HomeMy WebLinkAboutMinor Modification to the Valley West Planned Unit
Report Compiled on June 1, 2005
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
SUBJECT: Minor Modification to the Valley West Planned Unit Development (PUD)
#Z-08020
MEETING DATE: Monday, March 3, 2007
RECOMMENDATION: That the City Commission provide comments and recommend
approval with the conditions recommended by staff to the Planning Director for the proposed
minor modification to the Valley West Planned Unit Development. That the City Commission
provide comment to the applicant on the updated Parks Master Plan.
BACKGROUND: The owners of the Valley West Subdivision propose a change in layout to a
portion of the PUD master plan map. The area proposed for change is in the westernmost area of
the PUD, west of Bronken Park. This area is currently undeveloped. This area includes the final
phases that will be developed in the Valley West Development. Wing Lake is an existing lake in this
area. Valley West is currently working on a wetland mitigation project in the Baxter Springs Natural
Area, including Baxter Creek, immediately west of Bronken Park as required by the US Army Corps
of Engineers.
The applicant is seeking a change in layout at this time due to several factors:
• Wing Lake and the adjacent wetlands are in an area that is required for wetland
mitigation by the US Army Corps of Engineers. The mitigation must be completed
by November 2008.
• The applicant has designed mitigation improvements to the Wing Lake area and
through the design has determined that an east/west orientation of Wing Lake better
fits the existing topography and wetland features on site.
• The applicant seeks to gain approval for the new masterplan design in the area so
that they may proceed with wetland mitigation in the area in order to meet the
November 2008 deadline.
The proposed master plan changes enable the following improvements to the masterplan:
• Parkland area is increased.
• The Wing Lake park area becomes contiguous to the Baxter Springs Natural Area
and Bronken Park creating a larger aggregation of contiguous parkland.
• The proposed design allows Laurel Parkway to be extended north and south in the
future. Laurel Parkway is required to be extended through this area.
• The new park design maximizes public street frontage on the park in this area.
• The design increases the buffer area adjacent to Aajker Creek along the westernmost
boundary of the Valley West Development.
• Increased street and pedestrian connectivity.
• Provides street connectivity based upon the Norton East Ranch Master Plan.
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Report compiled on February 27, 2008
Commission Memorandum
The Development Review Committee has reviewed the proposal and is supportive of the changes.
Staff has recommended the following conditions of approval to the Planning Director for
consideration:
1. The modified plan is subject to the original PUD conditions of approval and any subsequent
modifications that have been approved to date.
2. The applicant shall submit a master relaxations list and associated map exhibit that clearly
defines which relaxations apply to each phase noted in the PUD.
3. The preliminary plats submitted for all future phases of the Valley West PUD shall conform to
the regulations in Title 18, BMC unless a relaxation through the PUD process has been
approved.
4. A 90 foot wide Public Street and Utility easement shall be provided for the extension of Laurel
Parkway from Durston Road to the south property line.
5. Wing Lake and the associated wetlands shall not encroach in the 90 foot easement for Laurel
Parkway.
This area of the PUD is required to complete subdivision review prior to any street construction or
any lot development. The Valley West subdivision exists today as a 14 phase subdivision. To date
three phases have been subdivided and are currently under development. The phases affected by
the minor modification are phases 10-14.
Staff’s largest concern at this time is that we assure that the area required for Laurel Parkway be
reserved at this time. All other future road connections, lot layouts, lot sizes, pedestrian
connections, etc. will be reviewed at the time of preliminary plat. Due to the length of time that may
elapse prior the platting of these areas of the subdivision staff anticipates that additional changes
may occur to the PUD master plan due to changing conditions in the market and in the City.
The Recreation and Parks Advisory Board Subdivision Review Committee (RPAB) reviewed both
the minor modification and proposed changes to the Parks Master Plan that was submitted
concurrently with the modification application. They are supportive of the changes and recommend
approval.
LOCATION:
The Valley West Subdivision is generally located north of West Babcock Street, south of Durston
Road, and west of Ferguson Road. The property has a mix of zoning designations including R-2
(Residential Single Household Medium Density District), R-3 (Residential Medium Density District),
R-MH (Single Household Mobile Home District), and B-1 (Neighborhood Service District).
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Report Compiled on June 1, 2005
Commission Memorandum
PROCESS:
The Planning Director has determined that the proposed changes to the PUD master plan map are
minor in nature. Section 18.36.040.4 of the Bozeman Municipal Code says that minor amendments
to a PUD will be approved by the Planning Director. The code also says that the Planning Director
may seek a recommendation from advisory bodies and the City Commission on the modification.
The Planning Director is seeking comment and a recommendation from the City Commission at
this time.
The applicant has also submitted an updated Parks Master Plan for the Valley West Subdivision that
incorporates the changes proposed for approval in the minor modification. The parks plan includes
additional detail on the proposed parks in the area under consideration. At this time staff is seeking
comment from the Commission on the Parks Master Plan. The plan will be submitted to the
Commission as a consent item in the future for final approval.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues from new subdivision and subsequent development.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Brian Krueger at bkrueger@bozeman.net if you have any
questions prior to the meeting.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
Attachments: Engineering Department DRC memo
Planning Department DRC memo
Recreation and Parks Advisory Board memo
Applicant Submittal Materials for the minor modification
Updated Valley West Parks Master Plan
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planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood
coordination
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM
To: Development Review Committee
From: Brian Krueger, Associate Planner
Date: February 20, 2008
Subject: Valley West Minor PUD Modification #Z-08020
Staff has found the application to allow a minor modification to the Valley West PUD, City of Bozeman,
Gallatin County, Montana, with conditions, complies with the requirements of Title 18 Bozeman Municipal
Code and should not be detrimental to the health, safety and welfare of the community. The recommended
conditions of approval from planning staff follow.
Recommended Conditions of Approval:
1. The modified plan is subject to the original PUD conditions of approval and any subsequent
modifications that have been approved to date.
2. The applicant shall submit a master relaxations list and associated map exhibit that clearly defines
which relaxations apply to each phase noted in the PUD.
3. The preliminary plats submitted for all future phases of the Valley West PUD shall conform to the
regulations in Title 18, BMC unless a relaxation through the PUD process has been approved.
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MINOR PUD MODIFICATIONS
for
VALLEY WEST
JANUARY 2008
PREPARED BY:
BOZEMAN, MONTANA
APPLICANT:
for
BOZEMAN LAKES, LLC
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Minor PUD Amendment Narrative
January 2008
Summary
This Minor PUD Amendment Application proposes updates to the Valley West Master
Plan in conjunction with modifications to the Valley West Parks Plan. The proposed
updates and alterations primarily affect the area west of Baxter Creek which has
always been identified as a latter phase of the overall Planned Unit Development
(PUD). Please note that November 21, 2008 is the deadline for the completion of the
Valley West USACE (US Army Corps of Engineers) 404 Permit wetland mitigation
requirements. Because these improvements are estimated to take between 6–8
months, time is of the essence.
Several factors have led to the need for PUD modifications including: the evolving
design development for the park system; changing land use regulations and policies;
and ongoing planning and development of adjacent properties. The Design Team
believes that the resulting plan is far superior to earlier concepts in terms of both
park and neighborhood quality and connectivity. These modifications are explained in
greater detail in the following pages. Additional reference materials as well as the
original 2002 Plan, the schematic 2005 Plan and the proposed 2008 Plan are all
attached for reference. Note that all lot layouts are conceptual and will be reviewed
in detail with subsequent applications.
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Land Use Patterns
The proposed plan includes more parks and open space, more street connectivity,
less residential developable area and the same amount of Neighborhood
Commercial area. The following chart describes the differences in acreage between
the 2002 and 2008 land uses patterns:
2002 Plan 2008 Plan
Parks/Open Space 94 acres 105 acres
Residential 137 acres 117 acres
Neighborhood Commercial 8 acres 8 acres
Streets 70 acres 79 acres
TOTAL 309 acres 309 acres
Parks & Open Space
The original Valley West PUD integrated wetlands, watercourses and critical lands
into an interconnected 93-acre network of open space, parks and trails. Several
wetland mitigation projects have been completed to date including Meyer’s Lake, the
Baxter Creek wetland complex and the restoration and enhancement of Baxter
Creek, Baxter Ditch and the Maynard-Border Ditch. All environmental permits are
already in place. Please refer to the detailed description of the revisions to wetland
design found in the updated Parks Plan. Please note that the overall parks and open
space calculations and uses were approved by the City Commission through the PUD
process back in 2002.
Wetlands work-in-progress for Baxter Spring Park
The revised 2008 plan respects wetlands and other critical lands but also includes
larger parks with more street frontage and more desirable amenities. The park area
along Baxter Creek has actually increased by 11 acres and the Wing Lake park area
now includes 100 percent public street frontage. The new plan also integrates a
variety of park amenities including an amphitheater, plaza, playground, parking lot,
basketball courts, pavilions, bathrooms, etc. These amenities are described and
shown in greater detail in the Revised Valley West Parks Plan.
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Over the past few years, the shape of Wing Lake has continued to evolve as more
detailed information has been obtained. Note that the 404 Permit requires that Wing
Lake and the surrounding wetland fringe encompass at least 12 acres. The 2002
plan shows the lake with a portion extending all the way to Durston Road; the 2005
plan showed a lake with a more circular shape; and the 2008 plan proposes a lake
with a narrow shape and an east/west orientation. The topography is more conducive
to this orientation which will also result in less extreme grade differences at opposite
banks. The section of the Laurel Parkway that bisects the lake will be designed with a
unique water-crossing feature as part of a future phase. Again, please note that Wing
Lake and the surrounding wetland fringe must encompass at least 12 acres.
2002 Lake Conceptual Design 2005 Lake Conceptual Design 2008 Developed Lake Design
Note: All lot layouts are conceptual and will be reviewed in detail with subsequent applications.
Another alteration for the Valley West open space is related to Aajker Creek which
flows just west of the property. During discussions for the Norton property in the
Spring of 2007, the City Commission determined that the preferred buffer for the
adjacent conservation easements and Aajker Creek was a 50-foot landscaped strip
and a local street. Although Aajker Creek is not actually located on the Valley West
property, the Design Team felt that the open space corridor should be continued
north to be more of a community amenity.
Aerial Photo 2006 Aajker Creek Buffer
Conservation
Easement
Norton
Valley West
Laurel Glen
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In terms of pedestrian facilities in the parks, at the time of initial PUD approval back
in 2002, the Parks Plan was approved with trails in-lieu-of perimeter sidewalks. The
applicant has recently met with the Engineering Division to discuss adding pedestrian
ramps to provide better connectivity between the existing standard boulevard
sidewalks along the streets and the existing trails in Meyers Park (see Revised Valley
West Parks Plan). Also note that future parks will have perimeter sidewalks or
sidewalk/trail combination facilities as required.
All future parks and open space in Valley West will meet or exceed the high standards
and unique character that has already been established for the existing parks which
won a City of Bozeman Beautification Award in November of 2007. Again, additional
parks information can be found in the Revised Valley West Parks Plan which is being
reviewed concurrently with this proposal.
Photos from the Existing Valley West Parks
Road & Pedestrian Connectivity
More street and pedestrian connectivity serves to better incorporate adjoining
neighborhoods while also decreasing overall block lengths. The revised 2008 plan
shows increased road connectivity for the area west of Baxter Creek. The 2002 plan
depicts three road connections to the north (now Laurel Glen), one road connection
to the south (now part of the Norton project) and no connections to the west. The
2005 plan included additional connectivity with the same three connections to the
north and the addition of a second connection to the south; however, still no road
connections were planned to the west. The proposed 2008 plan shows even more
connectivity with the same three north connections, four connections to the south,
and one potential future connection to the west. The 2008 plan also includes an
additional interior east/west street just south of Durston Road. Please refer to the
attached plans.
The other road modification is on the westernmost portion of the property. This road
is shown shifted to the east to match development plans to the south and to allow for
an open space buffer along the creek. No private lots or backyards will encroach into
the creek setback. This road must transition from the existing road in Laurel Glen to
the north and to the future planned road in the Norton project to the south.
242
In terms of pedestrian facilities in the parks, at the time of initial PUD approval back
in 2002, the Parks Plan was approved with trails in-lieu-of perimeter sidewalks. The
applicant has recently met with the Engineering Division to discuss adding pedestrian
ramps to provide better connectivity between the existing standard boulevard
sidewalks along the streets and the existing trails in Meyers Park (see Revised Valley
West Parks Plan). Also note that future parks will have perimeter sidewalks or
sidewalk/trail combination facilities as required.
All future parks and open space in Valley West will meet or exceed the high standards
and unique character that has already been established for the existing parks which
won a City of Bozeman Beautification Award in November of 2007. Again, additional
parks information can be found in the Revised Valley West Parks Plan which is being
reviewed concurrently with this proposal.
Photos from the Existing Valley West Parks
Road & Pedestrian Connectivity
More street and pedestrian connectivity serves to better incorporate adjoining
neighborhoods while also decreasing overall block lengths. The revised 2008 plan
shows increased road connectivity for the area west of Baxter Creek. The 2002 plan
depicts three road connections to the north (now Laurel Glen), one road connection
to the south (now part of the Norton project) and no connections to the west. The
2005 plan included additional connectivity with the same three connections to the
north and the addition of a second connection to the south; however, still no road
connections were planned to the west. The proposed 2008 plan shows even more
connectivity with the same three north connections, four connections to the south,
and one potential future connection to the west. The 2008 plan also includes an
additional interior east/west street just south of Durston Road. Please refer to the
attached plans.
The other road modification is on the westernmost portion of the property. This road
is shown shifted to the east to match development plans to the south and to allow for
an open space buffer along the creek. No private lots or backyards will encroach into
the creek setback. This road must transition from the existing road in Laurel Glen to
the north and to the future planned road in the Norton project to the south.
243
Additional pedestrian connectivity is also included in the 2008 Plan. Due to access
restrictions along Durston Road (a major arterial), Ashley Avenue cannot continue
north; however, a 60-foot pedestrian greenway is provided for pedestrians and
bicyclists. Also, to break up the block between Ashley Avenue and Laurel Parkway,
another 60-foot greenway is proposed. This greenway can directly connect Wing Lake
to the planned wetland complex and trails in the Norton project.
Conclusion
Since 2002, the overall design of Valley West has continued to develop and adjust to
ongoing parks and wetlands design development, changing land use regulations and
policies, and developing adjoining properties. As proposed, these amendments
enhance the established parks and open space program and include more street and
pedestrian connectivity which will result in a better overall neighborhood.
Laurel Glen
Open Space
& Trails
Planned trails
& wetlands in
Norton
Open Space Corridor
along Durston Road
244
Original Valley West PUD Master Plan 2002Valley West PUD Schematic Plan 2005Valley West Modified Master Plan 2008*Note that all lot layouts are conceptual and will be reviewed in detail with subsequent applications.245
Aerial Photograph 1 May 2007 246
Aerial Photograph 2 May 2007 247
Conservation EasementsHuffineHuffineLaneLaneNorthwest Quadrant Planning ExhibitNorton Project Conceptual Layout (not formally approved)NTSLaurel ParkwayLaurel ParkwayWestgate AveWestgate AveW. Babcock StreetW. Babcock StreetDurstonDurstonRoadRoadBillion PropertyNeighborhood Commercial NodeThe Ridge PUDAajker CreekBaxter Creek BPSpring Creek VillageBronze Leaf CondosHeritage Christian SchoolBaxter CreekMaynard-Border Ditch248
Conservation EasementsHuffineHuffineLaneLaneNorthwest Quadrant Planning ExhibitNorton Project Conceptual Layout (not formally approved)NTSLaurel ParkwayLaurel ParkwayWestgate AveWestgate AveW. Babcock StreetW. Babcock StreetDurstonDurstonRoadRoadBillion PropertyNeighborhood Commercial NodeThe Ridge PUDAajker CreekBaxter Creek BPSpring Creek VillageBronze Leaf CondosHeritage Christian SchoolBaxter CreekMaynard-Border Ditch249
SCHEMATIC MASTER PLANJanuary 2008 draftNOTE: CONCEPTUAL LAYOUT SUBJECT TO CHANGE WITH DEVELOPMENTWESTWINGLAKEBAXTER CREE
K
WESTGATE AVENUEDURSTON ROADLAUREL PARKWAYWING DRIVENEIGHBORHOOD SERVICES3.8 ACRESBAXTER SPRINGS NATURAL AREAWESTMORLAND DRIVECASCADE STREETPERRY STREETWATERS STREETCOTTONWOOD ROADBRONKEN FIELDSVAUGHN DRIVETHEODORE STREETNEIGHBORHOOD SERVICESALEXANDER STREETNEIGHBORHOOD SERVICESBRISBIN STREETBEMBRICK STREETCLIFDEN DRIVE PERRY STREETENEBOE AVENUESTAFFORD AVENUEWATERS STREETALEXANDER STREETCASCADE STREETPRIVATE SCHOOL CAMPUSMEYERSLAKEBENEPE STREETTOOLE STREETTILTON STREETFORBES STREETBRENDEN STREETKIMBALL AVENUECLIFDEN DRIVE MONROE STREETKIMBALL AVENUECASCADE STREETCOVER STREETFERGUSON ROADMEYERSPARKHANLEY STREETWEST BABCOCK STREETBRENDEN AVENUEexisting phasesfuture phasesexisting phasesfuture phasesEASTWINGLAKEASHLEY AVENUE250
251
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LANDSCAPE ARCHITECTURE/PLANNING/ENVIRONMENTAL DESIGN
January 30, 2008
Brian Krueger
City of Bozeman
20 E. Olive Street
PO Box 1230
Bozeman, Montana 59771
RE: Valley West Parks Master Plan Update
Dear Brian:
The design team for Valley West is submitting a minor PUD amendment and park master plan
update to the adopted park master plan for Valley West (2006). The purpose for the update is to
fulfill the wetland mitigation requirements set forth by the United States Army Corps of
Engineers (USACE). The 404 permit requires that the mitigation sites be completed by
November 2008. Because any construction within park lands must comply with the park master
plan, we feel that this update is necessary to accurately depict the changes necessary to fulfill our
permit requirements. A full explanation of the 404 permit requirements is included in the
appendix of the park master plan under “Critical Lands.”
The park master plan shows the proposed mitigation area as “Wing Lake Park.” The upcoming
wetland construction prompted the project team to develop the design for the wetlands and parks
in greater detail to ensure that they blend seamlessly with the park plan. The program elements
for the park are nearly the same. However, they have been reconfigured to provide a vastly
improved design that includes 100 percent street frontage and better connectivity. The land
around the park has been master planned and approved as a part of a PUD. None of that land has
been submitted for preliminary plat.
At this time, the applicant is completing only the construction tasks necessary to fulfill the
wetland mitigation requirements. This includes the rough grading, water control structures,
wetland sod placement, seeding, and containerized plant installation. As the perimeter lands are
platted, detailed park construction drawings for playgrounds, irrigation systems, picnic shelters,
etc. will be submitted to the City with each platted phase. A cost estimate has been prepared that
shows the improvements and responsible party for each corresponding phase (see Appendix 8).
The park master plan binder contains an updated project narrative outlining the important aspects
of the parks system at Valley West. The narrative is very similar to the currently adopted plan;
however, the section regarding Wing Lake Park has been updated to reflect the recent design
development. Other modifications include the latest version of the City of Bozeman Parks
Department’s design guidelines and a brief description of the park elements implemented since
the last submittal.
255
Also included in the appendix are all of the construction drawings of improvements installed to
date. Full-sized construction drawings have been submitted to the Park’s Department for
approval with each project. The half-sized sheets have been included with this submittal for
reference.
The park land improvements at Valley West are a source of pride not only for the applicant and
design team, but for the neighborhood and community as well. The developments implemented
at Meyer’s Lake are used and appreciated by a variety of residents from the entire Bozeman
community. The high standard met by Valley West’s existing parks will be replicated through
the final phases, including the Wing Lake Park development.
On behalf of the applicant and the project team, we would welcome the opportunity to discuss
with you and the reviewing entities our goals for this project and to answer any questions. We
look forward to hearing from you soon.
Best regards,
Jolene Rieck, ASLA
Landscape Architect
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TABLE OF CONTENTS
PROJECT LOCATION AND HISTORY...........................................................................1
PROPOSED USES..............................................................................................................1
PHASED AND FLEXIBLE................................................................................................1
CONTEXT AND PLACE...................................................................................................2
SPECIFIC PARK AREAS..................................................................................................2
Meyers Park............................................................................................................2
Bronken Fields .......................................................................................................4
Baxter Springs Natural Area ..................................................................................4
Wing Lake Park......................................................................................................4
Greenways and Open Spaces .................................................................................7
ENVIRONMENTAL SUSTAINABILITY.........................................................................7
SPECIFIC SITE AMMENITIES – CITY OF BOZEMAN DESIGN GUIDELINES........7
Irrigation Systems...................................................................................................7
Playgrounds............................................................................................................8
Gravel Trails...........................................................................................................8
Bridge Crossings....................................................................................................9
Restroom Construction...........................................................................................9
Soil Preparation....................................................................................................10
Acceptable Soils...................................................................................................10
Hillside Grades.....................................................................................................10
Seeding.................................................................................................................11
Site Furniture and Amenities................................................................................11
PARKS MAINTENANCE PLAN ....................................................................................11
IMPLEMENTATION.......................................................................................................14
APPENDIX
SITE PLAN FOR ENTIRE SUBDIVISION.......................................................................1
DRAINAGE AREAS..........................................................................................................2
UTILITIES PLAN...............................................................................................................3
ZONING & OWNERSHIP FOR ADJACENT PROPERTIES ..........................................4
CRITICAL LANDS............................................................................................................5
GEOLOGY, SOILS & SLOPES.........................................................................................6
PHASING PLAN................................................................................................................7
COST ESTIMATES FOR REMAINING IMPROVEMENTS...........................................8
PHASE 1 PARK CONSTRUCTION DRAWINGS ...........................................................9
PHASE 2 PARK CONSTRUCTION DRAWINGS .........................................................10
PHASE 3 PARK CONSTRUCTION DRAWINGS .........................................................11
PHASE 4/5 PARK CONSTRUCTION DRAWINGS ......................................................12
WING LAKE WETLAND MITIGATION CONSTRUCTION DRAWINGS.................13
OVERALL MASTER PLAN (EAST OF COTTONWOOD ROAD)..............................14
OVERALL MASTER PLAN (WEST OF COTTONWOOD ROAD) .............................15
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ACKNOWLEDGEMENTS
Applicant:
The Aspen Group
For: Bozeman Lakes, L.L.C.
25A Clifden Drive
Bozeman, Montana 59715
Planning/Architect:
Intrinsik Architecture
111 North Tracy Avenue
Bozeman, Montana 59715
Landscape Architect:
Peaks to Plains Design, P.C.
404 North 31st Street, Suite 405
Billings, Montana 59101
Ph. (406) 294-9499
Civil Engineer:
Morrison-Maierle, Inc.
901 Technology Blvd.
Bozeman, Montana 59771
Wetlands & Wetland Permitting: Environmental Design:
Vaughn Environmental Confluence Consulting Inc.
8353 Saddle Mountain Rd. 1115 N. 7th Avenue
Bozeman, Montana 59715 Bozeman, Montana 59715
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1
VALLEY WEST SUBDIVISION
PLANNED UNIT DEVELOPMENT
Park System Master Plan
Project Location and History
Valley West is located south of Durston Road, west of
Ferguson Road, north of West Babcock Street and is divided
by Cottonwood Road in Bozeman. Valley West is a residential
planned unit development (PUD) under multiple phases for
construction. The initial park master plan was submitted with
the overall PUD approval process and was updated in 2006.
The initial master plan indicated that 94 acres of park and open
space would be allocated, placed appropriately along drainage and existing creek
corridors and to take advantage of the centralized placement within the development.
Historically, the property consisted of agricultural lands for crops and pasture. In the far
northwest corner of the PUD, a gravel pit exists, which has filled with the ground water.
Ground water is very high in this area allowing for shallow water wetlands, open ponds
and diverse habitats. The property is on the far west end of Bozeman, so surrounding
uses are agricultural lands, a private school and private residential development.
Proposed Uses
The Park Master Plan for Valley West will continue to guide the
landscape design, park use and maintenance. Landscape and park
amenities are implemented in phases as the building lots and related
infrastructure is developed. The plan describes an overall landscape
concept that implemented in phases, will yield a cohesive
development. Recommendations include:
• Tree lined streets with consistently spaced street trees with variety in species
between neighborhoods
• Similar treatments of public spaces throughout the development including
greenways and parks. Landscaping will include natural areas, developed parks
and transitional spaces.
• Consistency between overall site/paving details through out the development and
details within a neighborhood.
Phased and Flexible
The phased improvement plan allows for logical implementation strategies that balance
up front developer costs with phased improvements. Implementation strategies include
construction of some landscape and park improvements by the developer concurrent with
subdivision infrastructure, as adopting design guidelines and regulations requiring a
certain level of landscaping as well as leaving opportunities for new residents to suggest
enhancements such as play areas or sports courts.
• CCR’s require owners to plant lawn and street trees in the boulevards. The type
and spacing of trees will be recommended on the master plan, typically 50 feet on
center on residential streets.
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• CCR’s require fencing or hedges along greenways and alleys to be a maximum of
4-1/2’ in height and constructed to architectural standards.
Detailed construction documents outlining specific improvement items have been and
will continue to be submitted with each phase of construction. These plans have been
reviewed by the Park’s Department prior to the start of park land construction. In
addition, record drawings for each phase will continue to be submitted to the parks
department after the current phase of park construction, but prior to the start of the next
phase of park construction.
Context and Place
The landscape is designed to be sensitive to the place and context and consistent with
new urbanism tenets.
The Park and open space designs blend the informality of the ditches,
drainages and natural environment with the formality of dense urban
development. Informal clusters of native plants have been dispersed along the
greenways and in the parks. Species within the parks and greenways will be
natives or adapted natives.
The existing and proposed wetlands are integrated into the overall design by
varying the dimension and defining a natural edge along the minimum 100’
corridor by “contour mowing”. This will be similar to the fairway and rough
edges of a golf course.
Three levels of landscaping are recommended: Native, Transitional, and
Traditional
The landscape design creates a recognizable pattern in the landscape that orients visitors
and provides clues to “way finding”
Consistent and traditional planting of shade trees along arterials.
Dominant planting of a theme street tree species within each
neighborhood/phase.
Use of Canada Red Chokecherry where pathways intersects the alleys and
streets.
Clusters of Aspens at focal points such as development entry or pedestrian
intersection in the greenway.
Consistent development of the greenways along the project perimeter.
Specific Park Areas
The plan shows a hierarchy of parks and open spaces to serve
community and the neighborhood’s active and passive recreational
needs. There are over 90 acres of park and open lands throughout
the Valley West Subdivision.
Meyers Park
Meyers Park includes a five acre lake (Meyers Lake) that
has a wetland fringe and fisheries component. A future
boardwalk out the deepest area of the lake will allow for easy access for
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fishing. This area provides opportunities for walking, fishing and observation
and includes a full range of landscape treatments from natural areas to
manicured park areas.
Extensive planning and construction activities were a
central focus of completing the design for a 5-acre lake.
The lake has a wetland fringe around the edges. These
edges received wetland sod that was harvested from
nearby wetlands to provide an adequate seed source and
erosion control. The shape of the lake has undulating
edges to increase shore line area, but to also provide visual interest and
opportunities for wildlife enhancement. A small pond was constructed on the
east side of the lake and is fed by groundwater. The lake has one water
control inlet and one water outlet discharging to the Maynard-Border Ditch.
Meyer’s Lake was stocked in 2007 with one of Montana’s remaining native
fish species, Westslope Cutthroat Trout. This public amenity has been well-
received.
On the east side of the Maynard-Border Ditch, a more formal park area has
been developed. This area contains a sand volleyball court with benches for
spectators. In addition, a future large park shelter will be available for picnics,
neighborhood parties and general public use. The shelter is located in close
proximity to on-street parking and will have many trash receptacles in close
vicinity. An open space to the south of the shelter will allow for family games
and other staging events.
Meyers Park extends south of Cascade Street in an area
that was completed in phase 1 and phase 2 of the PUD
developments. The entire Maynard-Border Ditch
corridor was enhanced extensively by planting clusters
of native woody species. These wetland species are
supplemented with a drip irrigation system. Other
items in this park area include gravel trails, benches,
bollard lighting and open space. A small playground
area was installed in 2003 that contains a buck-a-bout, a
slide and a swing set. In 2005, the playground was
expanded with a larger, multi-functional playground
structure, approved by the City Parks Department.
On the west landform extending into Meyers Lake,
four structures form central pavilions that are
arranged in quadrants around a central seating area.
The layout of pavilions allows for flexible use by
small or large groups and maintains a connection with
the adjacent lake access area. The architecture and
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materials are consistent with other structures in the parks that accentuate the
landscape and reference historical structures of the area.
Bronken Fields
This is an active recreational complex, dedicated to soccer. The surface is
covered with turf grass that has full irrigation. The master plan shows
connections from this park area to the lake with a series of trails and
boardwalks. The fields are owned and operated by the City of Bozeman.
Valley West provided the land for the complex. A paved parking lot was
installed in 2007. A bathroom building with concession space and
maintenance equipment storage area is within this complex. The soccer fields
will serve as the primary active use area for the Valley West PUD as well as
surrounding developments.
Baxter Springs Natural Area
The Baxter Springs Natural Area consists of a wetland complex created
adjacent to the Baxter Creek floodplain. The wetlands complex encompasses
a mosaic of shallow open water areas that provides valuable waterfowl
habitat. Native woody species were planted in clusters to simulate natural
conditions and to enhance the structural diversity of the complex. Pedestrian-
load boardwalks were used to transverse the sensitive
wetland areas. The trail system will connect the
Baxter Creek complex to the remainder of the
subdivision. The trails have been designed to allow
for a minimum amount of human traffic through the
wetlands to further enhance the wildlife habitat. As
such, motorized vehicles are not allowed through the
complex.
Wing Lake Park
Wing Lake Park will be the premier destination for neighborhood and
community residents alike. The existing water body will be enlarged as
gravel is extracted for use in building roads for the subdivision. Upon
reclamation of the pit, the lake perimeter will be designed for active and
passive recreational uses.
The Lake will consist of two lobes, with the east lobe (called Wing Lake East)
that encompasses more open, natural spaces that maximize wildlife use, while
allowing minimal human disturbance. With fewer programmed uses, this area
will provide a transition from the Baxter Springs Natural Area to Wing Lake
Park’s active use areas. Natural area amenities will consist of gravel trails and
boardwalks. The west lobe (called Wing Lake West) has an active recreation
component with enhanced park amenities, programmed use areas and more
formal park lawns.
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Vegetation around Wing Lake East will consist of native trees, shrubs and
grasses. A wetland fringe will be created around the entire perimeter of the
east lobe providing vegetation cover and insect habitat required for the
resident fish population. Due to the overwhelming popularity of the fishing at
Meyer’s Lake, the applicant is working with the Montana Fish, Wildlife and
Parks (MT FWP) to address the co-management of the fishery in Wing Lake.
Large, flat stones will be installed at the water’s edge in several locations to
provide fishing access and to improve safety and prevent erosion of the
shoreline. The lake design has incorporated a natural and varied shoreline
with a low transition angle and will have a maximum depth of 20-25 feet.
This was a requirement of the 2006 park master plan approval.
An Ambient Water Rule passed in July 2003 adopted federal standards for
bathing that apply to public lakes. The Ambient Water Rule is referenced in
the US Federal Register-40 CFR, Part 136, Volume 68, Number 139. The
Ambient Water Rule recommends testing for Escherichia coli (E. coli) and
Enterococci. A baseline will be established by sampling Wing Lake for the
recommended microbiological parameters three times during the anticipated
period of use from June to October. The lake will be sampled once during the
summer in subsequent years.
The active recreational uses are located primarily along the north shores of the
Lake. This concentration of uses in a common area allows for better
management strategies, including safety, related activities and combined
infrastructure.
According to the recent PROST plan, the community has indicated a need for
basketball courts. This recreational amenity has been added to the Wing Lake
East area and includes the space for two full-sized basketball courts. When
constructed, they will have an asphalt pavement and four hoops. The courts
are immediately adjacent to each other in order to provide for maximum
flexibility if several half-court games are desired.
The remaining north shore edge will consist of unprogrammed open space
consisting of lawns and irrigation. Berming surrounds the courts to allow for
spectator observation as well as backless benches between the trail and courts
on the west side. This unprogrammed area will serve as a transition space
from the nearby lots to the natural edges created by the east lobe of Wing
Lake.
The hub of activity at Wing Lake occurs along the north shore of Wing Lake
West. Several components allow for multiple activities in a concentrated area.
Due to the number of activities, the main pedestrian walkways will be
sidewalks, in lieu of gravel trails. The remaining pathways will be
constructed to the City of Bozeman gravel trail standards. A 24-stall off-street
paved parking lot will be built off of Westmorland Drive. This parking lot
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will have two two-way ingress and egress points for ease of vehicular
circulation. The remaining park perimeter has over 100 parallel on-street
parking spaces to accommodate use. A sign in a landscaped bed will greet
users to Wing Lake Park.
Next to the entry, a large “plaza” area will be available for gatherings. This
grassy area, 50 feet by 50 feet will accommodate 25 tables for up to 200
people. The space will provide an opportunity for wedding receptions,
birthday parties or other activities within the park. The orientation and design
will still allow for other users to utilize the park if the plaza is occupied.
Two picnic shelters will be placed nearby the parking lot, both taking
advantage of the views across the lake and access to the other site amenities.
One of the shelters will have attached a restroom facility with City water and
sewer services. This facility is faced towards the street for safety and security.
A tot-lot (ages 2-5) and school-age playground (ages
5-12) is sited to the west of the restroom/shelter. Its
orientation allows for additional security and
separation from the water’s edge. Playground
equipment will comply with the City of Bozeman
Design Guidelines. Berms will be placed around the
playground for spectator viewing. A hopscotch board will be imprinted into
the surrounding concrete for an added play value. A play structure has not
been selected, but will be submitted for approval by the City.
A large amphitheater that will seat over 200
people will be built along the water’s edge. The
spectators will overlook Wing Lake. The stage is
an open stage, but the surrounding space will
allow for a temporary band shell. The purpose of
this feature is to provide daytime opportunities for
outdoor concerts, impromptu gatherings and serve
as an educational area regarding the lake.
A dock will provide fishing access for this area of the Lake. It is designed to
allow for four tables with seating as well as a fishing platform that conforms
to ADA guidelines. Additional water access is provided to the west of the
amphitheater. This gradual grade with a safety shelf is free of woody species
for water access. Through the wetland construction, several fishing access
points, constructed of natural materials, are incorporated into the shoreline.
The remaining areas along Westmorland Drive allow for unprogrammed open
space with lawns and irrigation. A flat, open space is purposefully placed to
the east of the plaza and is surrounded by berms for recreational use.
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Greenways and Open Spaces
The initial phases of the parks and open spaces include
landscaped greenways and natural parks. The
improvements already implemented provide pedestrian
connections to the City’s trail system as well as
connections between streets throughout neighborhood.
The greenway provides a variety of passive and active
recreational uses and built in opportunity for additions by future residences.
Environmental Sustainability
The landscape concept is environmentally responsible, sustainable and well integrated
with infrastructure.
Plantings in drainage swales will be informal and
placed to take advantage of supplemental moisture.
A hierarchy of landscaping is proposed requiring
various levels of maintenance and water.
- Natural wetland areas are enhanced with
streamside and waters edge plantings. The native
grass cover in existing wetlands will remain
undisturbed. Areas disturbed by construction will be reseeded. Grass in
these areas will receive not supplemental irrigation. Woody plants were
temporarily irrigated to aid in establishment. Maintenance requirements
will be minimal once the grass is established.
- Transitional areas will be seeded with a broad-spectrum seed mix of native
and adapted sod forming species. These areas will receive supplemental
water from an automatic, spray irrigation system. These areas occur along
park edges. The level of refinement will be determined by maintenance
practices. More frequent mowing and watering will yield a more refined
appearing landscape. Maintenance will consist of some watering and
periodic mowing. The trees in these areas will be drip irrigated, as the
amount of water the transitional grass areas will receive will be less than
required to establish healthy trees.
- Traditional Landscape Areas will be seeded with turf grasses (or sodded).
These areas will be automatically irrigated using spray irrigation. The
appearance will be traditionally suburban in style. Maintenance will
consist of regularly mowing and watering. Visually, these area will relate
to the expected style of landscaping of properties through out the
development
Specific Site Amenities – City of Bozeman Design Guidelines (Updated 02/01/07)
Irrigation Systems
Irrigation systems will be compatible with Maxicom systems. [Please note that approval
was given by the Parks Department to utilize Hunter Controllers at Valley West]. All
irrigation lines shall be schedule 40 PVC. Pipe shall be installed at a minimum depth of
twelve inches, main lines at eighteen inch minimum depth, with 4 inches of sand shall be
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placed beneath pipe and four inches of sand above the pipe to prevent compaction and
settling. No stacking of irrigation lines shall be permitted. Sprinkler heads will be
installed on manufactured swing joints (Schedule 80 with o-rings). Heads to be installed
must be approved by the Parks Division and shall be gear driven, with interchangeable
nozzle sizes, unless noted otherwise, and shall be capable of producing the specified
GPM and coverage area and shall be set to the manufacturers’ specifications. Electrical
locate tape shall be installed along all lines. Upon completion of installation, all warranty
and maintenance information, as well as well logs and pump warranties and information,
if applicable, and an “as-built” drawing will be supplied to the City of Bozeman Parks
Division.
The water sources for these parks are wells that are located throughout the subdivision.
The wells have been drilled to an average of 60 feet in depth. The maximum output of
water is 35 gallons per minute as allotted by the State of Montana DNRC for water rights.
Additional water rights were pursued; however, the time and expense associated with
attempting to gain these rights outweighed the costs for additional wells.
Playgrounds
Playgrounds must be installed on property owned by the City
of Bozeman. All playgrounds must be approved by a Certified
Playground Safety Inspector (CPSI) and meet ASTM F1487-
01, CPSC and ADA guidelines and specifications. Playgrounds
shall be age appropriate, for area served, and be signed
accordingly. There must be an adequate use zone area around
equipment, approved material in use zone, which meets impact
attenuation criteria as specified in ASTM 1292, and adequate drainage. All installation
plans, materials list, construction guidelines, maintenance information and
manufacturer’s name must be supplied to the City of Bozeman’s Parks Division, upon
completion of playground installation. All work will be overseen and approved by a
CPSI. No wooden structures will be approved.
Gravel Trails
All gravel trails located within the subdivision
will be constructed to meet the City of Bozeman
trail standards. Class II trails shall be a minimum
of 72 inches in width. The trail bed must be
excavated six inches deep, prior to installation of
tread mix. Tread mix shall be installed in two
parts. The first 3 inch lift shall be of ¾ inch road
mix, compacted. The second 3 inch lift shall be 3/8 inch minus gravel (natural fines).
Natural fines used for these trails shall consist of 80 percent sand, 10 percent silt and 10
percent clay. If the material falls outside of these parameters, the City of Bozeman Parks
Division must be consulted for approval or modification. If the natural fines tread mix
does not contain enough clay or silt binder, additional binder must be mixed in.
Alternative soil stabilizer products are acceptable, but must be approved by the City of
Bozeman Parks Division.
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The trail bed must be filled up to original surface along both edges with a cross slope of
no less than 2 percent and no more than 5 percent to provide for water drainage. Tread
mix must be rolled flat and compacted after installation, maintaining said cross slope.
Where terrain allows, slope of trail shall not exceed 12:1 with a gross slope no greater
than 20:1 (5%) to provide for ADA accessibility. All damage to surrounding features
and/or vegetation shall be reclaimed immediately. Encroaching weeds, due to trail
construction, shall be treated and controlled for a minimum of 2 years after the trail
section is completed. Minimum overhead clearance shall be 96 inches for pedestrian and
bike traffic and 120 inches for equestrian traffic.
Bridge Crossings
Bridges shall have a minimum width of 96 inches to allow for
wheelchair turn around and passing. Height of bridge is
measured from the bridge deck to the bottom of the stream or
river. If the deck is more than 30 inches high, a protective rail is
required. Rails are to be 42 inches high, with at least one mid-
rail at 34 inches, to also be used as a handrail. A protective
barrier must be installed along the length of the rail system with
either solid paneling or vertical bars. Spacing between the bars shall be no greater than
3.5 inches or less than 9 inches.
All bridges to be installed on public lands must be certified by an engineer and must have
a building permit. If the bridge does not require a rail, it must have a 3 inch high curb on
both sides, along the entire length of bridge. The deck should be constructed of slip-
resistant material. Deck of bridge shall not exceed a 12:1 slope along any part of its
length. The deck and ends of bridge must have no abrupt change in surface level great
than ½ inch and a cross slope not exceeding 2 percent. Bridges must be rated for a
minimum load of 12,500 pounds and display a permanent label indicating the load limit,
year it was built and the manufacturer.
Restroom Construction
The restroom buildings, plumbing, electrical and general construction must meet or
exceed all City, County, State and Federal building codes. Restrooms must meet or
exceed all ADA and ADAAG guidelines. A building permit must be secured for
construction.
The restroom building exterior and interior walls must be of CMU construction. All
exterior walls must be insulated. The building will have a metal roof and rain gutters
with down spouts. Security lights will be installed on two sides of the building. The
building will consist of a women’s and men’s restroom with each one having fluorescent
lighting and ventilation fan activated by a motion sensor switch. Each restroom will
consist of three (3) stalls. The women’s will have three toilets and the men’s will have
two toilets and one urinal. Each restroom will have one sink, one soap dispense and one
hand dries and/or one towel dispenser. Any windows will be of glass blocks. The
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building will have a utility room between the men’s and women’s restrooms measuring
no less than four feet wide and run the length of the restrooms.
All plumbing and water lines will be within the utility room and easily accessible. The
water meter will be located in the utility room. The building’s water lines will be copper.
The size of the main feed line to the building will be determined by the City of Bozeman.
The floors in each restroom will have either a single four inch floor drain or a trench
drain. The utility room will also have a floor drain. The floor will slope to the drain with
no low or flat areas that hold water. All of the restroom’s toilets, sinks, and urinals must
be stainless steel. Each toilet and urinal will have a motion sensor flush valve. The
building will have a heating system large enough to keep each restroom and utility room
from freezing during winter months. Locate the heating unit in the utility room.
Drinking fountains, showers and other amenities will be at the discretion of the City of
Bozeman.
Soil Preparation
All soils to be used on public park land shall be inspected by and meet the approval of City
of Bozeman Parks Division Staff prior to installation and shall meet the minimum depth
requirement of 10 inches. All rock in excess of 1 inch in diameter shall be removed. Soil
tests (a sieve analysis and soil analysis) shall be performed prior to planting to determine
the classification and texture of the soils, along with any nutrient deficiencies. The
classification and texture will determine what amendments, if any, are needed, while the
soil analysis will help correct any nutrient problems with a pre-plant fertilization.
Acceptable Soils
The soil will be deemed acceptable if it is less than 35 percent clay and less than 70
percent sand and 70 percent silt. The pH must not exceed 8.4. The soil will be screened
at 1 inch minus for rocks and debris; topsoil depth will be at least ten inches. The sub
base, after grading, will be scarified to a depth of twelve inches to insure drainage
throughout the profile.
Amendments may vary depending on existing soils, but will generally consist of 60
percent coarse sand (generally concrete sand), 20 percent organics (C: N ratio below 30)
and 20 percent approved native soil. Soils will be mixed, prior to installation, with a
screener / mixer machine, or applied in layers on site and mixed thoroughly with a deep
rototiller. Depth of amended soil will be a minimum of ten inches. There will be no
compaction following the grading process. Fertilizer, and the rate at which it will be
applied, should be dictated by the soil test report.
Hillside Grades
Hillside grades within park landscapes shall be 7:1 when achievable and no steeper than
5:1, to allow for maintenance equipment access and to minimize soil runoff. Appropriate
measures such as hydroseeding, erosion control matting or other approved measures shall
be taken to stabilize and allow for the specified revegetation of all disturbed parkland
areas, regardless of slope.
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Seeding
Seeding ratios and mixes will be approved by the City of Bozeman Parks Division.
Seeding will be applied with a slit-type or drill-type seeder to insure good soil to seed
contact. Before seeding, the soil shall be loosened to a minimum depth of six inches in
order to improve initial root development. The soil will not be compacted in any manner.
Sufficient compaction is readily achieved through the grading process and normal
rainfall. Fertilizer should be applied prior to planting to insure healthy plant development.
Generally, a seed mix combination of Bluegrasses and Rye are used in formally
maintained Parks. Some low maintenance Kentucky bluegrasses that perform well are:
Kenblue, Park, Plush, Vantage, Victa, Vanessa, Barblue, Parade and S-21. Perennial
ryegrass will be used opposed to annual ryegrass. Athletic fields will be planted with
new-improved Kentucky bluegrass types and new cultivars of perennial rye. Examples of
some of the new, aggressive types of Kentucky Blue Grasses are as follows: Award,
Total Eclipse, Midnight, Nustar, Ram I, Limousine and Touchdown. Lower maintenance
parkland may require different seed mixes, and will be specified by the Parks Division.
[Note that native upland seeding and wetland seeding have different requirements and
their mixes and application methods are approved on a project by project basis.]
Site Furnishings & Amenities
Valley West has furnishings that is unique to its identity and
composition. Site furnishings in the parks are benches, picnic
tables, lighted bollards, trash receptacles and bike racks. All site
furnishings installed have received the approval of the Bozeman
Parks Department.
Light bollards, which provide low level down lighting, are located along walkways which
wind through the parks. The bollards function as way finding points. Their unique
design and natural materials compliment the aesthetics of other structures within the
parks. In a similar manner, park benches are positioned along trails. The too provide
subtle down lighting while inviting users to pause and enjoy the park lands. Their
placement provides a variety of viewing options including the creeks, park amenities and
walkways.
Covered bridges placed throughout several creek crossings provide for sheltered
gathering places and landmarks within the landscape. The architecture references
historical agricultural structures found in the region as well as traditional covered bridge
structures. Natural wood and rusted steel are the primary building materials. This natural
color palette blends well with the landscape of the parks. Bridges have a widened section
in the middle which provides users the opportunity to pause and stand or sit on either side
while maintaining a clear walkway for other users.
Parks Maintenance Plan
The park system within Valley West is diverse and requires different subsets of
maintenance considerations within this area. Because over 90 acres of this area is
dedicated for parkland, the master plan allows for certain areas to remain in a natural
state versus a manicured park for ease of maintenance and to maintain species diversity.
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The Valley West Homeowner’s Association is responsible for maintaining the parks and
open spaces at Valley West. The maintenance responsibilities are outlined in their
current adopted covenants as well as this narrative.
Depending on seasonal moisture, native grasses will be mowed 3 times per year; the first
time at the end of May, the second time in mid-July, and the final time occurring in mid-
October. The mow height will be a minimum of 4 inches, with 6 inches being preferable.
A noxious weed control program has been established with a local contractor. A yearly
property check with spot spraying as required occurs in the month of June. This event is
coordinated with the County Weed Supervisor, the NRCS agent and the City of
Bozeman. This program can also be used to control the weeds in gravel parking areas
and walkways with spot application of a weed control agent as required. The City of
Bozeman shall be notified of any and all applications of pesticides and/or herbicides on
public lands. Signs shall be posted prior to application in appropriate and noticeable
locations identifying the product applied and the date to be applied. Signs will remain in
place for a minimum of two (2) days after treatment. Records shall be maintained in
accordance with State of Montana Pesticide Act, Administrative Rule 4.10.207 and
copies submitted to the City of Bozeman Parks Division.
Turf grass areas will have a mow height of no less than 3 inches and be allowed to grow
to 4 or 4-1/2 inches before being mowed again. Bluegrass lawn areas require roughly 12
inches of water between June 1st and September 1st. At peak demand this means roughly
1 inch of precipitation per week in lawn areas. For mature lawn areas, this water will be
spread evenly through the week and in less frequent, deeper soakings.
Fertilizing of grass and lawn areas is to be done as necessary, but not be overdone to
minimize water needs and mowing and to protect sensitive areas. Lawns which have
irrigation at head to head coverage will have two applications of fertilizer: The first will
be a blend of 17-17-17 in May and then will have an application of 27-8-8 in mid
summer. As the lawns are establishing, the rate of fertilization will be approximately 40
lbs per 10,000 square feet. An established lawn will be fertilized at a rate of 60 lbs. per
10,000 square feet.
Areas which are “partially irrigated” or have only a single row of heads may be fertilized
in a similar way, except the mid-summer application of 27-8-8 will be less, due to less
water get the nitrogen to the grass roots. Bi-annual soil test will be taken to assess soil
nutrient contents and adjust fertilizer rates accordingly.
Any seed mix that has no irrigation or areas within 50 feet of a stream or wetland or
within the mitigation wetlands will not be fertilized at any time. This will minimize
excess nutrient run-off that will adversely affect the water ecosystem. Trees and shrubs
located within this corridor will be monitored and if deemed that they need fertilization,
the use of capsule fertilizer will be utilized.
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In areas outside the corridor, the shade trees will be fertilized in April with 16-10-9 plus
iron and zinc. Once trees and shrubs are established, they will be fertilized with tree food
spikes. Do not fertilize trees and shrubs past mid-July. Pruning of evergreens will occur
in June. Shade trees will be pruned in April, except maples and birch. Maple and Birch
species will be pruned in mid to late July. All tree trimming and pruning must be
performed by a certified arborist as outlined in City Ordinance 12.30.040 in coordination
with the Forestry Division. General monitoring for pests and diseases will be done
throughout the year. Trees and shrubs will be deep watered right before the ground
freezes.
All trees on public property are subject to City of Bozeman permits and ordinances as
outlined in City Ordinance 12.30.040.
Concrete sidewalks located in the public right-of-way will have the snow removed within
24 hours of the end of any snowfall event as per Bozeman Ordinance 1529. The
responsible party will be the subdivision’s home owner’s association. Gravel trails will
not have a regular snow removal schedule.
Certain park areas have ground cover which requires full or partial irrigation. In areas
where a full turf-type lawn is desired, an irrigation system will be placed with head to
head coverage. In borders next to areas desired to be left in a native grass state, a single
row of heads is placed to allow for minimal watering to allow for that transition. The
irrigation systems are fed by wells drilled on site. The irrigation system will need to be
monitored to watch for breaks, vandalism and overall needs of the site.
The irrigation system will be charged in April, after the frost has left the ground and plant
material begins to grow. All of the manual drain valves will be turned to the closed
position. The power for the well pump will be switched to the “on” position. Program or
adjust the controller for the current month’s watering needs. Check all heads to ensure
that there is no breakage and that proper coverage is attained. Each month the heads and
controller will be checked and adjusted for the weather.
When repairing the sprinkler heads using different brands or nozzles are not
recommended. This ensures that the coverage is efficient for the working pressure and
disperses at an equal precipitation rate. Ensure that the heads seated at a level which it is
not damaged from mowing or maintenance equipment. Be sure to periodically check the
drip emitters around the trees to ensure they are functioning properly.
Winterization of the irrigation system typically occurs during the last week of October.
At this time, the power to the well pump will be turned off. All manual drain valves will
be opened. Use a high-powered air pump to connect to many of the quick coupler valves
around the system. Run air through the system, opening and closing each valve zone,
until all of the water is completely out of the system. Turn off the controller and leave
the water off until spring. If winter watering is necessary, this must be done manually
from a tank to avoid damage to the system.
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Areas with higher use such as picnic structures and tables will have weekly garbage
service.
Implementation
All park and open space areas will comply with the City of Bozeman requirements for
implementation. Each preliminary plat phase will provide detailed landscape and
irrigation plans in accordance with the overall master plan for any park land in that
particular phase. Site grading, seeding, well development and irrigation infrastructure
will be installed as required for subdivision regulations. Before construction commences,
a pre-construction meeting is held and the City Parks Department is invited to attend.
The developer has installed over $1 Million dollars of improvements to date. Boulevard
trees are required in the CCR’s of the PUD and the developer has installed them in all
phases of the development and will continue to do so. As the plats are submitted,
boulevard trees are identified and approved by the City Forester.
Additional amenities not required of the developer, but will be included in park
improvements, include playground equipment, surfacing and drainage; benches, picnic
tables; picnic shelters, plazas, amphitheaters and other additional amenities to enhance
the development of the PUD. The quality of the installed improvements will far exceed
the minimum requirements set forth for the development.
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SCHEMATIC MASTER PLANJanuary 2008 draftNOTE: CONCEPTUAL LAYOUT SUBJECT TO CHANGE WITH DEVELOPMENTWESTWINGLAKEBAXTER CREE
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WESTGATE AVENUEDURSTON ROADLAUREL PARKWAYWING DRIVENEIGHBORHOOD SERVICES3.8 ACRESBAXTER SPRINGS NATURAL AREAWESTMORLAND DRIVECASCADE STREETPERRY STREETWATERS STREETCOTTONWOOD ROADBRONKEN FIELDSVAUGHN DRIVETHEODORE STREETNEIGHBORHOOD SERVICESALEXANDER STREETNEIGHBORHOOD SERVICESBRISBIN STREETBEMBRICK STREETCLIFDEN DRIVE PERRY STREETENEBOE AVENUESTAFFORD AVENUEWATERS STREETALEXANDER STREETCASCADE STREETPRIVATE SCHOOL CAMPUSMEYERSLAKEBENEPE STREETTOOLE STREETTILTON STREETFORBES STREETBRENDEN STREETKIMBALL AVENUECLIFDEN DRIVE MONROE STREETKIMBALL AVENUECASCADE STREETCOVER STREETFERGUSON ROADMEYERSPARKHANLEY STREETWEST BABCOCK STREETBRENDEN AVENUEexisting phasesfuture phasesexisting phasesfuture phasesEASTWINGLAKEASHLEY AVENUE273
SCHEMATIC MASTER PLANJanuary 2008 draftNOTE: CONCEPTUAL LAYOUT SUBJECT TO CHANGE WITH DEVELOPMENTWESTWINGLAKEBAXTER CREE
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WESTGATE AVENUEDURSTON ROADLAUREL PARKWAYWING DRIVENEIGHBORHOOD SERVICES3.8 ACRESBAXTER SPRINGS NATURAL AREAWESTMORLAND DRIVECASCADE STREETPERRY STREETWATERS STREETCOTTONWOOD ROADBRONKEN FIELDSVAUGHN DRIVETHEODORE STREETNEIGHBORHOOD SERVICESALEXANDER STREETNEIGHBORHOOD SERVICESBRISBIN STREETBEMBRICK STREETCLIFDEN DRIVE PERRY STREETENEBOE AVENUESTAFFORD AVENUEWATERS STREETALEXANDER STREETCASCADE STREETPRIVATE SCHOOL CAMPUSMEYERSLAKEBENEPE STREETTOOLE STREETTILTON STREETFORBES STREETBRENDEN STREETKIMBALL AVENUECLIFDEN DRIVE MONROE STREETKIMBALL AVENUECASCADE STREETCOVER STREETFERGUSON ROADMEYERSPARKHANLEY STREETWEST BABCOCK STREETBRENDEN AVENUEexisting phasesfuture phasesexisting phasesfuture phasesEASTWINGLAKEASHLEY AVENUE274
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Utilities
Affected Utilities
All affected publicly and privately owned utilities have been notified and provided
copies of the Concept Planned Unit Development Plan for the Valley West
Subdivision. These include:
Northwestern Energy (gas and electric)
Qwest Communications
Bresnan Communications
Electric/Gas
Northwestern Energy will provide natural gas and electric service to the
development. These facilities will be located in alleys and utility easements for
individual service drops and junction boxes will be provided on the rear of each
lot. Electric and natural gas lines servicing residents will be placed underground.
Cable Television
Bresnan Communications will provide cable service to the development.
Telephone Service
Qwest Communications will provide local telephone service to the development.
All utilities serving the development will be installed underground within alleys
and utility easements provided on the plat for each individual phase of the
development. Facilities will be installed concurrent with the phased development
of the project.
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MINOR PUD AMENDMENT
REVISIONS TO WETLAND DESIGN
The USACE approved Corps File No. 1998-90-014, Amendment No. 1, for the Valley
West Master Plan on November 21, 2001. The primary design changes reduced the mitigation
requirement to 47.9 acres and changed the location of the wetland complex from the west side of
Baxter Creek to the east side. The second and third amendments approved on June 13, 2006,
allowed for the relocation of an unnamed tributary of Baxter Creek located on the east side of
Ferguson Road and the south side of Durston Road, which increased the mitigation requirement
by 1.6 acres to 49.5 acres. The tributary was relocated for the widening of Durston Road.
Compensatory mitigation outlined in the subsequent amendments to the original 404 permit
required the creation of a 5-acre lake, a 12-acre lake, a 13-acre wetland complex, and a 1.0-acre
spring. Permit conditions also required the restoration and/or enhancement of 17.7 acres of
Baxter Creek, Baxter Ditch, and Maynard-Border Ditch.
Mitigation projects completed to date include the construction of Meyer’s Lake and the
Baxter Creek wetland complex and the restoration/enhancement of 16.1 acres of Baxter Creek,
Baxter Ditch, and the Maynard-Border Ditch. The areal extent of Meyer’s Lake was restricted to
four acres as result of the location and grade of Cascade Street, the trails, and side slopes creating
a mitigation shortfall of one acre. The extent of the wetland complex was also restricted to 9.75
acres by the elevation of the trails and corresponding width of the fill slopes required in wetland
areas. The total shortfall in mitigation acreage to date is approximately 5.85 acres. The US Army
Corps of Engineers is requiring that the shortfall be addressed by constructing the additional
mitigation wetlands onsite.
The 404 permit requires that Wing Lake and the surrounding wetland fringe encompass
at least 12 acres, which the current plan illustrates. The area west of the existing Baxter Creek
floodplain and the area between the 1-acre spring and east lobe of Wing Lake will be expanded to
provide additional mitigation wetlands. The initial master plan delineated these areas as park
space and unprogrammed open space. The mitigation wetlands will primarily exhibit saturated
soil conditions with groundwater fluctuating from 12 inches below the ground surface to the
ground surface. The mitigation areas will still be accessible to foot traffic during the summer and
fall. The east lobe of Wing Lake, the Baxter Creek wetland complex, and the Baxter Creek
floodplain wetlands will provide approximately 25 acres of a contiguous wetland system. The
size and continuity of a wetland system directly increases the functional value of general wildlife
habitat, flood attenuation, sediment/nutrient/toxicant retention and removal, production
export/food chain support, and recreation/education potential. The development and revegetation
of the wetlands with native grass, grass-like (sedges), and woody species will notably increase the
structural diversity of the site resulting in a corresponding increase in the functional value of the
waterfowl and bird habitat. Structural diversity and evenness of the vegetated classes relate to the
amount of niches available in an area (MDT Montana Wetland Assessment Method 1999). More
potential niches become available as more habitat layers occur. The number of wildlife species
increases with a corresponding increase in structurally complex habitats (Cooperrider et al. 1986).
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PRELIMINARY COST ESTIMATEProject:Wing Lake ParkPhase: Master PlanDate:January 30, 2008Prepared By: Peaks to Plains Design, PCITEM DESCRIPTION QTYUNIT UNIT COST TOTALPHASE RESPONSIBILITYGravel Trails6' Wide5644 LF 2.50$ 14,110$ 10,12a,13 DeveloperBoardwalk8' Wide, Pedestrian Load425 LF 220.00$ 93,500$ Future By OthersSidewalks6' Width, Internal Sidewalks5701 SF 4.50$ 25,653$ 10,11,12a,12b,13,14 DeveloperAmphitheater 1 LS 46,765.00$ 46,765$ 11,12b,14 DeveloperParking Lot 1 LS 40,083.82$ 40,084$ 10,12a,13 DeveloperPicnic Shelter30'x30'1 EA 173,000.00$ 173,000$ 11,12b,14 DeveloperPicnic Shelter with Restroom30'x30', plus 15'x30'1 EA 263,000.00$ 263,000$ 10,12a,13 DeveloperPicnic Tables 10 EA 1,300.00$ 13,000$ 10,12a,13 DeveloperBasketball Courts2 High School Size Courts1 LS 23,466.59$ 23,467$ Future By OthersPlayground2-5 and 5-12 Age1 LS 83,484.11$ 83,484$ 10,12a,13 DeveloperPlaza Tablesround & square tables for plaza/pier29 EA 1,900.00$ 55,100$ 10,12a,13 DeveloperLakeside Dockdecking, footers & railing1 LS 25,000.00$ 25,000$ 10,12a,13 DeveloperSite Furniturebenches, trash, bollards, bike, etc.1 LS 101,200.00$ 101,200$ 10,11,12a,12b,13,14 DeveloperPark SignWing Lake Park1 LS 7,500.00$ 7,500$ 10,12a,13 DeveloperBoulevard Trees1-1/2" Caliper81 EA 200.00$ 16,200$ 10,11,12a,12b,13,14 DeveloperBoulevard Ornamental Trees1-1/2" Caliper5 EA 175.00$ 875$ 10,11,12a,12b,13,14 DeveloperNon-wetland plant stocknon-boulevard1 LS 19,820.00$ 19,820$ 10,11,12a,12b,13,14 DeveloperWetland MitigationUnder separate contract1 LS 1,636,028.00$ 1,636,028$ Mitigation - 2008 DeveloperSeed Mix #1Turf Lawn Mix180,194 SF 0.04$ 7,208$ 10,11,12a,12b,13,14 DeveloperSeed Mix #2Upland Native Mix23 AC 1,800.00$ 40,500$ 10,11,12a,12b,13,14 DeveloperIrrigation SystemsIncludes 35 GPM Wells1 LS 130,759.10$ 130,759$ 10,11,12a,12b,13,14 DeveloperBridges Intrinsik Custom2 EA 55,000.00$ 110,000$ 10,12a,13 DeveloperSUBTOTAL2,926,253$ MOBILIZATION & INSURANCE 10% 292,625$ CONTINGENCY 15% 482,832$ TOTALThis estimate was prepared utilizing 2008 dollars with no inflation increase.3,701,710$ C:\Documents and Settings\Jolene Rieck\My Documents\Valley West Parks\Database\Cost Estimate-Wing Lake MP_013008.xlsSummary291
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Meyers Park / Initial Phases Open Spaces
Sidewalk and Trail Connectivity Analysis
January 2008
South Meyers Park
- Pink Circles (2). The trail curves nicely toward the intersection. Add two
ramps each side to correspond with the adjacent sidewalks with short trail
spurs.
- Yellow Circle. This is an important connection to the bridge, so a single
ramp here is logical, even though is does not connect to a street intersection.
Many folks park on Clifden Drive and access the playground equipment from
this trail spur.
- Green Circle. Again, this is an important east west connection, aligning with
the bridge and the Cover Street intersection. Unfortunately, the trail dips
away from the intersection. Add two ramps and a horse shoe fines trail this
location.
- Red Circle. It appears that we have two ramps here already as well as trail
connection to both. No changes needs here.
- White Circles. Add two ramps and trail connections at these street
intersections. The trail is close so the trail stubs should be minimal. NOTE:
grades in this area will need to be verified as they may preclude typical ramp
installation.
North Meyers Park
- Orange Circle. It appears we have two ramps here already. Connect the
trail with stubs to ramps.
- Blue Circle. There will be sidewalks here when houses are built. Add ramps
in R.O.W. to connect to the intersection.
- Purple Circles (2). Change natural fines trail from Brenden Street to
Durston to a 5’ concrete sidewalk. Add ramps on both side of Forbes, and
connect sidewalk along open space to Tilton and Toole streets.
Note: verification needed for street tree locations, sprinkler heads, grade, etc on
site. Please see attached (3) images for reference.
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Meyers Park . May 2007 308
South Meyers Park 309
North Meyers Park 310
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MEYERS LAKE
(5 ACRES)
FISHING
DOCK
PICNIC
SHELTER
SAND
VOLLEY-
BALL
UNPROGRAMMED
OPEN SPACE
PLAYGROUND
AREA MAYNARD-BORDER DITCH338
5-12 yr. old
playground 2-5 yr. old
playground
Am p h itheater
(200)Restroom
Picnic
Shelter
Picnic
Shelter
Grass Plaza
Unprogrammed
Open Space
(Irrigated Lawn)
Fishing
Dock
Native
Meadows
24 Stall Parking Lot
Wetland Fringe
Basketball
Courts
Unprogrammed
Open Space
Bronken Fields
Native Meadows
Native
Meadows
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WING LAKE PARK
Perspective looking south to north at the corner of
Westmorland Drive and Laurel Parkway.
January 2008
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