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HomeMy WebLinkAbout001_SUD PH3 Block 3 Preliminary Plat Application Narrative SUD Phase 3 Block 3 Subdivision Subdivision Preliminary Plat Narrative Updated - September 2026 SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 2 Narrative Table of Contents A) Project Team B) Project Overview C) Preliminary Plat Checklist Items 38.220.040A D) Preliminary Plat Submittal Items 38.220.040B E) Response to Pre-Application Comments F) Response to Preliminary Plat Approval Criteria G) Primary Subdivision Review Criteria, Section 76-3-608 H) Documentation of compliance I) Community Design and Elements 38.410.010 Appendices Appendix A - Vicinity Map Appendix B - Land Use Map Appendix C – Proposed Block Frontages Appendix D – Subdivision Developable Area Appendix E – Subdivision Green Plan Appendix F - CCR's Appendix G - SUD POA Articles of Incorporation Appendix H - SUD Bylaws Appendix I - MDEQ Exemption Letter Appendix K - Wetland and Ditch Permitting Appendix L - Geotech Report Appendix M - Water Engineering Design Report Appendix N – Sewer Engineering Design Report Appendix O – Storm Engineering Design Report Appendix P - Road Engineering Design Report Appendix Q - Service Letter - Non-Municipal Facilities Appendix R - Parks Master Plan Appendix S - CILWR Summary Letter Appendix T - South University District Ph. 3 Major Subdivision-- Plat J-695 Appendix U - Waiver Requests Appendix V - Recorded Waivers of Right to Protest (Doc # 2747636) Appendix W - South University District SILD Application Appendix X – Noticing N1 and Adjoining Owners List Appendix Y - 19th & Arnold Signal Warrant Analysis Appendix Z - Certified No Access Release Request Appendix AA - SUD Park-Parks Master Plan 2026 Update Appendix AC – SUD PH3 Block 3_Arnold & 19th Intersection Memo SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 3 Plans Drawings: 001 Draſt Preliminary Plat 1 002 Draſt Preliminary Plat 2 003 Draſt Preliminary Plat 3 004 T1.0 Civil Title Sheet 005 C0.1 Civil Specifications 006 C0.2 Existing Conditions Plan 007 C1.1 Ph 3 Block 3 Overall Subdivision Improvements 008 C1.3 Ph 3 Block 3 Subdivision Improvements 009 C2.0 Water Plan 010 C3.0 Sewer Plan 011 C4.0 Street Plan 012 C4.11 Street Sections 013 C4.12 Street Details 014 C4.13 Street Details 015 C5.0 Grading and Drainage Plan 016 C6.0 Signage and Striping Plan 017 C7.0 Overall Wetland-Ditch Crossing Plan 018 L000 Overall Site Plan 019 L001 Notes and Legend 020 L002 Landscape Coverage Calculations 021 L300 Boulevard Trees – Enlargement A 022 L301 Boulevard Trees Enlargement – B,C, & D 023 L500 Landscape Details 024 L600 Irrigation Notes and Critical Analysis 025 L601 Irrigation Notes and Overall Layout 026 L602 Irrigation Layout Plan – A 027 L603 Irrigation Layout Plan – B,C & D 028 L700 Irrigation Details 029 L701 Irrigation Details 030 E101 Electrical Legend, Notes & Details 031 E201 Overall Site Electrical Plan – Part “A” 032 E202 Overall Site Electrical Plan – Part “B” 033 E203 Large Scale Site Electrical Plans – Public Streets 034 E204 Large Scale Site Electrical Plans – Public Streets 035 E301 Overall Site Photometric Plan – Part “A” 036 E302 Overall Site Photometric Plan – Part “B” 037 E303 Large Scale Site Photometric Plans – Public Streets 038 E304 Large Scale Site Photometric Plans – Public Streets 039 E305 Public Streets Light Fixture Cut Sheets SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 4 A. Project Team APPLICANT RTR Holdings II, LLC Attn: Randy Hecht 22 Turtle Rock CT Bel Tiburon, CA 94920 Email: randy_hecht@yahoo.com PROJECT CONSULTANTS Stahly Engineering & Associates Design 5 Landscape Architecture Attn: Jared Fabian Attn: Troy Scherer 851 Bridger Drive, Suite 1 111 North Tracy Avenue Bozeman, MT 59715 Bozeman, MT 59715 Ph. 406.522.8594 Ph. 406.587.4873 Email: jfabian@seaeng.com Email: troy@design5la.com B. Project Overview Executive summary This application is to create a subsequent two-lot minor subdivision further subdividing the existing 18.85-acre, Lot 1, Block 3 tract in the South University District Phase 3 Major Subdivision. The proposed division will create two tracts approximately 8 acres each, with a dedicated ROW for State Street that bisects the tracts and an altered ROW for Arnold Street from the previous subdivision. Arnold Street from S 14th Ave to S 19th Ave has been identified as a Block 3 off-site improvement, therefore this segment of Arnold is shown in the drawings of this application. While obtaining wetland and ditch permitting for Arnold Street, it was determined that Arnold needs to be shifted 35’ to the north from its platted location to accommodate existing agricultural water facilities and minimize impacts to wetland areas. This subdivision dedicates additional ROW for Arnold Street to accommodate this shift. Community Vision The proposed SUD Phase 3 Block 3 subdivision will continue to align with Bozeman’s growth policies, which encourage high-density residential development in areas close to commercial uses, amenities, and public transportation. The community’s design will incorporate green spaces and walkways, promoting a sense of community and encouraging outdoor activity. The site is conveniently located near the Montana State University campus, making it an ideal location for students, faculty, and anyone who wants to call Bozeman their home. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 5 A Site Plan for development of Block 3 was previously reviewed and approved by the City. That site plan proposed multiple; cottage-style, single-family and multifamily buildings. Future development of the two lots is anticipated to be similar to the previously proposed Block 3 development. Design Themes Sustainability – Connectivity & Walkability Pedestrian connectivity in this area is virtually nonexistent with the exemption 19th Ave multi-use trail along the west boundary. The Property will prioritize enhancing the connectivity between the residents and the amenities on site – as well as the surrounding properties and neighborhoods. The planned street network extensions will drastically increase the connectivity and walkability of the broader neighborhood, which ultimately will make community and commercial uses like parks, trails, schools, restaurants, gyms, and grocery stores more accessible for the community. Natural Amenities The proposed Neighborhood will be directly adjacent from the Southwood Park and will have an important focus on the existing natural systems. For example, the extensions of roadways have been shifted to avoid wetlands and watercourses wherever possible. Preserving and enhancing the existing wetlands will be extremely important to the success of this project. The enhancement of these areas will create opportunities for the community to gather and move through the site. Additionally, the Neighborhood’s design reflects the REMU zoning district’s intent to “preserve and integrate the natural amenities into the development.” Site Analysis The proposed project sits on an existing 18.85-acre tract at the southeast corner of 19th Ave and Stucky Road in the South University District Phase 3 Major Subdivision “Restricted” Lot 1, Block 3 property. The SUD Phase 3 Block 3 Subdivision will be fully encompassed by existing 19th Avenue on its west, existing Stucky road on its north, future 17th Avenue on its east and future Arnold Street on its southern boundary. This property is located approximately 2 miles from downtown and is within walking distance to Montana State University. The existing SUD Phase 3 Subdivision consisted of 4 large (over 8 acres), restricted lots between the bordering streets of S 19th Ave, S 11th Ave, Kagy Blvd, and (the future) Arnold St. Phases 1 and 2 of the South University developments consist of two student housing developments—Stadium View Apartments and The Arrow. All three phases of the South University District are zoned REMU (Residential Mixed Use). Additionally, parkland platted in the South University District Phase 3 Major Subdivision, will be improved by the developer per the proposed, updated park masterplan. C. Preliminary Plat Checklist Items 38.220.040A 1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.220.030. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 6 Response: 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: 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: Please see the 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: 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: 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: Please see the N1 and Adjoiners list included in this application. 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 SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 7 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: There are no proposed phased improvements. All improvements will be installed per applicable BMC sections. 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: 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: Please see Appendix for relevant information pertaining to waiver requests. 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: The applicant proposes to request for exemption from DEQ review. A written request is included as Appendix per the submittal requirements. 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. D. Preliminary Plat Submittal Items: 38.220.040B “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: Please see the Civil Plan Set. 2. Non-compliance with standards. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 8 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: No variances are requested with this application. 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: Please see Appendix for a draft copy 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: The street grades for SUD Phase 3 Block 3 Subdivision are under 5% and therefore this item is not applicable. 6. Landscaping and Irrigation. A. Proof of compliance with water conservation standards as outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual and sections 38.550.050.D. and 38.550.070 of this Code. Response: Please see the Landscape Plan Set. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 9 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: Please see the application forms included in the application. E. Response to Pre-App Comments 1. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department by the design engineer through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. The preliminary plat application must reach adequacy according to the reviewing engineer prior to initial infrastructure review. The applicant is advised the Engineering Division anticipates infrastructure review fees to be effective by spring 2025. Response: Noted 2. BMC 38.410.130. Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to future subdivision approval. Compliance for multi- family, commercial, and industrial lots will be deferred until future site development and require a note to this effect listed on the plat. For all other lots or improvements (parklands, common open space, street medians, arterial and collector boulevards) which require irrigation the applicant must identify how the irrigation will be supplied. If supplied irrigation will be supplied from the City’s domestic system compliance with the code will be required at final plat. If sufficient water rights can’t be provided to offsets the development's annual demand then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. Please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279 which any questions regarding the water adequacy code. The City encourages the use of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee. A pre-determination from the DNRC demonstrating that a well groundwater well may be permitted under Montana’s exempt appropriation will need to be obtained. The applicant is encouraged to reach out to the DNRC early in the process to determine if this option is feasible. Response: CILWR has been paid prior to this preliminary plat application as indicated on draft Preliminary Plat Sheet 3. 3. The applicant is advised the updated Engineering Design and Construction Standards were officially approved on January 13, 2025; however, public infrastructure for block 3 was previously accounted for with the South University District Phase 3 common subdivision infrastructure. The director will allow the applicant to utilize the previous engineering design standards for this project since previous planning and construction accounts for block 3, specifically stormwater retention basin sizing. Please note this exemption from the updated engineering design standards may not apply if the scope of SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 10 the project significantly changes from the original subdivision design and the city reserves the right to require any new applications to follow the updated engineering design standards. Response: Noted 4. The applicant is advised they must update the South University District Phase 3 Major Subdivision Phasing Plan to Facilitate Written Concomitant Construction Approval, which was submitted with the previous subdivision application. The preliminary plat application should identify which improvements and previous conditions of approval have been completed and explain how the new application will either comply with previous conditions or deviate from previous conditions while mitigating the impact. The applicant is advised the conditions listed on the previous final plat will likely carry forward and will need to be updated to reflect the current status of the development. Response: The South University District Phase 3 Major Subdivision Phasing Plan is no longer able to be utilized with this application. 5. Engineering does not support a waiver from the groundwater section. The previous final plat has a condition of approval which identifies high groundwater and this condition will likely carry forward. The preliminary plat needs information to back up the conditions of approval, however the report from 2022 is still considered current information and will likely be sufficient to satisfy this requirement in the preliminary plat application. All other reports should be updated to reflect the current expected density of the future development. If the density is roughly remaining the same then the previous water, sewer, storm and traffic reports are likely adequate to be submitted with the preliminary plat application. Response: Noted. 6. BMC 38.220.030.A.15 - Engineering received the ditch agreement for several culvert crossings on Arnold Street. The applicant is advised the proposed ditch realignment on Arnold Street between 15th and 14th has not been formally approved by MCDC. The existing ditch conflicts with the proposed road alignment between 15th and 14th. Please note the alignment is subject to change. With the preliminary plat submittal the proposed subdivision layout must be submitted to MCDC and the applicant must complete the requirements listed in BMC 38.360.280. Each application must function independently and this application is missing information on agricultural water user facilities. Response: This has been obtained and is included in the Appendix. 7. Active Transportation infrastructure required along Stucky Road includes a ten (10) foot wide shared use path along the south side of the road between South 17th and South 19th Avenues. Currently Sheet 03-C1.2 shows this as a city standard sidewalk. Stucky Road is designated as a collector street and requires a separated shared use path constructed. The preferred material is asphalt, and the new pathway section should meet existing conditions on the east and west ends of the project. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 11 Response: This has been incorporated into the updated design. 8. Advise applicant to change text on Sheet 03-C1.2 from "Existing 10' Sidewalk" to "Existing 10' Shared Use Path" to align with City of Bozeman nomenclature for pathways. Pathway to remain or be replaced if damaged during construction. Response: This has been incorporated into the updated design. 9. Sheet 03-C1.2: For future submittals, change text "10' Sidewalk (Typ.) to reflect used nomenclature to read "10' Shared Use Path." Pathway may be constructed of asphalt, which is preferred material for shared use paths. Response: This has been incorporated into the updated design. 10. Parks Department supports proposed realignment of Arnold Street through south section of Southwood Park in order to preserve onsite wetlands. Response: Noted 11. BMC 38.240.100. This is a subsequent minor subdivision. Staff recommends the applicant request with preliminary plat an exempt subdivision under 76-3-616 which does not require a public hearing. Response: This exemption is being requested with this preliminary plat application. 12. BMC 38.220.060.A requires documentation of compliance with adopted standards unless waivers have been granted during the pre-application process. This application request waivers from a number of the required supplements. The Development Review Committee (DRC) grants the following full waivers from documentation: A.2 Floodplains, A.5 Vegetation, A.6 Wildlife, A.7 Agriculture, A.15 Neighborhood center plan, and A. 17 Miscellaneous. Waivers will not be granted for the following supplements. Provide the required information with preliminary plat under this code section: -A.1 Surface water. - A.3 Groundwater. Due to existing high ground water staff does not support a waiver from groundwater documentation. -A.4 Geology, soils, and slopes. -A.8 Agricultural water user facilities. -A.9 Water and sewer. -A.10 Stormwater management. -A.11 Streets, roads, and alleys. -A.12 Non-municipal utilities. -A.13 Land use. Staff does not support a land use waiver. Provide a land use schematic indicating propose land uses for this subdivision. The Cottages site plan (22323) received conditional approval on Dec. 19, 2023. Staff could not find any extensions, indicating that that the site plan approval has expired. Due to the changes to the lot layout and road alignment a new site plan application will be required following final plat approval. -A.14 Parks and recreation facilities. -A.16 Lighting plan -A. 18 Affordable housing. The re-written ordinance modifying 38.380 is now in effect. No waiver was requested from this item. To respond to this item, if affordable housing incentives under the new ordinance are sought, provide details within the preliminary plat application. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 12 Response: Applicable documentation of compliance is provided with this preliminary plat application submittal. 13. BMC 38.410.040.B – Staff supports the addition of Student Drive as a dedicated roadway to mitigate block length. The proposed subdivision is meeting the block length standards with this additional ROW with each block around 600-feet. Block lengths may be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case may a block exceed 1,320 feet in length. In this case access is limited along 19th Avenue. Response: Noted 14. BMC 38.550.070. The developer must at the time of initial development install landscaping, boulevard trees and an irrigation system in city rights-of-way boulevard strips and medians along all collector or arterial streets and all streets adjacent to parks or open space areas. Provide landscaping plants as required for preliminary plat with the preliminary plat submittal. The subdivider is required to provide public landscaping along adjacent arterial streets. This may be financially guaranteed for final plat approval. Response: Noted 15. With formal preliminary plat submittal list in the narrative and provide copies of all existing construction and improvements agreements from the original South University District Phase 3 subdivision review. This will allow for ease or review by DRC staff and provide documentation for City Commission review and the public. Response: There are no longer any active construction or improvements agreements from the original SUD Phase 3 Subdivision. 16. This statement is inaccurate. The approved site plan entitlement has expired. A new site plan is required to pursue a development due to expiration, as well as the new road alignment. Staff does not support platting Block 3 as a single lot but does support the addition of Student Drive to mitigate block length and provide access. Response: Noted 17. With final plat of the existing SUD Phase 3 subdivision this park parcel was transferred to the City of Bozeman. Parks staff supports the realignment of Arnold to avoid the ditch, however the City will need to be a signatory on the preliminary plat application and/or any additional easements to provide the additional right of way. Planning staff recommends that you coordinate this requirement with the City Attorney's Office prior to preliminary plat submittal. Response: The proposed subdivision does not impact the City park property boundary. The offsite road will be shifted from existing right of way to existing City owned park property. This is best addressed between the City departments SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 13 with an internal use agreement or with an easement, if needed. A figure of the easement location is provided with this application. F. Response to Preliminary Plat Approval Criteria Response to Applicable Subdivision Review Criteria (BMC Sec. 38.240.130) 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act. The Preliminary Plat demonstrates compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act and has been prepared by a Professional Engineer registered in the State of Montana. The subsequent Final Plat will comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. This application is in compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. The final plat shall comply with the standards identified and referenced in the Bozeman Municipal Code (BMC). 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act. This Preliminary Plat is undergoing review according to the procedures provided for in UDC Section 38.240.130 and Part 6 of the Montana Subdivision and Platting Act. 4) Compliance with Chapter 38, BMC and other relevant regulations. The application is in compliance with Chapter 38, BMC and all other relevant regulations, or, as stipulated in any unmet code provisions, will be in substantial compliance prior to Preliminary Plat approval. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities. All necessary utility easements have been provided for, both to and within the subdivision, as shown on the Preliminary Plat. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel. All subdivision parcels have been provided with legal and physical, as shown on the Preliminary Plat, which includes the relevant instrument numbers as required. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 14 G. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture. The subject property is designated as Community Commercial Mixed Use according to the City of Bozeman Community Plan. The area included in this application is zoned Residential Emphasis Mixed Use (REMU) and has been annexed but is vacant. Historically, an agricultural operation existed on this site, but that operation has since been terminated to allow for the annexation and subsequent subdivision applications. This subdivision will not have adverse effects on surrounding agricultural operations. 2) The effect on Agricultural water user facilities. All agricultural water uses facilities on and adjacent to this project will be protected. The current proposal is to pipe the ditch under the Arnold Street Right of way. The Ditch Company has been contacted to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. Ditch permitting has been included in this application as an Appendix. While the agricultural water is proposed to be moved to a new location the water rights holders will still have access to their water. Furthermore, this water isn’t envisioned to be of any less quality. 3) The effect on Local services. Water/Sewer – Municipal water and sewer mains exist within the development and in the adjacent street rights of way of to serve the development. The subdivider proposes to extend water and sewer mains throughout the development and to the individual lots within the subdivision. These internal water and sewer mains will be installed or guaranteed prior to final plat approval. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout for this phase utilizes Stucky Boulevard (Collector), and S. 19th Avenue (Arterial) to provide primary site connectivity. Other internal local streets provide access to all lots. The project is well connected and meets block length requirements with the proposed streets and pedestrian midblock crossings. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual buildings prior to recording of the final plat. Stormwater - The existing subdivision constructed stormwater control facilities that accounted for this proposed property. This subdivision will extend and construct additional storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 15 facilities is an obligation of the property owners’ association. This responsibility is addressed on the plat proposed with the subdivision. Parklands - The proposal meets the required park dedication and improvement standards as described in The Parks Master Plan and the updated Parks Master Plan. 4) The effect on the Natural environment. The subdivision will not have a significant effect on the Natural environment. South University District was designed with a focus on preserving the natural elements that exist within the property. Natural watercourse corridors are being maintained with 50-ft wetland setbacks provided along the existing wetland boundary. All required wetland permits will be secured prior to any disturbance of wetlands on site. 5) The effect on wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat at this property. The Parks Master Plan has demonstrated a dedication to preservation and enhancement of the riparian corridors. There are no known endangered or threatened species on the property. 6) The effect on Public Health and Safety The proposed subdivision will not have a negative effect on public health and safety. All infrastructure will meet or exceed City standards and will protect public health and safety. The improvements to wetlands will not impact the project site. The project will be further reviewed through future Final Plats and Site Plans to ensure the intent of the regulations in Chapter 38 of the Bozeman Municipal Code is met. Chapter 38 includes the protection of public health, safety, and general welfare as a foundational tenet; therefore, the subdivision continues to be reviewed with this expectation in mind. H. Documentation of Compliance - 38.710.050 1) Surface Water A surface water report has been included in the Appendix. 2) Flood Plains Waiver has been granted from the UDC section 38.220.060 Floodplains during pre-plat application. List of waivers that were granted has been included in the Appendix. 3) Groundwater Groundwater at the site has been monitored at seven locations across the property from March 2022. The data indicates that the shallowest groundwater period is in May with levels ranging from approximately 4.8 to 6 feet. Groundwater studies have been included in the Appendix. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 16 4) Geology; Soils; Slopes Allied Geotech conducted a field investigation of the site in 2021 and developed recommendations for development of the site in a report dated January 10, 2022. A copy of that report is included in this application in the Appendix. The information below responds to the requirements BMC 38.220.060.A.4. a. Geologic Hazards There are no geologic hazards detected or anticipated on the site. b. Protective Measures Protective measures are not applicable due to the absence of geologic hazards. c. Unusual Features There are no unusual features on the site. The site has high groundwater but this typical of most areas being developed in Bozeman and as such is not unusual. There are no slopes greater than 15% on site. d. Soils Map A soil map and NRCS soil information is included in the Geotech Report. e. Cuts and Fills It is not anticipated that cuts or fills will exceed 3’ for the project. 5) Vegetation Waiver has been granted from the UDC section 38.220.060 Vegetation during pre-plat application. List of waivers that were granted has been included in the Appendix. 6) Wildlife Waiver has been granted from the UDC section 38.220.060 Wildlife during pre-plat application. List of waivers that were granted has been included in the Appendix. 7) Agriculture Waiver has been granted from the UDC section 38.220.060 Agriculture during pre-plat application. List of waivers that were granted has been included in the Appendix. 8) Agricultural Water User Facilities Included in Appendix– Wetland and Ditch Permitting 9) Water and Sewer Please see the water design report included in the Appendix. Please also see, the sewer design report included in the Appendix. 10) Stormwater Management A stormwater management plan is included in the storm engineering design report included in the Appendix. 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 SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 17 treatment. The stormwater from the individual sites will be addressed with each individual site as part of the site plan review process. 11) Streets, Roads & Alleys A traffic study has been completed for the development by Marvin and Associates and is included in the Appendix. The following text is provided in the order outlined in BMC 38.220.060 A. 11. to provide information not included in the traffic study and to highlight conclusions of the traffic study. Description The SUD Phase 3, Block 3 subdivision will consist of developing 3 publicly maintained street. The 3 streets will include the extension of S17th Avenue, Student Drive and Arnold Street. All proposed streets will have the designation of local streets. Bicycle and Pedestrian Pathways The Subdivision has been designed with connectivity and walkability as one of the main design themes. There will be 5’ wide bike lanes installed on S 17th avenue along both sides of the road. There will be 10’ Wide Shared use paths installed along Arnold St and the east side of S 19th Ave. 5’ to 6’ sidewalks will be installed along Student Dr and on South 17th Ave. All these improvements are to provide effective walkability connectivity to the greater surrounding neighborhood. See C4.0 Street plan in the included Appendix. Access to Arterials S 19th Avenue is a major arterial that runs along the West edge of the Site. The Subdivision will have Access to S 19th Ave via Stucky Avenue to the North of the Subdivision, Student Dr in the middle and Arnold Street to the South. Modification of Existing Streets The only modification to an existing street is to add two approaches to S 19th Avenue and one approach to Stucky Road. 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. The applicant does not have detailed information on how the City maintains its streets to meet the Department of Environmental Quality guidelines for the prevention of water pollution and erosion. Traffic Generation Please see Appendix for Traffic Impact Study Addressing the Traffic generated with the Block 3 subdivision. Capacity Please see Appendix for the capacity of streets impacted by the Block 3 subdivision. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 18 Traffic Calming Please see C4.0 Street plan in included as an Appendix. Stop signs and bulb intersections are intended at each intersection for traffic calming purposes. Compliance with 38.270 RTR Holdings II, LLC has been involved in the construction of the South University District throughout prior phases. RTR Holdings will follow all procedures and standards of installation for development improvements as required. 12) Non-municipal Utilities The following publicly and privately owned utilities have been notified and provided copies of the Preliminary Plat for the SUD Block 3 subdivision: · Northwestern Energy (natural gas and electric) · Lumen (communications) · Charter (communications) · Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included in the Appendix, along with any other correspondence. 13) Land Use. This preliminary plat brakes down 18.85 acres into 2 lots. The 2 lots are separated by Student Drive with a ROW of 62 feet. The north lot is comprised of approximately 8.840 acres with the south lot being 8.636 acres. Both lots are to be residential lots, envisioned to contain around 256 residential units of which will be a mix of townhouses and single house units. A minimum net density of approximately 14.6 Dwelling Units per acre is anticipated. 14) Parks and Recreation Facilities Please refer to the Parks Master Plan in the Appendix for all details on the proposed Parks and Recreation Facilities. 15) Neighborhood Center Plan Waiver has been granted from the UDC section 38.220.060 Neighborhood Center Plan during pre-plat application. List of waivers that were granted has been included in the Appendix. 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 subdivision lights proposed outside of the street right-of-way. The proposed location of lights within the right-of-way are shown Civil Plan Sheet C1.1 and the Electrical plans. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 19 17) Miscellaneous. Waiver has been granted from the UDC section 38.220.060 Miscellaneous during pre- plat application. List of waivers that were granted has been included in Appendix. 18) Affordable Housing The current intention is to have 256 residential units divided between lots 1 and 2 of the block 3 subdivision in which none are proposed to be affordable housing. While the current plan doesn’t include affordable housing there is nothing preventing the construction of affordable housing on the 2 lots that are proposed to make up the Block 3 subdivision. 19) Submittal Requirements for Water Rights a) The subdivision intends to satisfy Section 38.410.110 – Water Adequacy through the purchase of cash-in-lieu-of-water-rights (CILWR) which it has already pre-purchased 78 acre-feet volume credit for SUD Phase 3 Block 3. These water rights are planned to be distributed proportionally between Block 3 Lot 1A, and Block 3 Lot 1B, as identified on the preliminary plat. b) There are no additional water rights associated with SUD Phase 3 Block 3 Lot 1 aside from the water volume credit purchased from the City of Bozeman in the amount of 78 Acre-feet. c) There are no proposed well water rights associated with this project. d) CILWR have been purchased and will be applied to future lot development. e) Boulevard and lot development will conform with current water conservation requirements. f) CILWR will / has already occurred for both Block 3 Lot 1A and Block 3 Lot 1B. I. Community Design and Elements: - 38.410.010 The South University District Phase 3 was designed and developed and in a way that preserved existing topography and preserved the natural terrain, natural drainage patterns, existing topsoil. From the existing agricultural fields, the project enhanced existing vegetation and greatly increased the number of trees that exist on the property. Natural features on the existing subdivision we preserved in the approximate 13-acre Southwood Park. Southwood Park is located directly adjacent to SUD Phase 3 Block 3 Subdivision. SUD Phase 3 Block 3 Subdivision Preliminary Plat September 2026 20 APPENDICIES