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HomeMy WebLinkAbout001 - NarrativeSubdivision Preliminary Plat Narrative January 2025 March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 2 Table of Contents 1. Project Team 2. Narrative I. Project Overview II. Subdivision Preliminary Plat Checklist III. Preliminary Plat Supplements Appendices Appendix A - Vicinity Map & Future Land Use Map Appendix B - Land Use Diagram Appendix C - Block Frontage Diagram Appendix D - Parks Master Plan Appendix E - Environmental Assessment Appendix F – Subdivision Green Plan Appendix G - CCR's Appendix H – Articles of Incorporation Appendix I – Bylaws Appendix J - Design Regulations Appendix K - Traffic Impact Study Appendix L – Wetland Delineation Report Appendix L.2 – COB Required Wetland Submittal Checklist Appendix L.3 – FWP Request for Comment Summary Appendix M - Water Design Report Appendix N - Sewer Design Report Appendix O - Stormwater Management Report Appendix P – Geotechnical Report Appendix P.2 – Ground water Data Appendix P.3 – Soils Report Appendix Q - Weed Management Plan Appendix R – Title Report Appendix S – Departure Request Narrative Appendix T – Non-municipal Facilities request letters March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 3 1. Project Team Owner & Applicant: Meadow Bridge LLC Attn: Derek Williams 242 South 64th Street West Billings, MT 59106 Ph. 303.887.4045 Email: derek@bridgerdevelop.com Representative: Intrinsik Architecture Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Planning/Architecture: Intrinsik Architecture Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Engineering: Sanbell Attn: Chris Naumann 106 East Babcock Suite L1 Bozeman, MT 59715 Ph. (406).522.9876 Email: Cnaumann@sanbell.com Landscape Architecture: Design 5 Attn: Troy Scherer 111 North Tracy Ave Bozeman, MT 59715 Ph: 406-587-4873 Email: troy@design5la.com March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 4 I. Project Overview Executive Summary The project team is submitting a Subdivision Preliminary Plat for the Meadow Bridge property. This project will further divide two parcels (totaling approximately 25.32 acres) into 45 buildable lots (8.53 acres), 1 park lot (3.46 acres), 3 open space lots (10.13 acres) and road Rights-of-Way (3.23 acres). There have been several Pre-Application calls and a formal Subdivision Pre-application to discuss this project. Community Vision Meadow Bridge (the “Neighborhood” or the “Property”) is an approximately 27-acre property surrounded by the cross streets Parkway Avenue, Last Loop Drive, Blackwood Road, South 23rd Avenue and is bisected by Kurk Drive. The property currently consists of one remainder parcel which resulted from two previous subdivision applications, from the original Meadow Creek subdivision. Meadow Creek was plated in phases during the 2008 recession, which stalled the master plan and resulted in critical road infrastructure never being finished. Meadow Bridge aims to complete these previously proposed roads to improve connectivity, stitch together the existing Meadow Creek and Southbridge neighborhoods, and provide much-needed housing. This property is located approximately 4 miles from downtown and is about 1 mile southwest of Montana State University. Meadow Bridge is uniquely situated to have significant views to both the Spanish Peaks and the Bridger Range. The neighborhood’s master plan strives to respond and support the site’s natural amenities to create a unique framework that fosters walkability and a sense of place. Preservation of natural areas is a strong component of this proposal, as the majority of land within the subject site will be dedicated parks and publicly accessible open spaces. This parcel is the last parcel in March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 5 need of development in order to complete the critical infrastructure for the area. Once completed, there will be enhanced east/west connections by way of Blackwood Road. Site Analysis This project site is bound by several constructed streets but is also the last critical piece of land needed to connect the two existing neighborhoods together. The project is bound by Parkway Avenue, Last Best Loop, Kurk Drive, South 23rd Avenue and Blackwood Road. Both Kurk Drive and Blackwood Road remain unfinished on the subject site, creating critical gaps in the road network. Additionally, South 23rd Avenue remains unbuilt between Kurk Drive and Commonwealth Street. During one of the several pre- application meetings it was determined by the Parks Department in collaboration with the Engineering Department that this road connection was no longer necessary and could be removed to improve the expansion of the existing park. Meadow Bridge proposes connecting all the aforementioned pieces of infrastructure to complete the grid system in this area. There is an existing temporary park adjacent to the site to the east. After further analysis it is understood that after 10 years of no development that Park was to be conveyed to the city. This area will now be formally adapted into a permanent park. This park will be expanded as a portion of our neighborhood. Project History Meadow Bridge is a result of two existing subdivisions: Meadow Creek and Southbridge. Meadow Creek was platted as a large development around the time of the 2008 recession, which resulted in a portion of the masterplan never being completed. The land where the Southbridge subdivision currently sits was purchased from the Meadow Creek developer to help pay for portions of the infrastructure that were installed prior to the economy caused the development of Meadow Creek to stall. The subject property March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 6 are the last unfinished portions of these existing neighborhoods. This unfinished portion of the neighborhood was never platted and exists as remainder tract today. The effort to complete development on this property formally began back in April of 2024 with the submittal of a Subdivision Pre-Application. 2. Project Design Land Use Analysis The subject property is broadly surrounded by annexed land, although unannexed County lands abuts the parcel on its southern boundary. The subject property as well as the adjacent properties are all zoned R-3 (Residential Medium Density). The intent of the R-3 district is to provide for the development of a diverse array of housing typologies, ranging from 1-5-household residential structures, all near service facilities within the city. This is accomplished by providing a minimum lot sizes that are consistent and flexible with established development patterns. The goal of Meadow Bridge is to provide a variety of lot sizes that will allow a future buyer the opportunity to build as zoning allows. Additionally, smaller lots have been included to allow for the potential of missing middle housing to be built, likely in the name of smaller detached homes. The City of Bozeman has designated the Property as Urban Neighborhood within the Future Land Use Map included in the City’s effective Community Plan (Appendix A). Urban Neighborhood calls for a wide range of urban densities and variety of housing types. The R-3 Implementation zone allows for a range of housing options at a smaller scale. It ranges from apartments (up to 8 units per building) down to single family homes, depending on a variety of factors including lot size, parking and architectural programming. This allows for a diverse range of housing typologies to fit within the context of the neighborhood. The vision for Meadow Bridge hinges on the underlying principles of the R-3 zoning district. The residential uses are anticipated to be Single Household but several of the lots are drawn big enough to accommodate multiple dwellings. This neighborhood is planned to be compact and walkable, to promote and support an active lifestyle. The R-3 zoning district envisions medium-density residential uses at a variety of shapes and scales. At this time the total number of dwelling units is still in flux, but more concrete numbers will be submitted with each site plan application. The project is creating 45 total lots which equates to a minimum density of 5.2 DU/AC. Please see the Land use table below: Streetscape Area (in Acres) Percent of Total Area in Residential Lots 8.53 33.7% Area in ROWs 3.23 12.7% Area In Park 3.44 13.7% Area in Open Space 10.11 39.9% Total Site Area 25.32 100% March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 7 The streetscape and block frontage in Meadow Bridge will take shape in the form of a consistent and uniform design that allows the neighborhood to blend into the surrounding area. Because the majority of the surrounding streets have been built out and developed under the landscape block frontage standards, Meadow Bridge is proposing to match this block frontage. This will allow for both an active streetscape and a continuation of the existing look & feel that is present within the context of the neighborhood. Pedestrian Rights of Way The PRAT plan identifies two shared use paths and one trail for this site. The first Shared use path is our portion of a shared use path system on Blackwood Road. This design will be incorporated into the R.O.W and street section. The second shared use path traverses north to south across the property and is identified as an Anchor Route. Finally, there is an east/west trail connection planned as well. This design has been incorporated into the master plan of the park but is proposed as a future improvement. Landscape All landscaping will comply with the mandatory landscaping provisions of the UDC. Landscaping will include the use of drought tolerant plants, the use of appropriately sized landscape plant material, coordination with utilities, the use of permanent irrigation, and perpetual maintenance to ensure healthy condition. Furthermore, all required ROW landscaping will comply with the UDC regulations. All mature trees and significant vegetation will be preserved where possible, as they are a direct enhancement of the pedestrian streetscape environment. All lot development will go through a future site plan application to verify that all on-site landscaping meets the intent of the UDC. Parkland Another key element of the Meadow Bridge design is its expansive open space. This aspect was thoughtfully planned to balance the need for housing while blending into the surrounding neighborhood. The primary concept driving the park's placement is "Park Farming"—the idea of expanding an existing open space and park by adding adjacent green space to make it larger and more functional over time. To achieve this, the park was positioned in the northeast portion of the site. Furthermore, even though it's not strictly necessary, the applicant is also including open space to the west of the park, enhancing its overall size and creating a more welcoming atmosphere. Meadow Bridge is designed with several key guiding principles in mind: ▪ Promote pedestrian circulation and walkability by providing connections between residential neighborhoods and park / open space areas. ▪ Provide a variety of experiences and opportunities for recreation and play. ▪ Provide areas for passive and active recreation. ▪ Minimize hard or impervious surface. ▪ Allow the surrounding land uses, needs of existing users, and needs of proposed users to inform all park design and programming. These guiding ideas translate into the dedication and development of 3.45 acres of park (5.12 AC total including existing park). These spaces contain trails, picnic tables, benches and natural areas. As such a significant portion of the property will be dedicated as parkland. Please see the March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 8 Preliminary Parks Master Plan for more detail on the proposed park amenities. Additionally, please see the parkland calculations below. Park and Recreation Requirements Total site area (ac) 25.34 (s) school or park sites (ac) 0.00 Total excluded (ac) 16.81 (D) Net residential density 5.28 (c) commercial lot area (ac) 0.00 (a) ROW & easements (ac) 3.22 (N) Net residential lot area (ac) 8.53 Zoning District R-3 (i) industrial lot area (ac) 0.00 (d) Open space/Park (ac) 13.59 (du) Number of units 45 (M) Max density by zone 12 Required Land Dedication Required Cash-in-Lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 8.53 Net residential land area (ac) 8.53 Parkland dedication required (ac) 1.35 Land dedication (ac) 1.66 Dwellings/acre (du) 5.28 Dwelling/acre (du) 0 Land already provided (ac) 0.00 Cash-in-lieu ($) $0.00 Acre/du of land 0.03 Acre/du of land 0.03 Qualifying land dedication proposed (ac) 1.66 Additional in-lieu ($) $0.00 Land dedication (ac) 1.35 Equivalent land area (ac) 0.00 Land equivalent required (ac) 0.00 Total CILP/IILP $0.00 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $0.00 In-lieu fee equivalent ($) $0.00 Neighborhood Center Section 38.410.020 outlines the requirements for Neighborhood Centers, which states that all residential developments that are net 10 ac or greater in size are required to provide a neighborhood center. As documented above the net acreage for this project is 8.53 AC and therefore the neighborhood center requirement is not applicable, but the central open space / park acts as a center regardless. Infrastructure & Utilities The Meadow Bridge neighborhood will be constructed in one phase. Due to the project history, the majority of the infrastructure was installed prior to the stop of the previous subdivision. Common subdivision infrastructure improvements are critical to the project utility, transportation, and parkland networks. These common improvements will need to be installed or financially guaranteed prior to final plat. Due to the nature of the subdivision and the size of the proposed lots, all lots will only be subject to the sketch plan review and won’t be able to apply for concurrent construction. For more information on the proposed infrastructure please see the civil plan set. All infrastructure design reports have also been included as Appendices (Appendix M-O). March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 9 Alignment with the Community Plan The subject property is zoned R-3, which is allowed within Urban Neighborhood Future Land Use category. The following additional goals and themes of the Community Plan have been incorporated into the overall project design and demonstrate how the proposed development aligns with this foundational community document. Provided below are examples to help illustrate how specific components of the project support the growth policy. Goal N-1: Support well-planned, walkable neighborhoods. Meadow Bridge is envisioned as a well-planned walkable neighborhood. The site has been designed to use the proposed park open spaces as focal points for the entire site. Multi-modal connections are envisioned through the project to connect back to these focal points. The project will contribute to the sense of the place of this area of the community by prioritizing and enhancing/expanding the outdoor recreation amenities that exist in this area. Additionally, the proposed road extensions will enhance pedestrian connectivity both within this site and the surrounding area by providing connections between neighboring communities that have been absent on this parcel since their respective developments. N-1.1 Promote housing diversity, including missing middle housing. The R-3 zoning of this site allows for the development of a wide variety of housing types. The lots in Meadow Bridge have been configured in a variety of sizes to allow for the development of multiple residential building types. N-1.4 Promote development of accessory dwelling units (ADUs). Meadow Bridge has been planned with ADUs in mind. N-1.9 Ensure multimodal connections between adjacent developments N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Multimodal connections are a major theme of Meadow Bridge. Logical road extensions are proposed to include the development of sidewalks that will increase pedestrian connectivity both in north/south, and east/west orientations. The larger park themes are to create a network of trails that service the neighborhood but also tie into future neighborhoods to the south and existing neighborhoods to the east, west, and north. The idea is to create a network of trails so that the residents will be able to have access to both recreation and the broader transportation network in the area. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 10 Goal N-3: Promote a diverse supply of quality housing units. N-3.1 Establish standards for provisions of diversity of housing types in a given area. The Meadow Bridge project aims to create a variety of lot sizes which will allow for a ranges of housing product types across the entire neighborhood. N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. N-3.8 Promote the development of "Missing Middle" housing (side by side or stacked duplex, triplex, live- work, cottage housing, group living, rowhouses/ townhouses, etc.) as one of the most critical components of affordable housing. R-3 zoning is in alignment with the goals of development for the “missing middle” housing by allowing higher densities and a more diverse array of housing types. The lot sizes in Meadow Bridge have been strategically drawn at a variety of scales. The hope is that these lots will allow for the creation of small Single household, which would lend themselves to being on the missing middle price range. Additionally, the larger lots would allow for more than one dwelling unit on them, which also has the ability to promote more missing middle housing. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. Meadow Bridge proposes to fill in an undeveloped gap that currently exists between two existing residential neighborhoods. The proposed development will match the surrounding land use patterns and intensities, and will enhance the overall area by improving connectivity, access to parks and natural amenities, and adding housing units to alleviate the demand for housing. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. Meadow Bridge proposes logical street extensions to improve multi-modal connectivity in the immediate area. These proposed streets will have sidewalks to enable both pedestrian and automobile access. In addition to sidewalks, trails have been proposed throughout the development which will both connect to the existing surrounding neighborhoods, but also will connect residents to the proposed park and open spaces. DCD-3.3 Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 11 One of the features of the Meadow Bridge project is the multi-use trail along South 23rd Avenue. This trail will run north/south, throughout the entire length of the park and open space system and will offer pedestrian and bike connectivity from Blackwood Road to Enterprise Boulevard. Phasing The Meadow Bridge neighborhood will be constructed in one phase. II. Preliminary Plat Checklist Items 38.220.040 1. Pre-Application information. All information required with the Pre-Application plan, as outlined in section 38.220.030. Response: Acknowledged. All information required with the Pre-Application has been included in this application. 2. Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. Response: Acknowledged. All plans will include the appropriate information listed above. 3.Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: Acknowledged. Please see the Vicinity Map (Appendix A) & Preliminary Plat Sheets for all relevant information. 4.Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 5.Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 6.Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: Acknowledged. Please see the N1 and Adjoiners list included in this application. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 12 7.Perimeter survey. A survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. Response: Please see the Preliminary Plat Sheets for all relevant information. 8.Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. Response: Please see the Preliminary Plat Sheets for all relevant information. 9. Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. If a phase depends on improvements not included within the geographic area of a phase, or if timing of construction of improvements is separate from the timing of construction of that phase, those improvements and associated phases must be identified. Response: Acknowledged. All improvements will be built in one phase. These common subdivision improvements will need to be installed or financially guaranteed prior to final plat. Concurrent Construction would not apply to this project as each of the lots can be permitted to build a single household dwelling. 10.Contours. Ground contours must be provided for the tract according to the following requirements: Where the average slope is: Contour intervals must be: Under 10 percent—2 feet (if all lots are over one acre in size, five feet intervals may be used) Between 10 and 15 percent—5 feet, Greater than 15 percent—10 feet. Response: Acknowledged. Please see the Civil Plan Sheets for all relevant information. 11.Waivers. List of waivers granted from the requirements of section 38.220.060 during the Pre- Application process must be submitted with the preliminary plat application. Response: There were no waivers granted during the Pre-Application. Please see the Preliminary Plat Supplements below in Section 5. 12.Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 13 Response: The Meadow Bridge Subdivision is requesting exemption from Montana Department of Environmental Quality (MDEQ) review of the subdivision. Because Bozeman is a first-class municipality with an approved growth policy, this exemption complies with Montana Code Annotated (MCA) 76-4-125(1)(d). As such, the Meadow Bridge Subdivision is excluded from the requirement for Montana Department of Environmental Quality review. With this process the City will review water, sewer, storm drainage and solid waste capacities for Conformance with the Sanitation in Subdivisions Act. Both the City and MDEQ will review water and sewer main plans and specifications. Only the City will review street and stormwater plans and specifications. The City will be responsible for signing a Municipal Facilities Exclusion to be provided to MDEQ for their exclusion review. The City will also be responsible for signing the Certificate of Exclusion from MDEQ Review certificate on the Final Plat. The proposed subdivision infrastructure is shown on Civil Plan sets included with the Meadow Bridge Preliminary Plat Application. Preliminary Engineering Reports for water, sewer, storm drainage, and streets are also provided with the Meadow Bridge Preliminary Plat Application. Final subdivision infrastructure Engineering Reports, Plans and Specifications will be provided for City review and approval prior to Final Plat. Final water and sewer Engineering Reports, Plans, and Specifications will be provided to MDEQ for review and approval prior to Final Plat. 13.Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.170 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. Response: This item is not applicable. B. The following information must be submitted along with the preliminary plat. 1.Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 2. Non-compliance with standards. a. Variances. Provide a written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). b. All others. Provide a written statement: describing any intended departure, deviation, modification, non-compliance or alternative compliance to any standard applicable to a subdivision review; providing a BMC citation to the authority authorizing the non-compliance; and providing the applicable criteria of review. Response: The project team is requesting a departure to eliminate the requirement to cover 10% of the landscape area with container grown shrubs/perennials and/or evergreen trees. Please see Appendix S for justifications for this request. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 14 3. Noticing materials required by section 38.220.420. Response: Please see the N1 and Adjoiners list included in this application. 4.Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners' association if covenants are proposed to ensure compliance with regulatory standards. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or drive aisles intersect state, county or city highways, streets or roads. c. A draft of such other appropriate certificates. d. Provision for maintenance of all streets (including emergency access), open spaces to meet requirements of division 38.420 or section 38.410.040, storm water facilities, and other improvements not dedicated to the public. Response: Acknowledged. Please see Appendix G - Appendix J for draft copies of the POA documents. There are no encroachments needed with the project and therefore item B does not apply. The Preliminary Plat contains all appropriate certificates. Finally, please see the CCR's & Bylaws outlining who is responsible for the maintenance of these non-public facilities. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: Acknowledged. The street grades for Meadow Bridge are under 5% and therefore this item is not applicable. 6. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. Response: Acknowledged. Please see the application forms included in the application. III. Documentation of Compliance – 38.2220.060 1. Surface Water Please see Appendix L.9 – for a standalone document illustrating the required code information. A Wetland Delineation report was prepared by Morrison-Maierle for the entire Meadow Bridge property and has been included as Appendix L.1. Based on the wetland delineation presented in this report and the data collected, it is Morrison-Maierle’s professional judgement that wetlands and waterways are present within the project area. The project area contains 1.63 acres of PEM1A wetland, 0.92 acres of PEM1SS, and approximately 2,519 linear feet of an unnamed tributary. Furthermore, those wetland systems are depicted on the Civil Plan Sheets. An Army Corp of Engineers 404 permit is currently being prepared to mitigate any relevant wetland concerns with the proposed Meadow Bridge Subdivision. That application isn’t finalized yet but will be submitted shortly. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 15 2. Flood Plains There are no FEMA mapped floodplains on site and therefore this item is not applicable. 3. Groundwater Groundwater monitoring was conducted throughout the 2024 season and is provided in the Groundwater Monitoring Report. Depth to seasonal high ground water varied around the site but at its peak reached 0.31’ below the surface. Groundwater is generally flowing to the north. 4. Geology; Soils; Slopes Rawhide Engineering conducted a field investigation of the site in 2024 and developed recommendations for development of the site. A copy of that report is included in this application as Appendix P. The information below responds to the requirements BMC 38.220.060.A.4. Geologic Hazards There are no known natural geologic hazards on the Property. The Property is comprised of an undeveloped agricultural field that is mostly flat, falling slightly to the north. Due to this factor several building recommendations have been provided to mitigate any future development. Protective Measures Please refer to the paragraph above. Unusual Features There are no unusual features on the site. There are no slopes greater than 15% on site. Soils Map A soils map and NRCS soil information is included in the Wetland Delineation Report. Cuts and Fills It is not anticipated that cuts or fills will exceed 3’ for the project. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 16 5. Vegetation The Montana Natural Heritage Program (MTNHP) maintains a statewide database for natural and human land cover. The subject is shown to consist of valley grassland (green on the map below). Additionally, the MTNHP identifies wetlands and riparian system onsite which have been depicted on all of the civil drawings and further studied in the Surface Water Report. Protective Measures The existing wetland will be preserved in open space and parkland. The small impacts will be from improving the existing road network and adding a pedestrian bridge spanning the wetlands. These impacts will be mitigated through the Army Corp of Engineers permitting process as required. Noxious Weeds and Revegetation plan A weed management plan is included as Appendix Q. 6. Wildlife Fish, Wildlife and Parks was contacted to comment on the proposed development during the Pre- Application stage of review. Their response letter has been included in this application as Appendix L.3. FWP had one main concern in their review: 1. FWP encourages developers to pursue a design that ensures minimal impact to surrounding aquatic resources. FWP anticipates the project’s construction plans will include actions to reduce or mitigate sediment delivery, and mechanisms preventing discharge of petroleum products or other harmful substances into nearby streams and lands capable of delivering those substances to waterways. Per FWP’s subdivision guidelines, FWP recommends a minimum of 100 feet of vegetated buffer plus 30 additional feet of building setback. Additionally, FWP recommends a total building setback of at least 130 feet from wetlands. FWP also recommends promoting and maintaining an intact riparian zone along the stream within the development to help protect bank integrity as well as downstream habitats. FWP notes that any development that may physically alter or modify the beds or banks of the adjacent streams requires a 310 permit. March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 17 A balancing act has been struck with these regulations as they somewhat conflict with the City of Bozeman’s regulations. A minimum 50’ buffer has been included from the edge of the wetlands to ensure no lots are within that area. This will ensure that structures are far away from the wetland edges. Additionally, as required the applicant will be planting watercourse plantings near the stream to ensure the banks are maintained. Finally, any impacts to the wetlands will be mitigated with a 310 and 404 permit. 7. Agriculture The subject property is designated as Urban Neighborhood according to the City of Bozeman Community Plan. The area included in this application is zoned Residential Medium Density District (R-3) and has been annexed but is vacant. The buildable portion of the proposed subdivision residential. This subdivision will not have adverse effects on surrounding agricultural operations to the south. 8. Agricultural Water User Facilities The Wetland Report identifies the watercourse that traverses the property as an intermittent stream not an agricultural water user facility. Additionally, based on our initial research it did not appear that there were any agricultural water users using this facility. For this reason it is our understanding that this isn’t an agricultural water user facility and is exempt from these requirements. 9. Water and Sewer Please see the preliminary water and sewer design reports included as Appendix M & Appendix N. Sewer The project will be developed in phases. The proposed site will utilize existing 8-inch PVC sanitary sewer mains within South 23rd Avenue, Last Loop Drive, and Parkway Avenue. A new 8-inch PVC sanitary sewer main is proposed to extend within city right-of-way within Alley A, Alley B, Last Loop Drive, and South 23rd Avenue, to serve the lots adjacent to those alleys/roads. The new 8-inch sanitary sewer main in Alley A will connect to the existing sanitary sewer main within Parkway Avenue with a new manhole connection. The new 8-inch sanitary sewer main in Last Loop Drive and Alley B will extend from an existing manhole in Last Loop Drive. The 8-inch sanitary sewer main extension in South 23rd Avenue will extend from an existing manhole in South 23rd Avenue which is immediately conveyed east within an existing alley. A new sanitary sewer main extension within the proposed Alley A will serve the lots adjacent to Alley A and will connect to the existing sanitary sewer main on Parkway Avenue. A new sanitary sewer main extension within Last Loop Drive and south to Alley B will serve the lots adjacent to Last Loop Drive and Alley B. Lastly, a sanitary sewer main extension within South 23rd Avenue will serve the lots adjacent to that road. The other lots will have services extended from existing sanitary sewer mains within South 23rd Avenue and Last Loop Drive. Water The proposed main extensions within the property will be extensions of the City of Bozeman water infrastructure. The proposed site will utilize existing water mains within South 23rd Avenue, Last Loop Drive, and Blackwood Road. A new 8-inch ductile iron water main is proposed to extend within city right- of-way within an alley to serve the lots adjacent to the alley. The new water main will connect to the March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 18 existing mains within Kurk Drive and Parkway Avenue. The existing water mains and proposed extensions will serve the proposed subdivision. These improvements are proposed to be constructed in one phase. Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. Water Rights The DNRC Water Rights Query System does not show any water rights associated with this property. This remainder tract was originally intended to be a part of a different subdivision that stalled out during the recession. It is likely that all water rights associated with the larger property were dedicated to the City at that time. 10. Stormwater Management A stormwater design report is included as Appendix O. Stormwater runoff from the Rights-of-Ways will be directed as street runoff to inlets and then conveyed to stormwater retention ponds for storage and treatment. The project will be divided into 4 sub-drainage basins. Please see the Drainage Report for more detailed information on the proposed stormwater plan. 11. Streets, Roads & Alleys A traffic study has been completed for the development and are included as Appendix K. The following text is provided in the order outlined in BMC 38.220.060 A. 11. Description Streets within Meadow Bridge will be designed in accordance with the City of Bozeman Design Standards and Specifications Policy. Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. Bicycle and Pedestrian Pathways There are sidewalks available for pedestrians, as previously noted, within the study area on each side of roadways apart from some missing segments primarily adjacent to undeveloped areas along limited portions of South 19th Avenue, Blackwood Road, South 27th Avenue, West Graf Street, and South 23rd Avenue. As noted previously, designated bicycle lanes are currently included on South 27th Avenue and West Graf Street. They are also present on South 19th Avenue north of West Graf Street. Shoulders on South 19th Avenue south of West Graf Street to Blackwood Road may also function as usable bike lanes. The proposed sidewalk and pathway connections within the proposed Meadow Bridge Neighborhood development will allow for circulation within the development and provide ties to the existing network within the adjacent Meadow Creek Subdivision and Southbridge Subdivision. Access to Arterials This property has no direct adjacent to arterials but will access South 19th Avenue via Blackwood Road (Collector). March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 19 Modification of Existing Streets There are no modifications to existing streets. All existing roadways will remain open and in current form. Unfinished portions of roads will be completed with the exception of the extension of North 23rd Avenue, which the city deemed in a pre-application meeting to not be necessary, will be completed prior to final plat. Dust No gravel alleys are proposed and as such no dust control provisions are provided. Pollution and Erosion Maintenance of the proposed public streets will be completed by the City of Bozeman. Stormwater from streets will be mitigated in accordance with City of Bozeman Standards. Stormwater retention basins will also be maintained by the POA. Traffic Generation A Traffic Impact Study (TIS) has been conducted by E5 Engineering and is provided as Appendix K of the subdivision submittal. Capacity The Traffic Impact Study evaluates the level of service of intersections before and after the proposed development. Capacity and level of service (LOS) analyses were performed for the study area intersections to evaluate existing traffic and non-motorized user conditions based on existing traffic control and intersection geometry. The analyses found that the intersections are currently operating within acceptable levels of service (LOS C or better). Analysis of trip generation estimates, traffic operations, and considerations for alternative modes of transportation reveal that the proposed Meadow Bridge Neighborhood development will have minimal impact on the area traffic operations. As with any development, there will be an increase in traffic volumes with the buildout of the proposed project. Residents in Meadow Creek Subdivision are likely to note an increase in traffic volumes in the study area that can be managed with existing intersection traffic control in-place along the corridor. Please refer to the Traffic Impact Study for more information. Traffic Calming At this time traffic calming does not appear to be necessary and is not proposed. Improvements and Securities All streets will be constructed with the subdivision improvements in accordance with BMC 38.270. It is anticipated that an Improvements Agreement and financial surety will be in place prior to Final Plat. 12. Non-municipal Utilities The following publicly and privately owned utilities have been notified and provided copies of the Preliminary Plat for the Meadow Bridge Neighborhood: March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 20 · Northwestern Energy · Lumen/Charter (communications) · Blackfoot Communications · Charter (communications) · Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included, and can be found in Appendix T. 10’ utility easements are provided lot frontages for non-municipal utilities. Utility sleeves will be provided where non-municipal utilities cross streets. 13. Land Use Please see the narrative section above titled Land Use analysis for more detailed information about the proposed land uses within the Meadow Bridge Neighborhood. All the lots have been drawn to accommodate at least 1 Single Household Dwelling. Several of the lots are larger than the minimum required area and could accommodate more dwellings. 14. Parks and Recreation Facilities Please refer to the Parks Master Plan in Appendix D for all details on the proposed Parks and Recreation Facilities. 15. Neighborhood Center Plan Section 38.410.020 outlines the requirements for Neighborhood Centers, which states that all residential developments that are net 10 ac or greater in size are required to provide a neighborhood center. As documented above the net acreage for this project is 8.53 AC and therefore the neighborhood center requirement is not applicable. 16. Lighting Plan Per BMC 38.220.060 A. 16. a lighting plan is only required where lights are proposed other than within the street right-of-way. There are no current subdivision lights proposed outside of the street right-of- way. The proposed location of lights within the right-of-way are shown on the preliminary civil plans. 17. Miscellaneous. Public Lands There are no public lands adjacent to or within 200 feet of all sides of the subdivision. Additionally, the subdivision will not have any negative effect on access to any public lands. Hazards There are currently no known hazards on site. Wildlands-Urban-Interface March 2025 Meadow Bridge Subdivision Preliminary Plat RC1| 21 The proposed development is located a significant distance away from wildlands and adjacent to urban development and major throughfares. It is not anticipated that any extraordinary provisions are required to reduce structure ignitability for the development. 18. Affordable Housing The State of Montana has limited Municipalities ability to enact Inclusionary Zoning and require affordable housing. The hope with neighborhood is to create a variety of lot sizes that will attract a spectrum of price points to attract all of Bozeman. The hope is that the smaller lots will be cheaper in nature and will allow for a more affordable home to be built on it. 19. Proposed subdivision advances the adopted growth policy. Please see a detailed analysis of the proposed land uses in Section 1 above.