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Home My WebLink AboutLoyal Garden Lot 1, Block 1 Zone Map Amendment No. Z-10320 Report Complied On December 22, 2010 REPORT TO: Honorable Mayor & City Commission FROM: Dave Skelton, Senior Planner Tim McHarg, Planning Director Chris Kukulski, City Manager SUBJECT: Loyal Garden Lot 1, Block 1 Zone Map Amendment #Z-10320 MEETING DATE: January 3, 2011 AGENDA MEETING ITEM: Action Item RECOMMENDATION: That the City Commission adopts the findings presented in the staff report and, as recommended by the City of Bozeman Zoning Commission, approves a zone map amendment to change a municipal zoning designation from “R-O” (Residential Office District) to “B-2” (Community Business District) for said property subject to the contingencies listed in Zoning Commission Resolution #Z-10320. RECOMMENDED MOTION: “Having heard and considered public comment, I hereby adopt the findings presented in the staff report for Z-10320 and move to approve the zone map amendment requested in application Z-10320 authorizing a zone map amendment for the subject property from “R- O”(Residential Office District) to “B-2” (Community Business District) subject to the contingencies listed on page two of the Staff report.” BACKGROUND: Covenant Homes, Inc., on behalf of R & S Supply, Inc., P.O. Box 990861, Redding, CA 96099 made application to the Bozeman Planning Office to change a municipal zoning designation from “RO” (Residential Office District) to “B-2” (Community Business District) for the property in question subject to the contingencies listed in Zoning Commission Resolution #Z-10320. The intent of this zoning district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. The 1.5-acre site consists of one existing residential-office lot located in Loyal Garden Subdivision, Phase 1A and is situated just west of the southwest corner of the intersection of Huffine Lane/US Highway 191 and Cottonwood Road. Staff has recommended approval of this request as noted in the REVIEW CRITERIA section beginning on page 5 of the attached staff report. The request for a change to the City of Bozeman Zone Map was considered by the Zoning Commission at their December 7, 2010 public hearing. The Zoning Commission voted 3-0 to recommend approval of the zone map amendment from or “R-O” to “B-2” zoning as noted in the attached Resolution #Z-10320 and minutes from said meeting. Commission Memorandum 211 Report Complied On December 22, 2010 UNRESOLVED ISSUES: None determined at this time ALTERNATIVES: 1) Approve the zone map amendment as recommended above by the Zoning Commission and Staff. 2) Deny the zone amendment request. FISCAL EFFECTS: Establishing the new municipal zoning will enable the applicant to construct the two lots as commercial property. This could potentially increase tax values and corresponding revenue from the property. It is undetermined at this time if the City would accrue additional costs to service the property with municipal service if developed as commercial in-lieu of residential office type land uses. Attachments: Staff Report Zoning Commission Resolution #Z-10320 Zoning Commission Minutes of December 7, 2010 Aerial Photograph Applicant’s Submittal Materials 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 Loyal Garden Lot 1, Block 1 ZMA 1 RESOLUTION #Z-10320 RESOLUTION OF THE CITY OF BOZEMAN ZONING COMMISSION RECOMMENDING APPROVAL OF AN APPLICATION TO AMEND THE CITY OF BOZEMAN ZONING MAP TO ALLOW A CHANGE IN A MUNICIPAL ZONING DESIGNATION ON APPROXIMATELY 1.5± ACRES OF LAND FROM “R-O” (RESIDENTIAL OFFICE DISTRICT) TO “B-2” (COMMUNITY BUSINESS DISTRICT) ON PROPERTY LEGALLY DESCRIBED AS LOT 1, BLOCK 1 OF LOYAL GARDEN SUBDIVISION, PHASE 1A BEING A PORTION OF TRACT 1, COS NO. 24 AND PORTIONS OF COS NO. 25 LOCATED IN THE NE1/4 OF SECTION 16, T2S, R5E, PMM CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA WHEREAS, the City of Bozeman has adopted zoning regulations and a zoning map pursuant to Sections 76-2-301 and 76-2-302, M.C.A.; and WHEREAS, Section 76-2-305, M.C.A. allows local governments to amend zoning maps if a public hearing is held and official notice is provided; and WHEREAS, Section 76-2-307, M.C.A. states that the Zoning Commission must conduct a public hearing and submit a report to the City Commission for all zoning map amendment requests; and WHEREAS, the City of Bozeman Zoning Commission has been created by Resolution of the Bozeman City Commission as provided for in Section 76-2-307, M.C.A.; and WHEREAS, Chapter 18.70 of the Bozeman Unified Development Ordinance sets forth the procedures and review criteria for zoning map amendments; and WHEREAS, Covenant Homes, Inc., on behalf of R & S Supply, Inc., applied for a zoning map amendment, pursuant to Chapter 18.70 of the Bozeman Unified Development Ordinance, to amend the Bozeman zoning map to allow a change in a municipal zoning designation on approximately 1.5± acres of land from “R-O” (Residential Office District) to “B-2”, (Community Business District); and WHEREAS, the proposed zoning map amendment request has been properly submitted, reviewed and advertised in accordance with the procedures set forth in Chapter 18.70 of the Bozeman Unified Development Ordinance and Title 76, Chapter 2, Part 3, M.C.A.; and WHEREAS, the City of Bozeman Zoning Commission held a public hearing on December 7, 2010, to formally receive and review all written and oral testimony on the proposed zoning map amendment; and 236 Loyal Garden Lot 1, Block 1 ZMA 2 WHEREAS, no public testimony was received at the public hearing on the matter of the zone map amendment; and WHEREAS, the City of Bozeman Zoning Commission discussed the Community Commercial Mixed Use land use designation, long term use of the property, entryway corridor, and compliance with watercourse setback with expansion of existing building; and WHEREAS, the City of Bozeman Zoning Commission finds that the proposed zoning map amendment generally complies with the twelve criteria for consideration established in Chapter 18.70 of the Bozeman Unified Development Ordinance; NOW, THEREFORE, BE IT RESOLVED that the City of Bozeman Zoning Commission, on a vote of 3-0, officially recommends to the Bozeman City Commission approval of zoning application #Z-10320 to allow a change in a municipal zoning designation on approximately 1.5± acres of land from “R-O” (Residential Office District) to “B-2”, (Community Business District), on property legally described as Lot 1, Block 1 of Loyal Garden Subdivision, Phase 1A being a portion of Tract 1, COS No. 24 and portions of COS No. 25 located in the NE¼ of Section 16, T2S, R5E, PMM, City of Bozeman, Gallatin County, Montana subject to the following contingencies: 1. That all documents and exhibits necessary to amend the municipal zoning designation shall be identified as the “Loyal Garden Lot 1, Block 1 Zone Map Amendment”. 2. That the applicant submit a zone amendment map, titled “Loyal Garden Lot 1, Block 1 Zone Map Amendment”, on a 24” by 36” mylar, 8 ½” by 11”, or 8 ½” by 14” paper exhibit, and a digital copy of the area to be zoned, acceptable to the Director of Public Service, which will be utilized in the preparation of the Ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property and zoning districts, and total acreage of the property. 3. That the Ordinance for the Zone Map Amendment shall not be drafted until the applicant provides a metes and bounds legal description prepared by a licensed Montana surveyor and map of the area to be rezoned, which will be utilized in the preparation of the Ordinance to officially amend the zone map. DATED THIS DAY OF , 2010, Resolution #Z-10320 _____________________________ ____________________________ Tim McHarg, Planning Director JP Pomnichowski, Chairperson Dept. of Planning & Community Development City of Bozeman Zoning Commission 237 1 Zoning Commission Minutes – December 7, 2010 ZONING COMMISSION MINUTES TUESDAY, DECEMBER 7, 2010 ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Pomnichowski called the meeting to order at 7:15 p.m. and ordered the Recording Secretary to take attendance. Members Present: Ed Sypinski JP Pomnichowski Nick Lieb City Commission Liaison Chris Mehl Members Absent: Nathan Minnick Staff Present: David Skelton, Senior Planner Tim McHarg, Planning Director Tara Hastie, Recording Secretary Guests Present: Cliff Chisholm Dewin Madill ITEM 2. PUBLIC COMMENT (0-15 MINUTES) {Limited to any public matter within the jurisdiction of the Zoning Commission and not scheduled on this agenda. Three-minute time limit per speaker.} Seeing there was no general public comment forthcoming, Chairperson Pomnichowski closed this portion of the meeting. ITEM 3. MINUTES OF NOVEMBER 16, 2010 Chairperson Pomnichowski stated that on page 4 in the first paragraph, roughly half way down the language should include “particular use of the” as well as including “the use of the right” with the end of the sentence being stricken and replaced with the language “from, for example, agricultural to municipal use”. She stated that, beginning at the semicolon in the next sentence, the language should include “change application” to replace the word “reference” as well as the replacement of the word “agricultural” with the language “only in its current use”. MOTION: Mr. Sypinski moved, Mr. Lieb seconded, to approve the minutes of November 16, 238 2 Zoning Commission Minutes – December 7, 2010 2010 as amended. The motion carried 3-0. Those voting aye being Chairperson Pomnichowski, Mr. Lieb, and Mr. Sypinski. Those voting nay being none. ITEM 4. PROJECT REVIEW 1. Zone Map Amendment Application #Z-10320 – (Loyal Garden, Lot 1, Block 1) A Zone Map Amendment requested by the owner, R&S Supply, Inc., and representative, Comma-Q Architecture, requesting a change in urban zoning designation from R-O (Residential Office District) to B-2 (Community Business District) on 1.5 acres located at 860 Winnow Circle and legally described as Loyal Garden Subdivision Phase 1A, Block 1, Lot 1, Sec. 16, T2S, R5E, Plat J462, plus open space, Gallatin County, Montana. (Skelton) Senior Planner David Skelton presented the Staff Report noting the Zoning Commission was generally familiar with the location of the site as they had recently reviewed an adjacent site. He stated the proposal was in accordance with the Future Land Use Designation for the property and listed applicable zoning designations that could have been considered given the land use. He stated he did not think he needed to provide too much detail with regard to the location of the property as Lot 2 and Lot 3 immediately to the east had been reviewed for a similar B-2 zoning request. He stated there was an existing 13,000 sq. ft. metal structure on the site and the designated Baxter Creek watercourse with a trial corridor adjacent on the west boundary. He stated the Baxter Creek watercourse required a 50 foot setback and ran adjacent to the site; the existing structure precluded the annexation of the property and any future construction on the subject property would be required to honor the 50 foot watercourse setback requirement. He directed the Zoning Commission to a photograph of the subject property and noted there had been a plan with the subdivision design for residential office development at the northeast portion of the site. He noted lots 1-3 of Block 1 had been identified as Community Commercial Mixed Use land designation which could include B-1, B-2, or UMU mixed use. He stated the City Commission had wanted to discourage large development south of Huffine Lane; he stated the lots were generally less than 1.5 or 2 acres which would limit the type of development that could be placed on the site. He stated no public comment had been received. Mr. Lieb asked if the existing building encroached into the required 50 foot setback. Planner Skelton responded that based on the information provided the existing building did encroach; the structure existed and precluded the setback requirement while any future encroachments would not be allowed. Mr. Lieb stated the subdivision had originally been approved for R-O development and asked why it was being proposed to be changed now. Planner Skelton responded it was somewhat of a marketing issue as well as conformance with the Land Use Designation and the applicant could provide some further insight with the request. Chairperson Pomnichowski stated she did not note anywhere in the Staff Report or submittal materials that referenced the warehouse as a nonconforming use. Planner Skelton responded the building was not a nonconforming use; however the grandfathered structure could not encroach into the setback with any expansion or addition and would be required to follow current regulatory requirements. 239 3 Zoning Commission Minutes – December 7, 2010 Mr. Mehl clarified that the memo on page 4 of the Staff Report discussed the 2001 community plan had changed the land use designation from Residential to Community Commercial Mixed Use and asked if Planner Skelton had meant to reference the 2009 update to the community plan. Planner Skelton responded Mr. Mehl was correct and noted a Growth Policy Amendment had also been discussed but had not moved forward. Mr. Mehl asked Planner Skelton’s professional opinion of what should be built south of Huffine Lane. Planner Skelton responded his professional opinion was that development should develop in such a manner that is in conformance with the land use designations included in the Growth policy. Cliff Chisholm, Comma-Q Architecture, addressed the Zoning Commission. He stated he thought the Staff Report covered the proposal very well and the owner and applicant agreed with the Staff Report conditions of approval. Chairperson Pomnichowski asked if the existing warehouse structure would be used in that capacity; as a warehouse. Dewin Madill addressed the Zoning Commission. He responded R&S Supply were the owners and had intended to use the building for an indefinite length of time. Chairperson Pomnichowski asked if the application was approved, would the lots be consolidated. Mr. Madill responded two of three parcels had one owner, the parcel being discussed had a separate owner and it was difficult to know how those sites would be used. He added a previous owner had attempted to consolidate the sites to propose the zoning designation Mr. Lieb asked the applicant’s plans for the property. Mr. Madill responded the warehouse was being used for building supply distribution. Mr. Lieb asked if there were a lot of trucks going to the site. Mr. Madill responded there were a lot of delivery trucks, but they delivered to their customers most of the time. Chairperson Pomnichowski opened the public comment portion of the meeting. Seeing no public comment forthcoming, the public comment period was closed. Mr. Sypinski stated he had been involved with the parcel on various other review bodies. He stated he knew things changed, but he was concerned as he had thought the intention had been to lessen the intensity of development on the site. He stated the applicant would need to look at how the roadways were installed and their affect on adjacent properties. He stated he found the application to generally meet the review criteria as set forth in the ordinance. Mr. Lieb stated he agreed with Mr. Sypinski that things had been modified over the years; he had voted for the zoning change on the previous lots. He stated he wondered where the shift to the Entryway Corridor would be. Mr. Sypinski responded it had been a concern of past Zoning Commissions and added the Zoning Commission would have to agree that the proposal was in keeping with the underlying Land Use Designation. Chairperson Pomnichowski stated the residential land use had made no sense to her along Huffine Lane and she thought it was one of the few instances where she thought there should be a major commercial center. She stated her only caution was that the parcel size was small and the watercourse setback was required; she suggested the applicant/owner stay out of the setback. 240 4 Zoning Commission Minutes – December 7, 2010 She stated she was supportive of the application as submitted. Mr. Lieb stated there was residential development adjacent to the site. Chairperson Pomnichowski responded the watercourse setback and required open space would buffer the residential uses and she would expect sensitive treatment in that location; 100 feet of setback in the location gave her comfort in supporting the B-2. She stated she found the application to be in keeping with the 12 review criteria as set forth in the UDO. Mr. Sypinski stated he concurred with Chairperson Pomnichowski. MOTION: Mr. Sypinski moved, Mr. Lieb seconded, to forward a recommendation of approval to the City Commission for Zone Map Amendment Application #Z-10320 with Staff conditions of approval. The motion carried 3-0. Those voting aye being Chairperson Pomnichowski, Mr. Lieb, and Mr. Sypinski. Those voting nay being none. ITEM 5. NEW BUSINESS Mr. Mehl encouraged the Board to have the Recording Secretary send the amended Zoning Commission minutes regarding water rights to the Commission for review prior to their discussion. He stated the Commission had approved the Baxter Meadows Application for change in urban zoning designation though the Zoning Commission had recommended denial; they had felt the proposed density would be much the same as the existing zoning would provide. Chairperson Pomnichowski stated the three members in attendance terms would expire at the end of January 2011 and suggested if it was the board member’s will to reapply they should do so. ITEM 6. ADJOURNMENT The Zoning Commission meeting was adjourned at 7:51 p.m. ___________________________________ ______________________________________ JP Pomnichowski, Chairperson Tim McHarg, Planning Director Zoning Commission Dept. of Planning & Community Development City of Bozeman City of Bozeman 241 November, 2010 version 1.0 Zone Map Amendment application for Loyal Garden - Lot 1 Bozeman, MT 242 243 Zoning Map Application July 2010, Version 1.0 Loyal Gardens - Lot 1 Bozeman, MT Project Manual Contents Application 2 Zoning Provisions Criteria 6 Adjoining Property Owners 8 Vacinity Map 9 Subdivision Map 10 Zoning Map Detail 11 244 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 2 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT 245 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 3 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT 246 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 4 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT 247 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 5 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT 248 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 6 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT Zoning Provision Criteria Loyal Garden Bozeman, Montana 1) Is the new zoning designed in accordance with the comprehensive plan? Yes. The proposed B-2 zoning designation is consistent with the Bozeman Community Plan. • The Bozeman Community Plan has designated this property as “Community Commercial, Mixed Use.” The proposed zoning designation complies with this designation. 2) Is the zoning designed to lessen congestion in the streets? Yes. The proposed zoning designation is consistent with the Bozeman Community Plan and will • not create any more trafﬁ c than has been anticipated. 3) Will the new zoning promote health and general welfare? Yes. The proposed zoning designation will promote health and general welfare by complying • with appropriate guidelines speciﬁ ed in the Uniﬁ ed Development Ordinance (UDO). 4) Will the new zoning secure safety from ﬁ re, panic and other dangers? Yes. The subject property is located within the jurisdiction of the City of Bozeman Fire and • Police Departments and within service area of the American Medical Response Ambulances. The proposed B-2 zoning is consistent with the adjacent zoning designations and development in compliance with the UDO will secure safety from ﬁ re, panic and other dangers. 5) Will the new zoning provide adequate light and air? Neutral.• 6) Will the new zoning prevent the overcrowding of land? Yes. The proposed zoning will prevent overcrowding by providing necessary activity and • employment areas to the immediate surrounding neighborhoods as described in the Bozeman Community Plan. 7) Will the new zoning avoid the undue concentration of population? Yes. The proposed B-2 zoning is consistent with the Bozeman Community Plan which • determined that this property was suitable for Community Commercial Mixed Use, thus intensifying the subject property for mixed use opportunities and alleviating surrounding properties of undue concentration of population. 8) Will the new zoning facilitate the adequate provision of transportation, water, sewer, schools, parks, ﬁ re, police, and other public requirements? Yes.• The subject property is adjacent to Hufﬁ ne Lane and Cottownwood Road providing access to city amenities. 9) Does the new zoning give consideration to the peculiar suitability of the property for particular uses? Yes.• The subject property preserves the land for Community Commercial Mixed Use as stated by the Bozeman Community Plan to allow for, “ Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space,” along with providing substantial employment opportunities for the surrounding neighborhood. 249 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 7 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT 10) Does the new zoning give reasonable consideration to the character of the district? Yes.• The subject property as B-2 will provide opportunity for a neighborhood “center” as designated by the Bozeman Community Plan. 11) Was the new zoning adopted with a view to conserving the value of buildings? Yes.• The subject property currently contains one building. The proposed B-2 zoning will not have a negative effect on the value of this building. New development that is consistent with the adjacent land uses and is compliant with the UDO will conserve the value of adjacent buildings. Site upgrades are currently being approved by the city and will accomidate conditions required for approval. 12) Will the new zoning encourage the most appropriate use of land throughout such county or municipal area? Yes.• The proposed zoning is consistent with the Bozeman Community Plan which determined the property suitable for higher density urban centers. 250 Comma-Q Architecture, Inc | 109 N Rouse #1 | Bozeman, MT 59715 | 406 585-1112 | 406 585-5518 (fax) page 8 Zoning Map Application July 2010, Version 1.0 Loyal Garden - Lot 1 Bozeman, MT • Billion Family Limited Partnership #1 Auto Plaza DR Bozeman, MT 59718 TaxID: RGG32064 • First Security Bank P.O. Box 910 Bozeman, MT 59771-0910 TaxID: RGG50036 • STP LLC 102 Village Downtown BLVD Bozeman, MT 59715-3815 TaxID: RGG23383 • Flowerree Family LLC PO Box 1071 Bend, OR 97709\ TaxID: RGG27102 • Covenant LLC PO Box 11428 Bozeman, MT 59719-1428 TaxID: RGG58445 • Covenant Investments INC 642 Cottonwood RD STE 3 Bozeman, MT 59718-9203 TaxID: RGG51788 • Loyal Garden Neighborhood Association P.O. Box 11428 Bozeman, MT 59719 • Cresent Cross Limited Partners 5550 Blackwood RD Bozeman, MT 59718-7665 TaxID: RGG8282 List of Adjoining Property Owners 251 subject property Huffine W. Main St. DATE: PROJECT #: LOYAL GARDEN SUB Bozeman, MT 59718 Loyal Garden Lot 1 Zone Map Amendment DRAWING TITLE: SCALE: DRAWING NO:REV 12" = 1'-0" Map - 1 10-27 Vicinity Map 11/03/10 LOYAL GARDEN SUB PH 1A SEC 16 2S 5E LOT 1, BLK 1, PLAT J462, PLUS OPEN SPACE not to scale 252 ALPHA DRIVE GOLDEN GATE AVENUEADVANCE DRIVEWINNOW CIRCLEALPHA DRIVE GOLDEN GATE AVENUELOYAL DRIVE 20.00' ALLEY 20.00' ALLEYBLOCK 8B LOCK 1 BLOCK 3 BLOCK 1 BLOCK 2 BLOCK 4 BLOCK 3 BLOCK 2BLOCK 92(RSL) 1 OPEN SPACE 8 9 (RSL) 10 (RSL) 11 (RSL) 12 7 6 5 (RSL) 4 (RSL) 3(RSL) 2(RSL) 10 9 8 (RSL) 7 (RSL) 6 (RSL) 5 (RSL) 4 321 5 6 7 8 9 10 11 (RSL)OPEN SPACEE1 4 SPACEOPEN 11 11 5 (RSL) 67 8 9 10 4 3 1 2 12 13 14 OPEN SPACE P PUBLICPARKOPEN SPACEDOPEN SPACECN B SPACEOPEN O 1 2 3 DATE: PROJECT #: LOYAL GARDEN SUB Bozeman, MT 59718 Loyal Garden Lot 1 Zone Map Amendment DRAWING TITLE: SCALE: DRAWING NO:REV 1" = 30'-0" Map - 2 10-27 Subdivision Map 11/03/10 LOYAL GARDEN SUB PH 1A SEC 16 2S 5E LOT 1, BLK 1, PLAT J462, PLUS OPEN SPACE not to scale 253 1294.97' N89°38'47"E 38.78'WINNOW CIRCLEALPHA DRIVE 30' PUBLIC ACCESS EASEMENTCENTERED ON LOT LINEDETENTION POND 35' WIDE PUBLIC ACCESS EASEMENT UTILITY EASEMENT 40' UTILITY EASEMENT CENTERED ON LOT LINE DETENTION POND 30' WIDE UTILITY EASEMENT UTILITY EASEMENT UTILITY EASEMENT UTILITY EASEMENT UTILITY EASEMENT 450 SF 8450 SF 8450 SF 8000 SF 5000 SF 5000 SF 8000 SF8450 SF 450 SF 21118 SF 135020 SF 284741 SF PARK PARCEL 265709 SF CREDITED PARK DEDICATION 19032 SF DETENTION POND EASEMENTS-10'6'1 0 '1 0 '10'10' 10' 10'10'10'10'10 '20'L12L13L14L15L16296.61'207.02'160.89'36.26' L1 9 L20L21L22L23 75.48'86.79'L24L25 L26L27 L2844.09'53.51'A=18.26'L29215.64'10'10'10'L35 DETENTION POND EASEMENT S E ME N T 10'DITCH EASEMENT20' OFF ORDINARY HIGHWATER MARKS 6' S00°20'55"E 50.00' N89°04'05"E 1333.76' 275.53'239.34'183.25'376.16'258.37'119.10' 1 0 0.00 ' 1 0 0 .0 0 ' 1 00 .0 0 ' 1 00 .0 0 ' 0 ' 6 5.00 ' 6 5.00 ' 6 5.00 ' 0 'S18°52'46"E 404.18'S12°34'10"W 50.00'S00°56'58"E 371.75'N89°39'05"E 92.06' N89°39'05"E 226.61'N34°56'03"E115.98'N00°56'58"W238.76'1 0 0 .0 0 ' 6 5 .0 0' 6 5 .0 0'80.00'50.00'130.00'130.00'50.00'80.00'130.00' 1 9 3 .0 9' 1 0 0 .0 0 ' 6 5 .0 0' 6 5 .0 0' 119.10' 26.45' 5 7.23 ' 5 7.23 ' 21.39'155.37'119.54'113.80'113.80'119.50'60.00'130.00'60.00'60 .0 0 '634.53'C 1 C 2C3 C10 C11 C12C13C14C15C16 C19 50.00'80.00'80.00'50.00'C34C35C 3 6 C37C38 C39 4 "E N 7 1 °0 7 '1 4"E N89°39'05"EN04°41'09"WN00°20'55"WN18°52'46"W5.37' N 7 1 °0 7'14 "E N 7 1 °0 7 '1 4 "ES1 8°52'46"ES18°52'46"ENT NT ' BLOCK LENGTH - 1078.75' 21.22' NE COR. SEC. 16: POSITIONONLY FROM C.O.S. NO. 2229FITS MDT NOTES. SEE COR.REC. 3-712. BOOK 120, PAGE 327 HUFFINE LANE L O C K 3 B L O C K 1 B L O C K 2 7 8 9 10 11 (RSL) 5 (RSL) 67 8 4 OPEN SPACE P PUBLIC PARK 65300 SF 73415 SF 79950 SF 60.00' STREETDEDICATION100-YEAR FLOODPLAIN 1' NO ACCESS STRIPALONG COTTONWOOD ROAD SETBACK LINE 1' NO ACCESS STRIPALONG COTTONWOOD ROAD MIN. FLOOR ELEV.=4816.80'(SEE FLOODPLAIN NOTE) DITCH BAXTER CREEK SOURCEBAXTERCREEK 1' NO ACCESS STRIPALONG COTTONWOOD ROAD, EXCEPT AT PUBLIC ACCESSEASEMENT 1 2 3 LEGEND SYMBOL DESCRIPTION GOLDEN GATE AVENUE00.40'2'46"WREMAINDER NE1/4 SE1/4 NE1/4 C.O.S. NO. 25 C.O.S. NO. 25 YELLOW PLASTIC CAP ALUMINUM CAP RB YPC ACAP REBAR RPC RED PLASTIC CAP EXISTING EASEMENT UTILITY EASEMENTEXCEPT AS NOTED 1/16TH/SECTION LINE SURVEY BOUNDARY LINE WETLAND/WATERCOURSE SETBACK FD YPC, EXCEPT AS NOTED WITNESS CORNERWC FOUNDFD SURVEYOR LICENSE NUMBER[12251 S] 5/8" RB AND YPC [12251 S] TO BE SET POINTS OF CURVATURE AND POINTS OF TANGENCY1/2" RB AND RPC [12251 S] TO BE SET AT FD 5/8" RB, EXCEPT AS NOTED SET 5/8" RB W/ YPC [12251 S] 0 100' S C A L E BEARING BASIS: ASSUMED EASTLINE OF C.O.S. NO. 25 ASS00°20'55"E ACCESS EASEMENT, EXCEPT AS NOTED 100 YEAR FLOOD LINE RESTRICTED SIZE LOTS (SEE NOTE) (RSL) CONTROL POINTCP DATE: PROJECT #: LOYAL GARDEN SUB Bozeman, MT 59718 Loyal Garden Lot 1 Zone Map Amendment DRAWING TITLE: SCALE: DRAWING NO:REVAs indicated Map - 3 10-27 Zoning Map Detail of Properties 11/03/10 scale: 1:10 LOYAL GARDEN SUB PH 1A SEC 16 2S 5E LOT 1, BLK 1, PLAT J462, PLUS OPEN SPACE 254