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HomeMy WebLinkAbout001 - Laurel Meadows NarrativeLaurel Meadows Subdivision Preliminary Plat RC 2 April 2026 Table of Contents 1. Project Team 2. Narrative I. Project Overview II. Pre Application Checklist Items III. Documentation of Supplemental Materials Appendices Appendix A – Alignment with Community Plan Appendix B – Pre-App Comment Response Appendix C.1: Vicinity Map Appendix C.2: Future Land Use Map Appendix C.3: Current Zoning Map Appendix A.4: New UDC Zoning Appendix C.5: Land Use Diagram Appendix C.6: Draft Community Design Framework Masterplan Appendix C.7: Neighborhood Center Graphic Appendix C.8: Conceptual Green Plan Appendix D: Phasing Plan Appendix E: Parks Master Plan Appendix F.1: Design Regulations Appendix F.2: Bylaws Appendix F.3: Articles of Incorporation Appendix F.4: Covenants Appendix G: Traffic Impact Study Appendix H: Norton Ranch Phase 5 Waiver of Right to Protest SID Appendix I: Floor Plain Report Appendix J: Wetland Report Appendix K: Water Design Report Appendix L: Sewer Design Report Appendix M: Stormwater Design Report Appendix N: DEQ MFE Application Form Appendix O: Groundwater Data Appendix P: Ditch Check List requirements Appendix Q: Geotechnical Report & Supplements Appendix R: Water Rights Memo Appendix S: Concurrent Construction Request Letter Appendix T: Wildlife Memo Appendix U: Weed Management Plan Appendix V: Vegetation Memo Appendix W: Service Letters – Non-Municipal Facilities Appendix X: Variance Memo and Supporting Documents Appendix Y: Letter for Design Standard Deviations Appendix Z: Title Report 1. Project Team OWNER & 8FC, LLC APPLICANT Attn: Patrick Eibs PO Box 11388 Bozeman, MT 59719 Ph. 406.539.1366 Email: peibsk9@yahoo.com REPRESENTATIVE Kilday & Stratton Attn: Greg Stratton 2880 Technology Boulevard W Suite 271 Bozeman, MT 59719 Ph. 406.599.5603 Email: Greg@Kildaystratton.com PROJECT CONSULTANTS PLANNING Intrinsik Architecture, Inc. Attn: Tyler Steinway 106 East Babcock Street Suite 1A Bozeman, MT 59715 Ph. 406.582.8988 Email: tsteinway@intrinsikarchitecture.com ENGINEERING Morrison - Maierle Attn: James Nickelson 2880 Technology Boulevard W Bozeman, MT 59715 Ph. 406.922.6824 Email: jnickelson@m-m.net LANDSCAPE Design 5 ARCHITECTURE Attn: Nate Beck 111 North Tracy Avenue Bozeman, MT 59715 Ph. 406.587.4873 Email: nbeck@design5la.com 3. Narrative I. Project Overview The Laurel Meadows Neighborhood (“Laurel Meadows” or the “Property”) is a 40.83 acre property that is located south of The Lakes at Valley West and north and east of Norton (East) Ranch (Appendix C.1). Directly to the east of the property lies signiflcant linear parkland including a perpetual wetland easement encompassing Baxter Creek, and creates the extension of Broken Park to the north. Laurel Meadows is envisioned as an active community which should appeal to a diverse set of residents with a range of income and demographics, and that also contributes to surrounding amenities that will be shared by surrounding neighborhoods. The Applicant would like to request that this application be reviewed under the new Unifled Development Code that was recently adopted on December 16th. One of the biggest goals of Laurel Meadows is expansion, protection and enhancement of existing parks, open space and trails. One of the unique challenges and opportunities of this property is a number of jurisdictional and non-jurisdictional wetlands. These wetlands provide an amazing opportunity to create open space and expand an extensive trail system connecting the surrounding neighborhoods with more multimodal transportation options. The planned linear park expansions along the eastern edge of the project is envisioned to be the focal point or center of the neighborhood. From this park, residents will be able to travel both north and east to schools as well as south and east to commercial amenities. During Phase 5 of Norton Ranch (west of the subject property), this area was subdivided into 4 restricted lots. These 4 restricted lots require further subdivision review or Master Site Plan review prior to any development occurring on them. The intent of our project is to further subdivide these 4 lots into 108 total lots, 99 developable lots, 5 open space lots, 2 park lot and 2 restricted lots. The Laurel Meadows project features smaller lots than those typically found in Bozeman. The applicant’s vision for this property is to address a market need by providing smaller starter homes that are affordable to current Bozeman residents. Land Use Analysis Laurel Meadows neighborhood is to be developed under the Residential C District (R-C). The intent of the R-C district is to provide for medium to high density residential developments through a variety of housing types. Additionally, this property is designated Urban Neighborhood by the Community Plan Future Land Use map, which encourages urban density homes in a variety of types shapes and sizes. It is our intent to create a residential neighborhood surrounded by parks and open space. Please see Appendix C.5 for more details on the proposed land uses. Additionally, please Appendix A for additional information on the alignment of this proposal with the City’s adopted Community Plan. The neighborhood has been designed to be complimented by vibrant, urban and pedestrian-oriented complete streets. The proposed street sections provide for safe and broad connections across the whole neighborhood. The proposed on-street and off-street connections encourage pedestrians and bicycle travel through the whole site. Pedestrian block separators play a big role in the creation of this off-street pedestrian network. Rather than building several streets, we prioritized the pedestrian connection to move people in all directions. The natural spaces have been incorporated throughout the development to serve the community need for both neighborhood residents and visitors alike. Per UDC 38.420.060, parkland, excluding linear trail corridors, must have frontage along 100% of its perimeter on public or private streets or roads. It is our intention to classify the Laurel Meadows Neighborhood Parkland as a linear trail corridor. Baxter Creek, existing wetlands, connections to other intersections along West Babcock and other critical features also constrain the ability for 100% street frontage, but the flnal layout will be a unique and accessible park with signiflcant street frontage. It is our intention to build upon an existing linear park. Additionally, the Bronken Park soccer complex to the north provides 127 parking spaces and is about ¼ mile from the site. This is ample parking for anyone wishing to utilize the park features and trail system. Within the Laurel Meadows neighborhood, Donner Drive will provide street frontage and parking for the park area, please see landscape plan set for more details. The layout of Laurel Meadows continues the theme of existing open space in the area: large contiguous blocks of parkland with soft edges. This is present at the Valley West subdivision, the neighborhoods to the north, and Bronken Park to the north. The Laurel Meadows neighborhood will serve as an extension of these parks to the south, minimize impacts to the stream and wetlands, and provide a north/south trail corridor as identifled in the PRAT Plan. All community services within the area beneflt from this added parkland, including residents of Valley West, Springhill Presbyterian Church, and Petra Academy. The interior layout of the neighborhood will provide residents with multiple east/west trail connections over to these blocks of parks and existing natural amenities. The parks within Laurel Park are planned to be phased. While the flner details are included in the Parks Master Plan (Appendix E), the current thinking is that Phase 1 will dedicate the required amount of land (and make the base line improvements), and Phase 2 (which will be complete with Phase 3 and 4) will install the necessary improvements in lieu for the remainder of the project. Future phases (Phases 3 and 4) are currently shown as conceptual, but the understanding is that any increase in developable areas will require improvements in lieu. There is a strong likelihood that the improvements planned in Phases 1 will exceed the minimum requirements. The applicant would like the ability to bank credit for any park improvements completed above the required amount in Phases 1, to be used towards future phases. The required density for the R-C zoning district is 10 Dwelling Units per Net Acre. These requirements are met with the use of small single household lots and a few multifamily lots. Detailed Density Calculations are provided below. Number of Lots/Units Total Area Area Excluded Total Area After Exclusions Density Total (Phase 1 & 2) 99 40.82 34.42 6.40 15 DU/AC Park Calculations Phase 1 & 2 (No Restricted Lots) Laurel Meadows Park and Recreation Requirements Total site area (ac) 40.46 (s) school or park sites (ac) 0.00 Total excluded (ac) 34.42 (D) Net residential density 15 (c) commercial lot area (ac) 0.00 (a) ROW & easements (ac) 17.72 (N) Net residential lot area (ac) 6.40 Zoning District Other (i) industrial lot area (ac) 0.00 (d) Open space/Park (ac) 7.28 (du) Number of units 99 (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) 6.39 Net residential land area (ac) 6.39 Parkland dedication required (ac) 1.53 Land dedication (ac) 3.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $88,884.18 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 2.07 Additional in- lieu ($) $0.00 Land dedication (ac) 1.53 Equivalent land area (ac) 0.77 Land equivalent required (ac) (0.54) Total CILP/IILP $88,884.18 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $88,884 .18 In-lieu fee equivalent ($) $0.00 Future Phases (Phase 3 & 4) Restricted Lots Laurel Meadows Park and Recreation Requirements Total site area (ac) 40.46 (s) school or park sites (ac) 0.00 Total excluded (ac) 30.67 (D) Net residential density 10 (c) commercial lot area (ac) 0.00 (a) ROW & easements (ac) 17.72 (N) Net residential lot area (ac) 9.79 Zoning District Other (i) industrial lot area (ac) 0.00 (d) Open space/Park (ac) 6.57 (du) Number of units 100 (M) Max density by zone 12 Required Land Dedication Required Cash-in-Lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 9.79 Net residential land area (ac) 9.79 Parkland dedication required (ac) 2.35 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.54 Cash-in-lieu ($) $136,212.12 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in- lieu ($) $208,935.54 Land dedication (ac) 2.35 Equivalent land area (ac) 1.18 Land equivalent required (ac) 1.81 Total CILP/IILP $237,794.04 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $136,21 2.12 In-lieu fee equivalent ($) $208,935.54 Total Project Laurel Meadows Park and Recreation Requirements Total site area (ac) 40.46 (s) school or park sites (ac) 0.00 Total excluded (ac) 24.29 (D) Net residential density 12 (c) commercial lot area (ac) 0.00 (a) ROW & easements (ac) 17.72 (N) Net residential lot area (ac) 16.17 Zoning District Other (i) industrial lot area (ac) 0.00 (d) Open space/Park (ac) 6.57 (du) Number of units 197 (M) Max density by zone 12 Required Land Dedication Required Cash-in-Lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 16.17 Net residential land area (ac) 16.17 Parkland dedication required (ac) 3.88 Land dedication (ac) 4.59 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $225,096.30 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 2.07 Additional in- lieu ($) $208,935.54 Land dedication (ac) 3.88 Equivalent land area (ac) 1.95 Land equivalent required (ac) 1.81 Total CILP/IILP $434,031.84 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $225,09 6.30 In-lieu fee equivalent ($) $208,935.54 Irrigation and Landscape Design The park and open space areas will use underground irrigation systems to establish native seed areas. These systems will be designed to use high efficiency components that are equal to or exceed the city of Bozeman water conservation guidelines. Upon establishment of native areas, the developer will disable the systems overhead irrigation zones in native areas, and only use on an as needed basis. The parks department will control the water consumption in the park upon turnover to the city and will manage the irrigation after such turnover occurs. The developer will establish the open space seed areas and disable overhead spray irrigation once that is achieved, all proposed open space trees or plantings will have dedicated drip zones that will continue to be used to ensure health of the plantings. The community design intended for this neighborhood encourages thoughtful development while providing fiexibility for future phases of the development. The design standards and guidelines proposed for Laurel Meadows also include provisions that promote sustainability development. Initial land use assumptions for Laurel Meadows are laid out in the table below. Acreage Percent of Site Developable Area 6.40 16% Parks 11.29 24% Open Space 7.28 18% Rights-of-Ways 4.50 16% Restricted Future Development Lots 11.35 24% Total 40.82 100% Additionally, please see the density calculations included below. Number of Lots 99 Lots Developable Area 6.40 AC Density 15.4 DU/AC Response to Section 38.410.010.B – Natural Environment The applicant believes that, to the maximum extent possible, this project avoids and offsets impacts on the natural environment. Common construction methods and design standards require that topsoil be stripped and then restored in speciflc areas. As depicted below, there are no trees onsite. There are several wetlands located on the site, as documented in multiple reports. Two of the wetland complexes are located within deed- restricted areas and will not be disturbed. The central wetland is documented as low functioning and is disconnected from the larger wetland system, resulting in marginal overall beneflt. Due to the access and transportation standards required by code, this central wetland must be impacted. That said, the applicant is going above and beyond by mitigating this impact through wetland improvements on the east side of the site, adjacent to the existing wetland complex. We believe this approach will have a positive impact and improve the overall function and classiflcation of the wetland. On-site mitigation is also identifled as a high priority in the wetland design standards. While impacts are unavoidable, the applicant has made every effort to minimize them and provide on-site mitigation. Laurel Meadows Phasing of Common Subdivision Infrastructure Improvements The Applicant is proposing one preliminary plat with phasing to allow each phase to achieve flnal plat once the necessary improvements are complete or flnancially guaranteed. The project does propose two restricted lots which will be required to go through a future subdivision review. Common Subdivision Infrastructure Improvements are critical to the project’s utility, transportation and parkland networks. Construction for these improvements will be phased to provide the logical extension of facilities and recreational opportunities to the project as it is developed. These Common Subdivision Infrastructure Improvements will need to be installed or flnancially guaranteed prior to occupancy of any structures within that phase. An application for concurrent construction will be provided with the preliminary plat submittal. Please see the phasing plans included in the drawing set for more details about what infrastructure is being in each phase. II. Preliminary Plat Checklist The following is a summary of the Bozeman Municipal Code Section 38.220.040 (Now Section 38.710.040) regarding submittal requirements for a subdivision preliminary plat application, as well as a narrative response summarizing how each of the required sections has been satisfled with this submittal. 1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.710.030. Response: Understood. All of this information is provided. 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: Please see the Preliminary Plat Sheets for this information. 3. Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: Please see the Preliminary Plat Sheets for this 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: Please see the Civil Plan Sheets for this information. 5. Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: Please see the Preliminary Plat Sheets for this information. 6. Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: Please see the Preliminary Plat Sheets for this information. 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 this 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 this 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: Please see the Preliminary Plat Sheets for this information. 10. Contours. Ground contours must be provided for the tract according to the following requirements: Response: Please see the Preliminary Plat Sheets for this information. 11. Waivers. List of waivers granted from the requirements of section 38.710.030.9 during the pre-application process must be submitted with the preliminary plat application. Response: The only waiver granted with the Pre-application was to the Agriculture section. 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. Response: Please see MFE application form for the City’s Signature. 13. Sanitation information. When the subdivision does not qualify for the certification established in section 38.750.110 the subdivider must provide the information regarding sanitation set forth in MCA 76-4-1. Response: This information is included on the civil plan set as well as the sewer design report. 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: This is included on the plat. Additionally Appendix C.1 provides some of this 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 38.760 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 applicant is requesting a few variances from the Unified Development Code. This information is included as Appendix X. 3. Noticing materials required by section 38.30.020. Response: Please see the required noticing information 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: Please see the CCR Bylaws and Design Regulations included in Appendix F. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: There are no grades greater than 5% but roadway plan and profiles are included in the Civil Plan Set. 6. Landscaping and irrigation. a. Proof of compliance with water conservation standards outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual and sections 38.540.050.D. and 38.540.080 of this Code. Response: Please see the Landscape sheets for all this required information for both the park, open spaces and boulevards. 7. 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: Understood. V. Documentation of Compliance with adopted Standards 38.710.050 1. Surface Water Baxter Creek fiows through the easterly portion of the proposed subdivision and is the only natural surface water body on the property. The project will reclaim the borrow pit in the southeast corner of the property and provide for an enhanced wetland in this area. For documentation of compliance with the code requirements please refer to the following documents: The Flood Hazard Study, the Wetland Report, The Draft Preliminary Plat, the Agriculture Water Memo and Water Rights Memo. It should be noted that no permits are needed for the proposed work and there are no impacts to the jurisdiction wetlands or alterations to the creek. 2. Flood Plains Baxter Creek fiows through the easterly portion of the proposed subdivision. There is not a deflned fioodplain associated with Baxter Creek as it has not been mapped as part of the FEMA process. The Baxter Creek corridor will be located in a proposed park as part of the subdivision. As part of the original Norton East Ranch Annexation and Phase 1 of Norton East Ranch Subdivision, the owner of the property at that time placed a covenant on the Baxter Creek corridor which limits almost all activity within the corridor as such the fioodplain impacts on the developable land within the proposed subdivision will be limited. A fiood hazard study has been completed for Baxter Creek and the results of that study are included in Appendix I. The conclusion of the study is Baxter Creek will be contained within the watercourse setbacks. The width of the fiood hazard area varies from approximately 40 feet to 130 feet. The fiood hazard area will not impact any aspects of the proposed development. 3. Groundwater Groundwater Data was collected in 2021 between the months of March and December; in 2022 between the months of January and March; and in 2025 between the months of April and August. Any data collected at the time of site dewatering was excluded from analysis. The data collected in Monitor Well 6 has been excluded entirely due to site dewatering and irregular data. Generally, high groundwater was observed in the spring between March and June, and low groundwater was observed between July and September. A memorandum with exhibits is included in Appendix O. 4. Geology; Soils; Slopes Castle Rock Civil & Geotechnical Engineering conducted a fleld investigation of the site in 2020 and developed recommendations for development of the site in a report dated May 12th, 2025 A copy of the report is included as Appendix Q. The following section respond to the requirements of BMC 38.710.050.A.4.a. Geologic Hazards There are no known natural geologic hazards on the site. There was mining activity in the southeast quadrant of the subdivision. Most of the mining activity was located on what will be open parkland; however a portion of the mining activity was located near restricted lot 2 and based on the Geotechnical Report it is recommended that a more detailed geotechnical investigation be completed to determine the extents of the mining activity and to develop recommendations for building on the mining disturbed area if any roads or building are proposed for the disturbed area on restricted lot 2. Protective Measures Refer to above paragraph. Unusual Features There are no unusual features on the site. The site has high groundwater but that is typical of most areas being developed in Bozeman and as such is not unusual. There are no slopes greater than 15% on the site. Soils Map A soils map and NRCS soil information is included in the Geotechnical Report. Cuts and Fills It is not anticipated that cuts or fllls will exceed three feet on the project. 5. Vegetation The Montana Natural Heritage Program (MTNHP) maintains a statewide database for natural and human land cover. The subject property is shown to consist of: Introduced Upland Vegetation - Annual and Biennial Forbland, Cultivated Crops, Rocky Mountain Lower Montane, Foothill, and Valley Grassland, and Low Intensity Residential. A memorandum and map regarding vegetation is included as Appendix V and the weed management plan is included as Appendix U. All critical plant communities will be protected as they reside within an area of the project that is protected by a restrictive wetland protection covenant. 6. Wildlife Please see the attached Wildlife Memo included as Appendix T. In summary, there are (a) no direct observations of, and (b) no critical habitat for, T&E species on the subject property. Occurrences of several MNHP-deflned species of concern were documented in the past within the greater project area, though most are unlikely to occur on the property due to inadequate habitat. The proposed subdivision has the potential to cause temporary construction-related disturbance and long-term habitat modiflcation; however, implementation of standard FWP design considerations can help reduce impacts and preserve adjacent wetland and riparian habitat values. 7. Agriculture I wavier we granted by the planning department with the Pre-Application. 8. Agricultural Water User Facilities There is an abandoned “agricultural drain/man-made canal” runs along the west side of Baxter Creek. This relic irrigation feature was investigated in June 2021 and April 2022. There is no source fiow to the ditch on the south side and there is no outfiow on the north side. A headgate and culvert pipe were observed up ended and non-operational near the mid-section of the ditch within the subject property. Pictures documenting the abandoned nature of this un-used irrigation feature are included in the back of this memo. According to the Water Resources Survey of Gallatin County, Montana (1953), there is a small “private” irrigation ditch that is in the proximity of the subject property. Because of this “private” status, there is no irrigation ditch company to provide discontinuance information. Please see the ditch noticing checklist as well as the Agricultural Water User Facilities memo included as Appendix P. 9. Water and Sewer Included in this application is a water distribution design report. This report demonstrates that The water distribution system serving this project is in accordance with the MDEQ Circular No. 1; Montana Public Works Standard Speciflcations (MPWSS); The City of Bozeman Modiflcations to MPWSS; City of Bozeman Design Standards; and the City of Bozeman Fire Service Line Standard. The report shows, Utilizing the existing 12-inch water mains located in Laurel Parkway and Babcock Street and then infllling the proposed project with 8-inch mains the area water distribution system meets the required design criteria and will be able to serve the interior needs of the lots which will result in additional looping and redundancy for the area. Water service and flre service lines will be sized as part of the site plan applications for each lot. Additionally, a sewer design report is also included in this application. This design report provides a basis of design for the Laurel Meadows Subdivision development sewer main extension improvements project. The sewer collection system to service the Laurel Meadows Subdivision will be designed and installed in accordance with the Montana Department of Environmental Quality (MDEQ) Circular No. 2; Montana Public Works Standard Speciflcations (MPWSS); The City of Bozeman Modiflcations to MPWSS; and the City of Bozeman Wastewater Facility Plan. The design report is to verify that there is adequate capacity to receive wastewater fiows from the Laurel Meadows development. The following design report follows the section numbering of the Circular DEQ-2 Standards for Public Sewage Systems, December 21, 2018. 10. Stormwater Management A detailed stormwater management plan is included with the Preliminary Plat application. Stormwater runoff from the right of ways and lots will be directed as street runoff to inlets and then conveyed to stormwater retention ponds for storage and treatment along the northern side of the site. Please refer to the stormwater design report and management plan for more detailed information on the proposed design. 11. Streets, Roads & Alleys The Transportation Study for this project included up to 300 new residential units and would produce up to 2,829 new daily vehicle trips in the area at full build-out. The current unit count is a decrease in density from the 500 units previously planned on this property. As currently proposed, the Laurel Meadows will not create any new roadway capacity problems on adjacent roadways that have not been identifled with other recent projects. In general, the projected impacts and recommendations for the Laurel Meadows are the same as previously identifled in the 2022 TIS prepared for this development. The planned right-turn restriction at the intersection of Cottonwood Road and Fallon Street with the Urban Farm development will correct the existing LOS concerns at this location. Based on the current traffic projections, the intersection of Durston Road and Laurel Parkway will function at LOS C through full buildout of the Laurel Meadows in 2030. By 2045 this intersection may experience higher levels of delay from the existing planned developments and the current growth trends in this area. While the Laurel Meadows will not create a failure condition at this intersection, it and the remaining Norton Ranch developments will absorb most of the remaining reserve capacity at this four-way STOP. When the Urban Farm development is completed between 2030 and 2045, this intersection will likely require the installation of a traffic signal or roundabout to continue basic operations. It is also possible that the signalized intersection of Durston Road with Cottonwood Road will require the installation of an eastbound right-turn lane on Durston Road to function through 2045. Please see the Traffic Impact Study included as Appendix G for more information. 12. Non-municipal Utilities The following publicly and privately owned utilities have been notifled and provided copies of the Preliminary Plat for the Laurel Meadows Neighborhood: · Northwestern Energy (gas and electric) · Lumen (communications) · Charter (communications) · Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included, along with any other correspondence. Northwestern Energy will provide natural gas and electric services to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New electric and natural gas lines will be placed underground. Lumen and/or Charter Communications and/or Yellowstone Fiber will provide cable, telephone and flber services to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New lines will be placed underground. The Preliminary Plat illustrates the existing water, sewer, storm and dry utilities present on the site and adjacent to the site. 13. Land Use. Included in this subdivision are 107 total lots, 99 developable lots, 5 open space lots, 1 park lot and 2 restricted lots. It is envisioned that the 99 developable lots will contain a mix of single household dwellings and duplexes. There are no commercial or industrial lots in this subdivision. Please refer to the Pre-Application map for the exact area of each block and lot. Please see the table above indicating the amount of developable land. The restricted lots will be subject to further subdivision review. The idea behind this is to allow the market to respond to the flrst two phases before we decide on a home type and lot layout. The future subdivision will be required to extend Street B to Donner Drive but all other road infrastructure will be decided at that future subdivision application. 14. Parks and Recreation Facilities Please refer to the Parks Master Plan in Appendix E for all details on the proposed Parks and recreation Facilities. 15. Neighborhood Center Plan Per section 38.410.020.A if every lot is within a half mile of an existing neighborhood center they are exempt from these requirements. Appendix C.7 shows that every lot is within a half mile and therefore is exempt from the Neighborhood Center requirements. 16. Lighting Plan Conceptually streetlights are shown on the Civil Plan Set at the intersections of roadways and midblock crossings. It is our understanding that these lights will be permitted through a future infrastructure review and the flner details such as Lumineers and photometrics have not been provided. It is understood that those are required with the infrastructure review. 17. Miscellaneous. Public Lands There are public lands adjacent to or within 200 feet of all sides of the subdivision. All such public land is City parkland. The subdivision will not have any negative effect on access to this public land. The proposed development will provide additional access to the Baxter Creek corridor park through the construction of trails within the proposed park and a connecting trail to the Baxter Creek corridor park. Hazards There is no current mining on the site, no high pressure gas lines, no structures and no high voltage power lines on the property. As noted in the soils section of the narrative the mining that has occurred on the southeast corner of the site presents a potential hazard for construction of buildings or roads if the mined area is not remediated prior to such construction. This concern is only associated with a portion of restricted lot 2. Wildlands-Urban-Interface The proposed development is located a signiflcant distance away from wildlands and surrounded by urban development. It is not anticipated that any extraordinary provisions are required to reduce structure ignitability for the development. 18. Affordable Housing This project is not proposing to deed restrict any lots or units for affordable housing. That being said, the goal of the project is to create small lots which will allow for the starter homes. The goal for this project is to create non-deed restricted affordable housing. 19. Water Rights The proposed subdivision is planned for completion in four phases. Phases I and II of the subdivision (this submittal) have a net estimated water demand of 28.37 acre-feet/year. This water demand is proposed to be supplied entirely by municipal water from the City of Bozeman, acquired through a cash-in-lieu arrangement for water rights. No offsets to the cash-in-lieu of agreement are proposed. Please see the attached Water Rights Memo Appendix R for more information. 20. Proposed subdivision advances the adopted growth policy. Additionally, please see Appendix A for more information on conformance with the Community Plan.