ill that aRniv) Serondnry Indictors 0 or morn rear iEC& _Surface Water(A 1) _Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, _High Water Table(A2) 1,2,4A,and 413) 4A,and 4B) _Saturation(A3) _Salt Crust(BI I M _Drainage Patterns(B 10) _Water Marks(B 1) _Aquatic Invertebrates(B 13) _Dry-Scason Water Table(C'2) _Sediment Deposits(132) _Hydrogen Sulfide Odor(CI) X_Saturation Visible on Aerial Imagery(C9) _Drift Deposits(133) _Oxidized Rhizospheres along Living Roots(0) X_Geomorphic Position(D2) _Algal Mat or Crust(B4'e _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) _Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(C6) _FAC:Veutm)'I'est IDS) _Surface Soil Crocks(BE) —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(88) 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 No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Surface water Rowing in ditch year-round. US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version • • WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Manley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16,2016 Applicant/Owner:_Andy Ebbighausen_State:MT Sampling Point:SP-2,UPL-up slope of SP-I:Nonh half ofditch_ Investigator(s):_Barbara Vaughn_ Section,Township,Range:SW I/4,Section 31,TIS,R6E Landfarm(hillslope,terrace,etc.):ditch bank slope Local relief(concave,convex,none): flat Slope(%): I% Subregion(LLR): E Lai: 45°42'26.33"N" Long:_I I 1°02'27.41"W_Datum:NAD83 Soil Map Unit Name:Threeriv-Bonebasin Loam(556A)0 to 1%slopes NWI classification:no wetlands noted_ 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 Arc 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 I Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X_ Wetland Hydrology Present? Yes _ No X Remarks:6 inches higher than SP-I on upland slope. VEGETATION—Use scientific names of plants ,. Dominance Test worksheet• Absolute Dominant Indicator Tree Stratum (Plat size: � ) %Cover Mj s) StatusNumber of Dominant Species -- That are OBL,FACW.OR FAC: 2 (A) I. 2. Total Number of Dominant _ 3. Species Across All Strata: 4 (B) 4. =Total Cover Percent of Dominant Species Sapling/Shntb Stratum (Plot size: ) That Are OBL,FACW,OR FAC: 50 (A/B) I. 2. 3' Prevalence Index worksheet: 4. 5. Total%fnvcr of, Multiply by =Total Cover OBL species 5 x I= 5 Herb Stratum(Plot size: 15 radius_) FACW species 40 x 2= 80 I.Plmlaris artmdinarea 40_ yes_ FACW_ FAC species 35 x 3— 105 2.8trontus inevnis 15 yes_ UPL FACU species 15 x 4= 60 3..4groslis stolouiJero I s yes_ FAC UPL species 15 x 5= 75 4.Tararacum rm/gare 15_ yes_ FACU_ Column Totals: 110 (A) (B)325 5 Phlewn pnaense _ 10 no_ FAC_ 6 Poo pratewL, 10 no— FAC_ Prevalance Index=B/A=_325/110=2.95 7.Curer utriculura 5 nu OBL 8. 9 Hyrdophytic Vegetation Indicators: 10. - _DuminmtceTest is>50% -1 I.- X_Prevalence Index is 53.00 - 110 =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: ) Remarks or on a separate sheet) I. _Wetland Non-Vascular Plants' - 2_ _Problematic Iiydrophytic Vegetation'(Explain) ' 110 =Total Cover (!)Indicators of hydric soil and wetland hydrology must be present, Bare Ground in Ilerb Stratum unless disturbed or problematic. Remarks: US Army Corps of Engineers . Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-2—upland 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) % TypeQ) Loco Texture Remarks 0.16 10 YR 212 100 silt loam_ dry,friable_ O'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®: liistosol(A 1) _Sandy Rcdox(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(A 1 1) _Depleted Matrix(F3) ' _Thick Dark Surface(A]2) _Redox Dark Surface(F6) 'Indicators of hydrophylic 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: Primn"Indienmrs hninimum of one required-check all that apply) Secondary Indicators 12 nr more remiiredl _Surface Water(A 1) —Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(B9)_(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(BI) _Aquatic Invenebrates(B13) _Dry-Season Water Table(C2) _Sediment Deposits(B2) _Hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial imagery(C9) _Drift Deposits(B3) _Oxidized Rhizosphercs 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-Neutml 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(D7) _Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes No X - Surface Water Present? Ycs No X_ Depth(inches): Water Table Present'? Yes No X_ Depth(inches): Satumtion Present'? Yeses 14o X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Surface water Flowing in ditch year-round. Pit approx..9 feet and upslope from water's edge. US Army Corps of Engineers . Western Mountains,Valleys,and Coast—Firtal Version '-" - i i WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Manley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16,2016 Applicant/Owner:_Andy Ebbighausen_State:MT Sampling Point:SP-3,Wet-South half of ditch near cattails_ Investigator(s):_Barbara Vaughn_ Section,Township,Range: SW I/4.Section 31,TI S,R6E Landform(hillslope,terrace,etc.):wetland fringe south of ditch_Local relief(concave,convex,none): flat Slope(%): I% Subregion(LLR): E Let: 45°42'24.50"N" Long:_I I I°02'27.2"W_Datum:NAD83_ Soil Map Unit Name:Threeriv-Bonebasin Loam(556A)0 to 1%slopes NWI classification:no wetlands noted_ Arc 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 Arc 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:South segment of borrow ditch.Wetland that extends from cattail pond east of ditch. VEGETATION—Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum (Plot size: ) %Cover Spscics) Status That are OBL,FACW.OR FAQ'. 2 (A) I. 2. 3. Total Number of Dominant 4 - Species Across All Strata: 2 (B) =Total Cover Percent of Dominant Species Sapling/Shntb Stratum (Plot size: ) That Are OBL,FACW,OR FAC: 100 (A/B) I. 2. 3. Prevalance Index worksheet: 4. 5 Total%('over of M»Itinly hv =Total Cover OBL species x I= Herb Stratum(Plot size: 15 mdius FACW species x 2= I.Tvpha latifdia 40 yes_ OBL FAC species x 3— 2.Agrostis stolon fem 30 yes_ FAC_ FACU species x 4= 3.Daco lisg(omerata 15 no_ UPL UPL species x 5= 4.Sisy nbrium altissinmm 5 no_ FACU_ Column Totals: (A) (B) 5.Phleuru pretense 5 no_ FAC 6.Pna prwensis 5 no_ FAC Prevalance Index=B/A= 7.Epilobium ciliutum 5 no_ FACW_ 8.Juncus compresrus 5 no_ OBL_ 9 Hyrdophytic Vegetation Indicators: 10. X_Dominance Teat is>50% 11. _Prevalence Index is<_3.00 110_ =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum(Plot size: ) Remarks or on a separate sheet) I. Wetland Non-Vascular Plants' 2, _Problematic Hydrophytic Vegetation'(Explain) 110 =Total Cover Olndicators of hydric soil and wetland hydrology must be present, %Bare Ground in Ilerb Stratum unless disturbed or problematic. Remarks: US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version • SOIL Sampling Point:_SP-3-wetland 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 LOOZ Texture Remarks 0-14 10 YR 2/1 85 I OYR 4/4 15 C M silt loam_ sticky 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: liistosol(AI) _Sandy Redox(S5) _2 cm Muck(A10) Histic Epipedon(A2) _Stripped Matrix(S6) _Red Parent Material(TF2) _Black Histic(A3) _Loamy Mucky Mineml(FI)(except MLRA 1) _Other(Explain in Remarks) _Hydrogen Sulfide(A4) _Loamy Gleyed Matrix(F2) _Depleted Below Dark Surface(A 11) _Depleted Matrix(F3) _Thick Dark Surface(A 12) X_Redox Dark Surfaw(F6) 31ndicators of hydrophytic vegetation and _Sandy Mucky Mincra`IS 1) _Depicted Dark Surface(F7) wetland hydrology must be present _Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematicResnictive Layer(if present): Restrictive Layer(if present): Type: Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators tminiimrm of one required-check all that apply) Secondary Ind'cntom f2 or more wrmimd) _Surface Water(A[) --_ _Water-Stained Leaves(B9)(except MLRA _Water-Stained Leaves(B9)(MLRA 1,2, - - _ _High Water Table(A2) 1,2,4A,and 4B) 4A,and 46) _Saturation(A3) _Salt Crust(BI 1) _Drainage Patterns(B 10) _Water Marks(B 1) _Aquatic Invertebrates(B 13) _Dry-Season Water Table(C2) _Sediment Deposits(132) _Hydrogen Sulfide Odor(C I) X Saturation Visible on Aerial Imagery(C9) _Drift Deposits(B3) _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(B5) _Recent Iron Reduction in-filled Soils(C6) _FAC•Neutml"Pest(135) _Surface Soil Cracks(36) _Snorted 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) .X_Sparsely Vegetated Concave Surface(B8) Field Observations: Wetland Hydrology Present Yes XNo Surface Water Present? Yes No X_ Depth(inches): Water Table Present? Yes No X_ Depth(inches): -Saturation Present?Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Surface water flowing in ditch year-round. US Army Corps of Engineer: Western Mountains.Valleys,and Coast-Final Version WETLAND DETERMINATION DATA FORM—Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Manley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16,2016 Applicant/Owner:_Andy Ebbighausen_State:MT Sampling Point:SPA,Wet-South half of ditch,edge of wetland fringe Investigator(s):_Barbara Vaughn_ Section,Township,Range:SW 1/4,Section 31,TIS,R6E Landform(hillslope,terrace,etc.):wetland east of ditch Local relief(concave,convex•none):_flat Slope(%): 1% Subregion(LLR): E Lai: 45°42'24.41"N" Long:_111°02'27.26"W_Datum:NAD83 Soil Map Unit Name:Threeriv-Bonebasin Loam(556A)0 to 1%slopes NWI classification:no wetlands noted_ 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 I lydrology_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 I Is file Sampled Area Hydric Soil Present? Yes X_ No within a Wetland? Yes X_ No Wetland Hydrology Present'? t Yes X_ No ` Remarks:South segment of borrow ditch.Welland that extends from cattail pond east of ditch. , VEGETATION—Use scientific names of plants Dominance Test worksheets .-- Absolute Dominant Indicator - Tree Stratum (Plot size: ) %('aver qllec6es2 Ctatoc Number of Dominant Species � �•—°— That are OBL,FACW.OR FAC: —3' (A) I.2. e 3 ,� Total Number of Dominant 4. _ Species Across All Strata: 4 (B) =Total Cover Percent of Dominant Species Sapling/Shntb Stratum (Plot size: ) I That Arc OBL,FACW,OR FAC: 75 (AID) . 2. 3' Prevalence Index worksheet: 4. 5 ToW%Cover of-- Multiply hv. =Tatal Cover OBL species x I= Herb Stratum(Plot size: I5 radiuses FACW species x 2= I.Agrostis stolonifera 35 yes_ FAC FAC species x 3— 2.Tvplm latifolia 25 yes_ OBL_ FACU species x 4— 3.Dactvlisglonterata 20 yes_ UPL_ UPI,species x 5= 4.Phleum pratense 20 yes_ FAC Column Totals: (A) (B) 5.Julius compressor 5 no_ OBL 6.Poe pratetrsis 5 no— FAC Prevalance Index=B/A= 7.Epilobium ciliulum 5 no— FACW_ 8. 9 Hyrdophytic Vegetation Indicators: 10. X_Dominance Test is>50% 11. _Prevalence Index is 53.00 115 =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum(Plot size: ) Remarks or on a separate sheet) I_ _Wetland Non-Vascular Plants' 2 _Problematic Hydrophytic Vegetation'(Explain) 105_=Total Cover Olndicators of hydric soil and wetland hydrology must be present, %Bare Ground in I lerb Stratum unless disturbed or problematic. Remarks: -- US Army Corps of Engineers — - Western Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP4-wctland 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) 1/1 Type(D Loc(D Texture Remarks 0-12 10 YR 2/1 75 I OYR 5/2 25 D M silt clay loam_ sticky at 12" pockets of sand_ ®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 Soilsm: ' _Histosol(A]) _Sandy Redox(S5) _2 can 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(1`2) _Depleted Below Dark Surface(A 11) _Depleted Matrix(F3) _Thick Dark Surface(Al2) _Redox Dark Surface(F6) 'Indicators of hydruphytic vegetation and _Sandy Mucky Mineral IS[) X_Depleted Dark Surface(F7) wctland hydrology must be present _Sandy Gleyed Matrix(S4) _Redox Depressions(F8) unless disturbed or problematicRestrictive Layer(ifpresent): Restrictive Layer(if present): Type:cobble 12 inches bgs Hyric Soil Present? Yes X No Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primnry Indicators(minim m afore renuired-check all that ann ec lvl Snndary Indicator,17 or more renuiredl _Surface Water(A I)rr -Water-Stained Leaves(B9)(except MLRA _Water-Stained Leaves(139)(MLRA 1,2, _ _High Water Tahle(A2) 1,2,4A,and 413) -4A,and 4B) _Saturation(A3) _Salt Crust(BI 1) _Drainage Patterns(B 10) _Water Marks(B 1) _Aquatic Invertebrates(B 13) _Dry-Season Water Table(C2) _Sediment Deposits(132) - _Hydrogen Sulfide Odor(C I) X_Satumtion Visible on Aerial Imagery(C9) _Drift Deposits(133) _ _Oxidized Rhizospheres along Living Roots(0) X_Geomorphic Position(132) _ _Algal Mat or Crust(134) _Presence of Reduced Iron(C4) _Shallcw Aquitard(133) _Iron Deposits(135) _Recent Iron Reduction in'l'ilkd Soils(C6) _FAC-Neutral Test(135) _Surface Soil Crocks(136) -Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(DG)(LRR A) _Inundation Visible or Aerial Imagery(B7) _Other(Explain in Remarks) _Frost-Heave Hummocks(D7) _Sparsely Vegetated Concave Surface(138) Field Observations: Wetland Hydrology Present Yes XNo 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: Surface water flowing in ditch year-round. US Army Corps of Engineers - - - -- - - Western Mountains,Valleys,and Coast-Final Version !� • • WETLAND DETERMINATION DATA FORM—Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Mnnley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16,2016 Applicant/Owner:_Andy Ebbighausen_State:MT Sampling Point:SP-5,UPL-South half of ditch,upland edge of wetland_ Investigator(s):_Barbara Vaughn_ Section,Township,Range:SW'/.,Section 31,TI S,R6E Londform(hillslope,terrace,etc.):wetland east of ditch Local relief(concave,convex,none): flat .Slope I%): Subregion(LLR): E• Lot:45'42'24.41"N" Long:_I I 1*02'27.26"W_Datum:NAD83_ Soil Map Unit Name:Threeriv-Bonebasin Loam(556A)0 to 1%slopes NWI classification:no wetlands noted_ Arc climatic/hydrologic conditions on the site typical for this time of year?Yes X No_(If no,explain in Remarks.) Arc Vegetation_,Soil ,or Hydrology significantly disturbed? Arc"Normal Circumstances"present?Yes X No Arc 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 I Is the Sampled Area Hydric Soil Present? Yes No X within a Wetland? Yes No X_ Wetland Hydrology Present'? Yes No X Remarks:South segment of borrow ditch.Wetland that extends from cattail pond east of ditch. VEGETATION-Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Tree Stratum (Plot size: - ) %Cover SnecieV Number of Dominant Species I. That are OBL,FACW.OR FAC: 3 (A) 2. - Total Number of Dominant 3. Species Across All Strata: 4 (B) 4. =Total Cover Sapling/Shrvb Stratum (Plot size: ) Percent of Dominant Species That Are OBL,FACW,OR FAC: 75 (A/B) I. 2. 3. Prevalance Index worksheet: 4. 5. Total%('over of Multiply by =Total Cover OBL species x I= Herb Stratum(Plot size: 15 mdius FACW species x 2= 1.Daclvlis glomerala .30 yes_ FACU_ FAC species x 3— ` 2.Agrostis slolmr Jere 20 yes_ FAC FACU species x 4= 3.Poo praterrsis Is yes_ FAC_ UPL species x 5- 4.Tvplm latifolia 15 yes_ OBL_ Column Totals: (A) (B) 5.Juncus cornpressur 10 no_ OBL_ 6.Symphyntrichum laeve 5 no— FACU_ Prevalance Index=B/A= 7.Phleum pratense 5 no_ FAC_ 8. 9. Hyrdophytic Vegetation Indicators: 10. X_Dominance Test is>50% It. _Prevalence Index is 53.00 100 =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum(Plot size: ) Remarks or on a separate sheet) I• _Wetland Non-Vascular Plants' 2• _Problematic Ilydrophytic Vegetation'(Explain) I00_=Total Cover 01ndicators of hydric soil and wetland hydrology must be present, %Bare Ground in I lerb Stratum unless disturbed or problematic. Remarks: �- US Army Corps of Engineers-- — Wester Mountains,Valleys,and Coast—Final Version SOIL Sampling Point:_SP-5—upland Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (inches) Color(moi it) % Color(moist) % Type(D Loan Texture Remarks 0-10 10 YR 2/2 98 I OYR 5/2 2 D M silt clay loam_ pockets of sand_ 0Type:C=Concenlmtion,D=Depletion,R.M=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 Soilsm: _Histosol(A]) _Sandy Redox(S5) _2 can Muck(A 10) _Hislic Epipcdon(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(Al2) _Redox Dark Surface(F6) ''Indicators of hydrophytic vegetation and _Sandy Mucky Mineral IS I) _Depleted Dark Surface(F7) wetland hydrology must be present _Sandy Gleycd Matrix(SS) _Redox Depressions(F8) unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(if present): Type:cobble 10 inches bgs Hyric Soil Present? Yes No X Depth(inches): Remarks:higher chroma and low percentage of depletions does not meet hydruc soil criteria. Several holes dug in general area of SP-5. Rock layer between 8 and 10 precluded the excavation to 12 inches bgs. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators on mum of nne required check all that app,lyl Secondary indicators(7 or more reiluired) —_ - Surface Water(A 1) -^ - -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(B 11) _Drainage Patterns(B 10) _ _Water Marks(B 1) _Aquatic Invertebrates(B 13) _Dry-Season Water Table(C2) _Sediment Deposits(132) _Hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial Imagery(C9) — _Drift Deposits(B3) _ _Oxidized Rhizospheres along I-jving Roots(0) _Geomorphic Position(132) _Algal Mal or Crust(134) _Presence of Reduced Iron(C4) _Shallow Aquitmd(133) _Iron Deposits(135) _Recent Iron Reduction in Tilled Soils(CO _FAC-Ncutral Test(135) _Surface Soil Cracks(B6) _Stunted or Stressed Plants(DI)(LRR A) _Raised Ant Mounds(136)(LRR A) _Inundation Visible or Aerial Imagery(B7) _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): -- t Saturation Present? Yes No X_ Depth(inches): (includes capillary fringe) Describe Recorded Data(strewn gauge,monitoring well,aerial photos,previous inspections),if available: - -- Remarks: No moisture noted in test pit. _ US Army Corps of Engineers Western Mountains,Valleys,and Coast—Final Version WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys,and Coast Region Project/Site:Ebbighausen/Manley Road_City/County: Bozeman,MT,Gallatin County Sampling Date: September 16.2016 Applicant/Owner:_Andy Ebbighausen_State:MT Sampling Point:SP-6,UPL-South half of ditch,upland edge of wetland_ Investigator(s):_Barbara Vaughn_ Section,Township,Range:SW V..,Section 31.TIS•R6E Landform(hillslope,terrace•etc.):wetland east of ditch Local relief(concave,convex,none): Bal Slope(%): I% Subregion(LLR): E Lat: 45'42'24.41"N" Long:_I I I°02'27.26"W_Datum:NAD83 Soil Map Unit Name:Threeriv-Bonebasin Loam(556A)0 to 1%slopes NWI classification:no wetlands noted_ Arc 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 Iiydrologynalumlly 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 I Is the Sampled Area Hydric Soil Present? Yes No X within a Welland? Yes No X Welland Hydrology Present? Yes No X .Remarks:South segment of borrow ditch.Wetland that extends from cattail pond east of ditch. VEGETATION-Use scientific names of plants Dominance Test worksheet: Absolute Dominant Indicator Number of Dominant Species Tree Stratum(Plot size: ) %CnytL Species S[a[us That are OBL,FACW.OR FAC: 3 (A) I. 2. Total Number of Dominant 3. 4 Species Across All Strata: 4 (B) =Totol Cover Supling/Shrub Stratum(Plot size: ) Percent of Dominant Species I That Arc OBL,FACW,OR FAC: 75 (AID) . 2. 3' Prevalance Index worksheet: 4. 5. Total%('over of Mnlrinly by- =Total Cover OBL species x 1= Herb Stratum(Plot size: 15 radiuses FACW species x 2- 1.Dacrvlis ghnnerala 30 yes_ FACU— FAC species x 3- 2.Agrosris srolonyJ ra 20 yes_ FAC FACU species x 4- 3.Poo,pmlewis _ 15 yes_ FAC_ UPI-species - x 5= - 4.Tvpha latifolia 15_ yes_ OBL Column Totals: - (A) (B) _- 5.Juncus contpressus 10 no_ OBL_ - 6.Svmphyntrichum loeve 5 no— FACU_ Prevalance Index=B/A= 7.Phleurn pralense 5 no_ FAC_ 8. y - - - Hyrdophytic Vegetation Indicators: 10. X_Dominance Test is>50% I. _Prevalence Index is 53.00 100 =Total Cover _Morphological Adaptions'(Provide supporting data in Woody Vine Stratum (Plot size: ) Remarks or on a separate sheet) I. _Welland Non-Vascular Plants' 2 _Problematic I lydrophylic Vegetation'(Explain) 100_=Total Cover Oindicntors of hydric soil and wetland hydrology must be present. %Bare Ground in I lerb Stratum unless disturbed or problematic. Remarks: US Army Corps of Engineers - Western Mountains,Valleys,and Coast-Final Version SOIL Sampling Point:_SP-6-upland 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 LoctD Texture Remarks 0-13 10 YR 2/2 98 I OYR 5/2 2 D M silt clay loam_ OType:C=Concentration,D=Depletion,RM=Rcduced Matrix,CS=Covered or Coated Sand Grains. ®Location: PLrPore Lining,M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted) Indicators for Problematic Hydric SoilsG: _Histosol(A 1) _Sandy Redox(S5) _2 cm Muck(A 10) Histic Epipcdon(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(A 1 1) _Depleted Matrix(F3) _Thick Dark Surface(A_2) _Redox Dark Surface(F6) 'Indicators of hydrophylic vegetation and _Sandy Mucky Mineral IS]) _Depleted Dark Surface(F7) wetland hydrology must be present _Sandy Gleyed Matrix(S4) _Redox Depressions(Fill unless disturbed or problematicRestrictive Layer(if present): Restrictive Layer(ir present): Type:cobble 10 inches bgs Hyrie Soil Present? Yes No X Depth(inches): Remarks:Higher chruma and low percentage of depletions does not meet hydric criteria. HYDROLOGY Wetland Hydrology Indicators: Primnry Indicators Iminitnum of one mgpired.check all that ppp,ly) Secondary Indicators t2 or mom renniredl _Surface Water(A 1) —Water-Stained Leaves(139)(except MLRA _Water-Stained Leaves(B9)(MLRA 1,2, _High Water Table(A2) 1,2,4A,and 4B) 4A,and 4B) _Saturation(A3) _Salt Crust(BI 1) _Drainage Patterns(B 10) _Water Marks(B 1) _Aquatic Invenebmtes(B 13) _Dry-Season Water Table(C2) _Sediment Deposits(132) _hydrogen Sulfide Odor(CI) _Saturation Visible on Aerial Imagery(C9) _Drift Deposits(B3) _Oxidized Rhizospheres along Living Roots(C3) _Geomorphic Position(D2) _Algal Mat or Crust(B4) _Presence of Reduced Iron(C4) _Shallow Aquitard(D3) - _Iron Deposits(B5) _Recent Iron Reduction in Tilled Soils(C6) _FAC•Neutml Test IDS) _Surface Soil Cracks(B6) _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(D7) _Sparsely Vegetated Concave Surface(B8) 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(strewn gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: No moisture noted in test pit. US Army Corps of Engineers Western Mountains,Volleys,and Coast-Final Version ^— - APPEND/XB NRCS SOIL SURVEY Waters of fbe US Delineation Report-Ebbigbausen-Bridger Vale Subdivision — ' •� F Its,'�i IA t��1G�1 ��`N� 37"• .I ,••F y.. � �IJf�C�I ,Tri�����N�N� �I{ �1 � 603 515LAra � ti..l ~.�' .{ ,,� •�� �`'r' �1J't jIT : SLF 'I 1457A it <s°s' �'�• � -L � � '� •� ��.� � .. �,'� as7ri �rye,, z t. 8C'�T11tti- �.�'. `�i`�� 1�.• ,4- .,.��_.��-�•\ _"s...... .^o— rt� !'1N 1 LOCATION THREERIV MT Established Series Rev.GAR-JJU-RJS O6/2011 THREERIV SERIES The Threeriv series consists of very deep,very poorly drained soils that formed in alluvium.These soils are on flood plains.Slopes are 0 to 2 percent.Mean annual precipitation is about 15 inches,and the mean annual air temperature is about 40 degrees F. TAXONOMIC CLASS: Fine-loamy over sandy or sandy-skeletal, mixed, superactive, calcareous, frigid Typic Fluvaquents TYPICAL PEDON: Threeriv loam, in pastureland(colors are for moist soil unless otherwise noted). Oe--O to 4 inches;partially decomposed sedges,rushes and grasses;slightly alkaline(pH 7.8);clear smooth boundary.(2 to 6 inches thick) Ag--4 to 9 inches;dark gray(1 OYR 4/1)loam,gray(1 OYR 5/1)dry;few fine prominent brown(7.5YR 4/4) redox concentrations; weak medium subangular blocky structure; hard, friable, moderately sticky and moderately plastic; few very fine and fine, and common medium roots; 10 percent gravel; strongly effervescent;moderately alkaline(pH 8.0).(2 to 9 inches thick) Cg--9 to 29 inches; light brownish gray(1 OYR 6/2)sandy clay loam consisting of strata of sandy clay loam and sandy loam,light gray(I OYR 7/2)dry;common fine prominent dark yellowish brown(I OYR 4/6)redox concentrations; massive; hard, friable, slightly sticky and slightly plastic; few very fine, fine and medium roots; 10 percent gravel;violently effervescent;moderately alkaline(pH 8.4);clear smooth boundary. (15 to 31 inches thick) 2C--29 to 60 inches;variegated extremely gravelly loamy sand;single grain;loose,nonsticky and nonplastic; 60 percent gravel and 15 percent cobbles; moderately alkaline(pH 8.0). TYPE LOCATION: Gallatin County,Montana; 2,200 feet south and 200 feet west of the northeast corner of sec.2,T. IN,R. 1 E. RANGE IN CHARACTERISTICS: _Mean annual soil temperature-40 to 45 degrees F. Depth to lithologic discontinuity-20 to 40 inches Depth to seasonal high water table-0 to 12 inches _ Ag horizon Hue: IOYR,N,5Y;dry or moist Value: 5 or 6 dry;.3 or.4 moist Texture: loam,silt loam or silty clay loam Clay content: 18 to 35 percent Rock fragments:0 to 10 percent gravel Calcium carbonate equivalent: 2 to 15 percent Reaction:pH 7.9 to 8.4 Cg horizon Hue: IOYR,5Y or 2.5Y;dry or moist Value: 5 to 7 dry;4 to 6 moist Chroma: 1 or 2;dry or moist Texture: stratified sandy clay loam,sandy loam,silty clay loam or clay loam Clay content: 15 to 35 percent Rock fragments:0 to 10 percent gravel Calcium carbonate equivalent: 2 to 15 percent Reaction: pH 7.9 to 8.4 2C horizon Hue: 1 OYR or variegated;dry or moist Value: 5 or 6 dry;4 or 5 moist Texture: loamy sand,loamy coarse sand,sand or coarse sand Clay content:0 to 10 percent Rock fragments:35 to 85 percent--25 to 60 percent gravel, 10 to 25 percent cobbles Reaction: pH 7.4 to 8.4 COMPETING SERIES: Beavrock(MT)-have a seasonal high water table at 12 to 24 inches GEOGRAPHIC SETTING: Landform-flood plains Elevation-4,000 to 6,500 feet Slope-0 to 2 percent Parent material-alluvium Climate-long,cold winters;moist springs;warm summers Mean annual precipitation- 10 to 18 inches Mean annual air temperature-38 to 43 degrees F. Frost-free period-70 to 110 days GEOGRAPHICALLY ASSOCIATED SOILS:None listed. DRAINAGE AND PERMEABILITY: Very,poorly drained;moderately slow over rapid permeability. USE AND VEGETATION: Threeriv soils are used.mainly for pasture and wildlife habitat.Potential native J` vegetation may include tallreedgrasses, tall sedges and rushes, American sloughgrass, iris, willows, waterbirch,dogwood and silver buffaloberry,as well as other forbs,grasses,sedges and shrubs. DISTRIBUTION AND EXTENT: Threeriv soils are of small extent in Southwestern Montana. MLRA - 44B. - MLRA SOIL SURVEY REGIONAL OFFICE(MO)RESPONSIBLE: Bozeman,Montana. - SERIES ESTABLISHED: Gallatin County,Montana, 1997. REMARKS:Diagnostic horizons and features recognized in this pedon are: Ochric epipedon-from 0 to 9 inches(Oe,Ag horizons) Lithologic discontinuity-at 29 inches(2C horizon) Particle-size control section -from 14 to 44 inches(part of Cg,part of 2C horizons) Threeriv soils have a frigid temperature regime and an aquic moisture regime. ADDITIONAL DATA: Soil interpretation record-MT1640. National Cooperative Soil Survey APPENDIX C PHOTO LOG Wafers of the US Delineation Report- Ebbighausen-Bridger Vale Subdivision y f' � 1x 'gF "+ kti�> ¢5•. 1 ��q.ry y �3 s i<�,; .� Irell,1T•¢sf/ td�:ryt'.aaf�s �., Y� `tr:gy<`��•', � f� � #.� y�9F. �1Ys�� r ?e� e t', t ./.������>� �1 .? t 'I r6�" jt'IJr ,„rapa6 "r t ry.r•fzi [ /7✓LtCF'^`�'1� w.� V f "�'tp "'4+ h "rr}' ,r, 4 h.+Lr `.P:•r .1 � 'R"a's.�JJ j F., `e���� �1 ✓'.r"a�v. id� E <G� L( iqx t y(�. /' 6 ;9.�1y'9��J��,/�,'� dv�' f�Je'� !�,�•• / e ro �1` t F.� ��j I� '� o�i+ t. -fj" � � � � � ��.i'Y F b ��y,'J LIr^4� �• '�/ 4..t "NO ��M!>�-�'i44r^F� _:u���i�� �Y"W�1����y"ae�'��,'� '1' 4'� da'(t•.� tkl�t' � ,9.,�,t'�'i'. t..I-�, . < a2`�s�.,wr tinakir :rti 1v ,7yr{r I f KF r K f!I � . ,�• --r'" 'i��t1'k 1_6�� r'.^x��.nt M` t7f i .Te1 i�b 7 T�F`}��tF,;? �i� p +�;t��r �?����s� .. Al ' �y�zK, <3<<F•t'� E r �y� /+y . �;�iQ' r i�"y 'w�?, � i '� .fie'" �.r. .� t !r ,,yr SY4j�i Ef,` (� '�Y_ +•KINOW SS X�r�r�" �' r'Ib �; itt a4ll � l r.'". p.GrC �1F* .i "j d�Yy ` i�h •E'�' PRA 3 hy4y �Y�+ frri►-1 . 'lC,} ,- `j �_••��FJ �DJabr j f ` I �Y .. . 4„ Q►( � .�, • .�.S„{i i'§k LS�.y—,g..E.=ny } � 95 q3 v l6 W (n t r try' _. .. J � ,'14 Fb.-,�Tc'�y�`�� 'si.� A}`aR-�?'4.'�.,,��i:ci•.""".4j ����• 3c1✓ I .�y�'f L4��'�F ✓.�_ r+ _ . -.. ...x- ;y�fr- ,Y 2'�'`-- J _:G• ���FY' `.TI•�f� iti�•c�ti����s+•h�1�#y�!\o s> XF•��A$ _ A , 4 ,# l Photo' .The view is looking northwest at SP-1 at the edge of the borrow ditch on Manley Road. tz- 111;; 3�f�,xf r' "h �>; t" i�1 ,� r� ��'.. r Rt'_S�r��" d W�1 R 1f `•1 >lrw r '-, Its j3 • .��y..,�rf'� 'I` r'� Is �St"�,e' '��'t a�;``,;`a �fl 'll .�r. . • F'�R�%>jpti'�f� �'`•rf { � r1 �aF�F �i 1 J%S T � � r T� r! 'nsi •.;y'� i 5' � ',f� trill � ` � .S i�'I r; r- �R -•i.: r !:A j "'9� YtAti j /, ,i .ir 1 r . r 'Y .�. t L.RLA0. ti...o-f ,14rX'7'•' �1 J.r' 3 •, j•ti 1 i. rr ^`t�`i v��..i4• � �.r,.i •f, f f .. r+� ' 1 1�1'M1 �a 1�• f 1 'x��-3�.f, r �, .♦ is Ij Tr'�il}, `• r'.! -ON���� �r'��1.�t j •y�nr y}1'r 1��{{� .ry t� '����i' .1 j� 'r'� 1,.1. t�, %— �r4 � Iri~. r. + t ' 1 fr l•�.'T�l i'• �J, t`.,, ;,R��.ar i{,�•A; r yl r4y �9 fj '•r =\ •c t.:���s�� F' 1 `.,��.I r �' 1, r 1 d j 1 f '��`• < !?.} *C/ irF r t 7},r S s:•r +;� tif+ rc•�, �``7• 1i•a -\1, v 'i. l� f �i rictiz1t ./r. � b n v.��` ��L :� . � y�$._,� �� r�1 �b'�,� r. }r a..'• tfvr h'`�¢ R.{' �� +�. rrti 0. ��L f t}V � r ♦ � �r 'C I S r `� �aC ' rt / � '� .� r <� �aG. r ,y /ff Ifrr'�F�l 'i.lt t v�y. lrt "Ai # + ts�` �r ff� { ! }L a'° q_ o .li qt.u ? f + •�{` • x �k a,: 1 rrlttlfr yi.�:�+ yj Fir r rk� C �t f• {� ` ,1 •�`j y f-_.{,i. a� .1, jp� �`' `fY.lZ it % tt1 '����Rt Photi T-e view is of SP-2 looking northwest toward Manley Road. ra! •1< ♦ 't a, tj y - t a■ 0 • .P a l�j�QQ i�1 l.Tr'r�� _ �3�a1. S c p1 ; �i r�� a •P..i r t3 � ty� ' a ifi t � ����°5+'r'f,'�'sV��.rt�,�t""'.c�����(y/�xf �v N� � ! t[ � •, i 1 } 1 '1 TF Tit A�.q•'� r �v+ �••yr ,.� 3 rt! -►n a 4 } ,� i� �; lfnr ,ai a,r ���._it *sp ✓zt•/�n��` � Y �t q, (. -�S �r//�� ��,¢6 �r't y,�wn t•�\n 1(� ;�k,��. s 't`c��� .� �l t •,J�, ,�. - ry��.•7 �� JR rj�i w/ '/s� Any."a r• gg�(•a ♦ ('�'r - �.t.r. .ild, �^A7 �'vp j;z { tiR},r`� s;��t�: } •'Rry`�s S•>: a"�y� l� � � '*' as�y ��•l,. -ytf_ )CS��.a.'f}Jry� rYY�.yRP .,,j+`3{�..1!�r� �3dk• �ij.'Me-%,�c'�<`bsatt t-O: r �.6�� �•� �''""� 7 �.t,t d�ao, hs �, nk 7,i"`' +Ga ♦ s r 4 �y✓^+, rP r�-1, �A�P fly a / {� .+t � � �7�� Y>�`{:T�+\y a�r��r c t+r,�+ ��F . .� � i�/�y'/q' / yrl 1 �•i /i, {V � / Cx/,� (1 } the �?,.A � ner t - •r" 4� !�,' f`i i' r ..aranr► i t a t� i'.•� Y7 !d t f S . f a A y �. �' hef.y ()';( I�Ir���l ..� [' � i �R•a'S ,..��, �• �.(6'+r�, I ����7 � /^rmi_•% �rj!_.r�+1'�\.'�V�t -7;N�4y�` `F Photo 3. The photo is looking west toward SP-3 and Manley Road. r Tir �� h�,, �rr. •P i n� r+�ljf� fI l ` t� , f',lk" °11 S+rE y ..-,cr.� �"rr91 • !� e� g ky f/.,r �`�t 1,ad L ,�r�lvffis ���•r�c'r����*fuz`lf� � � }, �,�yr+ y3 l�r rT 1 t�ki'•'��J S��j Va� �,. � trry 5 Y�9ti (��q��.y '��'G�Y, - 1�? �j�'� a.�. qq�r!''*7''/l`i9 ��`'jr� -a`S�f�'r��i�`��i9 .Jra "'x+`m' 2r•ir��a'r ;C'.�S .1. � / mod. .„ !,/ 4' dt' i, i�157 x•�''�ldr .''�"�'t"`V, �}. L° i�i' �yJs 7� r0. '�`�.�,� �! r r z r s ?a�c3"ty/I�� } th'`r�'`fC J��.+ 5 S-w lT.�1ti"365` .�%'1��1���� `� i5 r•,�.��$ � - - r f�, - ':�" t, �a 1y.•N'3�`n 7 +� T 7, !y A f�1 J'E. �y 4i�}t"l'Y r 1'r• �17F \'R'y�,;y.�+..,t w '.' � J wa ,L�r}{t !$lr- f�'."4/I` j'Pt"I.'`�{{ry��'" f ���i p y ,tyfi Ty'' �ti lei 4sL,c�, ' r,�"Tr}t� �������i1�,�T+R `�'"r �..1r—�• �n� y� r,.y+rs-t, Jr� ✓ ° ¢.. Se �A 7 P �v , r. •�i•' �.`t•'r' K'F" ir`, 9�{ a" t�`'f'! !'� - ,llrl'�4 '�*'F=f �a���,�'r' �� d ����`�/�� lr,���r#>.�Y Q �1Y ' .�L 1 �`�; ,.• �v�.S' ;��`�',{ �k r r ,p��ji� �r"tgo��,„.rv',"r=f,, ✓�' �Ilf' '�'a'"fS�� Saml J f l�1 / / • ! �,} - , S . �y y ��•. �r',/f'( g'� �dv!',• '.,y. �1 C�,y7,��rsp} .�f.Y ( .•I � ��,44 �y�i;SN ��,.}'lF! - 3P > •-'r !>`aP,•Q•I 'tit ��q Grp f �,� z�°sy�t \ ?r, , iS J!�~$•/�-L�1�j a 4� - -..-..y. .. pry Jy� �.�.L`ir 1i... w!. Y. ;►L.i,'- ;�\1L:.�r} _dJiilttr1 Photo 4. The photo is looking at SP-4, east of SP-3. n a tr •. 1 .. r i! A�'F9�r7f�4 ,!�6• �' a�$,�+�1}� �� r7 ��%l`yy� i Aa�' �v t•� �d,'�'!� iw��iS� r1�t' ' ,,,.•� + � ,,� M� i,7`�S�''P���� ,��r ta�� � 5, w,., �t.r a��a+� rt�q�,� a�� , W"�',�9��7��'�a y�,t 'S{t` F.iJ + ����- r �� � �� fU`' ''/1��Fa• ,+,�n-�13� Ir @ {3y�NN T $! k�.yt, �y i• L+ u , 1 f11i aef� r3{.!i C .�l,y� '">N5�-� /` ' � S + Ie�J �T� 11�v� �t�tk , 4t "71ar, AI t6 Qf�tw dx All .,? I' .: f ��xk�'Y:y. �.+{x "i t 41 9f a•jlie � t �yYi:'$ �� �.� �.• ��,�'�' 1�� t '��ti 1 ���� �1,�'��5�'> �,�n 1},y 1j�.4sa �f�j'r�f"`t'R94rtTrlr� i..!' S e , -+v}•, r �F � ..,° fµl,�- F Ali A�,A7 't��6Sj�o'1��rV' l�RNA) �}'� 8� � t ~h`y � �', Ey a'{. 5, P{. ky � � rr� ga 4 + n�{.f•': t' 1i q. .{ �r.iii �t �f �ky�1�i �e�fl p�V�t� �� ��1'�4p�,1�' . �� �' i l' � �, �e� �'. l j+i '.a �,� � �. v c�,r+•',:h- +`t �FY�'?,'•G.i v).tir2 !f --. .- �� I •, j d I N� 'r 'i �� -, �jr ftYHgS � WIE, Photo 5. The photo shows SP-5 located outside the east edge of the south half of the wetland looking north. t - .���,;. �'�t�! � � ►y ',!'r' '.jet' .i 1 . yi 4�•'l� r 7�--fig.�' 7-Y Sr yfz.� .`t�+� 6 �,�•�1.!�.'+�N"�.� -.t 4 d r r ILI •q� t , Photo 6.0 The view is looming west at the ponded .vate- a=the south end of the south half of the borrow ditch(W-1). ♦iP;• ��';S"'ter e. . �1 ,r p L Z.'IF�'h•'. � 4 •,' � r ,yr'ry'9P�p�',;.�il `t,''41 � +$Z �4'r k e I.r� Y �;t , t p�a''Y t •t t i•�7 1 r�A .�)�a z � 1:�` )),;�, lY yF, ,��,�h(�FJ lt.�1 In yt)`(t�•, a � ,\_ ,�`.� :��n) {f, �F: ' �,:'l��� �c�if�i.NF`���1`�^'va�'�JI�'�) �,\{ r r�••'� li+�.�\Y�^�u"i1!• 1��+�e ^e �^`,'-• ��,, �t 1�i�}v l A ' •X' 4I�`�l (!!F t 1 j` +k 1\ ' ))lggl �c•`� },l t`��I,/,h It.y�• �Y IF\ irl rl;�.� . !MS t.. Ti � r,AFI \ 1 \I c�i'�1 ` €1 1, /.�1,1 ? .S �d'C.t+ y+� '.i� �•* x;, �````� ` 11 ,jell 1 ) i 1� 1 'Sh 4 1. �. 41+ r •t �� ,!'.3� .) jt a�•, 1 } i�ll✓Sl :1 `\!L'� ( 11r 1�' qr t� a(` 'i ! 1L� 1� l• , Y{ 1 i�F•i+ �1� .�). �,�111111 �� !,�1, �.J' 4 }� � �, `I1 ,M�pAlllt �� 11 ���:L � `riLt"�=>c avFnk�. .e,,1111 /�I',�� Alt � y •'' 1Y{r,l�t �' ,I�Ir4,1 �.ti1�� �`\r�1� �1 ;'��` •II II 1'�' 1 �ri• 1 iu'. t A'N y�-.tl��S,,t ' .� Y \ y1'1 II /' \1 I r .\ \+;1 �'. 1+ I �:`..IO1 I, r11�+�'rl , 4 � !4 .V -'l•'9"t rJ� � I�. � 1 1 1 d �6,1 •., 1'. 1 '9 1'� _!x`'��y,�'e���`.. i�,� � ,,.�� 1,9rS, 1 � 1�j ii \ .,r� �'� t JT��►`,'`+ y r .y�\li' �,• ,-.�- �` 1�f����t,�'�5,��\•s.�� $���lt ti afi 41 , l� •. �I 1 � l � ii�, �{ l(s�, '1'�� �� *yam ,C��i�r�y � C��� i- ,+,1. , I 1''.,�,� '• ! 11 �` �,jgy�i ri�a\ , ��vy°�. < r 1 tii \ � �` t �' .,, `I10 t\ r �• `\ \�r Dr l F'>'Cfi+L'�Ci'����5-y cy�'�,�; ,��4�$i,: �'„''.yi „\ ''''I 1 Y �• 1 i `� r �� �^ �,. j t ;)���\Y•1,yr O-M, Appendix D WETLAND DELINEATION EXHIBIT Wafers of fhe US De/ineafion Report Ebbighausen-Bridger Vale - - Subdivision LEGEND ml�iw.��ummyae.em.ml 1•aPrrn,z mK rwo..re®•rns>-.w.m 07 omac alp mrrz am } 1, ® oesl.m sumNR scan uNanc .+ am,rm Y4.RR Y¢K ��n —•—n 1 . �I 9.eai 1 01 I e Cm awe S,aP OµyATIM- A oravE I •.'A, •!�, ,�' omTwc,o.w Pala � •+ � Y��t ® PRePO;m sNmun sntu wronE I gaE X( weoPa�rwt NmINR � I TRACT s � �$a 5 t 11' rm w1e leamr ®„e a{.e�w Y.aP... ao„o a.enm j[g PFZMft M —o.—oneRc oloeuo atrnx LwE I I �'` is �—PeePOQe e•— wa LOOT,Or I L01 I •„ MmM1Ym t.aP.On nt o./(� ..N PROPOSLO.•euw SEKR SOT.KE —..—Pxaosco e•ewlR,un warn ww i .I ,� y _r oa.ro � •:! —.—PROWSLe ST m —Prmlosm srlu/re:,oenr Pam mrtaw I I ———————/———————————_— - fib' U PRapSED awe Nm QIIICR I -—.—'—•—.—�,�E�— —'—"—"•—.•—'—"—• —'A ; 1 ' oaalaTm mwos _ 1—————— �\" ` ..—,—•—.—.— � sa.M r..r OPEN SPACE ——————————— $ ..—._•.—._._ _"—._.— —.—�'� .\ \ cor,m,e N.IP.v.m MI LOT 12 ¢ Mmwnm \ •\\1 l'•' i T ry 1 G ——— } REMAINING TRACT .....nraalanw NING arrraao,Y..1 cu-I y cv.Y raT rowrw : -- , axYrmrarr ::.I '. . Tbp N wt.,m,rcw N LOT IS .r.m eva a�....ew.e��Ybpp�P erva Yos Ix rel-f4WYon rhrw.�y \ OP.rY Sabtlan Jq rld.Fd,r Yss I,bx1r R?CE:A aPrs ar rmr Ix m4gP,4 f.") ' ro.A,w. OaIaMY P.relr(vwrWN roMyf I \ GA LAATM PARK DRIVE l+ I I K I � I� I ao«jaors,n.a.2ae T1 014486 • i Drew Carter From: Marcie Murnion <marcie@gallatincd.org> Sent: Tuesday, September 13, 2016 8:55 AM To: 'Mike Balch' Cc: 'Barbara Vaughn' Subject: RE: Stream Classification Attachments: Manley Rd ditch 9-13-16.pdf Mike, We have the waterway as a ditch; attached is a map with that designation, as requested. Please let me know if you have any questions or comments. Best, Marcie Marcie Murnion DeBuff Gallatin Conservation District www.gallatincd.org 4o6-282-4350 x1 Like us on Facebook! From: Mike Balch [mailto:mbalch@chengineers.com] Sent: Monday, September 12, 2016 4:07 PM To: 'Marcie Murnion' Cc: 'Barbara Vaughn' Subject: FW: Stream Classification Hi Marcie, I was wondering if you had time to look at the classification for this watercourse. Thank you. Mike Balch, P.E. C&H Engineering and Surveying, Inc 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 406-587-1.115—Fax--406-587-9768 -- mbalch(aDchengineers.com Providing Civil Engineering,Structural Engineering,Land Surveying,Subdivision Design,Geotechnical Engineering,Septic/Water System Design and Soils/Concrete testing since 1994. C, H7wli EnQirleervrl$ E-31101 Surveying InC. 1W1 StoneHdge Drive•9crzernan,IVIT'.S9718 Phone(406)587-1115•Fax(4061 587-5769 we,w chengineers.cann•infofchengineers.com 'This message and/or attachment contains confidential information. Distribution of this information must be only to those of C&H Engineering and Surveying,Inc employees or individuals contractually approved to receive this information. If you are not the addressee and/or are not authorized to receive this for the 1 addressee,you must not use,copy,disclose,foroprint or take any action based on this message or any ikation herein. If you have received this message in error,please advise the sender immediately by reply e-mail and delete this message." From: Mike Balch [mailto:mbalch@chengineers.com] Sent:Thursday,September 08, 2016 3:01 PM To: 'Marcie Murnion'<marcie@gallatincd.ore> Cc: 'Barbara Vaughn' <bvaughnCc@montana.com> Subject: Stream Classification Hi Marcie, I'm working with Barb Vaughn on a project in Bozeman and was wondering if you could confirm the watercourse classification for us and provide a map showing the classification. I've attached a map of the property. Tim Staub from our office emailed you about two years ago on this as well and I've attached your previous response. Thank you for the help. Mike Balch, P.E. C&H Engineering and Surveying, Inc 1091 Stoneridge Drive, Bozeman, MT 59718 Phone: 406-587-1115 Fak: 406-587-9768 mbalch(d)chengineers.com Providing Civil Engineering,Structural Engineering,Land Surveying,Subdivision Design,Geotechnical Engineering,SeptiONater System Design and Soils/Concrete testing since 1994. Engineerin,g and Surveying Inc. IW111 Sooneaiidge Drive•Bozeman,IVIZ 59718 Phone(406)587-1115•Fox(A061587-9768 v,,t:v;chengiineemxcm•info@chen*eem.com 'This message aid/or attachment contains confidential information. Distribution of this information must be only to those of C&H Engineering and Surveying,Inc employees or individuals contractually approved to receive this information. If you are not the addressee and/or are not authorized to receive this for the addressee,you must not use,copy,disclose,forward.print or take any action based on this message or any information herein. If you have received this message in error,please advise the sender immediately by reply e-mail and delete this message." 2 10, ' ° o 4 �+. 7 U 47 ` T,QL, 0 0 MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATION ISTRICT SUPERVISORS AND OTHERS IRRIGATION STRUCTURES Selecting an appropriate design Stream form and function • Diversions should accommodate natural stream geometry and and channel dynamics. • .w, • Evaluate stream width-to-depth ratio, and match �. these dimensions if possible. • Diverting water leaves less water in the stream to carry the same sediment load, likely leading to aggradation and channel instability. Channel stability and capacity considerations Careful design helps reduce impacts to the stream and • Ensure that vertical and lateral channel stability is cuts maintenance costs on irrigation diversions. adequate. • Evaluate effects of permanent rock weir versus removable structure (permanent structures may aggrade). • Permanent instream structures should not restrict channel capacity when not diverting water. Period of diversion • High Water Operation—ability to regulate peak intake rates is important to prevent ditch failures. �'.� • Low Water Operation—maintaining sufficient head to fill ditch can be challenging as stream drops. X ;0 C — • Year Round Diversion—icing and regulation of flows may make year-round diversions difficult. 0 D • Type of Structure—permanent and temporary structures each have advantages. C 4 ;0O mz Headwater elevation required • Required ditch operating elevation and high/low water.elevations in the stream should be estimated!- • "Checking up"of water should be kept to the minimum height required to divert adequate irrigation water. • Diversions requiring minimal checking of stream elevation include rock weirs,barbs, and temporary cobble berms. • High head installations require structural methods, and may have greater impacts on channel stability. • High head and even low head structures can pose a hazard to boaters and anglers. Fish passage • Fish passage can be impeded by structures with drops exceeding 1 foot, or drops with poor entrance conditions and staging pools. • Flat sills or diversion floors downstream of drop structures impede fish passage. • Low head structures promote good fish passage. • High head structures require some modification to facilitate fish movement. • Fish ladders can be incorporated into the design if water availability is adequate to allow a flow of several cubic feet per second to continue past the diversion. • In some cases, a"wasteway"ditch for return of excess diverted water can provide fish passage around an irrigation structure. • Fish screens can be used at irrigation inlets to prevent fish from entering. 4.1 • 0 MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS CONCRETE / WOODEN PIN & PLANK DIVERSIONS Formed concrete diversions are generally similar to". ::;E< • in form and function to standard wooden pin and •a plank type structures. Applications • High head check structures (greater than 3 feet). • Low width-to-depth ratio channels. • Concrete is preferred when frost heaving couldr damage a wood structure, or a special shape or •-;, y �'0� function is required(pneumatic spillway gates, fish ladder, or a combination bridge crossing anddiversion). Concrete maybe preferred to wood for longevity.This structure is not fish friendly because of the height of the drop and the flat slab downstream. Design and construction N z techniques M The open area of an unchecked diversion U should accommodate the bankfull width of the stream. N • Structures should not impede floodplain function. • Collapsible or removable braces are recom- mended in streams that carry significant �.-`!�; fit•. a _ amounts of woody debris or have a history of ice jams. • Keep stopboards under 4 feet in length for ease of handling. Wooden diversion structures have a limited life but are • Wingwalls must be of adequate length to retain easily constructed. _ fill materials. • Provisions for fish passage should be - _ considered. 7Backwater can cause bedload gravel.to • A sluiceway can.be designed in the floor to ate,destabilizing the stream channel. enhance fish passage at low flows (post and spring peak flow can damage'the' irrigation season). structure if flashboards are left in place. • Standard designs are available throughNRCS • It may be difficult to adjust or remove stop offices. boards during spring floods. • Fish passage may be impeded unless mitiga- tion measures are designed into the structure. • Avoid restricting the channel cross section with abutments. • Avoid placing a sill or slab above or below the grade of the existing stream channel. • Avoid creating boating hazards,if possible. 4.2 MONTANA OEAM PERMITTING: A GUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS ROCKY AND W WEIRS / VANES Rock V and W weirs are used for grade control and can provide a means of diverting irrigation water in situations where a permanent structure will not cause "' problems with channel stability. Rock weirs are appropriate on wide shallow channels where adequately sized rock is available. Use a"V" shape in narrow channels and a"W"shape in larger channels. Do not use weirs if a permanent change in bed elevation will adversely impact channel stability. Applications • Control channel bed elevation. This weir has a relatively flat profile(without"cap" • Help guide water to ditch entrance. rocks)typical of an installation to check water at irrigation diversions.Caution: sediment transport can • Promote bank stability by reducing grade and be reduced,causing channel instability in high bedload focusing flows to the center of the channel. rivers. Design and construction techniques • Rule of thumb: maintain a 1 foot drop or less over each structure. n • Large angular boulders are best to prevent movement during high flows. -I • Use footer rocks to prevent scour and undermining. � O • Increased weir length means less fluctuation in water height with changes in discharge. cmi> z • Pools will rapidly fill with sediment in streams transporting heavy bed loads. • Channel stability in meandering,gravel bed rivers can be very sensitive to weir design(shape, alignment, elevation, etc.). • Boulder weirs are generally,more permeable than other materials and might not perform well for directing low flows. • Voids between boulders can be chinked with smaller rock and cobbles to maintain flow over the crest. Caution: this reduces sediment transport capacity and can severely impact the channel. • With center at lower elevation than the sides,weirs will maintain a concentrated low-flow chan- nel.Note:See weir description under "Hard Engineering Methods"(pages 6.2 and 6.3). 4.3 • MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS GRAVEL BERM DIVERSIONS Annual construction of gravel berms for irrigation diversions in rivers using heavy equipment has gener- ally been discouraged by permitting agencies. Impacts on channel stability and fisheries can be significant. ) Gravel berms may be appropriate: • When impacts to channel stability and fisheries are judged to be minimal. .,, .• .- • On larger braided rivers where permanent structures are not feasible. • When alternative practices are unavailable. �. 1` y> Alternatives Gravel berms are essentially an extension of the ditch. • Ditch cleaning to improve capacity. Relocating the ditch entrance upstream may reduce the need for instream berms. • Low head rock V or W weirs and barbs. • Relocation of ditch entrance upstream. 1 • Conversion to pumping station. d j. • Infiltration galleries(generally less than Z w 5 cubic feet per second). Design and construction N techniques .h • The gravel berm should be constructed to the minimum level needed to divert water. ,.0 • No gravel should extend above low water tic elevation. Berms,like barbs,can direct flow against the opposite • The length of berm and encroachment into bank and cause erosion on the other side of the river. the channel should be kept to a minimum. • The berm should be knocked down or re- moved after the irrigation season to reduce impacts to the river channel. • Leaving permanent berms in place can • Minimize disturbance of streambanks and destabilize stream channels. vegetation when using heavy equipment. • Construction of berms can disturb • Consider hauling gravels to site rather than incubating eggs and-spawning fish. excavating to avoid destabilizing the • Alternatives to berms should be considered streambed. whenever feasible. 4.4 MONTANA STKEAM PERMITTING: A GUIDE FOR CONSERVATIO0ISTRICT SUPERVISORS AND OTHERS INFILTRATION GALLERIES Infiltration galleries are constructed by burying rings, perforated pipe, or well screen in or adjacent to the stream channel,and daylighting the pipe in an open ' ditch downgradient. Infiltration galleries may be appropriate for: 9._ • Cobble and gravel bed rivers with low silt accumulation(Rosgen B and some C channels). • Smaller(less than 15 cubic feet per second) diversion rates. • Preventing entrapment of fish. • Laterally unstable channels where conventional structures fail. Infiltration galleries make use of buried screens • Debris-laden channels. or perforated pipe. Design and construction techniques • Infiltration galleries require adequate hydraulic gradient(ditch-water slope). N _ • Engineering calculations are required to size the length and diameter of screen. • Size of slots or perforations depends on riverbed gravel sizes. C • Provision must be made to prevent scour exposure of buried screen. 0l • Must provide access to allow backwashing(cleaning)of screens. z p rn z N • Annual maintenance is generally required with air or water backwashing to remove silts from the system. • Channel downcutting,scour and fill,or migration can expose and damage the pipe. • Design by an experienced engineer is recommended. 4.5 MONTANA STREAM PERMITTING: A CiUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS INFLATABLE GATE DIVERSIONS Inflatable rubber or fabric bladders are most common as spillway control structures on dams. Water inflat- able bladders can also be used alone without perma- nent structures for temporary diversions at construction sites or to control flooding. Both structurally supported and unsupported bladders may serve as irrigation diversions. Use inflatable bladders: . r- • When precise control of headwater conditions is needed. a • When automatic control is desired. • As an alternative to berms. Inflatable bladder gates are generally used in specialized • To allow the release of diversion during flooding applications where precise control of water is important. or emergencies such as debris jams. • To help prevent ditch failures by improving control over diversion rates. Zw Design and construction techniques • The base structure is similar to a concrete diversion structure. Fe • Precise concrete forming is required. — y • Steel assembly is bolted to concrete. • Steel panels fold nearly flush with structure when deflated. • The compressor system requires electricity,but can be solar powered. • Available in sizes suitable for small diversions. • Engineering design recommended. • Bladders are sturdy,but can be damaged by debris,ice scouring,or excessive gravel deposition. • Maintenance and electrical requirements may limit applications. • Hire an experienced engineer to design the structure. 4.6 MONTANAOSEAM PERMITTING: A GUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS FISH PASSAGE Fish passage is often impeded by irrgation structures, especially check board structures that span the width of the channel. Fish passage is especially critical t f during spring and fall spawning runs. Fish passage is promoted by low head diversions such as rock wears,but is limited by high head diver- sions (flashboard structures),unfavorable velocity, or approach conditions (a common problem with culverts). Trout are detered by drops over 1 foot, especially if there is no approach pool. Types of fish ladders include baffles,pool and weirs, and controlled side channels. Pool and weir structures can be made of natural materials or engineered structures. Design considerations NL �---� • Maintain drops of less than 1 foot per structure. j • Provide an entrance pool before a drop, and an Vf exit pool after a drop. ;0 • A series of stop boards in 0.5-to [-foot steps C through wood floor structures offer adequate - n y i. passage if flows are sufficient(more than 1 cfs). ►- ", C -� • Fish passage requires allowing several cfs i N z ' to flow past a diversion during spawing runs. • Constructed channels or waste ditches can provide passage around irrigation structures. WK • �. - '. " The flat floor and high drop of a pin and plank structure limits fish passage unless fitted with a fish ladder. t ' Denil fish ladders have a series of baffles to a1Low fish passage for small diversions. Denil fish ladders should be long enough to ensure that the outlet end is submerged during operation. 4.7 0 11 MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS FISH SCREENS Fish screening Using fish screens on diversions prevents the loss of both juvenile and mature fish in irrigation ditches. Almost any size diversion can trap significant numbers of fish. Reducing flows to 25 percent and then closing ditches gradually over several days may allow fish to migrate back to the main channel.Although flow rates cannot be regulated under the 310 Law,voluntarily - avoiding excessive diversion rates can help reduce fish j f losses throughout the irrigation season. Fisheries agencies can help with design and funding portable drum screens are suitable for small flows for fish screens. Standard designs include flat screens (less than 3 cfs). with brushes and rolling drum screens. Infiltration galleries also can provide excellent fish protection. W z Design considerations O � • Screen mesh size is typically 1/8-inch to 5/32- - Q F— inch to protect fry. D • Approach velocities to screen should not F- exceed 0.4 feet per second. • A bypass pipe(commonly 10-inch diameter) or channel is needed before the screen to redirect fry to main channel. • The bypass may require 0.5 to 2 cfs of water. • Leakage around screens must be prevented with Large drum screens can accomodate a wide range well-maintained rubber gaskets. of flows(from 5 to 50 cfs or more). • Self-cleaning screens may include a paddle wheel, electric power grid, or solar power. • Costs vary depending on design, but range from $1,000 to$3,000 per cfs of diverted water. • Screening should be designed by an experienced Y professional. • Icing,peak flows,debris,and vandalism can readily damage screens. • All screens require periodic maintenance including debris removal, lubrication,seal replacement,and protection from ice damage. Fish screens are effective for preventing fish loss in • Carefully Control the diversion rate t0 avoid Over- irrigation ditches.A by-pass channel is needed to redirect loading the screen capacity. fry to the main channel.A flat screen relies on brushes to clear debris. 4.8 MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATIOMISTRICT SUPERVISORS AND OTHERS HEADGATES Standard headgates Waterman C-10 and R-5 slide gates Waterman gates are standard for small to medium diversions on all stream types. „ C-10 gates work well when: • Round culvert meets diversion needs. • Positive seal for control of diverted water a►: is needed. . . • Adjustable diversion rates are important. R-5 gates may be preferred when: A C-10 gate generally benefits from a headwall to • Using squash pipes, or wood headwalls in medium stabilize fill.Rock can work,but the slope leaves the gate frame exposed to ice and debris. to large diversions. • Some leakage is acceptable and ice formation is not a problem. Wooden gates - a _,`- • Constructed with a dimensional lumber box and -r _ '-; 1r' n 3 flashboards to control the diversion rate. �► -J >_ �'. • Use on small diversions needing an inexpensive z O inlet gate. ",� �� �p -, ;-. . y Z • Some leakage occurs through the stopboards, which can cause icing problems Typical prefabricated metal R-5 headgate structure used Design considerations for squash or arch pipes. • Place headgates in a protected position to avoid damage by ice or debris. � • Placement on the outside of stable meanders - r more easily captures flows, but also more fish. • Placement on inside of meanders results in sediment deposition at the gates • Use adequate fill to bed and bury the pipe. • Headwalls are often required to retain fill. • Headgate should be sized in accordance with the water right for that diversion. '�� - • Consider installing fish screens(see page 4.8). This is a well-constructed gate with wingwalls and positive control at high flows. 4.9 MONTANA STREAM PERMITTING: AIDE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS DAMS AND DAM SPILLWAYS. Dams,berms, and dikes must be designed to be stable during saturated conditions.All dams and impound- ments,whether on-stream or off-stream,require an - emergency spillway to safely pass peak flows without + t �•;{ :.` eroding. Design considerations • Dams generally require engineering design to ensure that fill materials and foundations .-a are appropriate. a • All dams must include emergency spillways This unique drop structure is a concrete channel studded capable of safely carrying the 25- to 100-year with rock to slow velocities.Structures are more flood. commonly large rock or formed concrete. • Spillways must be designed with adequate freeboard to prevent overtopping of unpro- tected areas of the dike or dam. _ • Earthen dam slopes must generally be shal- z0 W lower than 2:1 slopes (commonly 3:1 or less). ' • Dam spillways can be rock, concrete, wood, U or geotextile-lined vegetated swales. • Consult with a qualified professional beforeCe N constructing dams and spillways. r • Construction of new dams on perennial streams may Canal checks,or outflow pipes,are commonly used on be limited by fisheries,floodplain,water rights,or small ponds to control water elevations.Canal checks other environmental considerations. and standpipe structures do not substitute for emergency • On-stream dams tend to accumulate silt,impede fish spillways. passage,and may raise water temperatures. • Many small dams do not have adequate spillways - and are prone to failure during flood conditions. • The appearance of leaks on the dam face or at the toe may mean failure is imminent,especially if seeps are muddy or turbid. • Dam designs should be reviewed by qualified - professionals. • Also,see concerns listed under"Ponds(Impound- ments),"page 2.3. 4.10 MONTANA STREAM PERMITTING: A GUIDE FOR CONSERVATIOiy DISTRICT SUPERVISORS AND OTHERS FLOW MEASUREMENT DEVICES Water rights and flow measurement The Montana Department of Natural Resources and Conservation or irrigation districts may require mea- surement devices on diversions and ditches to verify correct water diversion rates. Flumes located in ditch channels do not require the 310 permit for installation. y, - Parshall and Montana flumes • Are most common in larger ditches and flat gradient applications where backwater needs must be kept to a minimum. Parshall flumes cause minimal backwater,and work well • Allow passage of sediment and debris. in low-gradient applications. • Can be designed to measure both high and low flows with an insert. • Are available in pre-fabricated steel and fiberglass. • Require suitable bedding material or concrete to prevent leakage around the structure.' • Become inaccurate if not level. n D Rectangular,V-Notch, and Cipoletti weirs o • Are common in smaller diversions. ., m • Create backwater in the ditch because an upstream ' pool is required. ` µ. • Can catch sediment or debris. }•. • Can block fish passage out of a ditch if no entrance pool is present below the drop. The Montana flume is a shortened,less accurate version of the Parshall. Design considerations Types of flumes • Select the size of device based on both minimum y flows and maximum capacity. • Parshall Flume—less drop required, • Flat gradient ditches require devices (such as larger diversions. flumes) that create minimal backwater. diversions.- Flume inexpensive version • Proper installation is required for accuracy.The of Parshall, less accurate. device must be level,with no leakage or settling. • Trapezoidal Flume—lower backwater • Approach conditions for weirs require low over range of flows than Parshall. velocities and"contracted"conditions for HFlume—requires significant drop, accuracy. best for canal turnouts. • Locate the device away from the ditch entrance • Adjustable A Flume—similar to to prevent damage by ice and debris. Parshall but can be adjusted once • Design assistance is available from NRCS and installed for proper drop through flume. water resources professionals. 4.11 MONTANA STREAM PERMITTING: A GU DE FOR CONSERVATION DISTRICT SUPERVISORS AND OTHERS FLOW MEASUREMENT DEVICES (continued) Many types of specialized flow measurement devices are available beyond the more common types of flumes and weirs mentioned here.NRCS or other water resources professionals can help select and site appropriate devices for flow measurement. Open channel flow • Stage-discharge measurements can be used to develop a rating curve for an open channel with w a staff gage. • Rating curves are developed by taking flow This large concrete structure functions as a cipoletti measurements with a velocity meter at several type weir. different flow rates. • Weed growth can shift the stage-discharge relationship during the irrigation season NAM - (especially in low-gradient ditches). • Culverts can be used to estimate flow if condi- ZO W tions are"inlet controlled."This condition occurs when flow is constricted and it drops16 �+ F C•s Uas it enters the pipe. l t • Open channel rating curves developed for staff 1 A N gages are not always an acceptable technique for water rights purposes. '' Stage-discharge relationships can be developed for open channels(or culverts)to monitor flow in ditches. • Sizing a measurement device(or headgate)smaller than the water right could eventually forfeit the water right. • The device must not restrict the channel if placed in natural stream. • Access to the ditch easement for installation may be limited,making maintenance of structures difficult. Rectangular weirs can be used to estimate flow if pooling of water behind structure is acceptable. 4.12 111 u ( I WGM GROUP WWW.WGMGROUP.COM I 6ALLATIN ' V I I — — _. — — DRIVE O F Mp x�:r'•a>>,c;:,: PARK tit ry� PARK ( �'::.. •�..; �;t�:z;'>Ei �'ii: .:;... .: ,• PRO.IEGT 1 RACOW v •a+f \r. \\t ... 2i yOJ,��CENSEO,,\b . I� t'Y•. ati;r PE AR ql - 4.64 AG. ">> ------------ >'> -- I I - W GRI FI > Of VICINITY MAP w m J l_ N W I I 5PAGE t _ :; s►�r INDEX of i ( I _ I r 1.14 AG \ ` , Y— LI O COVER SHEET-FEBR E 15,2019 W O �� F LI.1 PARKLAND IRRIGATION PLAN-FEBRVARY)5,2019 I _ - - .- -- - - _ _ L2.3 L12 PARKLAND IRRIGATION DETAILS-FEBRIIARY 15.2019 > — ---- L2. PLANTING PLAN:RESIDENTIAL AND FEER)5- 15.20lRY 15,2019 . _ L2.2 RESIDENTIAL AND MEDIANS NOTES-FEBRUARY 15,2019 O f L23 PLANTING PLANT OPEN SPACE-FEBRUARY 15,20I9 Z \ L2.4 PLANTING RAN.PARK-FEBRUARY 15,2019 U ' L25 PLANTING DETAILS-FEBRUARY 15,2019 courAc INFORMATFON W BRIDGER VALE.LLC Z ItWO ANDY PO Box 9X 3O GHNf�EN,EBBIGIWf�EN HOMES BOZEMAK MT 59,4I ' ` 406-581-9660 V 60 O 60 120 V) BRIDGER VALE PUD I/�y,�w.gPE ARLNITECT 'w PLAN SCALE-FEET '"GM`'RO'F _ 0 V �j 109E MAIN ST STE B z co !_.MI FNF.INFFR CAN ENGINEERING t SURVEYING,INC. ' W M ' 1091 STONERID6E DRIVE LJJ BOZEMAK MT 591IH 406-551-II15 '— PM69- PANT DATA ADDRESS.MANLEY RD,BOZEMAK MT 5R,15 LE6AL DESCRIPTION. 531,TOI 5,R06 E,6.05.15,,REM '/�` �/"11 1 r L REN9ONS A TRACT SY14 6.4,2AC ` I.11�'`y' Na oESCinPnaN DATE PROPOSED USE.RESIDENTIAL C FUTURE GOMMERLIAL PROPOSED ZONING.REM 1 I ZONING, GALLATIN CO1.MY MI TOTAL SITE, G.4,ACRES I ; FEB 15 2019 L 00 - D'EPARTMENT OF COMMUNITY DEVELOPMENT LAYOU,'° oD�Ie SURVEYED. DESIGN: LRR DRAFT: SAY APPROVE: UM p OAT-: FEBRUARY 15,2019 N L1 .0 2 3 4 OHE-au DNE-DHE ,� - E EXTENT 3. DF WORK WGM GROUP I MA �• '- �� r._� / 5 WWW.WGMGROUP.COM '--c LESSA R. 2 G P INN OF ONN G710N RACOW - •_ _ _ �„ -. h PPG 15 EXISTING I'COPPER CITY WATER _ \\ 1• v SERVICE LINE TH STATIC.PRESSURE OF 274 ' / 16P51,LOCA WITION APPROXIMATE. TAP LINE W \�•�n\n 6 ( AND SET ATER M R ETE IMPLEMENT A /� \\ PRE95UFZE REDUCING VALVE.THIS SYSTEM IS n�'n 9 \ I 3• 4PE ARC. DESIGNED FOR A I'WATER METER WITH 5OP51 1 / , �n (( \ ( I STATIC,PRE'f�I1RE,20GPM DESIGN CAPACITY 7 AND MAXIM"WORKING OF 4OPS1. / \/ / �• \ . 1! 1• � �� V4• SERVICEYNE ' \ p > 1/4�I I p IRRIGATION LEGEND DETAIL DETAIL EQUIPMENT REF. HUNTER 5PRINKLER/ROTOR HEADS P51 RADIUS GPM REF. IRRIGATION NOTES POINT OF CONNECTION 1.MP CORNER-ADJUSTABLE ARC 45-105' 40 8-14' 039 b I. CONTRAC.TOR RESPONSIBLE FOR PROVIDING 10. ALL COMPONENTS OF IRRIGATION SYSTEM SHALL co ® PRESSURE REOUGIN5 VALVE Q MPIO°0-90-ADJUSTABLE ARC.90-210• 40 8-14' 021 '�LI.2. IRRI6_EllO OF INST5 L OWNER AT BE INSTALL®AND PROPERLY HEAD CADJUSTED R \ �. \I�{3• U)OF 80 P51 OR 6REATHRI COMPLETION OF INSTALLATION PROVIDE ADEQUATE HEAD SPRAY HEAD COVERAGE Q MPIOOO-180-ADJUSTABLE ARC.90-210' 4p 8-14' 0.42 AND MINIMIZATION OF OVER ETC, ONTO WALKS, BAGKPLOW PREVENTE2 ��.., 2. LAM75CAPE RESPONSIBLE TO INFORM WILDIN65,PARKING AREAS.ETC. \ FEBG°MODE.LF860,Y OR APPROVED O MPlovo 360-AD usrABLE AiRG 360 40 a Ia' osa OR CHANGE NEEDED T of ANY DI5CJREIRRIGATION - EOIAL INSTALL 12'ABOVE GROUND IN MANE. L1'2' OR CHANGES NEEDED TO THE IRRIGATION It. ALL PIPE SIZES INDICATED ARE MINIMUMS. APPROVED HOUSING INSULATE PER v MP2000-90-ADJUSTABLE ARC 90-2I0' 40 13-21' 0.43 DESIGN.IF GOMRACTOR MAKES CHANGES TO CONTRACTOR MAY NOT DEGREA5E PIPE SIZE _ c MANUFACTURER RECOMMENDATIONS THE IRRIGATION DE516M WITHOUT NOTIFYING THE LARGER PIPE SIZES MAY BE USED AT NO z BALL VALVE a MP2000-100-ADJUSTABLE ARG 90-210' 40 13-21' O.TI AN ARCHITECT,CONTRACTOR ASSUMES ADDITIONAL COST TO OWNER PIPE SIZES NOW T-560 OR APPROVED EQUAL 3 FULL RE5PONSIBILITY OF THE IRRIGATION INCREASE IN 51ZE DOWNSTREAM OF NEXT SPRAY I� CLOSED IN WINTER AND FOR MAINTENANCE `.L12: O MP2000-360-ADJUSTABLE ARC.360• 40 13-21' 1.48 SYSTEM DESN6N AND FUNCTIONALITY. HEAD,AS SHOWL $ STOP AND WASTE VALVE • MP3000-40-ADJUSTABLE ARC 90-210' 40 22-50' Osb 3. CONTRACTOR TO VERIFY STATIC PRE55LOZE IN 12. INSTALL ALL IRRIGATION PIPE AND CONTROL q\ \ ��// WATT5 SERIES 5650OA36WI,OR APPROVED THE FIELD PRIOR TO BIDDING AND WIRES IN MINIMUM 4'PVC.SLEEVE BELOW ALL \ I ct EWAL MP3000-180-ADJUSTABLE ARC 90-210' 40 22-30' Is2 GOWTRa1GTION.IN THE EVENT OF A PAVED 5URFAC.E5 UM�f OTHERMSE INDICATED �\ A/ 4 DISC.REPANC.Y,CONTRACTOR SHALL NOTIFY ON THE PLANS. INSTALL 5LEEVES PRIOR To I L-L UJ U C fa HUNTER PGVV OR APPROVED EQUAL.SIZE AS L12; MP3000-360-ADJUSTABLE ARC,360• 40 22-30' 3.64 W�5GAPE ARCHITECT IN MnHr,OF ANY PLAGB¢NT OF PAVET@R5 AND PA E ENT G ONAHSES NECESSARY TO PROVIDE THE 5UB-BASE. PO RE PAVEMENT EXI5T5 BORE AND � \ p HIP REWIRED OPERATIONAL PRESSURE AND FLO•.IF PLACE SLEEVES. @° QNGK CABER `12 P91 ENG X GPM NOTIFICATION 15 NOT RECEIVED,CONTRACTOR ^ HUNTER HG_44LRC,OR APPROVED EOIAL �$-! A551UMS FULL RESPONSIBILITY FOR SYSTEM 13. COORDINATE IRRIGATION POINTS CONNECTION \ Z INSTALL IN b'VALVE BOX RZWSI8-25-GV-ROOT ZONE WATERING 45 3'o x 18'CDtO251 tL1.2 AND LOCATION OF PUTOMATIG CONTROL VALVES \ 10 Z p OPERABILITY. WITH PROJECT MANA6EZ COORDINATE ALL Q cLLgvINS T SYSTEM.SYMBOL INDICATES TWO(21 PER ° 4 bE T 2X PIPE DIA}�TE2 AS SHOWN(MIN.4'DIA)SON. w.2, Tom- 4. PROVIDE PRESSURE REDUCING VALVE IF WORK MTN OTHER TRADES,IE.aECTRIC.AL. PRESSURE EXCEEDS 80 PSI.REDUCE TO 6OP51 MASONRY,ETC. _j G 40 PVC.PIPE NOTE, CONTRACToR To ADJUST ALL ROTOR54PIRINKLER HEAD STATIC PRESSURE. \ MAINLINE ARC,AND RADIUS TO FIT SITE DO NOT ALLOW OVEi5PRAY ON 14. C.ONTRALTOR TO PROGRAM AUTOMATIC •� j II Y v w 2'SC.N.40 PVC,PIPE HARDSGAPE SURFACES. 5. INSTALLED SYSTEM TO BE FULLY WINTERIZEABLE. GONTROLLER TO ALLOW FOR THE EWIVALEWT OF \ �\ ( A' LATERAL LINE GONTRACTOR TO PROVIDE OWNEFZ5 V OF WATER PER HE OR PER SITE AID V 1 SIZE AS SHOYUOH L S .40 PVC.PIPE VALVE ZONE KEY REPRESENTATIVE WITH WINTERIZATION PLAN. PLANTING NEEDS FOR BEST PLANT HEALTH. _ VALVE NUMBER b. COHTRAC.TOR SHALL COORDINATE PLANTING 15. ALL PIPES SHALL BE TRENCHED. PROVIDE \1 /'► O CONTROLLER 10.... I WITH IRRIGATION INSTALLATION POSITIVE DRAINAGE OF MAINLINE. PLACE LJ,. w m HUNTER I<.ORE(IC.-600-PP)CONTROLLER WITH� PLASTIC,PEDESTAL MOUNT.DUAL DECODER u2, I• 30 1. THE CONTRACTOR SHALL INSPECT THE SITE AND MANUAL[MAIN IO LOW POINTS IN MAINLINE - PIPE SIZE GALLONS PER MINUTE IDENTIFY LOCATIONS ON AS-WILTS. (p1AL49M),AND SOLAR SYNC WRE_E55 VERIFY CONDITIONS AND DIMENSIONS PRIOR TO SENSOR 0,65 WITH MOUNTING AR".VERIFY CONSTRUCTION 16. USE 45•.ELLS INSTEAD OF 90-DEG.R I ON ALL \ �- E.ECTRICAL CONNECTIONS ON SITE.LOCATION NOTES MAINLINES 2-1/2'AND LARGER. INSTALL C" { TO BE APPROVED BY OWNER 1. SEE SF�T LI2 FOR IRRIGATION DETAILS 8. IRRIGATION PLfJL'3 ARE SCHEMATIC /• . REPRSENTATIONS OLY. PLACE LINES IN A THRUST BLOCKS AT ALL MAINLINE GINANSF_5 IN 1 REwsoxs 2. SEE SHEET L23 FOR PLANTING PLAN DIREC.TIO. \ NO. DESCRIPTIONDATE GO4MON TREY.NI WN�V6t POSSIBLE.FIELD ADJUST LINES TO AVOID CONFLICT WITH 11. CONTRACTOR TO INSTALL CONTROLLER AND UTILITIES. ACCESSORIES AS REtAnRED. CONTRACTOR TO \ \ W K 9. IRRIGATION 15 COORDINATED WTH THE RANTING R1WN15H GONTRO_ORES FROM VALVES TO PLAN AND 517E IMPROVEMENTS AND 15 DESIGNED CONTROLLER CONTRACTOR SHALL BE WTH RECTANGULAR SPACING 6MN6 HEAD TO RESPONSIBLE FOR COORDINATING 110 VOLT o PIPE SIZING CHART HEAD COVERAGE t.00RDINATE IRRIGATION 5ERVIGE FROM EXISTING ELECTRICAL SERVICE PVC,SCHEDULE 40 HEAD LAYOUT WITH NEW PLANT MATERIALS, AND GOWNEC.TIOV TO CONTIROLLER SERVICE 99 O-8 GPM LOCATE SPRAY WADS 30'FROM BASE OF TREE. 18. INSTALL ONE(1)ADDITIONAL RED CONTROL WIRE �' \ 1 • o' 4• W NOT ALTER HEAD LOCATION PIPE LAYOUT, AND ONE N ADDITIONAL WHITE CONTROL WIRE 4 1• 8-13 GPM APPROVAL FROM THE GON5TRurTT1 MANAGER FROi GOMRO_LER TO END OF MAINLINE NOTIFY 014113R5 REPRESENTATIVE IF PROACT: Is-OU-te 1}' 13-22 GPM DISGREEANGIES OCCUR 5ETYEE1 THE PLANS AND LAYOUT: Et.t _ 4 GW. FIELD CONDITIONS. DESfN. LWR/SAY - 1 22-30 GPM DRAFT: sw APPROVE: URR 2' 30-50 GPM DATE: N 20 20 4o FEBRUARY 15,2019 CIL'\ PARKLAND IRRIGATION PLAN FEET PLAN wL 1 .1 • NOTE, NOTE, SPECIFIED TOP SOIL 1. FURNISH FITTINGS AND TOP OF BOX ABOVE SPECIFIED TOP SOIL I. INSTALL BAGKFLOW PREVENTER PER CODE AND PIPING NOMINALLY I SIZED FINISH GRADE N TURF.I' REGUIREMENTS OF PREVAILING JURISDICTION IDENTICAL TO NOMINAL ABOVE FIN15H GRADE IN TOP OF BOX 1/2"ABOVE 2. INSULATE PER MANE.RECOMMENDATION. QUICK COUPLING VALVE bROUNDGOVER AREAS FINISH GRADE G TURF. I' ABOVE FINISH GRADE INLET SIZE. IN IO'o ROUND PLASTIC VALVE GROUNDGOVER AREAS 3. INSTALL IN MANF.RECOMMENDED HOUSING. BOX WITH LOCKING LID m FINISH GRADE W G M GROUP m GUICK COUPLING VALVE m ALVE 130XHITH LOCKING PVC 5CH.80 NIPPLE LID W W W.WGMGROUP.COM (LEHGTH AS REOJ :p'�'P` F I I rl I PVC,SCH.40 STREET ELL — B'VIA PVC.VERTICAL .I [ ACCESS RISER NOTCHED PVC SCH.40 ELL TO FIT OVER MAINLINE 0 F Af PVC SCH.80 NIPPLE v O (LENGTH AS REOJ :I — - — COMMON BRICK.2 tF' Nl REQUIRED HBO-DEG. ,? LESSA R. Z N 4'MIN DEPTH OF%' APART RACOW T WASHED GRAVEL _ 5PECIFIED GATE VALVE y y —���I )L�I 274 MAINLINE ,l-1L—I „ 1..1 MAINLINE 9 PVC SCH.40 TEE OR ELL _ II —II. II PVC.SCH BO ADAPTER yOjG,�GENSE a�t� NO.4 GALVANIZED STEEL REINFORCING II+I++Ir� if 4'HIM DEPTH OFqPE ARG 'TI=11I� BAR(DEFORMED)NTH 7STAINLESS - II I'~ WASHED GRAVEL�• STEEL GEAR CLAMPS SECURED TO vBEinIKFLOW PREVENTER NT5 CIA K COUPLER OUICK COUPLER ASSEMBLY AS SHOWN o�NT$ L VALVE NT5 BALL VALVE,LINE-SIZED VALVE BOX WITH LOCKING LID,TOP OF DETECTABLE METALLIC Q TO MATCH REMOTE BOX h-ABOVE FINISH GRADE IN TURF.V UNDER6ROUND WARNING TAPE CONTROL VALVE ABOVE FINISH 6 ZADE IN 6RORU7GOVER CENTERED OVER HORIZONTAL LOCATIONS OF SCH.40 45-DE5.ELL AREAS LATERAL LINESMAIN AND 5CH.40 TEE AT MAINLINE CONTROLLER FINISH GRADE SPECIFIED TO'SOtL VALVE IDENTIFICATION TAG 'O LATERAL LINE W REMOTE CONTROL VALVE _Q III 1 SPECIFIED TOP SOIL :-1-1 / —I I1=1 I B/�,KFILL TRENCH J� SIGH.80 NIPPLE TYPICAL OF 2 '-1�- CJ =U=f— III ��� III MAINLINE PVC UNION TYPICAL OF 2 1'-'-` ." I'—I'II--- I I II CONTROL WIRES, �/� 1J1—I1—III BUNDLE BELOW V TOP OF MAINLINE — I I I LATERAL LINE in =ll 3'- MI I II I Ill MAINLINE -� w COMMONEArH CORNER GONE VALVE BREWIRED AT iw=w 3 I — I T UNDISUBSTURBED WASI+ED GRAVEL _I I w REMOTE CONTROL VALVE I-II IICIII—II —rT TYPICAL TRENGHING Q 4 DETAIL NT5 DETAIL NT5 /co TOP OF BOX)Y ABOVE V J TOP H7F HEAD TO BE)V-I' PAVEMENT FINISH FINISH GRADE GRADE TURF. I' O ABOVE GRADE IN TURF GRADE (IN15H A IN AREAS. u��uWi :2SPECIFIED MULCH PAVEMENT SECTION SPECIFIED TOP 501L O Rr 'e ROUND PLA5TIG Q POPAJP SPRAY SPRINKLER DETECTABLE METALLIC UHDERGROUID WARNING ='}YP'L�I I�VIOANE BOX WITH LOCKING SPECIFIED TOPSOIL — — TAPE CENTERED OVER —I �LID _ P/C 5CH.40-40-DEG.STREET ELL — 1 1 f HORIZONTAL - —I I I _ B'm PVC,VERTICAL BARB ELL ry —I'�II` LOCATIONS OF MAIN AGGE55 RISER NOTCHED LL z IB'MIN.LENGTH OF O w AND LATERAL LINES :o TO FIT OVER MAINLINE FLEXIBLE POLYETHYLENE = — — SPECIFIED TRENCH GOMMON BRICK,2 L!� PIPE TO CORRESPOND - BAGKFILL — — REGUIRED 180-DE6.APART U) WITH MNF.OF HEAD.ALL SPECIFIED DRAIN Q FITTINGS TO BE BY SAME : I I SPECIFIED SLEEVE —1 I�I 11= I VALVE MHF. —I — 11 1.J�11�1 7 z BARB ELL :I 1 - MAIN OR LATERAL LINE I II III MAINLINE ` Q 56H.40 PVC- —�10w� pj U1,01STURBED SUBGRADE J I I PVC SCH.50 ADAPTER Q ATE OR ELL LAT.LINE - II I, •• 4'SCH.50 NIPPLE (nLATERAL LINE Y V w =1 05 CUBIC,FEET OF!), VA' / \ WASHED GRAVEL 1 12"POP UP SPRINKL_ER �-)1 5LEEVINCG MANUAL DRAIN VALVE co O DETAIL NT5 I DETAIL NT5 DETAIL NTS Q M MULCH MINIMUM CLEARANCE a- W W FINISH GRADE FOR DOOR OPENING GRATED CAP I,_INTERIOR OR MODEL IC-XX00-M HUNTER 0.25 or 0.50 GPM *EXTERIOR WALL1 DUAL 48M DECODER OUTPUT PCB BUBBLER(OPTIONAL) MODULE ADDED TO CONTROLLER NO, DES ODEL IC-XX00-PP � Na oESanFnaN DATE JACKETED ID WIRE IN HUNTER HVC CHECK VALVE(OPTIONAL) 3/4"POWER CONDUIT:SIZE, ELECTRICAL CONDUIT. SIZE PATENTED STRATAROOT ASSEMBLY TYPE,DEPTH PER LOCAL CODE ® AND TYPE PER LOCAL CODE HUNTER SWING JOINT 1/2-POWER SUPPLY CONDUIT MODEL SI-5XX-X(OPTIONAL) GROUND WIRE CONDUIT, J BOX INSIDE CONTROLLER MIN. 1 1/2'. GROUND PER CONNECT PER LOCAL CODE LATERAL TEE OR ELL ASIC GUIDELINES S CONDUIT FOR GROUND WIRE, j PEDESTAL BASE:CONCRETE GROUNDING HARDWARE TO BE A OR PREFABRICATED MINIMUM OF 8'FROM CONTROLLER PROECT: to.-8-'6 LATERAL PIPE NISH GRADE AT A RIGHT ANGLE TO THE TWO LAYOUT: LI.Z ROOT INTRUSION BARRIE WIRE PATH SURVEY CONDUIT FOR CONTROL WIRES 'NOTE- oesGH: LRR NOTE:INSTALL HUNTER FILTER FABRIC MOUNT CONTROLLER WITH LCD SCREEN AT EYE LEVEL. CONTROLLER SHALL BE OAPPROVERRAIrT: : SA a° SLEEVE-JRZWS-SLEEVE HARD-WIRED TO GROUNDED 110 or 220 VAC SOURCE. DATE: 3' MIOAHlf IRRIGATION DETAIL FEBRUARY 152019 W IRRIGATION DETAIL IRRIGATION DETAIL ' c n 18"ROOT ZONE WATERING 5Y5TEM l O I-GORE PLA5TIG PEDE5TAL CONTROLLER �j 1 I-GORE DECODER METAL GONT_ROLLER "I DETAIL NT5 DETAIL Nis I I DETAIL = L 1 .2 UI A'L`BROAD - -- At Z rnPROPERTY LINE II9.11' . 9� OL I 11 N I 4��� �� �:��� � � �� I►� 1 �� �� uw Ise O as Z r X nl < ' A — 0 0 t ON�II �� � � d_ �� da � d d_ A d� dw d •ll �I N I1I �•`�It I � P ss�g kem 0 � m, Ms ys se $ seyz� s II 1Jal N�y \ I qx 111111111 Y - fffllllll y: D y r PROPERTY LINE I20.96' • w -P Y x w N U. . 9 CP ago oil EB p / p3 P b• t5 $ A 3 / f (J �i p fL . l gm Im SHEET >' O;, � n m'1502AN RESIDENTIAL AND MEDIANS PLANTING PLAN .03 Z7 IS 9 R g Spadl S jqr D AAA jl> � TEA N .L m FO 3 tv $ EBBIGHAUSEN HOMES BRIDGER VALE PUD BOZEMAN, MT lf`' tlad, 3 c FILE: W. Pro cte 160616 G0 0atP Deal 160616—LP.dw GENERAL NOTES IRRIGATION NOTE-5 rAv L ALL G4DN5TRUCTION SHALL BE PERFORMED IN 1. LANDSCAPE INSTALLATION SHALL INCLUDE PROV1540M ACCORDANCE WITH CURRENT CITY OF BOZEMAN OF AN AUTOMATIC IRRIGATION SYSTEM TO SUSTAIN STANDARDS AND THE STATE OF MONTANA LANDSCAPE PLANTINGS,MEETING LOCAL AND STATE WILDING AND SPECIALTY CODE-5 BUILDING GODF5. q& 2. INSTALL EROSION CONTROL SYSTEMS IN 2. CONTRACTOR SHALL COORDINATE PLANTING WITH W G M GROUP AGGORDANCE WITH CITY OF BOZEMAN IRRIGATION INSTALLATION. STANDARDS PRIOR TO SITE WORK AND 9 CONTRACTOR RESPONSIBLE FOR IRRIGATION LAYOU WT, MGMIGROUP.COM LANDSCAPE INSTALLATION. TO 13E APPROVED BY THE OY4NER5 RE'RESBNTATIVE 3. MARK AND PROTECT ALL UTILITIES,SITE PRIOR TO INSTALLATION.LAWN AREAS TO BE FEATURES,AND VEGETATION TO BE RETAINED. IRRIGATED WITH SPRINKLER HEADS.BOULEVARDS TO BE IRRIGATED WITH LINEAR SFRINKLER HEADS OR B 4. CONTRACTOR TO COORDINATE WITH ONNERS SUBSURFACE IRRIGATION GARDEN GARD BEDS TO BE ♦E' M�N� REPRE5ENTATIVE AND UTILITY C XVANIE% IRRI6ATE7 WITH DRIP IRRIGATION TREES TO BE F LESSA R. i LOCATION OF ALL UTILITIES PRIOR TO IRR16A7®WITH DRIP IRRI6ATIOH AND BIIBBLH2 GOMMENCIW.WORK.CONTRACTOR 15 SYSTEM OR ROOT ZONE WATERING KITS, RACOW 7 RESPONSIBLE TO REPAIR DAMASE5 TO EX15TIN6 4. OPEN SPACE STORMWER NATIVE GRA55 TO BE ti UTILITIES,HARDSGAPES AND STRUCTURES AS A ESTABLISHED WITH TEMPORARY IRRIGATION 9 274 G RESULT OF THE CONTRACTORS ACTIVITIES. y0 NICE0 ,W 5. PRIOR TO PLANTING,ON-5ITE TOP501L SMALL BE LAND51-APE PERFORMANCE STANDARD5: `fCgpE ARGENT TESTED FOR SOIL FERTILITY BY A GE2TIFIED 5EC 58550.060. TESTING LAB.IF NECESSARY,TOPSOIL FOR TREE CATEGORY POTENTIAL CLAIMED PITS,SHRUB PITS,AND 6ROL44D COVE BEDSR S POINTS POINTS SHALL BE AMED O ED AS RECM THEMENDED BY E SOIL FERTILITY REPORT. B.In• 3 POINTS 3 POINTS 096 6. MATCH GRADES OF LAYMS TO G1RB5.SIDEKA h of the KS, IretallaUm t Sur e or AND TRAILS AT A 5%MAXIM SLOPE AND A 2% greater d Wth UM MINIMUM SLOPE TAPER TO EXISTING GRADES. area of the� pe drought tolerant species of Q 1. ALL PLANTING AREAS ADJACENT TO WILDING Netbatedes peremlals,and SHALL SLOPE AWAY FROM THE WILDING FOR THE B.I.c. '. FIRST 10 FEET AT A 2%MINIMUM SLOPE 5 POINTS 5 POINTS ^^ 8. EDGING AS SPECIFIED.INSTALL ED61N5 AFTER toter Installation of esc1r font I..L INSTALLATION OF IRRIGATION AND PRIOR TO tolerant species far TS% PLANTING.RE-STAKE EDGING IF N5CE55ARY AS or eO of umber W E DIRECTED BY OWN R5 REPRESENTATIVE. Z ees andthe n 2. IS POINTS IS POINTS J 9. TYPAR PROFEsS54ONAL LANDSCAPE FABRIC,OR For each 50 Unecr feet of APPROVED BOVAL,TO BE INSTALLED IN ALL each ICYId9oaped setback W GARDEN BEDS; one or more of the plant elements In both ack—s A PLANTING NOTES and B YI_Tdble Ny I. PRIOR TO PLANTING,CONTRACTOR 15 38'950A60-2 O L.L RESPONSIBLE FOR CONTACTING CITY OF 4' 2 POINTS 2 POINTS W 502EMM TO SCHEDULE PRE-(ON5TRUCTION Foundation plant MEETING AD TO OBTAIN PROPER TREE PLANTING obscuring not less thou 10 z f�1 PERMITS. percent of the buildtq Bneter.. o ovI A ) AN Q 2. PLANT MATERIAL SHALL GOEFORM TO TIE V _ G.I.e. 3 POINTS 3 POINTS CURRENT AMERICAN STANDARD FOR NURSERY STOCK,BY THE AMERIGAM NURSERY AND One point Is awarded For Z A/ LANDSCAPE ASSOCIATION ALL PLANT TO BE each oro bmIder not Q L�YJf��► NURSERY GROd1 smaller thm three feet In W d$m ter,.-,hX 1 Is 9. NO SUBSTITUTIONS ALLO`✓ED WITHOUT PRIOR mttee�� with other MTTEN CON5E NT FROM THE OWHER5 Iondxgoa�Yg. V'^/ REPRESENTATIVE.ANY PLANT OR MATERIAL NOT TOTAL(23 POINTS NEEDED)2T POINTS 21 POINTS W W MEETING THE RECUIREMENT5 SMALL BE REJECTED, REMOVED,DISPOSED OF AND REPLACED BY AND 5 AT THE CONTRACTORS EXPENSE. 4. RAMS SHALL BE INSPECTED AND APPROVED Q O ON-SITE PRIOR TO PLANTING BY OMER5 REPRESENTATIVE. 7 T 5. PLANTS SHALL BE LOCATED FIT THE CON Q y TRACTOR AND OHMS RS REPRESENTATIVE - Z SHALL 61VE DIRECTION,MAKE ADJUSTMENTS,AND APPROVE LOCATION PRIOR TO INSTALLATION J W c 6. VERIFY ALL OUANTITIES.PLAIT QUANTITIES IN THE PLANT SCHtEOUL.E ARE FOR REFERENCE ONLY. < U) CONTRACTOR 15 RE5PON-4BLE TO COMPLETE THEIR OWN QUANTITY TAKE OFF5 FOR ALL PLANS z AND SIZES SHOWN ON THE PLAN IN CASE OF A D15CRE FANCY THE PANTING PLAN SMALL DICTATE QUANTITY. W = 5 T. 5E£D/50D ALL DISTURBED EXISTING LAYIN AREAS Q r n G A5 SPECIFIED. V W 8. BAGKFILL TO BE L.00SEIE12 NATIVE 501L UNLE55 AMENDME7T IS NEC-5 AFZY AS DICTATED BY SOIL W co O TEST. M 9. LANDSCAPE CONTRACTOR SHALL WATER PLANTINGS UNTIL IRRIGATION SYSTEM 15 FULLY 0L N W W FUNCTIONAL AND PROVIDE A I-YEAR WARRANTY PERIOD AFTER INSTALLATION AND 6UARANT ALL PLANTIN65 TO BE ALIVE AND IN SATISFACTORY HEALTH. 10.ADJUST STREET TREE PLJK.15M9Mi AS NECESSARY RM90N9 TO AVOID PLANTING CONFLICT NTH N0, DE90'�nOR DATE n' U PERGR.ORD UTILITIES.TREE ROOT BALLS SHALL BE A MINIMUM OF V FROM UNDE RGRARD UTILITIES. 11, TREES IN PARK AND OPEN SPACE TO HAVE ORGANIC COMPOST MULCH AND NO EDGING.ALL OTHER TRIMS IN LAM TO HAVE EDGING AD MULCH AS SPECIFIED. . OO° J PROECT: 18-08-I6 9 LAYOUT: L2.2 0� SURVEYED. DESCM UM DRAFT: um/sm APPROVE: UM DAME FEBRUARY 15,2019 N L2.2 aa� O * N `�_C.Y II'II� ���, _—MANLEY ROAD W A N 3 P � � N � N N (� n > 111� ``•.Irl N 31 elf njR m J - — — N `" ,-': NCc„ LS r�^. m yy, yY' j2 PROPERTY LINE 94.91' y It _ >ki Fmz) Ngj uuu-1--�f Nh{' {q'j yDy -1 _ •• j N�®®97at rrLLLL3SS" _ 0 6x � fll \ � .z� ;p y O D ^ w N N w N ZZ y 6 O�0(y�I ya N ZZZ bL rj Ey y �� O Rj �'y �O p � A A- A A A _ ► O lP i \ \ SSA 3� �u3 � � � � a \ • • I . QQQ 6 � 2ya� 2� m 2� 2�3• 2y� D _ Q nl - r7i alyp 1 D ° rN Ln ni (jj � � u r •• • I • :I I C z D � S®� Q Z p�y0� 8 1{`� �x �f �S LAY *[Y *(a x -y'yl • •T� IA/ _ � 2 So Q° m o� oyul o. o~ g O o �j • �� 3 D F: > m ~ S mti N NPR <n x D (i /Ph, i �m N�j�m ��m Qy g� �yfI11T ' L Iul / p II . mmz ��� / FpI '"y ZZZZ`4 yr �mmA 1 /AZOPERT�.U!t_vL-I • A O P P P 3 P < r T fll 0.T_ C FN�o'�J JI r yOPq � x� In 7R y�n O � � � 7l�zz� L lQP1��—i �. •'/ / D�CE -Di � n 1 r�,11ti�1 i MIA, fil �> D i m i A 9 Rlr A W N r = 0 1p! � z M 0➢ Sm o T N�yp �u ymy Ny 79� X N ppp�P0-PI �yDym7 E`ZO 7I Cyzy3 �y iO � ��� mv� Tfil� P� � a Iva SHEET m0 Ogg Q e OPEN SPACE PLANTING PLAN AND NOTES cc) v" 4 o�d1 stq� ry 4� g EBBIGHAUSEN HOMES BRIDGER VALE PUD a= > o c) c� o BOZEMAN, MT nu:W. P,o I•I80816 CAD ooto oeal IBW'61P.d� A N ro ��. 0 A ° �1 iIN In N T Z�-1 u % V Ij ,s :.fir:;.:;.:yq �v'.•.•.•:;•.'.•:.•. . / T ADJACENT PARK LAND 7c r � N NP m m N D X O F PtOxucQpa N4N fll Flo ~ F: A• i Rx SHEET s' R La o A m n PARKLAND PLANTING PLAN �1 CD ,5,1 Q',��, R 4 So�dl S t, Y l ry EBBIGHAUSEN HOMES BRIDGER VALE PUD A;oa A i c� -P BOZEMAN, MT ME:lr. 1s t8Wle uo uom 180MG—LP.d� Ik PULL MULCH 3'AWAY FROM TRUNK CAV MULCH AND WEED BARRIER SFEOIFICATIONS HA E",*�+ � FABRIC.SEE EWING.MULCH SWING AS SPECIFIED.INSTALL Woe,h Woad ahel be9ocn l-VCx2-U2'and9 t FABRIC DETAIL. �''I( ACCORDING TO MFG,5 •� I each l-I?x11?WareT all ad9ro eaxdM ROOT bmreo arc 2 kches shorter TMn nmAnal e2.For REMOVE S.TAG,LAB LABELS, SPECIFIGATON5. cxAmply.6fr,brnehwaube9RtOwwewwrt. WGM GROUP MATERIALS.TAUS,LABELS, s Fnme The home epee be htiwua 31C xY mRd AND STRINGS. DEPTH OF MULGH VARIES BY sled exlee am to ebrgamtememky.hy FINISH TYPE.INSTALL TO DEPTH AS •clGl w.i27v2•xT cruel wka Berchee PRUNE TREE AS SPECIFIED TO G BACKFILL AS SHOWN. SPECIFIED. (' S I I sq www.W6MGRDUP.com RETAIN NATURAL FORM AND TO PLANTING SOIL MIX AS FINISH I �RL Thrtughl2RRnA alul ha+eaeamppeeecee REMOVE DEAD OR DAMAGED - SPECIFIED.FLAMING DEPTH ":',1<,c;,✓:....: I wrfnme.Mowe awn cmbsa w,lSTNAY I TO MATCH FINISH GRADE. I Ir IRssTrwe ourwour ou.--t o-{ hoc NNe ewe LIMBS OR BRANCHES. _ am.r.zsrzn lueR ® EXCAVATE SLOPING SHALLOW �•'__ ( .r . PIT TWIGS THE DIAMETER OF I+. �I WaodeluobcACTecMdwAamweHthnmlege %FAST NERS QE MQ4, ..I use srzhkerzAl 6oho enkroa aCherMee epWnul Mouming t f ROUND WOOD TREE STAKES THE ROOT BALL.DEPTH OF WEED BARRIER FABRIC AS rs>rr I I, _ raRn nerd.mn nx m,hcn. ,? LESSA R. 'r AND FLAT GROMMET TREE NOTES, � PIT TO BE NO GREATER THAN SPECIFIED.LAP 6'AT JOINTS, II ,„ STRAPS A5 SHOHDJ.STAKES THE HEIGHT OF THE ROOT l I.S.. rRORECTNE COATuiGO RACOW v 1. ALL SHRUBS TO BE PLANTED 8'STAPLES TO ANCHOR HEED ^••••Ha'^ospw•mimxro orkuuuwn Wam:ekarxocN presrmwc mR :Me may wN•ah edt.�nm.bn.GvmA' Heeek FgbMig lehrlw[bn a0 mewl elemmte R,ape..ys:.raaa•,rn.eM,ws eMH he cbanw o:w ueaue.+rA oa Iron y 274 rj SHALL NOT PENETRATE ROOT BALL.ALL WALLS TO BEIII _ SMALL HAVE THE SAME RELATIONSHIP - BARRIER'TWANGULAR SPACING FMw poceee pb.w a Fgire BALL.STAKES SHALL BE FRACTURED AND UNGLAZED. 'h vd c TO PIN15H GRADE SE ORIGINALLY 3'O.C,AND I'O.C,LINEAR haw rAe sour Uoa. REMOVED AFTER TWO YEARS. GROWN IN THE NURSERY. SPADING AT JOINTS. eHa�anroiron FMephete ucmm m:MM.wed yOSC(/CENSE SEASONAL TREE WRAP TO /\ -r.o-Amo .nAanacwcaeAsrbrmmemumAenrewn.rn APE ARG PROTECT AGAINST DEER RODENTS. /�'T L SHRUB 4 GRDUHD GOVER PLANTING FDGIHG,WLGH 4 NEED BARRIER _ p°"'p`•`ee`w`rG`°iep"a'ow'"..v'au`xt:pq ue��Ae AND SUN SCALD.INSTALL L DETAIL NIS DET/UL HT'g r'SYiOoe Nrza d:eowkawd anal�,o�ery .y.The ANNUALLY IN SEPTEMBER AND IhT7 meu.g shoe x A mxNam olo mM lhtt on sn REMOVE ANNUALLY IN APRIL. L-F PULL MULCH 3'AWAY FROMA—:Aimse 1Ee 316-.2--IinpTRUNK. ON CENTERIla.weON CENTER SPACING SHALL FMULCHABRI AND WEED BARRIER SPADING FABRIC.SEE SWING.MULCH t BE AT INDICATED IN TFIE ' _- _—_ � _�_ WWaed:.weavie and umr.CVG Dag�b lF�.1pe PLANT SCHEDULE. WEED BARRIER DETAIL. � 'I -- - _ _ Recycled weuc G,ey,umr.neorlvrcd wod, REMOVE BURLAP.WIRE BASKET. 01r'nonR I 11 mAbmn e�ous�a•nT�q �. TAUS.LABELS,AND STRINGS. -}- BACKFILL AS SHOWN. FEATURE ROCK,A5 PLANTING SOIL MIX AS SPECIFIED. w FINISH (4�n DO NOT SCAR OR DAMAGE. I�DirWeather Site Furnishlup,6 GRADE SPECIFIED. $OC l/72r ;COMP csmY Y,of ROCK BELow Utility Series,Model UT-2 BenchEXCAVATE SLOPING �- FINAL GRADE.SHALLOW PIT TWICE THEDIAMETER OF THE ROOTLAWN, IEBALL.DEPTH OF PIT TO BE SPECIFIED >NO GREATER THANTHE ,.. (LAAN AREAS �\ UTILITY SERIES,MODEL UT-2 BENCHHEIGHT OF THE ROOT BALL. yl ONLY) ��//ALL WALLS TO BE + -}' FAIRYEATHER STYE FURNISHINGS 80O32}11g8 HT5 LLFRACTURED AND - GARDENACTED SUBGRADE NOTES, UNGLAZED. z 6 BED EDGE MACH,AS SPECIFIED w I. TREE STAKING 15 MANDATORY. O _______ (PLANT BEDS ONLY). - O (a .�-. 2. ALL TREES TO BE PLANTED SHALL HAVE THE SAME RELATIONSHIP ---------- v TO FINISH TO A5 ORIGINALLY GROAN IN THE NURSERY. n TREE PLANTING 4 TRIANGULAR SPACING ���LANDSfAPE BOULDER moterlol n �/ DETAIL iiiS 4 DETAIL HTS ✓ DETAIL NITS z', co DT' 30' w HATER AND Post ^� SURFACE TO RA LL —1- —j OG SMOOTH SEAL I' .., .I T 5'DEPTH NATURAL PAVER 16'X 16'X2' I lz'Dio, ��L FINES F '--111 2%GROr.{SLOPE n MULCH,A5 SPECIFIED HOTE�, W '--• 1. 1.12 L851FT STEEL PER Q 5 ASTM A IOII 55 GR U) G� „. 3•DEPTH I'ROAD m • ` Stla E 50.OR ASTM A4gq. �vr�, .- MIX.GOF9zAGTED. , / FINISH /r� J UNDISTARBED }�5�:�/ 7v L� NOTE, GONE FTO gYAS ✓i / / ,\` �f"' ��� I. SUBMIT FLEXIBLE DELINEATOR POr T TO PROJECT ` SAND,I}' REFER AND COMPLYCITY WITH OZEM PROCTOR DENSITY DEPTH MANAGER PRIOR TO INSTALLATION. TGUIDELINES CL FOR CITY OF BOZEMAN PARKS, 2. INSTALL PERM MAY A VARY TO P RECOMMENDATIONS.FIELDCONDITIONS. '^ TRAIL GLASe IFIGATIONS. COMPACTED 3. R7T LENGTH MAY VARY TO MEET FIELD GOtII71TON5. v I 1 1 SLBGRADE co N 6 NATURAL FINES TRAIL-61 WIDTH SECTION HTs PAVER IN MULCH DETAIL FLEXIBLE I O FLEXIBLE BOUNDARY POST DETAIL VETAIL HT5 Q m O a- w m SPECIFIED PLANT,SET VERTICAL SET GROWN OF ROOTBALm L AT FINISH N9 aOES'CRIPOON DATE s 2'HIGH EARTH SAUCER AT DOWNHILL EDGE OF R0OIEALL 2'DEPTH C4M'FVST MACH EXISTING SLOPE,20 OR FLATTER ONLY q� TILL AND PLACE TOPSOIL TO 12'DEPTH _ D AS CONDITIONS ALLOW BACKFILL TOPSOIL T: SET ROOT BALL FIRMLY - PROEC IS-08-1BLAYOUT: L25 2 X CONTAINER ON UNDISTURBED OR - < SURVEYED:L DIAVAETER WATER SETTLED NATIVE OE96e: UM SOIL I. REFER TO TREE PLANTING DETAILS FOR TREE PLANTING DRAFT' LRR/S- APPROY£: IRR 2. SLOPE PROVIDED AS RIABRISE DATE: } SHRUB PLA4,11TIM5 ON SLOPE FEBRUARY 15,2019 W CJ SSG710N NfS N L2.5 DRAWM LIST II bI CS COVER SHEET I PLAT DOCUMENTS 1 PRIEUM110M PLAT NO e-p i I' - CTV1L SIZE PLANS v C1.0 OVERALL SITE PLAN i Sheet I OJ I M 1 ZONING (COUNTY) U ., EE LANDSCAPING SIZE PLANS c t m.8 L1 o I I i I PART OF S Yz, NW } SEC. 31 LANDSCAPE COVER 91FEf I I FM Vg py,027 EXISTING STRUCTURES IN MELVIN L 4 LIA PARKLAND IWLCATION PLAN SANORA L NI L,.2 PATaOAND IRPofAT10N DETAILS EXISTING*UCTURES SUNVCO YPC ul E JO'CNP CULVERT F� ONE�-ONE ✓ (4336 S) tO L2.1 RESIDENTIAL HOMES AND MEDDNS RANTING PLAN I ' %IN 4686,6.297 ONE/- '�M880t9'20'Ef'-ONE---ONC OHE C L2.2 CE $ RESIDENTIAL AND MEDIANS NOTES LT.S OPEN SPICE RANTING AND NOTES I 0.6 BELOW NE. ONE�-,�"OHE ONE—�ONE--OME T08.T2 O88'30'2�/ ,/ c L1.4 PARKLAND PLANTING RAN N W. t Car. , �"'•��•' E L2.0 PLANTING DETAILS I i/ E', c LOT 10 I o 2 /281PLAilO) sINCLE ucNi POLE off �`��.� �\ �/ j0`/ / W$ ///�T�'f3m / E SCOT PRATT I PH 1 /// /I 1.0 OIIERSECf10N OIOMETIaC lXi/TING RAN I :� � /LOT 11 DOUBLE 5 PLI ZONING PROPEAilES. O i WE1LA1�] (N 1 W- ORTN) Fi0 I - / / /��'�I .•/ / LTC. I 2.771 FT BLOCK 1 Saate Peet 50 0 soI — —— � " ... ....,t _ — ,fig 0 OPEN SPACE SO."In Netars P gj � __ — � '-�• ����� // /gv�i � �� �? - ' - LOT 12 / NBW30'20�J /✓� •�' o _:1 $ - TRACT GU '•-... �// O ~ -• OLD MARSH HOLOIN'GS.LLC. : ///�/ " / J rr�//\l" 8 .•, T\ / \ /< STATe of MOi�TAnA [ _ ,.,fJ/✓l� / " 74 DEPT. OF FISH. NIOUFE h PA KS �/ M-1 ZONING .�'' f��/i L �� '� r 3.007•24*4 388.87 26T48 48 '47 i e�LA J KA LANE . �T46'48 — — / ✓�i RON e4 / EXISTING ST ICTURES LOT 13 — — 6ACKCHECK.LLC. I I OA,,G V \f \ I _ CNPNMAN J// Z I c I a I p 1mm� EXISTING STRUCTURE I j \/ /„ Dec Q ��J N. IR-5 �rfG I �o I /ATER BLOW OFFOPEN ,/ - 4 M632M1,LTC. (Fyj �T(tON •Cj F•y rsge a-n _ i (WIT:A/18T-y /// /' /• FIND dn1 " _ 28T48�8 _,.r_.� T46'48X ON :DINE--..HE-�ONE TRACT " �-I GAUATN PARK DR• cos lzz, a7y r STATE OF MDLIFEA I DEPT. OY FISH.WILDLIFE h PARKS �� PLI ZONING T I. OVMAU SITE A LOT 3 I (S SUIE:T'=5D 444 TABLFAOLK VENTURES,INC. I I II PaaEcr I LmmrrIS sLim E V LE CH .\ JAB! 09 291J I ~— _� tI � Id I 1 '-' L7ImE- _ I�- L� . 1 .I_NT OF I 1—Dale 1E/19/2018 4; >, I COMMUMIY 'i'E':T'''-OPmMT T VICIWTY MAP C s rs SCAL I•_ IODO' 14486 SURVEY REQUESTED BY OVM TO CREATE 20 MI'AND I USE`�,'LOT VATION LIT,1 6 TRACT DARN PRELIMINARY PLAT OF COS 1 21 SPATE LAT w1wN ppIAU10ER TRACT 4LA-1 COS 1221 DwOR:FJUSEN NOTES,IM. BRIDGER VALE SUBDIVISION R U.D. PH:400-286662 P.O.BOX 930 MAWA YANNATTAN,MT 3974- 41 {1 DEEDREP.IOC.NO 2512"0 REMAINDER TRACT GLR- 1 OF COS 1221 LOCH TED IN THE SW LEGEND 114, SECTION 31, T. 1 S. Re 6 E. OF P.M.Me, (R) RED ANT AAZIMUTHGALLATIN COUNTY, MONTANA • (N) MEASURED DISTANCESTANCE AZIMUTH DR AZIMUTH D D Of0 sEc11aN j sECRmN QUARTER CORNER o FOUND STEEL'1"MONUMENT WITH I.OWIETER META. yn CAP MARKED•i&U-S•UNLESS NOTED°OQRWbE O SET 5/8 INCH REDAt WRIT 11/{INCH LOT AREA TABULATION PLASTIC CAP MARKED(CAN/9318ES) PROPER%BOUNDARY II/E SOFT. ACRES f -- SURROUNDING PROPERW LINE 0 AL ROW(INCWES A DLM 103,061 2.am 36.48 39 WHACK LINE PAR!1 {9,710 1.6877 10.60 —EASEMENT LINE NW Car.Sec.31 lAT fll(FUNK: 28.937 O.BB77 10.60 OGWFRC1Au 21.348 O.AJ60 &28 E—cep Zg 30 ,�'-� e"'KT lDrst 766,0 ,7387 2710 BA515 ESTFOR LINE OF S FROM NORM: COS 1221 THE WEST TINE OF SW 1/4,SEC.31,T.1 S..R.B E. JST41'J7• J6�31 IOTA.(TRACT 01R-I) 282,887 6.4898 100.00 �ml obi �• I TRACT 3 FN 43 Pg.927 vI MELNN L.A SANORA L.HILLMAN N 9ne SW 1/4,Sae.31 I ASS 22{•34•03- ]4•�E�AR I4 I JO I [S44'JA'O3'NI [N88'3o•z0•EJ R1pR-OF-WAY T SURCOs YPC 17 ESW 48,07{—'0)_ o.e Fr aEto+i ASPIIA,T _ 709.72 OB�JO'20' ar. W.1/4 C Sec.'1 I 201.8T 6.71 1 87 O9J, •// /////� / / C.1/4 Cw.Sx�.J1 S r2 CO 121� WS 22I `\V, 1. 4J.3D Sec's,'7 I \_ CITY/PARK 3.349 ff LOT 1 2 �.� 2J•Bg 7.8 `_r L`DT 1 t ( e 1 LOT 11 4i N 3 ..�_ -`''A' F.• '��0,`G oa,YE iTO Ps ( I l•' o h - h° _ \ 7e�j PROhCT'� PROPERTERTIES. ai`• � lV� O N .y•. `a y m �•'! �'�o•m , ' ' I III• r 1!']II—K-9 a'.. DE 54.6,3�30'20• —d'; 5m � b I CK =:Il lv — n DlSEYENT Qos v� 4V F < ]C WETLAND N OPEN SPACE I i ° _ — sEETOCK(nP.)cc — - — — — — — 0g `� f�� �,� • n -�,/// I - - - -- b 1 �� �� s?\ 5�`� .sh Ste• /�� '0,': q IV UTILITY EASEMDITul LOT 12 1 ;% ��[N88' .4 j wRYE U // J •\ ILp MARSH MOLDINGS.LLC. I I .'.•.p'.• nc'sl'- / I ,� ,th h TRACT GL1 11--LF-" j ,A i d:'rS.'%. / N•B, 0` A7 l sI L-9.87 COS 1221 OF STATE OF MONTAJA FI, ,L'I�+I\ 4, \ I I ..�.. %'/. / ///j/�/ \ Ug j•4\ � �.g14�� ••� - �(' / 28.88 1852230''YnLOLffE A PARKS Same!n Peet I I /! ReMAINING TRACT/ `F M1'yM1 •h " [sI(r3-rim f / / UAL------- '' 50 o so e� / /;/ // ✓///// /GIR j�� I �4�`h°�ti�� lei r % 357SI r2µ2{2 Je 1s 0 15 43..• ' /, ', - a // yY• `�" fRD YPC Mda Saale fn deter 145 VICINITY MAP (NTS) I I I ..� — ._I —— I—(58T46'48^M]—— — �f —No° j///�/ �� I ,� `Se�•E4 � ��• 4Q. I I m LOT 13 I I DELINEATED IEODE OF WETLAND I / A$ BAL7CCHECK.I.I.C. LOT 5 / 1 S lif]Tqr 12.9009803'23• . sersey7 q c i LHRNMMOA L I /�j/ \ 4 ` 1 `p\ •0 $LOCKER / 4\ T t1 Apt}[$4{2'JS• S �T+� oil �f II,� LOY�T� % �Ap�•tg�� �� � i O . — — — "— — — y I O I I I I I � 1j� � \\ — iL�j oils° .�t60p6 LOT 19 :a•� °'S'�.91 BLOCK 3 SJOV OPEN [$Ic117AE) 41 -- I I I 1K TYLOT 14 UTILITY 1'7[NMH�39"� sueszY,uc. TusrrLe WAY 69e3 i I $ uI851 )—— //,' 431.13 28T 48 I'M YPC M&M — —� �" I I— — — — — — — — — — I JD —— [seT46.481M] TRACT GL2 GALLATIN PAOC DR cos 1221NA OF,vi STATE OF NONIA OF FISH.wLOUFE A PARKS F�I GRAVING DATE: 08/28/18 >8 31 1 B lm—m Sw c-Sx 31 2•PIP. COS 1221 G1gtrleeling end Swey'e1g NTC. Tm1 emriMe OAe•Bomm.Art sm+e PAae TAOBI SB""J.w,�,s6zalse SHEET 1 OF 2 #14486PP CONDITIONS OF APPROVAL BRIDGER VALE SUBDIVISION P.U.D. REMAINING TRACT GLR- 1 OF COS 1221 LOCATED IN THE SW 114, SECTION 31, T. 1 Se, Re 6 E. OF P.M.M., GALLATIN COUNTY, MONTANA CERTIFICATE OF DEDICATION I,the undersigned property owner,do hereby certify that I have used to be euveyed,subdivided and platted into lot..blocks,open CERTIFICATE OF COMPLETION OF IMPROVEMENTS apace Pared.,abode and alleys,and other division.and dedicatin.as shown by the plat hereunto included,the following described 1,Andy Ebbighauaen,president of Bridget Vale,LLC,Inc..and I.Mark A.Chandler,a professional engineer licensed to practice in the tract of land,to wit: Slate of Montana,hereby certify that the following improvement..required to meet the requirements of this title ar as a condition of approval of the BRIDGER VAIE SUBDMSION P.U.D.,have been installed in canfomanca with the approved plans and specifications,m financiaiy guaranteed antl covered by the irnq=rnente agreement accompanying this plat. Installed Impro emede, LEGAL DESCRIPTION _Financially Guaranteed Improvement.: The subdivider hereby w-le against defect.in these improvements Remainder Tract CLR-lA of Certificate of Su No. 1221.located in the Southwest Quarter of Section 31.Townahi 1 South,Range 6 fr a period of No years from the date of acceptance by the City of Bozeman. The n ivid;grams poe.ession of all public Survey P 9 infrastructure improvements to the City at Bozeman,and the City hereby accepto possession of II public infrastructure improvement.. East of P.M.M.•Gallatin County.Montana. subject to the above Indicated warranty. "�{, OF Area-282,687 square feet,6.4896 acres or 26.262.5 square meters. Subject to esisling easements. Oq- d The above.described tract or land is to be known and designated as BRIDGER VALE SUBOM90N P.U.D.•City of Bozeman,Gallatin County, Dota Oat.: MA)OC A. Montana;and the lands included in all streets•avenues,alleys and parka or public.lands shown on said plat are hereby granted and Ebbigh.....Homes.Inc. Mark A.Chandler WANlKF71 donated to the City of Bozeman for the public use and enjoyment Unless specificallylisted herein,the land.included 1n all streets, By Andy Ebbigh-sse.President Montana License No.951BES �} N0.9S18E5 avenue.•alleys•and parka ar Public lands dedicated to the public are accepted for public use.but the city accept.no responsibility for to maintaining the some. The owner agree.that the City he.no obligation to maintain the lands included in all streets•menue.•alley., Date: y_ frCE.S fo �o and parks m public land.hereby dedicated to public use.The lands included in all streets,avenues,alleys•and parks w public land. Y dedicated to the public far which the City accepts responsibility far maintenance include:Bridger Vale Drive Director of Public Works. jztD City of Bozeman.Montano The undersigned hereby grant.unto each and every person,firm or corporation•whether public or private.Providing ar offering to provide telephone•electric power,gas,Internet cable television ar other similar utility w service•the right to the joint use of on CONSENT OF MORTGAGEE easement for the construction,maintenance,repair and removal of their lines and other facilities,in,over,under and across each area We the undersigned mortgagees or encumbrance.•do hereby join in consent to the described plat releasing our respective liana. designated an this plat as'Utility E-ent'to have and to hold forever. claims or encumbrances as to any portion of said land.now being platted into streets,avenues,parka or other public uses which ea dedicated to the City of Bozeman far the public use and enjoyment. CERTIFICATE OF TRANSFER OF OWNERSHIP 8c COMPLETION OF NON PUBLIC IMPROVEMENTS First Interstate Bank Dated this_day of 2017. The fallowing are hereby granted and donated to the property owners emaciation noted below for their use and enjoyment:Common Open Space 1. Unle..specifically listed in the Certificate of Dedication,the city accepts no responsibility far maintaining the some. Printed Name: 1,Andy Ebbighousen•hereby further certify that the following non-public improvements,required to meet the requirement.of Chapter 'is 38 of the 8ozaman Municipal Code•or as a conditio(s)of approval of the subdivision platted herewith,have been installed in CERTIFICATE OF SURVEYOR canfom ut 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 Improvement.agreement ac ompanying and recorded 1.Mark A.Chandler,Professional Engineer and land Surveyor No.9518ES,do hereby certify that between Novwmber 13,2014 and with this plat. .,this Nat ova.surveyed under my direct supervision.and I have platted the=me as shown on the accompanying plat,and as described•in accordance with the prcrisione of the Montano Subdivision and Platting Act Sections 76-3-101 through In .Had Improvements: 76-3-625.M.CA,and the Dozeman Municipal Code. Financially Guaranteed Improvements: o4y4-gyp The subdivider hereby grant.ownership of all non-public infrasW tt ctu improvement.to the Bridger Vale Subdivision P.U.D.Property ,S Owner.Association. MARK A. Dated this_day of .2017. CHAp(p(Ep Mark a Chandler Bridger Vale,LLC Montana License No.9518E5 Na 11518ES Dated this day of d "CEAsta 30 STATE OF MONTANA By:Andy Ebbighounen,President CERTIFICATE OF DIRECTOR OF PUBLIC WORKS ^'BEER COUNTY OF GALLATIN _ This instrument w si nerd w acknowled eel before me on this_cloy of Tom them ablli conform City of the Bozeman,Montana,do hereby certify that the accompanying Plat has been duly examined and has 0 9 approves it and hereby accept.the dedication to the City of Bozeman for the public use of by Andy Ebbighousm as President of Ebbighausen Homan,Inc..a Montana corporation. any and all lands shown on the plat as being dedicated to such use. Notary Public for the State of Montana Dated this_day of .2017. Printed Name: Residing at: Director of Public Works.City of Bozeman,Montana My commission expires: CERTIFICATE OF EXCLUSION FROM MONT DEPARTMENT - OF ENVIRONMEME NTAL QUALITY REVIEW CONDITIONS OF APPROVAL FOR BRIDGER VALE SUBDIVISION P.U.D.LOCATED _ IN THE SW 1/4 OF SEC. 31• T 1 S.• R 6 E. OF P.M.M. Bridger Vole Subdivision P.U.D.,located in Gallatin County.Montana•is within the City of Bozeman,Montana,a firt-class municipality,and GALLATIN COUNTY. MONTANA within the planning area of the Bozeman growth policy Mich was adopted pursuant to Section 76-1-601 at seq.,M.CA,and can be provided with adequate at-rota dminag.and adequate municipal faceities. Therefore•under the provision;of Section 76-4-125(2)(d) M.CA,this subdivision i;excluded from the requirement for Montano Department of Environmental Duality review. I hereby certify that the approval of the application for BRIDGER VALE SUBDINSIOM P.U.D.did not contain any CandiUms of Approval that would affect the text or graphic.Contained on this plot other Nan an shown hereon. I hereby certify that all conditions of subdivision application have base satisfied and the tnfarrnalion.hewn 1.current ire of the date of this certification and that changes to any land use restriction w encumbrances may be made by amendments Dated this_day of to covseonta•zoning regulation,eaaement0.ar other document,as dlowed by law w by local regulation. Director of Public Works.City of Bozeman.Montana Pursuant to AR.2CIS11107(4)t (a)Any tend see/a papnk raprssaltation.of m"Imetnb by the go 11,body far find Pat_.vd ledudeg,but not IMnd t,salt k.kern.berm CERTIFICATE OF COUNTY TREASURER (Erperlm arm.,soodprm l.eirndorlaa;no-sale arras.wsmtg enralaoae,o ins ur of poUMv percds ere dto.n m me Canaltkn.of App.W ahesl: I,Kimberly Buchanan,Treasurer of Gallatin County,Montana,do hereby<erti/y that the accompanying plat has been day examined and )The Lmdo.nwr hereby certifies that the tezl and/er~Ice ciao.-an Oa Cm811vu d Appm%O drawl rweente rerakwnmts by vale o-IN body for end plat oppro.d and them candllian.of subdN.bn walkwtien new been m901a4 nd that all real property taxes and special asseaaments a;seaned and levied on the land to be subdivided have been paid. (c)The Infmnatlm.haw Is clamed as of the date d the certiflacti-rmulmd In(,$Xb),and that dnmgu to my land-un r-bictime wr e.arnbanm may be mad.by anndmmte to-ants,mehg mgWotbne.aasanter t..er other daamant.n allowed by low er by lacd r"MUanw Purwrn )t to A".2CIU1107 UNIFORM STMIDARDS FOR FINAL SUSO490H PLATS:Section(2xe xx"A):Tedard,elate and lecd Pans.policies. Dated this day of By._ mgulatbm,and/er ca M=of subdkdvn apprmd that may I.dt the use of the property,Including the location ab~and use a.dton an the CondiUoms Deputy Treasurer of Gallatin County of Approd ana.t or an atata4(6E Elu)sm of the property dnadd auae that they hove obtained and mftw d dwais W th.gat-d aocum.nnn CERTIFICATE OF CLERK AND RECORDER racadsd and flW In cm)mclbn dtlt aw plat and that bale.of the eraperly ere etragY anoaaapW to contact lead planning d 1,Charlotte Mills.Clerk and Recorder of Gallatin County.Montana•do hereby certify that the foregoing instrument ova.Filed in my offiw h+mned of my Dmt.Un.am the ass of the property prim to detang. at_o'clock_M.this_day of A.D.,,and recorded in Back of Plat.•an Page rocoda of the Clark and Recorder.Gallatin County.Montana. GRANT OF PUBLIC ACCESS EASEMENTS W-Octruty Clark and er The undersigned hereby grade to the public,for public use forever,public gcaean easemente over and across all of Common Open Space Parcel.COS i,as chown on the PWL GENERAL NOTES 1. Due to the potential of high ground water tables In the area;of the subdivision.It Is not recammseded that residntid dwellings ar other structures with fug ar parUcl basement.be con.b cted without first consulting a profeselmd engineer licensed In the State of Montana and qualified In the certification of residential and commercial conetructim. The finish floor of all residential structures shag not be less than two(2)feet above the established elevation from the top orb of the Dated this day of 2017. BRIDGER VALE,LLC adjoining street 2. City etmdwd residential sidewalks shag be constructed an all public street frontages of a property prior to occupancy of any abuctum an the property. Upon the third nnlww."of the recordation of the plat hereon•any lot owner who has not ConsWcted mid sidewalk shall.without Anther notice.ConsWct within 30 day. By. Andy Ebbighausen•President .aid sidewalk for their lot(.)regardless of whether other Tmprovwmnls how base made upon the lot. 3. Ali late and ConsWct a urb-dab vapor mitigation system to eliminate any nvbmmental concerns.MIUgoUm ayaten shall be Gee-Sad Vapor InWdon Bomar or STATE OF MONTANA approved mud. COUNTY OF GALLATIN 4. Utility¢aaansel.ere 10'wide S. Ali am epocm drown oe pub6c acceaa eaxmeaa. This Ine-ent was signed or adoowledyyeel before me on thl._cloy of 2017• 6. The horse aimtation of corner lab than be the same as interim late. by Andy Ebbighaueen•as President of Ebbighausn Names,Inc..,a Montana Corporation. 7. Bae.um electric•gas' and phone utilities are not indallad on lots at the date of the signing of this plat•lot comma hoe not ben at and NI be set within 180 days of the firing at this plat 8. The Property Owners Association fa responsible fan maintenance of oil stomwater system components in the common open apace. Far . e ca Primed name: RyBjrn atRECORDED DOCUMENTS Re commission expires: CASH-IN-LIEU OF WATER RIGHTS Priwta Lot Sidewalk Imprownnts Agreement per Occument/ Infrastructure Mprovansets Agreement per Document/ It I.hereby affirmed that wart-In-lieu of water right.has ben provided..detailed bdow prior to the fling of the Find Plot forBRIDGER VALE SUBDIMSION DRAWING DAIS: 08/28/18 P.U.O.pumuoa to Section 38.23.180 of the Bozeman Municipal Coda Annual unit water demand far purposes of calculating mah-in-lieu of water right.le in PARKLANO DEDICATION REOUIREMENT accord ce with Part Ili of Administrative Order 2013-07. The per-acre foot valae pail for cuah-In-Ilea of water rights at the time of pat fling Is f8,000/AF a.estabiched by sty Commission Resolution Na 4095. 20 REOUatEO USE DEDICATION, UNITS(0.UJ/1.75e7 At7tLrT-11.3720 D.U.I'FR ACRE 1'•-•1 84D.U.BX PARK OACRES OM 1.Black 2.Late 1-18: 18 single family tomhouse lute(SFl1)(4.212 eve-real)or cads-N-lieu of water rights, 8 D.U.%1.75M ACRES-14.0698 D.U. 2.Block 3,Let.18-20: 2 single family townhouse let.(SFH)(0.248 eve-feet)of cash-In-lieu of water rights, Is.os9e D.U.K 0.03-0.4221 ACESS FHB uv+O aY 3.Lot RI(future commercial lot)coah-In-lieu of water rights to be paid with a fubee alte plan or mbdividn phase. O43W ACRE LOT RI(FUTURE COMMEftWL)K 8 D.U.PER ACRE x OM ACRES/D.U.-0.1256 ACRES TOTAL 4.400 pas-fee(.S6ODo/AF-$26,760.00 TOTAL AREA fEOUIED-0-MM ACES kca®n-- of a•m�ov Air aT1e TOTAL AREA PROVIDED.0.6B7f ACRES Raw 14M 581A 1,s.r-1m61 seraree 144$6PP v..w.uvpme<m..•Hvea�,®,raw SHEET 2 OF 2 A total payment of$28.760.00 was received by the sty of Bazaars n (sty of Bozeman Receipt No. 1 LEGENDI �I TIE-W NEW SEWER AT _ - OF O FOUND STEEL'T-MONUMENT WITH 1'DIAMETER METAL GAL1ATmWN P� � `I CP�1 CAP MARKED-1853-S-UNLESS NOTED OTHERWISE RIM:l86UBD. II 8 0 BENCHMARK R OUT:4660.90 Gs`1 EXISTING CABLE BOX EXISTING SANITARY SEWER MANHOLE No.9518ES EXISTING FIRE HYDRANT F r •'-"-'� y Dy9YA�lCCMSL �VI� .v EXISTING WATER VALVE EXISTING CURB STOP EXISTING POWER POLE -•W_I PROPOSED SANITARY SEWER MANHOLE M-1 ZONING (COUNTY) Sheet 1 O1 s PROPOSED WATER VALVE i r i ® PROPOSED CURB STOP [m ' PROPOSED FIRE HYDRANT I I I i PAI'•T OF ?Y2, IdW .1, SEC. ,51 f,f � 555C u� PROPERTY BOUNDARY LINE 10 30 TM 45?9.027 --- _-_-_-y- lr --EXI>IVIG STRUCTURES -SURROUNDING PROPERTY LINE ' - `+AIMRA L H S 3 O tY1>Tpu I,PVt"TUHES i �" SURVOO YPC U) p -.-:.+'^4 �A`y'•+-•Ps�.::.w^' �t-r.. -..SET84CK.UNE rn-rR'Ts•.c.`r.�.� - - ++.+•:+�.Y a�A'M•a-• _'-.T I'.' .x ,t -�1■...'+.Y •' �...i.., ;/"±•Y>rf!'CN .rVL:�KT¢a "62s+H.!a'•y_ew., ..-.Arr,�r w.••VT"^•'.S'iw.S - t+•. ;•wE---+�' (4535 S) v • A. :�YA9y3.wrA.r•e .. `a.W.F'nR ...-w«..A.,,..a�✓ 4+••er•?.ge..i"..nf,.' '`'�4}'W.:al� ���. .7 M- .bx ::rW„ a s N+t �. S'-Y��.��t.!..w "-+4i-.4'°. OHr.�ON! 'a.�.�,� ;♦Y I� fiA.'.?^ -�,.. _ >15:55.22'74'03' ay -•t.+.A �TLy♦•._ ... ...� ... L ,....._ .-.�' .5 ` - •� ._.EASEMEM.:UNE.Jt+w:-tk� e�'�,,.p}+d��,a _ Z)F.Y'a.y`M•r'i- '.,.... `Wi��. '�� 2iPtM.s�'�".� ,�,.,,.. aN6"' _ram..., _ • _ c E Lra'.+.-a.:-e.•«.iia•+....� zt..4W SANITARY S WE __r.�4:i..+• .+-.* �.r�.Y. •�.. rl..- s.e.... ..n � i,- .....�R"IN..i?a T.2^. . - «::�i.�.(Saa• :�sE-�Y.-[N88�30'20 E7:-. _ - -- -_ __ --- - - � ID��S a a.,�-IXI517NG B-6ANITARY SEWER MAIN _,.. 3/4-R 0NC oac :I+'F- .72 088'30'20• T Cr(J1!l�YVK rt• 0.6 BELOW ASP -lHE I/"' I ^A-EXISTING 10'WATER MAIN N a I W. a Cw. 0HE '/ / C' / t u I sa DR X ,.-EXLSTINFENCEEXISTING OVERHEAD ELECTRIC UNEOF WET �• I / 'PROPOSED WATER SERVICE LOT ip i i 12(UPIAND) SINGLE LIGHT PDLE CONPARK-8"W PROPOSED 8'WATER MAIN + DEPTH OF EXISTING 0' DNLW'AY .... 1Icil 4"SS PROPOSED!'SANITARY SEWER SERVICE 1 WATER MAIN SHOWN AS I 1-WATER SERVICE AND S'510E YARD / ;.' TUN'. ,'/• 2YS57 SF f I 6.5.ON CALUTN P tltltl , i WRKAT ON METER PIT. SEB4Ck AT d �� �� \ e"SS -PROPOSED 8'SANITARY SEWER MAIN SUED.AS-BUILTS RNER LOT• / // / V 1 IL� DETENTION POND OUTLET STRUCTURE I JN i0 ro a / 5 Y ////' ST PROPOSED STORM SEWER I t6B5.80 ''�", p VBLE" 15-PNC R CUT=46B4.BD �1 d' o 5ET G M "� / /J PLI ZONING PROPOSED SWAI.E PRn.`Eyp'ib+, D •.l�r '.T FL, ) t m n . // I i I "� Ol•W9STT1l71NCNE5 a �. n ?.& m. r. '�/ //', i PROPOSED CURB AND CURER FL OUT o 468T.8.5 K`I •II ..% ,.. -UCE-PROPOSED UNDERGROUND ELECTRIC LINEI 6.XT 3 112-THICK 6 2. Scale/n Peet CONCRETE PAD FOR M•• ,. 54 B -GAS-PROPOSED GAS LINE 50 0 50 I CLUSTER BOXES 0 10 ARD C 9? yq'- A. ARD /tV w -ww-PROPOSED UNDERGROUND COMMUNICATION LINE TYPE B CROSSWALK J_ _--- TYPE A-CROSSWALK - i/r e DELINEATED WETLAND Scale In Aletera opEjq-- q eMr(=BDLT- ---'"' _ m�. _L D 1 wL' ry '- ag--- v0 ,�. �'\ .///' 8 N .. �' STREET LIGHT ELEY..4691.57 BUILDING LIGHT --- -- - INSTALL 94 LF OFJr"122 1/2-RY 36 1/4'RG ARCH O PROPOSED JUNCTION CAN PIPFEC�VERT W f{CP * _. - �e�j ♦J9�,Z PROPOSED TRANSFORMER �K.�\ ' \ © GAS METER FL IN.,END 4 5 /' ,53 42 30 20/f_'I'_ � V ♦\ , ./ ;7 / 1 G t T r-_, QS SECONDARY PEDESTAL OID•:AFSH Lt46CS.LLC. 4444 E/ RaF \•` �. 4 / '%� / 6.66 `�`♦ / Slhl T,F M•)IlIANA is BENCHMARK J�..R e / - ��Otp�y(Cy�� y y a ♦ Pr of FSH wLDUF_s P,RKs j �/ K/4JxPJ Eo//p / ��i.�, 'ice J A'•`� 6. (Sl6-37-00E)00- HYDRANT ARROW BOLT LOCATED ON _ - 'BOULEVARD . ` LEGAL DESCRIPTION RCP FLrYRE D 399.87 26T46 48 � s .-/ F4 REMAINING TRACT GLR-1 OF COS 1221 LOCATED IN THE SW SECTION R 6B}IO [S6T46 46'W] = - I F IA"' OEIENTION RIND OVRET 5'0(USTVRE- I/!,SEC.31.T.I S.R.6 E.OF P.M.M..CALLATIN CWNTY, T-- I.I.I.;S 1 CLASS 1 RIPRAP LINE OYERROW - MONTANA 817I :L 1` 45 IS--Pw R.011f�g684.71 I/T` 1 !` P ! R W 4681.30 -`�``\� RE AND SYAIE, ORMWATER/ \j 9' / T•'2 1 T)1 1,) '� CWSEIUND SIDEWALK / APPLICANT' - p WEIR SLOT WIDTH.1.7 INCHES;" I I ��-r L<.+I 20 / / FFE 4694. 5'WIDE REAR YARD PJa.KGHECI.LLC. N I 1 P.O.ESS BOX 93 HOIJES.INC. EHRNVeN {O. YT SETBACK(TYP.) PH:406-21M-8862 1 I` ' Sy P.O.BO%9J0 +' I __ 1 .c4 s x �/j n;'{; !_?� _ W / /�/ AG .Q1 sf 'I A,`y zs,' �� MANHATTAN.MT 59741 s W J j? Yz CIVIL ENGINEER: I j '> F. v?�,X''• I .'J•''� `�` nhN OP LOT✓ �\/t 9�\ ` �}YB4 \E / ,,. ? PH:406-587-1119 -EXITING STPUCTIIRE J _ ,.••R�r�^,\ ton/ C&H ENGINEERING AND SURVEYING.ING / J 1 ,p�j /.; < I�,MF�1 19.710$F /. I S �- 1091 STONERIDGE DRIVE - `.MO I I j y f/ i r0 / �/ 'p J BOZEMAN,MT 59718 V Q - OF G 8� (�� 'Yj+, d•• AR1Y111F T• S , I J W AWN STEW wN'i _I CLASS 1 FORE84 D Yl/ I .'-� 4'(INSU TED UNDER, a 85' '/r / W.Y r� x('�(� 5'WIDE REAR YARD - _��1 'AINOR UBD.AS-8U1 �/�Of- L/ PH:408-981-1599 c I� R--1 G 41�1 1 CH)0 NF6H P 40GAVR / 1 SETBACK(Irf'J ELS ARCHITECTS P.C. LWU _ F.P U' A�.4 ELOW BOZO N.22HD AVENUE STE.1 J - - -----� tY.: / BOZEMAN,MT 59718 � I I --�T��' ' ' ..Z (- CPFr: LANDSCAPE ARCHITECT-, \\ e r-- I - +-�Gxtk_---_ /"'-'• ?3.08 I6S96'33' / FEAS RO ARD D -I- PH:406-62h0200 `N63=0.LLC. I I -.--p,'.-;' -TURTCE-WAY�-/y % (5lebsi7`E7 ac FORM SCENT ARCHITECTS •> A a35 C>: e"F---�1:,��,���� .ARON W'1-CAP //// YPC'M&M 7710 SHEOHORN DRIVE.SUITE C .---.-- BOZEMAN.MT 59718-6939 �jN•+ ,MD ^ice -onL 26T48'.. 5'SIDE LIGHTING AND PHOTDMETR1 -GPiE y�;--.- -�- `ram- Cpr=-^yl=�- / --_� YARD SETBACK+. O a UH - -a OHc ---',Hi.. PH 406-587-0513 NORTHERN ROOKIES AGENCY 45 30 BOZEMAN,MT 59718 r GALLATIN PARK DR. GO6 1221 CURRENT 70NING: I STAFI OF MVIIFE A LIGHT MANUFACTURING(M-1 COUNTY) DFP7. Of FISH.'ATLCUFE G FAR%S FUTURE ZONING I PLI ZONING � RESIDENTIAL EMPHASIS MIXED-USE(REMU) OVERALL SITE A� C1.0 SCALE:I•=50' GALLATIN LOT D ■ r /■� t^.}j TAELEP.'7:K eEWURES.11:(. 1 PARK ■ r ' ,��ryryy111 'GAL ATIN -D7 �--11- DRIVE.`\'/\ PROIER 1 mot{ \�I PROJECT(Q,� ___.._I 1\ I•. ( I\� 1.� . ...■■.■■.• UN Y LOT AREA TABULATION BUILDINGS `.�/�'�,. 1 1 f^ J� 1 THREE STORY RESIDENTIAL TOWNHOUES; 1 50_FT. PORES 1 (INCLUDES GARAGE _Y END UNITS GROSS FLOOR AREA:2,89a+774.3.868( ) TOTAL ROW(INCLUDES ALLEY) IU061 1.1412 17.59 MIDDLE UNITS GROSS FLOOR AREAI 2,6N+698 3.342(INCLUDES GARAGE) COS 1 l9,710 1.6877 10.60 I 1 ♦` °,I PARK 1 29,957 0.6877 10.60 / LOT RI(FUTURE COMMERCIAL) 23.349 0.5360 8.26 CITY LIMITS 1, 1 7587 27JO \UNE - .. /r_•�„' r: \ TOTAL(TRACT GLR-1) 2SZ687 6.4896 IOD.00 _ I 1-- 1 LAND USE RATIOS +I _1 I oriNE_ L?_. .n� ,'� I69M6 Dab.tZ119/2018 - -- EXISTING BUILDINGS 261 SQUARE FEET \� ) _ `♦ I RRESIDENTIALDRESIDENTIALBURUILDINCS '■_ti 1 i .~TI .'{ J AND STRUCTURES 79.864 SWARE FEET COMMERCIAL �/; 11 A.11 ,`♦ ` \�� :: COMMERC .BUILDINGS ■ vA ` \ 1' �� \'. - TO BE DETERMINED ■ l ^•rll L , PAVED DRIVEWAYS AND • i __..; �',�. PARKING AREAS: 26.874 SOVARE FEET -� I PAVED STREETS 19.124 SOWIRE FEET ' •�� �- PAVED a11FY: 73.860 SQUARE FEET 1-, ■O STREET RIGHT OF WAY: 25457 SOWRE FEET MIFY RIGHT OF WAY: 25,45J $WARE FEET -�--��IT-��• BOOR AREA RATIO: 12 END VNRTS AT 2894 SOVARE FEET+8 MIDDLE UNITS AT 2644 SQUARE FEET 2 VICINITY MAP 55.660 SQUARE FEET/77,145 SQUARE FEET OF RESIDENTIAL LOTS.0.72(GARAGES EXCLUDED) III HEMI)DNRel DFNSRY., 20 UNITS/1.7710 ACRES. 1-1.29 UNITS PER ACRE CONSTRUCTION ROUTE MAP C1.0 SCALE:I. 1000' C1.0 SCA1E:,•_�A 14486 I WGM GROUP � II www.lNDmcRouv.com I _ — —— — -- — — — — IN Of bALLAT I I ;...... DRIVE E Mp ,.c.e5�r;;.. :?`t:z.'r.•a:z'i.'> ;[ >.::f:?'??�:� � ,Q LESSAR.w PRO-EErT RACOW v CA AG.:,> i:z OscgPE ARO�\` -------------- � - W W VICINITY MAP W f_ NTS I i —I— - -I-J I r; OPE- �� �� W / I SPAGE • i I 1 � �`• --- --- L4N17�,�gpE SFI -T 1 Y _ I 1.14 AG + 1 - \ LLD COVER SHEET-DELEMBER 13,2016 W O LI.I PARKLAND IRRIGATION PLAN-DEC.EMBER 13.2010 _ _ _ _ _ - - - - - - - - -I L2.3 \ L2A PLANTING PLAN,RESIDENTIAL LAND MEDIANS-EMMIZ 1DECEIMBER 13,2015 O L2.2 RESIDENTIAL AND MEDIANS NOTES-DECEFiBER 13,2018 _ L23 PLANTING PLAN.OPEN SPAGE-DECEMBER 13.2010 7 f \ L2.4 PLANTING PLAN,PARK-DEGEMBER 13,2015 U W L25 PLANTING DETAILS-DECEMBER 13,2018 1 I \ ca�tr nar W U It \ BRIDGER VALE.LLO a \ C/O AN17Y EBDIGHAUSEN,EBBIGHAU5EN HOMES J 7 PO BOX 930 Q L. Q BOZEHAK HT 59141 406-501-9660 I/ \1 BRIDGER VALE PUD :■. 11" LANQ5l_APE ARCHITECT U) PLAN SCALE-FEE7 W-Im GRd>P V W 104 E MAIN 5T STE B Q BOZEMAK HT 59115 A' 406-128-461I z m ,V CIVIL ENGINEER < NJ O CtH ENGINEERING a SURVEYING,INC. W N,MT S 1041 STONERIDGE DRIVE fn BOZEMA9110 406-S81-1115 PEVHWEtIEIT DATA ADDRESS,HANLEY RD.SOZEMAN,MT S9115 LEGAL DESCRIPTION, 531,TOI 5.R06 E,G05.151,REM REVISON3 TRACT"6.412AG PROPOSED USE,RESIDENTIAL S FUTURE COMMERCIAL N0. OESCWPPON GATE PROPOSED ZONING,REM ZONING, 6ALLATIN COLWTY MI TOTAL SITE, 6.47 ACRES 9� 3 PROJECT: 18-08-16 LA1T1uT.' LI.O WRVETEP. OE9ON LRR GRAFT: SAY APPROVE: LIM DATE: DECEMBER 13,2018 L1 .0 OHE^--ONE O'E----une - MA 4 I• 4 ._ EXTENT - _ OF WGM GROUP WWW.WGMGROUV.COM 6 r•_ n .. ..--..ate-_� � - -l-_. - -I ^",,,� �\ l .ice" i I' IIOI ,� LESSA R. "9 /POINT OF 0 NECTION I - �^� \ I. I RACOW y POG IS EXISTING I'COPPER CITY WATER \ t SERVILE LINE WINK STATIC AE. TA LINE I `� / TEP51,LOCATION APPROXIMATE. TAP LINE ( I /^ /�\.� t V4'll 9y / 274 0 W�' AND SET WATER METER IMPLEMENT A 1 OI, �CENSE \t C PRESSURE REDUCING VALVE.THIS SYSTEM IS / ,�\h q `\ 1 C'9PF A0.La DESIGNED FOR A I•WATER METER WITH 5OP51 STATIC PRESSURE,20GPM DESIGN CAPACITY T AND MAXIMUM WORKING PRESSURE OF 4OPSI. , y�\ / 114. SERVICE � 1 1 \ I� / I 9 W + / �\ \ IRRIGATION LEGEND DETAIL DETAIL EQUIPMENT REF. HUNTER 5PRINKLERiROTOR HEADS PSI RADIUS GPM REF. IRRIGATION NOTES \ POINT OF CONNECTION 0 MP CORNER-ADJUSTABLE ARC 45-105' 40 8-14' 0- T 1;7 I. CONTRACTOR RESPONSIBLE FOR PROVIDING 10. ALL COMPONENTS OF IRRIGATION SYSTEM SHALL ® PRESSURE REDUGIN6 VALVE Q MPIO00-90-ADJUSTABLE ARC,90-2I0' 40 8-14' 0.21 IRRIGATION ASaUILT5 TO OWNER AT BE INSTALLED AND PRnPERLY ADJUSTED TO Or 80 P5I OR GREATER) COMPLETION OF IN5TALLATIOK PROVIDE ADEQUATE NEAD TO HEAD COVERAGE �• \ I``' O /� Q MPIO00-IBO-ADJUSTABLE ARC 9o-210' 4o 8_14' 0.42 AND MINIMIZATION OF OVER SPRAY ONTO WALKS, V/ BAGKRAW PREVBNTERQ1AL. 2. CONTRACTOR RESPONSIBLE TO INFORM BUILDINGS,PARKING AREAS.ETC. \ \ _1 W FEECO MODEL LF860,2'OR APPROVED e 0 MPIOOO-360-ADJUSTABLE ARC,360' 40 8-14' OB4 LAND GAPE ARCHITECT OF ANY DI5GRIEPANGIES E INSTALL I2'ABOVE GROUND IN MANE. I'2 OR CHANGES NEEDED TO THE IRRIGATION II. ALL PIPE SIZES INDICATED ARE MINIMUMS, C APPROVED HOU5ING INSULATE PER a MP2000-90-ADJUSTABLE ARC 9o-2I0' 40 13-21' 0.43 DE51CA IF GONTRAC.TOR MAKES CHANGE5 TO CONTRACTOR MAY NOT DEGREASE PIPE SIZE. G MANUFACTURER RBCOMMBmATION5 THE IRRIGATION DESIGN WITHOUT NOTIFYING THE LARGER PIPE SIZES MAY BE USED AT NO O Z BALL VALVE Q MP2000-Teo-ADJI5TAoLE Apr.9o-2Io• 4o 13-2r om LAND50APE ARCHITECT,CO UM CONTRACTOR A56E5 ADDITIONAL COST To OKNEIZ PIPE SIZES NBCO T-560 OR APPROVED EQUAL FILL L RESPONSIBILITY OF THE IRRIGATION INCREASE IN SIZE DoWNSTREAM OF NEXT SPRAY rr nn C_09W IN WINTER AND FOR MAINTENANCE L12 0 MP2000-360-ADJ5TABLE ARC 360' 40 13-2I' 1.48 SYSTEM DESIGN AND FUNCTIONALITY. HEAD,AS SHOWN. \\ \ I V g STOP AND WA5TE VALVE MP3000-40-ADJU5TABLE ARC 9o-210• 40 22-30' O.B6 3, CONTRACTOR TO VERIFY STATIC PRESSURE IN 12. IN5TALL ALL IRRIGATION PIPE AND CONTROL WATTS SERIES 8630008630I,OR APPROVED THE FIELD PRIOR TO BIDDING AND WIRES IN MINIMUM 4'PVC,SLEEVE BELOW ALL \ EQUAL MP3000-I8o-ADJUSTABLE ARC,9o-2I0' 40 22-30' 1.82 GON5TRUGTIOK IN THE EVENT OF A PAVED SURFACE:UNLESS OTHERKSE INDICATED 0 REMOTE CONTROL VALVE 4 DISCAEPANGY,CONTRACTOR SHALL NOTIFY ON THE PLANS. INSTALL SLEEVES PRIOR TO `L12. MP3000-360-ADJUSTABLE ARC,360' 40 22-50' 5.64 LANDSCAPE ARCHITECT IN WFUTING OF ANY PLACEMENT OF PAVEMENTS AND PAVEMENT R HUNTERR PGV OR APPROVAPPROVEDEQUAL,512E AS SNOW CHANGES NECESSARY TO PROVIDE THE WE)-BASE. YOERE PAVEMENT EXISTS BORE AND \ w ;e WIDTH X REQUIRED OPERATIONAL PRESSURE AND FLOW.IF PLACE SLEEVES. Q �O AIIGIC COUPLER LI.2 P51 GPM NOTIFICATION 15 NOT RECEIVED,CONTRACTOR HUNTER HO-44LRL,OR APPROVED EQUAL LENGTH 13. COORDINATE IRRIGATION POINTS OF CONNECTION / \ INSTALL IN 6'VALVE BOX Q RZWS-IB-25LV-ROOT ZONE WATERIN6 45 3'o z IB' ASSUMES wV-RESPONSIBILITY FOR SYSTEM �� u.2 AND LOCATION of AuroMnnL CONTROL vA,LVEs \ 10 Z Q OPERABILITY. 5LEEVIN6 SYSTEM.SYMBOL INDICATES TYRO(2)PER NTH PROJECT MANAGER. COORDINATE ALL ° 4 W15 2X PIPE DIAMETER AS SHOWN MIN.4'DIAJ SCH. uz TREE. 4. PROVIDE PRESSURE EXCEEDS 00 PSI.R VALVE IF WORK WITH ETC.. TRADES,I.E.ELECTRICAL- \� ,. � 2 C 40 PVC PIPE NOTE CONTRACTOR TO ADJUST ALL ROTOR55PWNKLE3R HEAD STATICPRESSURE. 80 P51.REDUCE TO 60P51 MASONRY,LTG. \ i Y 'V-^ GW --MAINLINE ARC NND RAVIU5 TO FIT SITE.DO NOT ALLOW OVE RSPRAY ON 14. CONTRACTOR TO PROGRAM AUTOMATIC 2'SCH.40 PVC PIPE HARDSGAPE SURFACES. 5. INSTALLED SYSTEM TO BE FULLY KNITERIZEABLE. CONTROLLER TO ALLOW FOR THE EOUIVALBNT OF LATERAL LINE CONTRACTOR TO PROVIDE OPMRS I'OF WATER PER WEB'OR PER SITE AND \ \'\ \ / O SIZE AS SHOWN.SGH.40 PVC,PIPE REPRESENTATIVE WITH WINTE321ZATION PLAN. PLANTING NEEDS FOR BEST PLANT HEALTH. VALVE ZONE KEY CONTROLLER VALVE NUMBER 6. CONTRACTOR SHALL COORDINATE PLAHMN6 15. ALL PIPES SHALL BE TRENGE(E31. PROVIDE \�O HUNTER 1I-CORE(LC 600-PP)CONTROLLER WITH O• I WITH IRRIGATION IN5TALLATION P051TIVE DRAINAGE OF MAINLINE PLACE \1 W M W PLASTIC PEDESTAL MOUNT,DUAL DECODER u.2 ,• 30 T. THE CONTRACTOR SHALL INSPECT THE 517E AND MANUAL DRAIN AT LOW POINTS IN MAINLINE (DUAJ_44M)AND SOLAR SYNC MRE IES5 PIPE SIZE GALLONS PER MINUTE VERIFY CoHDITIO15 AND 01(EI SIONS PRIOR TO IDENTIFY LOCATIONS ON AS-GUILTS. SENSOR(MN:f WITH MOUNTING ARM).VBUFY GON5TRUGTIOL 16. USE 45*.g l t INSTEAD OF 90-DE6.g I,;ON ALL / \ ELECTRICAL CONNECTIONS ON SITE LOCATION NOTL=S MAINLINES 2-1C2'AND LA R6ER INSTALL C.MI •� TO BE APPROVED BY OHNER I. SEE SHEET L1.2 FOR IRRIGATION DETAILS 8. IRRIGATION PLANS ARE SGNiBMATIG THIZ115T E3L 5 AT ALL MAINLINE CA44N6E5 IN \ 2. SF3=SHEEP L23 FOR PLANTING PLAN RE'RF5BNTAnoH5 ONLY. PLACE LINES IN A T REM90NS COMMON TRENCH WHENEVER POSSIBLE.FIELD DIRECTION. \ NO. DESORPTION DATE ADJUST LINES TO AVOID CONFLICT WITH IT. CONTRACTOR TO INSTALL C0NTROLLBZ AND \_ UTILITIES. AGGE 5OMES AS REQUIRED CONTRACTOR TO \ \ WORK 9. IRRIGATION IS COORDINATED WITH THE PLANTING FUIRNISH CONTROL WIRES FROM VALVES TOCONTROLLER C4MTRA4TOR SHALL BE \ PLAN AND 5ITE IMPROVEMENTS AND 15 DESIGNED RESPONSIBLE FOR COORDINATING 110 VOLT / \• \ WITH RFLTAN6ULM SEALING 6MN6 HEAD TO SERVICE FROM EXISTING BEGTRIGAL SERVICE \ PIPE SIZING CHART / PVC SCHEDULE 40 HEAD LAYOUT KITH N54 PLANT MATERIALS, AND GONNEGNoN TO CONTROLLER SERVILE. \ ' 0-8 GPM LOCATE SPRAY HEFT 30'FROM BASE OF TRIF. 18. INSTALL Mm ONE N A1)ADDITIONAL L MITE CONTROL WIRE /• 1 UT \ 8 Do NOT ALTER HEAD LOCATION,PIPE LAYOUT, I' 8-13 GPM OR VALVE LOCATION WITHOUT KRITTE3N FROM CONTROLLER TO END OF MAINE.-IN APPROVAL FROM TTE CONSTRUCTION MANAGER NOTIFY O^NER5 REFRF5BNTATIVE IF PRD.ECr: 18-08-16 I}' I3-22 GPM DISGREPANCIE5 OCCUR BETHIM N THE PLANS AND LAYOUT: El.l S D FIELD coFDmoNs. oESGW.Eaa+: 1RRFSAN - I�• 22-30 GPM DRAn: SAY APPROVE: NR 2• 30-50 GPM DATE: i �20 ° 20 4O DECEMBER 13,2018 1 PARKLAND IRRIGATION PLAN SCALE-FEET PAN L 1 .1 NOTE: NOTE. SPECIFIED TOP SOIL I. FURNISH FITTINGS AND TOP OF BOX JY ABOVE SPECIFIED TOP SOIL I. INSTALL BAGKFLOW PREVENTER PER CODE AND PIPING NOMINALLY SIZED FINISH GRADE IN TURF.I' REQUIREMENT5 OF PREVAILING JURISDICTION IDENTICAL TO NOMINAL ABOVE FINISH GRADE IN TOP OF BOX IN ABOVE 2. INSULATE PER MANF.RECOMMENDATION. QUICK COUPLING VALVE C-ROUNDGOVER AREAS FINISH GRADE IN GRATURFDE I' INLET SIZE. ABOVE FINISH GRADE IN 3. INSTALL IN MANE.RECOMMENDED HOUSING. BOX ROUND PLASTID VALVE GROUNDGOVER AREAS I BOX WITH LOCKING LID m FINISH GRADE - ar QUICK COUPLING VALVE m ALVE BOX WITH LOCKING WG M GROUP PVC 5CH.80 NIPPLE -' LID W W W.WWGROUP.COM — (LENGTH AS T2EQJ p��'� I I- I I�I I E rnPa I I—I I I1= _ a'olA we VERTICAL I1, ,,,—t , _ -- w6 5CH.40 STREET ELL — AC -55 RISER, NOTCHED ` 1—ICI TC — — wG 5CH.40 ELL ;I I I — TO FIT OVER MAINLINE Q f M ' =I PVC 5GH.50 NIPPLE >T \ O =II COMMON BRICK,2 1E' N9 - - (LENGTH AS REQ) - - - RE RIP,ED 180-DEG. LESSA R. RACOW v -- 4'MIN DEPTH OF _ WASHED GRAVEL I _ SPECIFIED GATE VALVE h NIL=11L=111-11-_-NIL=1 _ , MAINLINE MAINLINE 9 2�4 G NIL-111=111_II — I-IIC-I I I- wG 5CH.40 TEE OR ELL =I=1 I-11 1 _11''I I I I- I I NO.4 GALVANIZED STEEL REINFORCING I I-I I wL 5GH 80 ADAPTER �CgPE ApGy,\ -I L-I L-I 11— BAR(DEFORMED)WITH 2 5TAINLE55 4'MIN DEPTH OF�' —III—III— STEEL GEAR CLAMP5 SECURED TO WASHED GRAVEL EAGKFLOV4 PREVENTER QUICK COUPLER QUICK COUPLER ASSEMBLY AS SHOWN. BALL VALVE DETAIL NT5 DETAIL NTS DETAIL NT5 BALL VALVE,LINE-SIZED VALVE BOX WITH LOCKING LID,TOP OF DETECTABLE METALLIC Q TO MATCH REMOTE BOX 15'ABOVE FIN15H GRADE IN TURF.I' UNDERGROUND WARNING TAPE CONTROL VALVE ABOVE FINISH GRADE IN GROUNDCOVER CENTERED OVER HORIZONTAL LOCATIONS OF 51-H.40 45-0E9.ELL AREAf' LATERAL LINES IN AND 51-H.40 TEE AT MAINLINE CONTROLLER FINISH GRADE -. : - '�SPECIFIED TOPSOIL - - VALVE IDENTIFICATION TAG LATERAL LINE W REMOTE CONTROL VALVE Q ':;i I 'II — J _—�—I?.;�;,;: —�=I I `SPECIFIED TRENCH SPECIFIED TOP SOIL - _ I I— — BACKFILL Q _ 1= 5CH.80 NIPPLE TYPICAL OF 2 f I I =yy�=l i•:�-�;::: =111=I — MAINLINE —I PVC UNION TYPICAL OF 2 — — — i:� GOIdTROL WIRES, _ LI-,J1L1 BUNDLE BELON - �•.. V y>•_ _ . ; ,,,_ I TOP J_ W L C} LATERAL LINE �_� 'I` 3. I I=-E MAINLILI NE (u MAINLINE I I ,LIB—I — - - - — I m =1.11= I .1 I I=1llI I I L Q V III-11 _I I — COMMON BRICK,ONE REQUIRED AT III III 11 _ 'I� III— EACH CORNER OF VALVE BOX :7yy�—yl� 3 WA5HED GRAVEL 11-I I I I_I 111!I UNDI'.A/BGRADE LLJ _ - _ GONI'ROL VALVE - '=II�II—II�It�" T'(PIGAL TRENGHINC; - Q - _ -,DETAIL - - NT5 DETAIL - NT5 m F1,1P O1 ADE IN TURF. I° V J W y-.. ,-TOP OF HEAD TO BEvj* ABOVE FINISH CRAVE I IY�I DI,�' •_ AB IN GRADE TURF I• PGRADEAVEMENT FINISH FIB un1��1^I GROVNDGOVER AREASN O AREAS. SPECIFIED NULGH PAVEMENT SECTION '(- SPECIFIED 70P SOIL O ry _ POP-UP SPRAY SPRINKLER DETECTABLE METALLIC - m 10'0 ROUND PLASTIC V SPEC TOPSOIL UNDERGROUND WARNING -'{yp'1J=1 I I-=I C VALVE BOX WITH LOOKING C _ - PVC SIGH.40-90-DEG.STREET ELL 4 `.j; :;!:`,. ��ll TAPE CENTERED OVER - - LID _ ( llt HORIZONTAL I 8'o PVC VERTICAL n/ BARB ELL ry I I I I=I - LOCATIONS OF MAIN :I I a. I ACCESS RISER NOTCHED L.L z Q - 1a'MIN.LENGTH OF 4 I I I II- AND LATERAL LINES 'a TO FIT OVER MAINLINE FLEXIBLE POLYETHYLENE I -I:`.?i?:�j�';`;;:` - _ W G _ PIPE TO CORRESPOND :I I - - SPECIFIED TRENCH :I I COMMON BRICK,2 — WITH MNF.OF HEAD.ALL - ".;.. BAGKFILL - - - REQUIRED LBO-DEG.APART FITTINGS TO BE BY SAME 1:1 ". - SPECIFIED SLEEVE I I I SPECIFIED DRAIN Q :I L'.:..;.: - _ I I-III I I_ I VALVE 7 MAIN OR LATERAL LINE I I Y i I BARB ELL MAINLINE ` Q .lII II ii':':;i �i(':�. — —TEE OR ELLC UNDISTURBED SUBGRADE - :ICI �I PVC SOH.80 ADAPTER AT LAT.LINE I I I I I-I I " 4'5CH.80 141P LE � O LATERAL LINEN I,-,�I YN M W 115 HEED FEET A I WASHED GRAVELL 3/g L.L.. co 'V 12'POP-UP SPRINKLER SLEEVING _ _ 0. �ME ALAL DRAIN VALVE NT5 v DETAIL NT5 I DETAIL NT5 CJ tQ mOM MULCH -17 MINIMUM CLEARANCE IZ W no FINISH GRADE FOR DOOR OPENING GRATED CAP l INTERIOR WALL-) OR MODEL IC-XXOO-M 1 HUNTER 0.25 or 0.50 GPM -k k- DUAL 48M DECODER OUTPUT PCB BUBBLER(OPTIONAL) MODULE ADDED TO CONTROLLER REVISIONS: ODEL IC-%%00-PP D]T NO. DESCRIPTION DATE HUNTER HVC CHECK,VALVE(OPTIONAL) JACKETED ID WIRE IN PATENTED STRATAROOT ASSEMBLY----------__ TYPE POWER PER LOCAL SIZE, ® ELECTRICAL CONDOR. SIZE TYPE,DEPTH PER LOCAL CODE AND TYPE PER LOCAL CODE HUNTER SWING JOINT 1/2-POWER SUPPLY CONDUIT ` MODEL SJ-5XX-X(OPTIONAL) GROUND WIRE CONDUIT, o J BOX I MIN. 1 12-. GROUND PER CONTROLLED, / CONNECT PER LOCAL CODE LATERAL TEE OR ELL ASIC GUIDELINES CONDUH FOR GROUND WIRE, PEDESTAL BASE:CONCRETE GROUNDING HARDWARE TO BE A OR PREFABRICATED MINIMUM OF 8'FROM CONTROLLER m LATERAL PIPE I PROJECT: LI.2 16 INISH GRADE AT A RIGHT ANGLE TO THE TWO LAYOUT. l.z � ROOT INTRUSION BARRIE SURVEYED: - ) CONDUIT FOR CONTROL WIRES 'NOTE' WIRE PATH DESIGN: U R DRAFT: SAM NOTE:INSTALL HUNTER FILTER FABRIC MOUNT CONTROLLER WITH LCD SCREEN AT EYE LEVEL. CONTROLLER SHALL BE APPROVE: LFR SLEEVE-JRZWS-SLEEVE HARD-WIRED TO GROUNDED 110 or 220 VAC SOURCE. DATE g �'*IRRIGATION DETAIL ^ �°IRRIGATION DETAIL �IRRIGATION DETAIL DECEMBER 13,2018 18"ROOT ZONE W_ATERING SYSTEM /I^, I-GORE PLA5TIG PEDESTAL CONTROLLER I-GORE DECODER METAL CONTROLLER DETAIL NT5 I U DETAIL -- - NT5 I I DETAIL NT5 I S � \ADJACEM AGRICULTURE L I \ UK ONF LAND =_ =DM W G M GROUP WWW,WGMGROUP.COM COM c e� TYP. - w.'�►yd''' 0 F MO SEi�s,� a FUTURE COMMERCIAL LOT TD,YRP •// t 5 OWh� 9 274 V P ` r\ •.�'�'' '' •,'� � / \, �. •' � REMOVAL.`• .6q, (tt ry LAWN!- •`��'-1 / .j TYP. C G�, IZ 1• 30'WETLAND tom. / IGr / •�`,�,`� 1 % ��; '/ \ ;;;... APE AR SETBACK I /- /4 LOT I 8 .. r MA cH ONZY NG\ .. WETLAND LOT 3 P LO // �' •i ♦ '.:J. { r1 �•�(j(f LOT 2 / I• ACCESS, I I ( { 1 C J I �•w,_7 LOT 5 LOT 6 J• . , _\ ? Z CLEAR CLEAR II R ..l FFE // /� '�/\ LOT'1 / �. �.:�`,C. //- TRIVISIOE { 4691.P0 E / BAL � ' \// / '.'C. Q 6-PO ab!'T'CITRIIANGL -_ LOT a • / `ice. • e.,y - _I F'ERtt LINE Iaq.B4' .�'6:,,=;;t.—.. �_'�� Tl'P. ` / ♦ T FFE. / i ./ •�.. 1 C :'.:; ^� SIDEWALK II _'- - •-i_.Y' ° .1 • _ _ _- 4692.00'/ \, •a 4 ''::. L.L IS'BOULEVARD - ��' ,, <ti _ \•,� /•. / ...�\ ,'.:'.. r LO n /'J_ _. - '3 Y` .r_'ti..+_-^•_.LANDSGR-. �--L-i, - ` _�•�,`_ Y fi.___ _l ! !®• " T 9 NGRE ••� •�`\1' V w MOV�•'� u BOULDERS.A5,__:_� i-- 3` ..'.\;.a '-DRNE ` { `.- O, -e.- .- SPECIFIED '•y--^S- \ RIPRAP _`___ ��•. �. / / LO Typ,�� Z J I ' �ORSM ITP.� 1,. i LAVA1 \\/ • ..� ��\���. TIO Qh pp� RIVER ROCK \ wl �u �/ TYP. ..�`\I ' - __i ((� •� __ LAMO'�_APE GRAVEL. ���_ ''.`� B py \ .•r. , / Q ,L.L. -V • - T WAORM TER BIO-$HALE �A_ GIFI ! ��� • \ f LOT 12 / :; ter...-- MEDIAN,SEE CIVIL PLANS,�- III •' / j '1__ I_ROCK GOBBLE, �. <s: `\�\ \ �\ 4693.00'� /% � '�'••. '=ti T ird2 r . _ �. -•k.-.6 - -' '- .:r�-=r-LAWN AS_�PEG.LED ... .P,l .`� �j �•^, V '�.OVERFLOW `i\ • +' AND=WALE,\ 1 -� \ss, t , j LOT 13 SEE GNIL-�, \ % 516NA6E,BY\ � �0 a .`�`y a LOT 14 �_.:• 1 Lor 15 FFE PLANT 5GHEDULE \ 1Y` ` 4694.0 ®INDICATES DROUGHT TOLERANT PLANT SPECIES TREES 3 SHRUBS 2 3 4 a OTHER MATERIAL �� 4�\�\y� \ �A P r �� ;ry �"\` � rl6a.,e/Gue nxacrraGVlw L L L25 L2 L2 L - SALT CHIP LANDSCAPE 6RAVEL / 3 1 "�`' \ \ f REMOVAL. U) 19IlYISrC EI.r OaW TORE TF low-� * IbslCalmiogrostb x Iwn 1 _ ��WA'.Ai� .K FROM LOCAL ORI61N u ' \ , VV77 B/0.FUlY BRANGI®.LIMB UP b' 16 Kcrl Foerster Feather Reef Gmse MULCH Y FEA7WiE BE ONLY \' . \ I TYP. 1 r�,yl,g decoro s9 MnTL.FE SIZE sH x 2W,FU1 PLANS 2•DEPTH - \ ` �\1\f '�� - LOT 11�, ®�• I SPACING A5 sf101w •- •• IS C MoudaYl MATURE SIZE X ISYI :19 ED61N6 3 � Q. � �\e •FFE I � BIB, WLE STEAM,FU1Y BRANCA® 32IGOYYw etolonlfero 9eoll1l' � 16 bma MATIEZE SIZE SN x SYV BLACK POLYETHYLENE WITH TUBULAR TOP L2 .. ,`\ •469450' / 1 W T Q po�opC IN OEPTH WITH V� IS•G I 511k t/culata Llla�Slrleke' FALL PI.,4HT5,�aPAGIN6 AS SNOYO/ � INSTALL PER MANF.RECOMMENDATIONS �� •�� \ \` 1^�\ � .I•/� � 1 ��v�ppryy ,1gp_ye 2AL HellofotrKhon ere /'� ♦` .\ \ \\��/"` , r / Lor 19 • \ Q r n MA70RE SIZE 25 x 2X B/E�.FULLY BRANCHED 0 nw�9 49ILAfmSGAPE BiA.IDEiZ 16 FULL Oat bra9e MA711RE SIZE 3H X 3Y1 '�9- I Ulnas onerlcrna Lamb J Clark' Fi1LL PLAMS,5'AGING AS SHOWN 3-4 I'DD HOT LOCAL ORI61N 5 G Pratb tkxle Etrlp MAMRE SIZE X 40TY asI Hemerooallb t k:n' \q \• / .✓'y' / '�/`• \ ,p //� 8R B.FULLY URANGIrID,SINGLE LEADER.LIMB UP 6'@° V J W 16AL py111I1yy,�MATURE ZE 3N X 3H IlA15FILA/'fl)<�C/!PE 6RAVa 3 F FUl N.AMS.=PAGING AS SHOWN 1-1/2 WASHED FROM LOCAL ORkiIN L RASSFS MLLLH ARLLpCGK, BE375 t TREE GIRCLCS \\ .! x t.' /y'► 110 Irb SgWka Yaexrb 8rotl er' ® 3,DEPTH ARDB! �'` P i E' / �.T W W 0/y� 16 Coesar 5berlal_Ls " \ / W MATURE SIZE 4H x 3Y1,Fi.LL�LAI/Tr ��\ pRIbYATER 32.r5B5FILAYd•/SOD SPACNG A5 SHOYBI HDT b ORGANIC COMPOST ONLY 3 3 '\ BI ///CLEAR v1510N/ WATERSAVER TURF TYPE FESCUE 0 qT Iris 5RWka S'hlte' ® SHOWN PARK TREES ora ,3' L2 -,\ ; \\ \MEDIAN, E 'Ie TRIANGLE 16 Nate 5 ANTS.Irb MATURE 517E 9H X 2N •� R1VLR RaK T \ SEE CIVIL FULL PLANS,SP/ILIAT AS SHOWN 1 ,.•` GROUND COVER 2 3 4 ROCK FROM LOCAL ORIGIN L2 \ PLANS. ' BALGONY, L L2 L2 O 5.6 .1/I .lnber MATURE SIZE 12 x 4VI 'EH cEtlTEfi OF=WALES AS SHOWN ' tS. it l BALCONY, t. �77� 44 fa rawrwsa T•lolker FU1 R.ANT5,SbAGING AS SHOWN p \�`��•�j Q�� '"�" REN90NS a STEPPIN65TONE5 MEDIAN. `! \i� � / ���� �•- •� \ WLalkerb Low GatmM MANRE SIZE la 309'1 Q 90IPhlbdeloflus mKreloflUlhrs ® 0 16'XIb'PRE CAST GONCRtTE,SAND SET SEE GNIL ""',i �/\. K TYPr LOT IQ `! \\ ' SNOW ` NO. DESCRIPTION DATE FTILL PLANTS.TRIAN�U-!J2=PAGING 30'O.G. 16 Llttle Q] . MATURE SIZE 4 x ' FULL PLANS SPAGN6 AS 5HOYN DRGONCRE P - 661Rhn arlamtka IS- !�t! \ t.:", Fra�� SPACNG AS SHOWN NOTE E 'q\e5 i` ;S-,���ST 16 MATURE SIZE24HI5x 64 Pi ll FLAMS V ® 64IPotultllb frvHtow Alkvtswoad' 'I ' I FIE , LOT 20 @t}r \ IEAL Abbatenooa PapAv1�MATURE SIZE 309i x 3Y1 I. SEE SHEET L2�FOR 6B�TAL NOTES AND pLAHfING ` �'C\ 4695.00" {-• SPACING 6104. R.IL PLANTS.=PAGING AS 5HOM NOTES. \ \Ih 131Vb,.Y..Yn aUlopobm Alfredo' l %~ � 16 MAA URE�ZE SIr W x bv6A" 'FUI..L FL.AMS, \1 \\ f� C "y -- _ MATURE AS��x Rtt LINE-431.13' ( SETBACK'ttP. ONc --y "j G S PROJECT: 18-08-16 LAYOUT: L2.1 SURVEYED. DESIGN: LRR DRAFT: m/sm APPROVE: LRR DATE: RE5IDENTIAL AND MEDIAN5 PLANTING PLAN 30 0 3o bo DECEMBER 13,2018 a SCALE-FEET ~ PLAN W N L2.1 GENERAL NOTES IRRIGATION NOTES 1. ALL CONSTRUCTION SHALL BE PERFORMED IN 1. LANDSCAPE INSTALLATION INCLUDE ON SHALL PROVISION AGGORDANCE KTH CURRENT CITY OF BOZEMAN OF AN AUTOMATIC,IRRIGATION SYSTEM TO SUSTAIN STANDARDS AND THE STATE OF MONTANA LANDSCAPE PLANTINGS,MEE71NS LOCAL Alm STATE BUILDING AND SPECIALTY CODES BUILDING CODES. I& 2. INSTALL EROSION CONTROL SYSTEMS IN 2. CONTRACTOR SHALL COORDINATE PLANTING MOTH W G M GROUP AL MUTN CORDANGE CITY OF BOZEMAN IRRIGATION INSTALLATION. STANDARDS PRIOR TO SITE WORK AND 3. W GONTRACTOR RESPONSIBLE FOR IRRIGATION LAYOUT, WW .WGMDROUP.COM LANDSCAPE INSTALLATION. TO BE APPROVED BY THE OWNERS REPRESENTATIVE 3. MARK AND PROTECT ALL UTILITIES,SITE PRIOR TO INSTALLATION.LAM AREAS TO BE FILATURES,AND VEGETATION TO BE RETAINED. IRRIGATED HITH SPRIWLER HEADS,BOARVARDS TO BE IRRIGATED HITH LINEAR SPRJW1 BR HEADS OR 4. CONTRACTOR TO COORDINATE WITH OHNE R'S SUBSURFACE IRRIGATION GARDEN BEDS TO BE B M�Nf REPRESENTATIVE AND UTILITY COMPANIES, IRRIGATED MOTH DRIP IRRIGATION,TREES TO BE LESSA R. y LOCATION OF ALL UTILITIES PRIOR TO IRRIGATED MOTH DRIP IRRIGATION AND BUBBLER COMMENCING ING WORK.CONTRACTOR 15 SYSTEM OR ROOT ZONE WATERING KITS, RACOW v RESPONSIBLE TO REPAIR DAMAGES TO EXISTING 4. OPEN SPACE STORFMATEt NATIVE GRASS TO BE w UTILITIES,HARDSCAPES AND STRUCTURES AS A ESTABLISH®WITH TEMPORARY IRRIGATION 9 274 V RESULT OF THE CONTRACTORS ACTMTES. 20 ANCEN`OEo ♦W 5. PRIOR TO PLANTING,OWSITE TOPSOIL SHALL BE LANDSCAPE PERFORMANCE STANDARDS: O-1PE Ait TESTED FOR SOIL FERTILITY BY A CERTIFIED SEC,55550.060. TESTING LAB.IF NECESSARY,TOPSOIL FOR TREE POTENTIAL CLAIMEDPITS,SHRUB PITS,AND GROUND COVER BEDS CATEGORY SHALL BE AMENDED AS RECOMMENDED BY THE POINTS POINTS SOIL FERTILITY REPORT. 5.14. 3 POINTS 3 POINTS Inst6. MATCH GRADES OF LAYPLS TO CURBS,SIDBMAI_KS, greater of sur a AND TRAILS AT A 5%MAXIMUM SLOPE AND A 2% q'�'the The d Ithe MINIMUM SLOPE.TAPER TO EXISTING GRADES. dreO of�l ya•t r+lB1 droucjlt tolerant 9peGlas of Q T. ALL PLANTING AREAS ADJACENT TO BUILDING herboGeoln peremlols,and SHALL SLOPE AWAY FROM THE WILDING FOR THE asses. FIRST 10 FEET AT A 2%MINIMUM SLOPE. 1310. 5 POINTS 5 POINTS Instal8. EDGING AS SPECIFIED.INSTALL EDGING AFTER tolerant of dq for L.L. INSTALLATION OF IRRIGATION AND PRIOR TO tolerant epodes for IS% PLANTING.RE-STAKE EDGING IF NECESSARY AS or greater of hruUns amber w DIRECTED BY OPIXER5 REPRESENTATIVE. of trees and shrubs. 2. IS POINTS IS POINTS J 9. TYPAR PROFESSIONAL LANDSCAPE FABRIC,OR Far each 50 linear feet of APPROVED EGUAL,TO BE INSTALLED IN ALL each ladsccped setback w / GARDEN BEDS. one or more of the plait elements In both column A PLANTING NOTES and B in.-Table I-- '� I. PRIOR TO PLANTINS,CONTRACTOR 15 _�-i 58-9550.060-2 O L.L RESPONSIBLE FOR CONTACTING CITY of t'`- 4' 2 POINTS -. 2 POINTS BOZEMAN TO SGHEWLE PRE-CONSTRUCTION Faadatlon plantings MEETING AND TO OBTAIN PROPER TREE PLANING ab ' rot less than 90 z /11 PERME75. percent Of the Wlldtq �J Q 2. PLANT MATERIAL SHALL CO eter..,Or6 oN A)NFORM TO THE V CURRENT AMEOCAN STANDARD FOR NURSERY G.I.e. 3 POINTS 3 POINTS 7 STOCK,BY THE AMBRICAN NURSERY AID - 0no point Isti aarded For L A/ LANDSCAPE ASSOCIATION.ALL PI_A NTS TO BE each one boulder notNURSERY - GROHN, smaller than three feet In < diameter,n-0IILh Is 3. NO SUBSTITUTIONS ALLO'EED WITHOUT PRIOR �te�a wltfi other H RITTEN CONSE R NT FROM THE OHNE 'S Imd �Mg. U) REPRESENTATIVE ANY PLANT OR MATERIAL NOT TOTAL(23 POINTS NJl3:D®)2'1 POINTS 2T POINTS w w MEETING THE REEBIRBMENTS SHALL BE REJECTED, REMOVED,DISPOSED OF AND REPLACED BY AND AT THE CONTRACTORS EXFBNSE. 4. PLANT'SHALL BE INSPECTED AND APPROVED Q O ON-SITE PRIOR TO PLANTING BY OHNE R5 REPRESENTATIVE. Z 2 5. PLANTS SHALL BE LOCATED BY THE < y CONTRACTOR AND OHNE RS REPRESENTATIVE 7 SHALL 61VE DIRECTION,MAKE ADJLSTMENTS,AND L APPROVE LOCATION PRIOR TO INSTALLATION. J w 6. VERIFY ALL GIUANTTTIES.PLANT GUAITITIES IN THE PLANT SCHEDULE ARE FOR REFERENCE ONLY. v J CONTRACTOR 15 RESPONSIBLE TO COMPEPTE THEIR OWN OLANTITY TAKE-OFFS FOR ALL PLANS z AND SIZES SHOH N ON THE PLAN.IN CASE OF A D15CREPANCY THE PLANTING PLAN SHALL DICTATE GSIANTITY. w I. SEED/SOD ALL DISTURBED EXISTING LAM AREAS Q r n AS SPECIFIED. V w 8. BACICrILL TO BE LOOSENED NATIVE SOIL UNLESS '^ M A' AMENDMENT 15 N✓EGE55ARY AS DICTATED BY 501L w co O TEST. M 9. LANDSCAPE CONTRACTOR SHALL WATER N w W PLANTINGS UNTIL IRRIGATION SYSTEM IS FULLY LL FUNCTIONAL AND PROVIDE A I-YEAR WARRANTY PERIOD AFTER INSTALLATION AD GUARANTEE ALL PLANTINGS TO BE ALIVE AND IN SATISFACTORY HEALTH. 10.AD-JUST STREET TREE PLACE-GENT AS NECESSARY REMSONs TO AVOID PLANTING CONFLICT MOTH Na DEsaePMON DATE UNDERGROUND UTILITIES.TREE ROOT BALLS SHALL BE A MINIMUM OF 5'FROM UNDERGROUND UTILITIES. 11. TREES IN PARK AMP OPEN SPACE TO HAVE ORGANIC GOMP05T NU..C.H AND NO EDGING.ALL OTHER TRLtS IN LAWN TO HAVE EDGING AND M IAZH AS SPECIFIED. 8 _l PROJECT: 18-08-16 LAYou7: Lae _ SURVEYED: DESOM LAR DRAFT: UIR/SAM APPROVE: LRR DATE: DECEMBER 13,2018 L2.2 4rL µ� a� ® rnjj � MANLEY ROAD j ircv -------- AL 3It � �owl _ Z _ — N in e,. 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Rg d g4� � 6Nmg$ b" $4 s47 O m p y 51 Uy{ pro N � y " SHEET m o OPEN SPACE PLANTING PLAN AND NOTES �A S, ~. n iv u g EBBIGHAUSEN HOMES BRIDGER VALE PUD T T N n c� Ga BOZEMAN, MT �'F�, dNd'� ; c cz .� PILE:w o le 1fi0e18 CM bolo De ........ i Pr� 4�� 4 y� y� r HI �HI m � � In N r U+ m Z - N _ Y Y a a..4 14Z Itz .00 J� l J ' •`>'; PROPERTY LINE ADJACENT PARKK LAND LAND ' N In T m ° O D O 1- N T y r�i w O N IOl z X \^� F0 lP ' _ _ l - R"m tam yymyy (pp� OO Qi� fif PFayp Fi Z �"� = n T Z RAI -=§ 4 _ Fib R$ x mO SHEET m A P PARKLAND PLANTING PLAN s,q R: N EBBIGHAUSEN HOMES BRIDGER VALE PUD I BOZEMAN, MT ; c 00 ME:w: alc..1801116 c.D Data Deslan ieoeieaP.a. PU1—r-H 3'AWAY FROM M TRUNK NAILGH AND WEED BARRIER SPECIFICATIONS Oa m FABRIC.SEE EDGING,MULCH I MATERIAL e FABRIC DETAIL. EDGING A5 SPECIFIED.INSTALL I wooer wood aheN L•e3each4lrz•x2a/2'eea5 ACGORDINIG TO MFG.S ach 412'x}vr lmrae.dl edgn eaeeaM REMOVE ROOT CONTAIN MENT SPECIFICATIONS. G rc bercA,nwW x 9 t[.O.art to aa. MATERIALS,TAGS,LABELS, u frame The frame elue a f°blem[`I S/B'.S'mM W G M GROUP AND STRINGS DEPTH OF N1LGH VARIES BY owd Aced end fo,mrd for qukkoao:may.fay equarc au[ W W W,WGMGROUP.COM FINISH TYPE.INSTALL TO ARIEH A5 ._____—____.____.___.__ _._ .•[le[ew.l�x2'x Z'' IwbA Bc«hea PRUNE TREE AS SPECIFIED TO BACKFILL AS SHOWN. SPECIFIED. I On.rh hl2 rc RETAIN NATURAL FORM AND TO PLANTING SOIL MIX AS FIN15H 12 1 Molsll oeomm�u unwrframe.MR[eel droll[pApm+U AaIMALG REMOVE DEAD OR DAMAGED SPECIFIED.PLANTING DEPTH 4:, NZ Ir: .row ourro our w.4—l'^o-. I noc.dle awt LIMBS OR BRANCHES. TO MATCH FINISH GRADE. _ _ Nzo9 r.zslE¢ { fABTENER9 ram. ,` naoa en[nNasveh[darameawW ee..wj[ E OF Afo EXCAVATE SLOPING SHALLOW I.,.' 0� PIT TWICE THE DIAMETER OF _ Nyr ...�N,� as.rsTcel snvaroq °��M°""d"a 1 LESSAR. 9 ROUND WOOD TREE STAKES p THE ROOT BALL.DEPTH OF WEED BARRIER FABRIC,AS :,� �.,pU,ae pees+e Z AND FLAT GROMMET TREE s 0 PIT TO BE NO GREATER THAN SPECIFIED.LAP W AT JOINTS. I I•. PROTECfWE COATINGS �, RACOW r N�eSI �_.y nu..NNo,n Ikph.nd A�mctndew4uN„ WOod:akar A«w pe«rv/W[ STRAPS AS SHOWN.STAKES I. ALL SHRUB5 TO BE PLANTED THE HEIGHT OF THE ROOT B'STAPLES TO ANCHOR WEED I".": h.,,,,,,y,,,y.,m.w[.mw,,..c,.n Metek Edwa[a folnicatbn,au m[wl:Imente SHALL NOT PENETRATE ROOT SHALL HAVE THE SAME RELATIONSHIP BALL.ALL WALLS TO BE E BARRIER TRIANGULAR SPACING e.aea po}n.[ rlwmrm�xeNrendr NMlbeeMo«daMueoudwa,Anlron 9 274 V BALL.STAKES SHALL BE TO FINISH GRADE AS ORIGINALLY FRACTURED AND UNGLAZED. 3'O.G.AND I'O.G.LINEAR pMaphare P^u�Pie•w N[eaadr9e sbn 2 e REMOVED AFTER TWO YEARS. GROWN IN THE NURSERY. 5PACING AT JOINTS. [•hla poeeos ehnlilMudeanmchroma ansnne "IJA, CE NS �t lu«r,AM An Iron phopphme reau«m.fdle..m C �. SEA50HAL TREE WRAP TO \'•_r, _ wlA en nelec«Aln formmemum edhedan.The APE AQG PROTECT AGAINST DEER UB RODENTS, SHR d GROUND COVER PLANTING ��, EDGING,MULCH d KEED BARRIER a,, r� rcAcu��'e°°vapao`p:Ppv ne AND SUN SCALD.INSTALL DETAIL NTIS ✓ DETAIL tTIS {] r�nn[i,q Mon ae etrmin nmum of<�Ih klTon an ANNUALLY IN SEPTEMBER AND S j_w'er.re oral au.facea REMOVE IN IN APRIL. rr PULL MULCH 3'AWAY FROM ai¢Lerenr OvfWN'98o- =;i; Mau,N Surf....mount:«em1W TRUNK. NOTE, As Mlle3IB'x 2'a 'a PeMrd MJLCH AND WEED BARRIER CENTERON m Arm d SPACING SHALL OSP ENTE_R ' _ _ _ w,esn:s aBr�auwerd.oU,e.IeryUnawibEb FABRIC.SEE EDGING,MULCH a BE AS INDICATED IN THEDote p nu... RANI SCHEDULE " •,""�"�'¢� wood:Wcmem red udar.GYG Ua Fb,l HEED BARRIER DETAIL. REMOVE BURLAP, 6 ARE BASKET, r ��bran TAGS,LABELS,AND STRINIG5. -i- BAGKFILL AS SHOWN. FEATURE ROCK.AS RANTING SOIL MIX AS SPEUFIED. FlirWeather Site Fumishings ui FINISH SPECIFIED. \gyp DO NOT SGAR OR DAMAGE. GRADE Crc' BURY Yd OF ROCK BELOW Utility Series,Model UT-2 Bench EXCAVATE SLOPING �y -I- pp� FINAL GRADE. •..•�..,- 5HALLOW PIT TWICE THE �+ vJ LAND,AS DIAMETER OF THE ROOT SPECIFIED > I BALL.DEPTH OF PIT TO BE NO GREATER THAN THE O�AREAS UTILITY SERIES,MODEL UT-2 BENCH HEIGHT OF THE ROOT BALL. �u _ 1 � yr FAIRWEATHER SITE FURNI5HING5 500-323-1998�r - - Nf5 - ...�.,{, •r. .e. N - T 1.rF '" ALL WALLS TO BE3>� uz1 z 'I' '� .r+1 _ •� _ .. - •iTy,'}SIP•�'V"•:. i K T FRACTURED AND t ' t�-J - GARDEN-N �. _ _ u �MPAGTED SUBGRADE � �: ,r' - - y S. _ - .•r.^s „t - NO1E5, �C..tom: _ UNGLAZED _ 4 ."i'r•. z Q v a .. 3 '" 7 "Y „✓�. . w. .. BED EDGE o.-.aG,►.>. FULCH,A5 5PEUFIED - a�_..r;t••:i;�'--- I. TREE STAKING IS MANDATORY. ''" OO' ^O'(PLANTING BEDS ONLY). - 2. ALL IREE5 TO BE PLANTED SHALL HAVE THE SAME RELATIONSHIP LTt ---------------" TO FIN15H GRADE AS ORIGINALLY GROWN IN THE NURSERY. ('7 _ Q •Y Ranective )" X .• i moreriol - TREE PLANTING TRIANGULAR SPACING LANDSCAPE BOULDER a' Iz= DETAIL HT5 DETAIL NES DETAIL HIS m V/ W Post C WATER AND ROLL. _J_ J O SURFACE SE TO A _j 2 SMOOTH AL I 3'DEPTH NATURAL PAVER 16'X IW X2' 12'Dia. I FINES ---III Z n MULCH,AS SPECIFIED W SLOPE MIN. - �/'�J 2%CAD �0 II.I`21L05/FT STEEL PER M V ASTM A 1011 55 GR. S. zfi%'+r A:fv3:'�.%� 3'DEPTH I'ROAD Ul B` < Strom 50,OR ASTM A4g9. r� MIX COMPACTED. FINISH �, r•r z UND1SUB-GRADE FILLS %` /\'• \ J` '���.\� MGRETE �`- Vz = C NOTE, COMPACTED TO g5% v •{• 1. EIILTH7IT FLEXIBLE DELINEATOR POST TO PROJECT WI _ G REFER AND COMPLY ATM DESIGN PROCTOR DENSITY SAW, I} MANAGER PRIOR TO INSTALLATION. GUIDELINES FOR CITY OF BOZEMAN PARKS, 2. INSTALL PER MANUFACTURERS REC40MFENDATION5. TRAIL CLASSIFICATIONS. COMPACTED 3. POST LENGTH MAY VARY TO MEET FIELD GONDITION5. 51.15GRADE QL 6 &RAVEL TRAIL-6'WIDTH y PPAAIL NTS DETAIL NTS IS, TVER IN MULCH I O LEXIBLE BOUNDARY POST DETAIL J co co N 1 a- w co SPECIFIED RANT,SET VERTICAL .vD SET CROHN OF ROOTBALL AT FINISH REVISIONS' Oa GRADE N0. DESCRIPTION DATE 2'HIGH EARTH SAUCER AT WW4HILL PEE OF 9 ROOTBALL 2'DEPTH COMPOST MULCH A EXISTING SLOPE,2,1 OR q FLATTER ONLY TILL AND RAGE TOPSOIL TO 12'DEPTH AS GONDITIONS ALLOW S - BACKFILL TOPSOIL m SET ROOT BALL FIRMLY PROJECT: L2.5 IB LAYOUT: 2.5 2 X CONTAINER ON UNDISTURBEDUNDISTURBED OR SURVEYED DIAMETER WATER SETTLED NATIVE DESIGN: lRR NOTE, 501L ORAFL UPR/SAM I. REFER TO TREE PLANTING DETAILS FOR TREE RANTING APPROVE. U2R 2. SLOPE PROVIDED AS RUNT RISE - DATE DECEMBER 13,2018 8 SHRUB PLANTING ON SLOPE sEGnoN H15 N L2.5 BRIDGER VALE PLANNED UNIT DEVELOPMENT INTERSECTION PHOTOMETRICS REMAINING TRACT GLR-1 OF COS 157, LOCATED IN THE SW 114, SECTION 31, T. 1 S., R. 6 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA 11 �i I LamlvalrtSceMole Symbol OIY Lebcl Artongnoem Tmllsmp Lmmm LLF Uoeriplion Lmn.wam Lum.LmmD DUG aa,ing URIICTISbDg _ _ —.. 1 PFMJ SINGLE N�1. 0.850 REM-)JWJILEIHK-T< ]J ]I<2 DI-UDG2 =-7 iI saRLu. e9smm ROADWAYUGHTR.NTUREISSIR)"MOUNTF.DATJf FEETABOVEFINISHEDGRADEE __ ic:m 1 WALLA,OUNTED FIXTURES ARE SHOWN Al 9 FEETABOVE FINISIIEDGRAD �- -T�• I ; Ill resin _ _ 1 Cticolvlbe Summary ,� __. .--�••'^-'."^�.'��_-r.�.—•."""` 1'I I IyEcl CekTHe W. M Avg Mav m AvyMin Mu/51w --------- -I I _- � + I I I InIfleMan FC alGmOe Ilbuniln�vc Fe .7 e$ U.I 1 ALLVALUES SHOWN ARE HORIZONTAL MAINTATNF.DFOOTCANDLESATORADE I�1 INTERSECTION PHOTOMETRIC DETAIL FIXTURE DISTRIBUTION TEMPLATES ARE SHOWN AT D.10 WC FOR REFERENCE USE ONLY I i ; VALUES DO NOT INCLUDE CONTRIBUOON FROPI ADJACENT STREET OR IROPERT'LIGHTING ET`D SCldE:T'TTS L..—. I I nr — -- -arc. b.lt Ib I TfiJnT.zb! U.IU,U t�zU#2t.zb z UIU b 1Lt.z,Usf�1Uy4�UI�bVf{4 - L?U�bzb 'A jvg¢Oa„ -- F F SUBDIVISIONOTOMETRICS FOR P.U.D.SITE NOT PART OF a / >.c'.--"_•.:-=`:. LL-__ _U.zUaO�by1J�iU�b.l y,;c, 3�44, All U UIAs�a)Ybsb s1<,s '� 7a1�e Imo' -;"• / ' "b L3 1). t.UsU styi{ J{,1 - '--' .. bJU tat 4sUAbA 6a��$S(�.� •'MH�Y'sru b.U.Jb.-Ftu 4sb.Ab.T � - - _ — ""'�- �' > /` •. { , bJbJbib�RlksU�U] �11'- i 1 / °\. I/ / — � � 4R •�a '', . ,, �. `� — _ I YVC NkM lox/ f 1 Scale/n Peet I I M 50 D YPC IAh Scale/n mete,•s —> - a— —• -'- — — '— — ' '� � R' I INTERSECTION PHOTOMETRIC PLAN DATE PRREPARm:9/25/18 NOTE: PH❑T❑METRIC LIGHTING PLAN PREPARED BY C� NORTHERN R❑CKIES AGENCY, INC. 246 TIMBERLINE DRIVE ErKgr—Mends, �l p1— B❑ZEMAN, M❑NTANA 59718 (406)587-0513 F,w IaODI 9B)-t„5•Faa IA�I SeT6)6B A•Awe�enenaea.mn•IrtRlltllmpa�a mA SHEET I OF,