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HomeMy WebLinkAbout024 Vegetation Vegetation This subdivision application is intended to turn this parcel of land into four separate lots. The Gallatin County Rest Home will be its own lot and the undeveloped land to the north will be comprised of the other three lots. The project site is in a mix urban/rural environment with residential development to the west, north, and south of the site. Existing site vegetation is predominantly native grasses with no existing trees or shrubs. The Gallatin County Rest Home already has an approved and implemented weed control plan. The proposed northern lots require a weed management and revegetation plan for the preliminary plat included in this submittal. Please see the responses below to the items in Section 38.220.060—Additional Subdivision Preliminary Plat Supplements in the Bozeman Municipal Code. a. Vegetation Map. On a plat overlay identify critical plant communities such as stream bank or shoreline vegetation; vegetation on steep, unstable slopes; and vegetation on soils highly susceptible to wind or water erosion. 406 Weed Control has performed a site visit and identified the critical plant communities. Please see the Weed Management Plan included in this submittal. b. Protective measures. Describe measures to preserve trees and critical plant communities (e.g., design and location of streets, lots, and open spaces). There are no existing trees, shrubs, or critical plant communities on the proposed northern lots of the subject property. The proposed southern lot which has the Gallatin County Rest Home, has already been developed and has implemented the protective measures needed for approval. Future submittals for the development of the proposed northern lots will describe the vegetation of planned open spaces and rights-of-way. c. Noxious weed management and revegetation plan. Noxious weeds must be controlled in all developments as directed by the county weed control district in accordance with the Montana County Noxious Weed Control Act(MCA 7-22-21). The developer must have any noxious weeds identified and their location mapped by a person with experience in weed management and knowledgeable in weed identification.A noxious weed management and revegetation plan approved by the district for control of noxious weeds must be submitted with the preliminary plat application. This plan must ensure the control of noxious weeds upon preliminary plat approval and the revegetation of any land disturbed during the construction of subdivision improvements. A noxious weed management and revegetation plan for this property has been created by 406 Weeds and is included in this submittal. Please note that the weed management plan and revegetation plan was created before this application was revised to be a 4-lot minor subdivision, however the weed management and revegetation plan was created for the property as a whole, making it still relevant. Hidden Creek Subdivision Preliminary Plat Application Date Received Gallatin County Weed District 903 North Black Bozeman, MT 59715 406.582.3265 www.gallatin.mt.gov weeddistrict@gallatin.mt.gov NOXIOUS WEED MANAGEMENT AND REVEGETATION PLAN LANDOWNER Name: United Housing Partners -Tyson O'Connell (working with Gallatin County for affordable housing project) Mail Address: 545 Blaine St Missoula, MT 59801 - City: Missoula State: MT Zip: 59801 Phone(s):406-531-4745 Email: ENGINEERING FIRM (If Applicable) Firm Name: WWC Engineering (form. Madison Engineering) Engineer: Erik Ringsak Email: eringsak@wwcengineering.com Phone: 406.586.0262 Requirements for Subdivision Weed Management Plan approval include: 0 Brief cover letter stating current and future uses of the property 0 Plat map detailing distribution and species of noxious weeds present 0 Completion of this Plan 0 Written contract with commercial applicator (if contracting weed contron 0 Review fee: $150 for Minor (1-5 lots) or $300 for Major (>_ 6 lots) 1 of 6 PROJECT DESCRIPTION Project name: Proposed Minor Subdivision - Hidden Creek Physical address: 1221 Durston Rd, Bozeman, MT 59715 Legal description: T N/S R E/W Sec 1/4 1/4 Number of lots: Four Total acres in project: 9.55 (approx) Total road miles in project: None PROJECT OVERVIEW Describe what the intentions are for developing this property: Divide the existing 9.55 acre property into four lots. Lot 1 of approx. 4 acres will contain the existing Gallatin County Rest Home. The north 5.5 acres initially will remain vacant until a future phase of the project where upon approval and receipt of funding will be developed as low income housing units. Details of that phase, including number of units, egress, utilities etc are not known at this time. NOXIOUS WEED MANAGEMENT NOXIOUS WEED SPECIES ON PROPERTY (identify on plat map with weed inventory): Canada and Musk thistle, Hoary Alyssum, Houndstongue and Field Bindweed. Image of site and description of weed locations is included in accompanying detail document. METHOD OF WEED CONTROL YOU INTEND TO USE (mark all that apply): X CHEMICAL MECHANICAL CULTURAL BIOLOGICAL Describe specific control measures and timing of control for 3 years. If using herbicides, include type of herbicide and rates. Attach additional pages if necessary (all such pages are hereby incorporated by reference). (see attached document for additional detail) Corteva Opensite at 3.3 ounces per acre, an amine 2,4D at 1 Qt/ac. A non-ionic surfactant such as Liberate. Diluent rate of 25 gallons/ac. Year 1, 2 & 3 applications will be completed between June 15th - July 1st beginning upon project approval 2 of 6 ESTIMATED COSTS OF WEED CONTROL FOR 3 YEARS (specify cost for each year): Who will complete work: ✓❑ Self ✓❑ Contracted Contractor name (if applicable) Gallatin County Weed District/406 Weed Control LLC If hiring a contractor, a written contract with that contractor is required. Please provide a copy of this contract. Year Herbicide/Applicator Cost Cultural/Mechanical Cost Biological Cost 1 $480 (est) 2 $400 (est) 3 $350 ( est) Total *See page 6 for a list of the information that will be required to be submitted when applying for a Memorandum of Understanding in the future. REVEGETATION Are any disturbances planned? Yes F071 No ❑ If yes, complete the following revegetation section. MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development (road construction, pond construction, service/utility/gas/electric/telephone line installation) shall have a layer of topsoil redistributed onto disturbed areas. Disturbed areas must be seeded to an appropriate grass seed mix for the site. During the first and second years of grass establishment, areas seeded to grass shall be mowed as appropriate to prevent weed seed development and dispersal. PLANNED DISTURBANCES (mark all that apply): —Utility/Service line_Pond _Road _Park_Trail _Central septic _Other (list type) None planned for this phase Describe in detail the revegetation to mitigate all disturbances that will occur on this property. List type and amount of seed/sod, seeding methods and timing, and fertilization. Attach additional pages if necessary (all such pages are hereby incorporated by reference). 3 of 6 ESTIMATED COSTS OF REVEGETATION FOR 3 YEARS (specify cost for each year): Who will complete work: ❑ Self ❑ Contracted Contractor name (if applicable) Year Revegetation Cost 1 $0 None planned 2 3 Total GRAVEL SOURCE (Complete this section if using an outside supply of gravel) List source of gravel/pit run/road mix/topsoil/etc. brought on-site for disturbance mitigation and/or construction. Name of gravel pit: Location: Contact person: *Be aware that gravel sources and topsoil may contain noxious weed seeds; therefore, we recommend using a source that is actively controlling noxious weeds on their property, consistent with an approved Weed Management Plan. 4 of 6 STATUS APPROVED ❑ NOT APPROVED ❑ RECOMMENDATIONS AND/OR CONDITIONS: ❑ Additional terms and conditions apply—see attached This Noxious Weed Management and Revegetation Plan ("Plan") is a binding agreement between the Gallatin County Weed District ("District") and the LANDOWNER. The Plan applies to the project and entire property identified above. The Plan is effective upon approval by the District Board ("Board") for 3 years from the date of approval, or until the property's ownership changes, or until a new Plan is entered. By entering this Plan, LANDOWNER agrees that the Board or its Representatives shall have the right to revise this Plan as necessary to effectuate the purposes of the Gallatin County Noxious Weed Management Plan or Montana County Weed Act. LANDOWNER agrees that the Board or its Representatives may inspect the property prior to granting approval of the Plan and, if approved, may perform such reasonable inspections as necessary to determine compliance with this Plan. By entering this Plan, LANDOWNER recognizes that noxious weeds exist on the property, and that failure to abide by the terms of this Plan is a violation of the Montana County Weed Act. LANDOWNER waives any statutory requirement for the District to inspect the land, and the District may enforce the violation upon giving 10 day notice to comply with the Plan. Prior to final plat approval of any phase of the subdivision, LANDOWNER shall comply with all requirements of the approved Plan. All areas of the property shall be, prior to final plat approval, sufficiently controlled for noxious weeds and sufficiently re-vegetated, as determined by the District. In addition, LANDOWNER shall provide documentation of annual weed control and all re-vegetation work as required by the District to demonstrate that the Plan has been sufficiently implemented (see page 6 for a list of required documentation). LANDOWNER recognizes that the approval of any requests for extensions or of final plats may be denied or delayed if noxious weeds have not been properly controlled. LANDOWNER agrees that this Plan is supported by good valid consideration and this Plan constitutes a binding contract and may be enforced as such (Signature of Weed Board Chairman/Representative) (Signal re of Landowner) (Type/Print name of Chairman/Representative) (Type/Print name of Landowner) \v —q— Zy (Date) (Date) 5 of 6 Required Documentation for Memorandum of Understanding: Year 1 • Name of person or business that treated the land (applicator) • Contact information for the applicator • Date(s) and type of treatment Chemical: Trade name and rates of herbicide used Mowing: Dates mowed Bio Control: Provide details • Noxious weed species treated • Total acres treated and a map of area treated • Seed mix and seeding rates used • If contracted, a copy of the invoice • If self-treated, a copy of receipts for herbicides purchased Year 2 • Name of person or business that treated the land (applicator) • Contact information for the applicator • Date(s) and type of treatment Chemical: Trade name and rates of herbicide used Mowing: Dates mowed Bio Control: Provide details • Noxious weed species treated • Total acres treated and a map of area treated • Seed mix and seeding rates used • If contracted, a copy of the invoice • If self-treated, a copy of receipts for herbicides purchased Year 3 • Name of person or business that treated the land (applicator) • Contact information for the applicator • Date(s) and type of treatment Chemical: Trade name and rates of herbicide used Mowing: Dates mowed Bio Control: Provide details • Noxious weed species treated • Total acres treated and a map of area treated • Seed mix and seeding rates used • If contracted, a copy of the invoice • If self-treated, a copy of receipts for herbicides purchased The Memorandum of Understanding required for final plat approval will be denied if all of the documentation is not received with the MOU application. 6 of 6 406 WEED CONTROL Noxious Weed Control Program Service Agreement: 406 Weed Control LLC: Covenants and agrees with: Hidden Creek 4 Housing Associates LLLP Tyson O'Connell 545 Blaine St Missoula,MT 59801 406-531-4745 To perform the following services: Three-year contract for noxious weed control for the proposed Hidden Creek subdivision,Gallatin County,MT. Hidden Creek 4 Housing Associates LLLP will be responsible for 89%of the total annual cost as stated in this contract. The contracted Year 1 Application will commence upon project approval and be completed during the month of June. The initial Year One estimated cost as contracted by 406 Weed Control LLC is$480.00 and is based upon the property information provided by WWC Engineering,the initial site survey and the Gallatin County Weed Management Plan. Future Applications will continue the following years with application timing and herbicides used per the initial Weed Management Plan. Cost for each year are estimates and actual costs may vary significantly for this project based upon a number of variables such as the timing of the project approval,status of construction,number of disturbances,extent of the weed seed base on the property,precipitation levels,etc. The Client will be notified of any significant changes in the cost prior to application. Application Cost: Estimated Cost for Year 1 Application-$480($427.20 by Hidden Creek 4 Housing Associates LLLP) Estimated Cost for Year 2 Application-$400($356 by Hidden Creek 4 Housing Associates LLLP) Estimated Cost for Year 3 Application-$350($311.50 by Hidden Creek 4 Housing Associates LLLP) Cancellation of this service agreement by the Client will result in a required notification to the Gallatin County Weed District. Terms: Payments are due upon completion of service.This agreement shall be binding on the parties and on their successors, legal representatives and assigns. CONTRACTOR CLIENT THIS DAY OF ,20 4063� WEED CONTROL September 25, 2024 Erik Ringsak PE WWC Engineering 895 Technology Blvd., Ste 203 Bozeman, MT 59718 RE: Vegetation Property Description—The property under consideration for a proposed minor subdivision consists of±9.55 acres with approximately 4 acres occupied by the Gallatin County Rest Home at 1221 Durston Rd, Bozeman, MT with the balance of 5.5 acres on the north side intended for future low-income housing development. Native grassland covers the undeveloped north 5.5 acres and is bordered on the west by homes off Matheson Way,the north by Juniper Street and the east by a vacant lot. There is no running or standing water on the property. The proposed minor subdivision will split the property into four lots; one being the 4-acre Gallatin County Rest Home and three in the vacant north 5.5 acres. Noxious Weeds Noted—Infestation of Canada thistle was found primarily along the west side of the north lot beginning at the residential lot lines and extending east approximately 20-40 feet into the field. There is also a significant amount at the north end by Juniper St. where dirt was disturbed in the past. Scattered patches and single plants of Canda thistle are also found in the interior and on the east side. Musk thistle and houndstongue are found scattered randomly throughout the property. Hoary alyssum was noted in the native grass above the Rest Home parking lot and at the north end in the disturbed dirt area. Field Bindweed is prevalent along both the west and east sides of the property. Application Recommendation— Initial weed management applications will continue to be completed annually by the Gallatin County Weed District. Upon project approval and funding the responsibility for noxious weed management will transfer to United Housing Partners who contracts with 406 Weed Control for the three year period. The distribution of weeds on the north lot will require a combination of spot spraying and broadcasting.The worst infestation is along the west side where the residential homes abut the lot and this area will need to be hand sprayed to minimize contact with the neighboring properties. The applications will be completed in mid-June to allow for effective management of later emergent Canada thistle and still catching the musk thistle, houndstongue, bindweed and hoary alyssum prior to bolting. Herbicide used will be Corteva Opensite (Chaparral) at 3.3 oz/acre combined with an Amine 24D at 1 Qt/acre and a surfactant.This will provide effective management of the thistle, alyssum and houndstongue while also providing a measure of control of the field bindweed. M Proposed Minor Hidden Creek Subdivision �• _u„q.:,, IJ r r. VO � r acres wr Oil, • r-a r 406 Weed Control LLC. is solely owned and operated by Mark Nichols. Mark Nichols is licensed for commercial weed control on rangeland and right away applications in the state of Montana — License number 105521-12. We are fully insured through First West Insurance of Bozeman, MT. 4063� WEED CONTROL September 25, 2024 Erik Ringsak PE WWC Engineering 895 Technology Blvd., Ste 203 Bozeman, MT 59718 RE: Vegetation Study for proposed Hidden Creek Minor Subdivision Property Description—The property under consideration for a proposed minor subdivision consists of±9.55 acres with approximately 4 acres occupied by the Gallatin County Rest Home at 1221 Durston Rd, Bozeman, MT with the balance of 5.5 acres on the north side intended for future low-income housing development. Native grassland covers the undeveloped north 5.5 acres and is bordered on the west by homes off Matheson Way,the north by Juniper Street and the east by a vacant lot. There is no running or standing water on the property. The proposed minor subdivision will split the property into four lots; one being the 4-acre Gallatin County Rest Home and three in the vacant north 5.5 acres. Vegetation Noted—The portion of the property proposed for development is covered primarily in native grasses consisting of smooth brome and crested wheatgrass. Some invasive downy brome (cheatgrass) was noted at the north end where dirt has been disturbed along Juniper Street. Other forbs included western salsify, common mustard and curly dock.These were sparse and scattered randomly across the property. Kochia was found in abundance at the north end in the area adjacent to Juniper Street. Noxious weeds included Canada thistle was found along the west side of the lot beginning at the residential lot lines and extending east approximately 20-40 feet into the field.There is also a significant amount at the north end by Juniper St.where dirt was disturbed in the past. Scattered patches and single plants of Canda thistle are also found in the interior and on the east side. Musk thistle and houndstongue are found scattered randomly throughout the property. Hoary alyssum was noted in the native grass above the Rest Home parking lot and at the north end in the disturbed dirt area. Field Bindweed is prevalent along both the west and east sides of the property. Please let me know if you have any questions regarding this survey. 406 Weed Control LLC. is solely owned and operated by Mark Nichols. Mark Nichols is licensed for commercial weed control on rangeland and right away applications in the state of Montana—License number 105521-12. We are fully insured through First West Insurance of Bozeman, MT. 406 rr WEED CONTROL September 25, 2024 Erik Ringsak PE WWC Engineering 895 Technology Blvd., Ste 203 Bozeman, MT 59718 RE:Tree Study for proposed Hidden Creek Minor Subdivision Property Description—The property under consideration for a proposed minor subdivision consists of±9.55 acres with approximately 4 acres occupied by the Gallatin County Rest Home at 1221 Durston Rd, Bozeman, MT with the balance of 5.5 acres on the north side intended for future low-income housing development. Native grassland covers the undeveloped north 5.5 acres and is bordered on the west by homes off Matheson Way,the north by Juniper Street and the east by a vacant lot. There is no running or standing water on the property. The proposed minor subdivision will split the property four lots; one being the 4-acre Gallatin County Rest Home and three in the vacant north 5.5 acres. Trees Noted—The property proposed for development is covered primarily in native grasses.This portion of the property has no trees. Please let me know if you have any questions regarding this survey. 406 Weed Control LLC. is solely owned and operated by Mark Nichols. Mark Nichols is licensed for commercial weed control on rangeland and right away applications in the state of Montana—License number 105521-12. We are fully insured through First West Insurance of Bozeman, MT. Licensed & Insured for Commercial 406 ?0 Application in the State of Montana License -105521-12 WEED CONTROL 8581 Prairie Road Date: 9/22/2024 Manhattan, MT 59741 Invoice # 24177 406-640-2232 Location Durston Rd Bill To: Name United Housing Partners -Tyson O'Connell Street Address 545 Blaine St City, State Zip Missoula, MT 59801 Phone 406-531-4745 Email Description of Work Amount Site Survey and documentation preparation for Gallatin County Weed Management Plan for Proposed Hiiden Creek Minor Subdivision $ 500.00 Total $ 500.00 For questions regarding this bill, please contact us at mark@406weedcontrol.com or call 406-640-2232