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RECOVED BY
' J U L 17 2001
Valley West CITY PLANNING
tPlanned Unit Development
1
i
'r a
c
' Bozeman, Montana
Concept Plan Application
' prepared by:
1
P R U G H
AND PM e v
OEIMS
ENON AIE-RZEN : :�WLEast Main Street
BDzemmyMT59715 P.A.B=yam,T@drw1 %48m2.i.Mrssm rivne:Nos)WM2,Fcpalser.lnq
' July 16, 2001
' Table of Contents
' Introduction .....1
.........................................................................................
' Neighborhood Concept Plan...................................................................1
Site Conditions and Land Characteristics ..:..........................................2
Surface Water and Wetlands...........................................................2
Groundwater....................................................................................2
Geology - Soils - Slopes..................................................................3
Available Community Facilities and Utilities .........................................3
SewerDisposal................................................................................3
WaterSupply...................................................................................3
Streets
' Adjacent Land Uses.................................................................................4
Phasing .....................................................................................................4
' Drawing Exhibits
Existing Site Conditions
' Available Sewer Facilities
' Available Water Facilities
Available Street Facilities
' Adjacent Land Uses
' Concept Site Plan
Open Space Plan
' Land Use Plan
Phase I Plan
' Introduction:
' The Valley West property was annexed to the City of Bozeman in 1997. Under
the Annexation Agreement with the City of Bozeman considerable improvements
were undertaken to get necessary infrastructure in place to prepare the property
' for development. :Ferguson Road, West Babcock Street and the west half of
Cottonwood Road are constructed to serve the property. Water and Sewer trunk
facilities, planned to specifically serve the Valley West area were also installed.
' Section 404 permits and a wetlands mitigation plan is in place and the mitigation
plan is partially complete. The property is now bordered on the edge of
development as the City grows to the west. The Valley West property is now
' ready to proceed with a Neighborhood Planned Unit Development.
Neighborhood Concept Plan:
The Valley West PUD concept plans have been developed using the ,principles of
Traditional Neighborhood Development.
' I
The existing natural creeks, wetlands and parkways are the focal points around
which the master plan has evolved. A commercial center is located at the North
' end of the commercial zoning district on Cottonwood Road. This commercial
area is within 'h mile of 90% of the planned housing in the subdivision. Another
commercial node is planned at the intersection of Durston Road and a future
' designated collector road ('/z mile west of Cottonwood).
I
Mixed density housing is planned. The attached master plan diagram designates
' high density.(10-12 units/acre), medium density (8-10 units/acre) and low density
(6-8 units/acre). The high density housing is planned as multi-family attached,
the medium density is envisioned as row house multi-family attached with some
' cluster home types, and the low density areas will be single family and duplex
housing.
' 31% of the property is designated as parks and open space. Soccer fields
(Bronken Sports Complex) are currently being developed and the wetlands have
t been permitted by the Army Corps of Engineers. Part of the wetland open
spaces includes a 12-acre and a 5-acre lake. Pedestrian circulation occurs
through pocket parks, stream and wetland corridor trails and neighborhood
' sidewalks.
I
As the project planning develops further, specific housing will be designed to
' meet the needs of a growing Bozeman.
1
' Site Conditions and Land Characteristics:
i
Surface Water and Wetlands
Three drainage courses Baxter Ditch, Baxter Creek and Maynard-Border Ditch
' flow through the property from south to north. They are illustrated on the concept
plan drawings. None of these drainage courses has a designated floodplain.
The Maynard-Border Ditch flows through the eastern portion of the property
' approximately midway between Ferguson Avenue and Cottonwood Road. It
carries irrigation water to downstream users and also has perennial flows. The
irrigation water source is the Farmer's Canal. {
' Baxter Creek flows along the western boundary of the property and through
Bronken Park. it has perennial flows that serve as an irrigation source to
' downstream users. It also carries water from the Farmer's Canal.
I
The Baxter Ditch flows through the property along the west side of Cottonwood
Road. Its course has been realigned, as part of an overall wetlands mitigation
plan for the property, to parallel the west side of Cottonwood Road.
' Wetlands on site have been studied extensively. A Corps of Engineers (Section
404) permit has been received for the entire project. Low value wetlands were
found in several portions of the site. In exchange for draining or filling some of
' the low value wetlands, the 404 permit calls for mitigation measures as shown on
the Valley West Concept Plan. The plan calls for the creation of a series of
enhanced wetland areas and ponds; the Baxter Ditch relocation and ditch
' enhancements; and a Maynard-Border Ditch non-consumptive use pond as well
as ditch enhancements. A copy of the wetlands assessment and Corps of
Engineer's permit has been provided to the City of Bozeman Planning
' Department. Construction of the wetland enhancements is ongoing. To date,
the Baxter Ditch relocation and enhancements and the Maynard-Border ditch
enhancements are complete. 1
' 'Groundwater
i
With experience in water and sewer utility construction in the Valley West area,
and a groundwater-monitoring program, there is a high degree in variation in
groundwater depths on site. There also seems to be a direct correlation between
' the groundwater depth and depth to gravel. During the spring and irrigation
months, groundwater appears to follow at the boundary between the native
' gravels and overburden of loam topsoils. i
As a general observation, groundwater can be expected to be from 2 to 6 feet
from the surface. It tends to be deeper on the eastern margin of the site near
Ferguson Avenue and shallower in the central portion of the site between the
Maynard-Border ditch and Cottonwood Road and near Baxter Creek. There also
I
' -2 -
tappears to be a south to north variation in depth. Along West Babcock Street
groundwater was found to be 3 to 6 feet deep. Groundwater depths near
' Durston Road range from 1 to 5 feet. These depths are seasonal highs observed
during the spring and irrigation season. The depth to groundwater increases
during the winter months.
' 'Limitations posed by groundwater are common throughout the Bozeman area.
Simple engineering and construction practices can successfully deal with these
' limitations without extreme or undo expense.
Depths to groundwater have two general impacts on the planning for the project
' area. First, the depths provide an opportunity to enhance water features and
wetlands as amenities. Secondly, the depths will limit the use of basements in
the area.
Geology — Soils — Slopes
' Alluvial deposits derived from the mountains south of Bozeman underlie the
project site. There are no known geologic hazards, unusual features or
t conditions of interest on site. Soils consist of dark loam underlain by gravel. The
entire area slopes to the north at approximately 1.25 percent. The east to west
slope is essentially flat with only minor variations in terrain. The exhibit entitled
' "Valley West Subdivision Existing Site Conditions" illustrates the topography of
the site.
' Available Community Facilities and Utilities:
Sewer Disposal
' Sanitarysewer service will be provided b the City of Bozeman. The exhibit
p Y Y
' entitled "Valley West Subdivision Available Sewer Facilities" illustrates sewer
facilities that are in place to serve the Valley West Subdivision. These facilities
were planned and constructed specifically for the purpose of serving this area.
Water Supply
' Water will be supplied by the City of Bozeman through a set of mains planned
and installed specifically to serve the Valley West area. These mains are
connected to the City of Bozeman water distribution system. An illustration of the
' facilities available to the Valley West Subdivision is provided on the exhibit
entitled "Valley West Subdivision Available Water Facilities."
' -3 -
I
' Streets
I
' Ferguson Avenue, Babcock Street, and the west half of Cottonwood Road have
been constructed and are in use by the public. These improvements are
illustrated on the exhibit entitled "Valley West Subdivision Available Street
' Facilities." Impacts to the street system, beyond the boundaries of the Valley
West Subdivision will be assessed as part of the Preliminary Plan Submittal for
the Planned Unit Development. The applicant is aware of the current capacity
problems associated with Durston Road and will address this issue in the
Planned Unit Development Submittal.
Adiacent Land Uses: I
i
Adjacent land uses are illustrated on the exhibit entitled "Valley'West Subdivision
Adjacent Land Uses." The west and north boundaries of the property represent
the city limits of Bozeman. Land uses across these boundaries are primarily
agricultural. These properties are in Gallatin County A-S (Agricultural Suburban
Zoning District). i
I
The property to the south, across Babcock Street, is within the city limits and is
' zoned R-O (Residential Office District). A portion of the property is currently
being developed for office use. A health club is anticipated for another portion of
the property. Similar professional offices and business type uses are anticipated
' along the entire south boundary of Valley West between Babcock Street and
Huffine Lane.
I
' To the east of Valley West, across Ferguson Avenue, is residential development.
Zoning is a combination of R-4, R-3, and R-2. The plan for Valley West
Subdivision represents the extension of this type of development.
' Phasing:
i
As the project develops, phasing will occur to meet the market and the changing
needs for housing in Bozeman. A drawing has been attached delineating the
anticipated Phase I area.
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f
VALLEY WEST SUBDIVISION: EXISTING SITE CONDITIONS ' )
o
0 0
O O FOUND 5/8-RL WITH
FOUNO 5/8-
ALUMINUM CAP(NO MARKINGS) 5.3 45' R/W 45' R/W R
45' R/VJ/ DURSTON ROZC -�P.O.B�
J -- ---:r - -----------------------=- — -� r7- -----�--- i D
I .
t .�/ EASE�4ENVjttPJI; !
%F' / III l 1 \
_.�-- ` / `• ii". -SE E:p qK 0' STREAM�;'4 li�, ,,�.I
\ �'/ /' �•�. (., 'DREI�MAItJJTE AN E�(� ----� j-.--' V CORRIDOR^ II i I - .I •p'
EASEMENt^-35 BRPM N PARK __ tlf I v ., I-/ 1
<) ( •--� i -'" \ `t 39.06 AC 45' I 1 1 1'1� i I'l t�ACT 1'
/ %`��..% ' \E 1 FRl3AY ORDINA ---11-�-__ 0 MLNT ;4 11 1�' ' HIGH WATER 1, -- 30' DITGH� Ili (�J�--'� E -�14'�` / �_'I! /13.73��- 1
J %. /�\�•1,,`' / \ MAIN7ENANCE�" 1 2()',UTJ (• ti f
/EASEMENT,llli l EASEIJEVt (TYP.) ,-TRACT 4'�, --11 1 1_I 1
�. \ ; `� / 4 7 DR MAINTENANCE\ '1 �--�"� 1
(_1 l �'�._�-\� �.I ----------Jd J/-__ 78.59 A'G., I / ,'I 1
\':L' r`EASDAa7ED Io_�`.' `\�----���--.-- - i 10' U71 illy 1J'/' ��UTILITY EASEMENT 1 J }
/ 1'---- ____ • J S ; FROM ORDINARY I
- ENT ^ J I�4'�' HIGH WATERMARK TT '1 % ,/`I'
Tm'no- aiprett/ / J PROPERTY LINE 1' \\
>ti AT
)J 50'_0UILDINO y1 1 EA( 1 1
1 1' law!' •\..i • �,•'� I I ' J _ SETBAC 1 /' _ `81dILDING/SETBACK & DRCHJ `.. -'
-� i'- �.-• t /�,i ,�- �: .• (( _MAINT�N/WCE FJ+S`E-NEST 35 ___ ___
,/ ! \�. 11 / i- I IuP ulU %EASEMENT\._
( // 11 \1 / I / r- - FROM�ORDrn �EMS •
r 1 •^) J -1 4'S )I B gA -1 %! I .) L� 70' UTILITY ,1 ' 'I r --1
UILDIN I ET C1('& / EASESAY - �y �iJ',, I TRACT 2-^_i I
(' •\} /�`�` r'\. } `'� / 1 �l'4 j DRCH �1 NT `5`�C
E%% �7RAG7 1 i u�i i �� v 16.3�,.AC _
FROM Y 25J72 AC `�-/ q%� I/ 1� E L—C \ ` ;5 .GHWK30: SEWER.�,WATEt {• ," /-;' t T- 3 \OR STQRM'DRAIN ,
\� 120.66 AC" �,\ T �IILR`(EASEMENT�1
/W i �/'
60' R 1 1
BLOCK.3 DiSTREET & 120' I1' 30 20' lIL�/DRAINAGE,
I, �'� ,(TI -�`� • T00' STREAM CORRIDOR o, kI --_--- ITCH JEASEMENY_ -'
IB EASEMENT 10' UTILITY 71LI7Y EASEMENT fi0' 6p•�, 1, e _ - -- -- -=r
(TYP.) EASEMENT / r`3l ;;I. - _SiRt _
_ _I _ ___ _____ ---------
IL
\ p T _ it
--r» T�J ---------------- --— I' 10' UTILITY \� ' _
1 i 10'•-UTILItt 31;�� i i�-�- i 1 -UT4u!Y ' .'i~EPSE ENi 1
A i :'EASEMENT ;'�j!. _--28•-ST�RMWATER & 8L`OCK iv-EASEMENT,`1.' I I BUIL INC SI CK
(" TRACT 2 �-1 "JP/ rtEH MAINTENANCE •% l
L �\ UTILITY p�� NT
R \.1,11.-_ , /(7.57 AC ./ V ��� f� ._�:'---7""" BUZDING SETBACK & p [___ 1 ,
i11' / E'ASCM NT 35 \ Sp' R _
1 / I DITCH MAINTEyANC�` A1, I -.EROM'ORDINARY 1 I
I I ,BUILDING SETBACK&' i-` �'T< �TRACL3 EASEM„FNT'35' 'HIGH WATER MARK I ` - -IY� \
I /;'a r 29.87 AC FROM ORDINARY . •fr
' DITCH MAINTENANCE _-- ,L¢ ---- f - .~.. I I ;!
HIGH WATER MARK_--!
EASEMENT/35' _/ 1� !)o �/ -4.;l i / -- C ,
BUILDING SETBACK `;��yd, /FROMM ORIDINARY -� II`I 1 26.86 AC 1
DITCH MAIMENANC ^ I(y__-___ ,} O _�-- ---•J'^ f. ))) �- C
?, 'HIGH WATER MARK: I /I I ; r--------- '1; '1 \
EASEMENT 35• :. �� 41 / z I ----•'-i r /^1E.J' r j ��-'.,'.l'
r ;J`iI� BAXTER EEK ./ !4 O I 11 '�.-.1
FROM ORDINARY I'"•.), .v-TRACT 3
;ESTIMATE 100-YEAR I ` /' t
HIGH WATER MARK HIEH R LIMITS--Il TRACT 3 '' O ' 4.02 AC ! �' ~I,'''''-�\i / 1 I l
1 `A'•, ��� (6hYARD,0o-}EAA I' S.01 AC i4 u ' 'i �(�,• 20' UTI BRAINAGE
\. 700' STREAM CORR�pOR �-
-\1 ELEV. suRF ((' �DRCH EASEMENT
fins LouRdT ) sEMIUTy
1 I I ��� f TEA E STYP.) 'I
' e1 ., l
------- - - —3o:ov-- Jam- -- ------ J,,_ _ 45' R/W J
- ro wL /
__ SECTION 10
45' R ExlsrlNc 1III I FouND 4-
45' STREET & -° Mo uM[r Box
UTILITY EASEMENT 1
II
N
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LEGEND I
GRAPHIC SCALE
FOUND US PUBLIC LAND SURVEY SECTION CORNER MONUMENT p FOUND MONUMENT BOX 1
FOUND US PUBLIC (AND SURVEY 1/4 SET 5/8" dio. REBAR W/YELL0 PLASTIC CM J (IN FEET)
' SECTION CORNER MONUMENT MARKED-'MORRISON-MAIERLE• INC"
--_-_-- 1 Inch 300 fL
O FOUND 5/8" dio. REBAR W/YELLOW PLASTIC CAP Wt WITNESS CORNER
MARKED-MORRISON-MAIERLE, INC' I
p FOUND 1/2" dio. REBAR W/YELLOW PLASTIC CAP -EASEMENT LINE ,
MARKED 3111E5
---------------SETBACK LINE � _��._ � MORRISON VALLEY WEST
,
FOUND 5/8' dio. REBAR Qo
--—---WATER COURSE I �� MAIERLE,iNc.
SUBDIVISION
O FOUND 2" ALUMINUM CAP MARKED KERIN & ASSOCIATES
.....................ESTIMATED HIGH WATER LIMBS '""� �w
""'�'�°"°�'"•"'"'"@'°"�'°"' "'"'s,-"" EXISTING SITE COND.
FOUND 2'ALUMINUM CAP MARKED WESTERN EXISTING VALLEY WEST SUBDIVISION BOUNDARY CLIENT:/SPEN ENTERPRISES
LOTLINES ' FIELD WORK DATE:7/16/O7 PLOTTED DATE: Jul/16/2001
1
DRAWN BY: ME SCALE:1"=300' DRAWING NAME:
N:\3354\0o2\ACM\CDNCEFr\E,t igS!t C&la�IbmArg
I CHECKED BY• I PROJ p338a.D02 010 SHEET I OF i
VALLEY WEST SUBDIVISION: AVAILABLE SEWER FACILITIES
21
2,-
�. l
U
Q z
� 0
zo
a^ d cn
` 0 0
16" 0^
egg° E3 0
/DURSTON RD.
_ 1
GRAPHIC SCALE
IN FELT l
12" 1 Inch o 400 fL
Q.
. r
LEGEND
I
0 — ( SUBDIVISION BOUNDARY
• MANHOLE
z I SEWER LINE
10^
WEST BABCOCK ST.
a. PARK
O El L
LLJI -1 F� F—T-1 f—
FT
MORRISON VALLEY WEST
w MAIERLE,iNc. SUBDIVISION
o.... (n0 safam :=.SF:.NAVAILABLE SEWER FACIL.
CUENT_ASPEN ENTERPRISES
FIELD WORK• DATE:7/16/01 PLOTTED DATE: Jul/16/2001
I� DRAWING NAME:
PRAWN BY: ►11F SCALE:1'=400' N:\33a/\002\K+10\CONCtTT\A.M.W.S—.0.4
(CHECKED 8Y• PROJ 3384.002 Ot0 SHEET I OF
' 1
VALLEY WEST SUBDIVISION: AVAILABLE STREET FACILITIES
1
0 0 0
0
n e 0
(SwnS vutW l�q+.wmanl
I '
I J
1 I \ I
GSfMC SIRQT 'I
1
i —
GRAPHIC SCALE
' eao o ao am tao moo
I
I
gar ro snt<Fr I { (IN veer•)
I Inch- 600 rE
y - PAI
z
o ,.
y
—�- ---- m I ► LEGEND
�Q r
v Li ISUBDIVISION BOUNDARY
EXISTING STREETS
LiI,"' S, Sl3Amol STORM DRAIN INLET
--I-- --- — ❑ I ArD ►'
1 _ 1
1 1
MORRISON VALLEY WEST
u MAIERLE,INC. AVAILABLE
STREET FACIL.
t ;CLIENT.ASPEN ENTERPRISES
FIELD WORK OATE:7/16/01 PLOTTED DATE: Jul/16/2001
' ' DRAWING NAME:
'DRAWN BY: LTIF SCALE:1=500 H:\3W\002\AM\CMCLVI\St. VocMUn.e.q
11 _
CHECKED BY PROJ 0,11M.002 010 SHEET 1 OF _]_
VALLEY WEST SUBDIVISION: ADJACENT LAND USES
' AS I AS AS AS AS AS AS
z
-7—T
�c
- -�
w
i �'
AS
zo
5 AS
AS AS AS o AS AS AS� a
3—A
o
LZU L;;-j
o° a
p,
,.
AS rmae Ir_ GRAPHIC SCALE
IPT I (IN Tyr)
Ince- 600 rE
car o-e
I I
AS
' AS AS
1 A. Lill P E DF,VFIOPMFNT BOUNDARY
' � Weal BaeCoca
Slreel(Y Nletq)
B ° g B BLOCK BOUNDARY
a k x 4 IR 3 PARK
uV a a u N �—
AS AS AS R4 LL e J WETLANDS
RO >
u
PARKS
T t'
z.
\ RESIDENTIAL
AS AS AS BP BP I s _�v,'F� L^ �
rno ts�or S ior�
co d0 5
o BP COMMERCIAL
0 9 T
U.S.gWWAI i°1
jMORRISON VALLEY WEST
' I-MERLE INC. ADJACENT
r"Nl-: wre—EmawnWm.wel.�°>o�n LAND USES
CLIETASPEN ENTERPRISES
• FIELD WORK*
DATE:7/16/01 PLOTTED DATE: Jul/16/2001 DRAWING NAME:
DRAWN BY: MiF SCALE:1�5�' H:\3.78e\002VIb\cOMCD"\Ae)oernumwuse.a.g
CHECKED BY PROJ®:3384.002 010 SHEET I OF I_
U j iDurstonRoad
Ilo
"TU
--EM�=` =M
(MbwArtnial)
a, F� PRIVATE OWNERSHIP 1
HERITAGE CHRISTLAN -41
SCHOOL
............
-------------
r
TooleStred
j
zPAW- ---------------
lk-
------
PARK PARK 1;- Cascade Street
LAND USE LEGEND
----------
S
PARK(; 71,
PARKS 31%
0
RESIDENTIAL 2% II
10-12 Uift/Acre
RESMMNnAL 27%
B-10 Units/Acre
I_________ Westflabcockql Fp-
1I r 0,9=AfterW)
RESMOTMAL M
Units/Ante
A
COMURGAL 396
STREff R.O.W.
TOTAL 10D%
NORTH
WETLANM LEGEND
SCAUL 1"-Sff
LACUMRM
Valley West Planning
---------- CONCEPT SITE PLAN Bozeman. Mt vwp
PALUSTIUM P R U G H 12 My 200'.
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Rr;EPJM
Concept 81te Plan
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