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HomeMy WebLinkAboutMandeville Farm Site Analysis, ThinkTank Design GroupPage 1 FE. B 0 9 201)6 --------------------- MRIM Is Page 2 City of Bozeman Mandeville Farm Site Analysis Land Description: Latitude: 45 deg 57 min North Longitude; I I I deg 09 min West Declination: 22.95 Elevation: 4682.18 ft North American Vertical Datum 88 (NAVD 88) NAVD88 vertical datum to City Vertical datum subtract 19.32 feet Land Area: 85,346 acres 3,717,671.76 square feet Legal. Section 36 T IS, R5E Gallatin County COS 2153 Tract I-A, Tract 2-A, Tract 3-A, Tract 4-A Overview: In November 2005, the City of Bozeman requested an evaluation of the property known as the Mandeville Farm to determine what development potential the property may have. The initial step for this process is to conduct a Site Evaluation to determine the most appropriate use of the land. A first step in the Site Evaluation process is determining uses that allow for a harmony between the land and humans. In conducting the Site Evaluation, four main factors were considered: natural characteristics, cultural relationship, political constraints, and the physical conditions existing on the site. Each of these factors is broken into various sub-categories and then inventoried. Once the data is inventoried, an overlay map is developed and specific site relationships can be determined. It is through this process that the most appropriate use for the land is determined. This process of overlay mapping helps prevent subjective decisions. In each of the following data sets, a research source or method is indicated and an inventory for each category is created that may include mapping or other means of communication. A analysis of the information is presented with only very broad conclusions being drawn. These broad conclusions can be used for general land uses and where specific uses are proposed further study may be required. The overlay analysis portion numerically rates the property limitations for use in the planning process. The rating system used is from one to three indicating limitations suitibility for development. These ratings are based on the natural characteristics, cultural relationships, political constraints and the physical conditions of the site and help to determine the suitability for development of the site. Page 3 Natural Characteristics: The natural characteristics are elements on the site that were present prior to or created from a minimal amount of human interaction on the site. The natural characteristics studied were water resources, wetland, soil type, slope, and vegetation. Sources: USGS, USDA, GWIC, City Documents, aerial photography. The evaluation was prepared in late November and early December and a visual assessment of wetland conditions was not available due to ground coverage with ice and snow. Wetland and water table information was based on the most recent city information as well as well-log data from the Ground Water Information Center (GWIC- part of the Montana Bureau of Mines). The soil maps were derived from the USDA Web site data. The topographic information was derived from the most recent survey of the land conducted by a registered engineer and interpolated over the aerial photograph. Inventory: Water Resources and Wetland The Water Resource map indicates that there is a watercourse that runs north/south through the middle of the property. This watercourse does not have a registered name and does not show up on the FEMA maps. The watercourse appears to flow year round; however, the flow rates were not determined given that usage of the water would not be required for future land uses. There are 7.47 acres of artificial wetland running adjacent to the water course. Ground water depths adjacent to the water course range from three to six feet. The Ground Water Information Center indicates that there are at least three wells present on the property. The well depths are 80 feet, 85 feet, and 325 feet and the static water levels are 10 feet, 12 feet, and 50 feet respectively. Gallatin County records indicate that there is a prohibition of wells for use as drinking water based on the EPA solvent site. Greater detail of this requirement can be found in the Gallatin County Clerk and Recorder office of records 187 FM 2329 CGA. Soil and Vegetation The Soil Type and Slope map indicates five different map units present on the site in question: Turner loam, Turner loam moderately wet, Blackdog silt loam, Blackdog- Quagle silt loamy, and Enbar loam. Soil type, location and rating systems are borrowed from the USDA Natural Resources Conservation Service. Some of the rating methods provided by the USDA may indicate limitations for shallow footings or road construction material. These limitations can often be overcome or minimized through special planning, design, or installation. The specific suitability ratings evaluated were: road fill, local streets and roads, shallow excavations, dwellings with basements, dwellings without basements, small commercial structures, and the ecological site identification for native rangeland species. The property has been in rangeland and crop production for over fifty years and with the exception of a few trees all of the vegetation is non-native. Slo 2e The site is characterized as gently rolling with a maximum change in elevation over the site of forty five feet (45). The steepest portion of the site is in the eastern section of the property with a grade of five percent (5%). �t W cs. LO a) n. r'4 L0 0 0 C� co (D CD C) q C) 0 LO CD I 61. I I Z 0 g:F ja S, all Y) CL E N Ln a) C 0 > (D -0 a) 0) (6 a) d) 'M > >1 a) CD -0 3: CL M 7 (D c CD 0 U) C (D 0 U) iz M 0 m c 0 (n z 0 0) 0 0 L) C> CD 2 c: 0 U) 04 < :3 CL 0 , C: 0 E :7 C 0 CL 0 0 0— 0 N o m E Z V 0 E en 0 (L M =3 ca z a) C CL Q. a) 0 E _r_ Z rn 0 �O > CL CL, 0 :3 U) tf �Q M 0 0 C) 0 0 N a) co U) iii co C/5 co Hid A) D Z ui a m M en as 2 0) (D — (1) .s m w 0 = cn o 0 T- c -i CL g:F ja S, all Soil Survey of Gallatin County Are., Montana Page 7 Gallatin County Area, Montana Map Unit Symbol Map Unit Name 4074 Acres in AOI Percent of AOI 43.3 2.8 Mandeville soil map USDA Nuturul ReOurces Web Soil Survey 1.0 12/912005 am s""Ire National Cooperative Soil Survey Page 3 of 3 4500 Blackdog-Quagle silt foams, 4 to 87,6 5.7 8 percent slopes 4501 Blackdo&-jkodyk silt loams, 8 to 10.2 0.7 15 percitnt slopes 457A Turner loam, moderately wet, 0 to 83,9 5.5 2 percent slopes 506A Saypo"silt 16arii" 0 to 2 Percent 8,8 0.6 slopes 509E Enbar loam, 0 to 4 percent slopes 219,1 14.3 50B Blackdog silt loam, ll to 4 percent 359.0 215 slopes" 50C Blackdog silt loam, 4 to 8 percent 4,5 0.3 slopes 512B Elqbdr Nyffidt l0ams� 0 to, 4, ` . .. .... 3011 2,0 .. 512D Enbar-Bowery-Nythar complex, 4 0.9 0 to 15 percent slopes 522A tribar'cl'ay'lp '0 :tq);,pefq 537A Lamoose silt loam, 0 to 2 percent 40.3 2.6 slopes 53C Aux te'_d4m ,,, Silt Joam 0.5 556A Threeriv-Bonebasin learns, 0 to 2 65.5 43 percent slopes 5713, 71 Turner b 7 606A Bandy-Riverwash-Bonebasin 134.9 8,8 complex, 0 to 2 percent slopes 64B SLF Sanitary landfill 32.2 2.1 'UL -1 3 W Water 15.1 LO Mandeville soil map USDA Nuturul ReOurces Web Soil Survey 1.0 12/912005 am s""Ire National Cooperative Soil Survey Page 3 of 3 70— 0 cu NO cc CL C LL C:) Ci m 0 0 C� C14 0 CD ra 0 CD lim. I I Lol in R. (U cn ctl CL kf) cu ry c4 tr U) CL E a) a) C tlr E cc tJ > 0 0 M Q) 'a 3: CL CU U) M u) E C 0 z CD d) E 0 c 0 < 0 j) in Je OL 0 M C 04 (D C 0 w W E 0 r- 0 0 0 CL.0 m 0 LL. Z E E cn 0 E F– CO CL 2 0 E2 0 cc z a) — M 0 — 0 �o E to 1 (D a) C cts 2: E 6 a, Q) 2 0 E 76 0 Co a) a) 2 L?^^ > 0. CL m (D 0 . - ffi u) -2 u) 2 0 = -r- 3-0 0 0 N (D co U) CO Z; m cl 0 UJ r�fnt 00- w W CL u t9 z U) tJ 0 WO T -j CL ~F E- E 0 0 HIE o D I I I IrIvAl I kf) cu ry c4 tr Roadfill Source Rating Mandeville soil analysis Page 10 Tables Raadfill Source Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of AOI Area Map Unit in AOl Symbol 50B Blackdog silt loam, 0 to 4 Good 359.0 23.5 percent slopes 50C Blackdog salt loam, 4 to 8 Good 4.5 0.3 percent slopes 53C Amsterdam silt loam, 4 to 8 Good 7.5 0.5 percent slopes 57B Turner loam, 0 to 4 percent Good 111.9 73 slopes 64B Straw loam„ 0 to 4 percent Fair 39.0 25 slopes 407A Sudworth -Nesda loamy, 0 to Good 43.3 2.8 2 percent slopes 450E BlacId-4)11a6le silt, Good 876 57 loamy, 4 to 8 percent s: 450D Blackdog- Brodyk silt loamy, 8 to 15 percent slopes 457A Ttlrr er ltlanit moderate �vpt, bl to Percent slot 506A Saypo silt loam, 0 to 2 percent slopes Good 10.2 0.7 Fair 5099 Enbar= loam, 0 to 4 percent pair slopes 512B Enbar- Nythar loams, 0 to 4 Fair percent slopes 83.0' 5.5 8.8 0.6 219.1 11.3 30.1 2.0 522A Enbar clay loam, 0 to 2 Fair 181.8 11.9 percent slopes 556A Threeriv- Bonebasin loams, Poor 65.5 43 0 to 2 percent slopes SLF Sanitary landfill Not rated 322 11 UL Urban land Not rated 53.0 3.5 USDA Natural llesourm Web Soil Survey I.0 12/912005 comenaiion service National Cooperative Soil Survey Page 3 of 4 Roadfill Source Rating; Mandeville soil analysis Page 11 Summary by .Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of AO1 Area Map Unit in AO1 Symbol W Water Not rated 15.1 1;11 Summary by Rating Value Rating Total Acres in AOI Percent of A01 Good 74 i.9 46.3 Fair 655.0 42.8 Not mated 100.3 6,6 Poor 65,5 43 Description Roadfill Source Roadfill is soil material that is excavated in one place and used in road embankments in another place. The soils are rated as a source ofroadfill for low embankments, generally less than 6 feet high and less exacting in design than higher embankments. The ratings are for the whole soil, from the surface to a depth of about S feet. It is assumed that soil layers will be mixed when the soil material is excavated and spread. The soils are rated "Good," "Fair," or "Poor" as potential sources of roadfill. The ratings are based on the amount of suitable material and on soil properties that affect the ease of excavation and the performance of the material after it is in place. The thickness of the suitable material is a major consideration. The ease of excavation is affected by large stones, depth to a water table, and slope. How well the soil performs in place after it has been compacted and drained is determined by its strength (as inferred from the AASHTO classification of the soil) and linear extensibility (shrink-swell potential). Normal compaction, minor processing, and other standard construction practices are assumed. Parameter 'Summary - Roadfill Source Aggregation Method: Dominant Condition Component Percent Cutoff Tie -break Rule: Lower USDA, Naturut Hemrm Web Soil Survey 1.0 121912005 am Conw. motion senite ]National Cooperative Sail Survey Page 4 of4 7, 0 ca C,4 wi rs 0. CD LL C? (N cl O Ln 0 E2 G C7 CQD 41 u I -E m CL crs cu —co w o > ro 0 Z LLI o V CL E 0 UJ 0 (D > i--, E a a 0 ca z co a. CD 00 3 a CD (D co a) E a) 0 U) O CD E2 -a E c: V) C tCl I = 0 c -0 0 a) 0 0 N tai .o CD a ) c (N = . . M 0 m E C 0 CL -0 — 0 0 m C) 0 Ez — ca Ct) ns o F a) o 016 E a) U) EL < E 0 0 M 0 a) a) -C 0 2 .0 Ch L -s 0. 2 - 6 0 z -0 U) 0 0 C.7 � w N 0 o m CL cu —co w o > ro 0 Z LLI o V CL E 0 UJ 0 i--, E a a 0 ca z co a. 0 lulu 3 a m CL E E2 E Local Roads and Streets Rating Blackdog- Brodyk silt Somewhat limited Mandeville sail analysis Page 14 loamy, 8 to 15 percent Tables - Local Reds and Streets Summary by Map Unit - Gallatin County Area, Montana 457A, Soil Survey Map Unit Name hating Total Acres Percent of AOI Area Map Unit in AOl 506A Symbol Very limited 8.8 0.6 50B Blackdog silt loam, 0 to 4 Somewhat limited 359.0 23.5 -Ehbnr laarin, O,to 4 percent slopes 219,1 14.3 50C Blackdog silt loam, 4 to 8 Somewhat limited 4.5 0.3 Enbar- Nythar loarns, 0 to percent slopes XI 2.0 53C Amsterdam silt loam, 4 to Somewhat limited 7.5 0.5 8 percent slopes 57B Turner loam, 0 to 4 Somewhat limited 111.9 73 percent slopes 64B Straw loamx tl to 4 percent Somewhat limited 39.0 2.5 slopes 407A Sudworth -esda loams, 0 Somewhat limited 43.3 2.8 to 2 percent slopes 450D Blackdog- Brodyk silt Somewhat limited 10.2 0.7 loamy, 8 to 15 percent slopes 457A, moderately Somewhat, limited 83,9 5.5 weld tea, p rccnt,,slopes 506A Saypo silt loam, 0 to 2 Very limited 8.8 0.6 percent slopes 509B' -Ehbnr laarin, O,to 4 Very limited 219,1 14.3 pda€=�ent slues . 512B Enbar- Nythar loarns, 0 to Very limited XI 2.0 4 percent slopes 522A Enbar clay loam, 0 to 2 Very limited 181.8 11.9 percent slopes 556A Threeriv4Bonebasin Very limited 65.5 4.3 foams, 0 to 2 percent slopes SLF Sanitary landfill Not rated 3:22 11 USDA Natural Resources Web Soil Survey 1.0 ;klffl co rcatum soroce National Cooperative Soil Survey 12191'2005 Page 3 of 4 Local Roads and Streets Rating Mandeville soil analysis Page 15 Summary by Map Unit - Gallatin County Area, Montana Soi] Survey Map Unit Name Rating Total Acres Percent of AOI Area Map Unit in AOI Symbol UL Urban land Not rated 53.4 3.5 W Water Not rated 15.1 1.4 Summary by Rating Value Rating Total Acres in AOI Percent of AOI Somewhat limited 746.9 48.9 Very limited 681.5 44.6 Not rated 140.3 6.6 Description - Local Roads and Streets Local roads and streets have an all - weather surface and carry automobile and light truck traffic all year. They have a subgrade of out or till soil material; a base of gravel, crushed rock, or soil material stabilized by lime or cement; and a surface of flexible material (asphalt), rigid material (concrete), or gravel with a binder, The ratings are based on the soil properties that affect the ease of excavation and grading and the traffic- supporting capacity. The properties that affect the ease of excavation and grading are depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, depth to a water table, ponding, flooding, the amount of large stones, and slope. The properties that affect the traffic - supporting capacity are soil strength (as inferred from the AASHTO group index number), subsidence, linear extensibility (shrink -swell potential), the potential for frost action, depth to a water table, and ponding. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect building site development. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures, Poor performance and high maintenance can be expected.. Parameter Summary _ Local Roads and Streets Aggregation Method: Dominant Condition Component Percent Cutoff- Tie -break Rule: Higher USJ)A Natural Rmmrct% Web Soil survey 1.0 12/9/2005 aim G:onwcootinn Stn'icr National Cooperative Soil Survey Page 4 of 4 Y--C (2) cn ca a- LL c C� Nf 0 CD ci CD CD 1.01 I 1! b 2 M (L o CA N tfi 14 a� E Ul) ;l E cl- (D > 0 -0 CY) cc as M >1 a) _0 3: CL M Lo cn -� E ? cu c 0-0 w 0 co co © Z a) r E 0 0 0 00 cz) 2 Cl C: 0 0 m a> o U. z ID off co U) E 0 = z Ca E yy a (D >, CL co U) E (b fA 2 0 0 E m 0 .0 0 > CL a �i (D 0 -a M 0 0 ca C t: (D 0 - N 0 (v o (1.0 U) U) U) 0 tKf 2) a -0 < CD CA B m > 0 0 a) LD i: Z C 0 rL W x C', L 79 jj LU L, E UO) z z 0 5 IN, o CA N tfi 14 a� E Ul) ;l Shallow Excavations hating Mandeville soil analysis Page 18 Tables - Shallow Excavations Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of AOI Area Map Unit 30.1 2.0 in AOI Symbol 50B Blackdog silt loam, 0 to 4 Sornewhatlimited 359,0 , 23.5 percent slopes 50+C Blackdog silt loam, 4 to 8 Somewhat limited 4.5 0.3 percent slopes 53C AmsterdaT silt loan, 4 to Somewhat limited 7,5 015 8 pei cetit slopes 57B Turner loam, 0 to 4 Very limited 111.9 7.3 percent slopes 648: Straw loam, ;0 to 4 percent Somewhat limited 39.0 2.5 slopes 407A Sudworth -Nesda foams, 0 Very limited 433 2.8 to 2 percent slopes 450D Blackdog- Brodyk silt Somewhat limited 10.2 0.7 loams, 8 to 15 percent slopes -th ? ✓ r1.. 506A 509B: 512B Saypo silt loam, 0 to 2 Very limited percent slopes Enbar- Nythar foams, 0 to Very limited 4 percent slopes 83.9 5.5 8.8 0.6 219.1 14.3 30.1 2.0 522A Enbar clay loam, 0 to 2 Very limited 181.8 11.9 percent slopes 556A Threeriv- Bonebasin Very limited 65.5 4.3 loams, 0 to 2 percent slopes SLF Sanitary landfill Not rated 32.2 2.1 USDA Natural Resourrft Web Soil Survey 1.0 121912005 am coh". n lion sersuee National Cooperative Soil Survey Page 3 of 4 Shallow Excavations Rating Mandeville soil analysis Page 19 Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of A01 Area Map Unit in AOI Symbol UL Urban land ° Not rated 53.0 3.5 W Water Not rated 15.1 Lo Summary by Rating Value Rating Total Acres in AOI Percent of A01 Very limited 920,+5 60.2 Somewhat limited 507.8 33.2 Not rated 100.3 6.6 Description - Shallow Excavations, Shallow excavations are trenches or holes dug to a maximum depth of 5 or b feet for graves, utility lines, open ditches, or other purposes. The ratings are based on the soil properties that influence the ease of digging and the resistance to sloughing. Depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, the amount of large stones, and dense layers influence the ease of digging, filling, and compacting. Depth to the seasonal high water table, flooding, and pondng may restrict the period when excavations can be made. Slope influences the ease of using machinery. Soil texture, depth to the water table, and linear extensibility (shrink -swell potential) influence the resistance to sloughing. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect building site development. "Nat limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Parameter Summary - Shallow Excavations Aggregation Method: Dominant Condition Component Percent Cutoff. Tie -break Rule: Higher USIM Natural Rewurom web Soil Survey 1.0 1214/2005 Sam (;onaenalion senlre National Cooperative Soil Survey Page 4 of 4 O Ci CJ i4 C.R LL Ci 0 C:) CJi ce) C:) C) Ci CV 0 0 O ul) C:) ql tll O O CD II'm 4e v m 24: To d) IL 'a -E Z- W CL Cif > 0 (D a) U) CL w E r- ;> C 0 crj z E 0 lan 0 Q1 o L) CD :3 0 (n lzr 1E 2 CL CL �c c 04 w a) D u 0 ca E 0 t r- 0 0 0 -0 — w a a) 0 U. U) N Q. C CV E rn z F- U (D E o 'F CL :D cc 0 a) o Z" :3 0) — m 0= E- c 0 E CL - 0 Q) U) CD 0 c > 0. = 2 CL LL U) 2 0 C -0 U) -0 C3 CU 0 1= a) 0 N (1) o CL C) C) U) U) ill ns 0 -0 00 2 CL E . 2 co w 1-6 m 1�11 c UJ 'co a, 0 m 2 m w 0 U) z z co 0 z w CL E 0 0 'a -E Z- Dwellings With Basements Rating Mandeville soil analysis Page 22 Tables - Dwellings With Basements Summary by Map Unit - Gallatin County Area, Montana Soil Survey Area Map Unit Symbol Map Unit Name Rating Total Acres in A01 Percent of AOI SOB, Blackdog silt loam, 0 to 4 Not limited 359.0 23.5 percent slopes 50C Blackdog silt loam, 4 to 8 Not limited 4.5 0.3 percent slopes 53C Amsterdam silt loam, 4 to Not limited 7.5 015 8 percent,slopes 57B Turner loam, 0 to 4 Not limited 111.9 7.3 percent slopes 64B Straw learn, 0 to 4 percent Somewhat limited 39.0 2.5 slopes 407A Sudworth-Nesda loams, 0 Very limited 433 2.8 to 2 percent slopes 450D Blackdog-Brodyk silt Somewhat limited 10.2 0.7 loams, 8 to 15 percent slopes 457A Turner learn, moderately Not limited 83.9 5.5 Wet"', 0 1,seresnt slopes 506A Saypo silt loam, 0 to 2 Somewhat limited 8,8 0,6 percent slopes 5098 Ezlbalaarp, 0 to 4 Yet' limited 21911 143 512B Enbar-Nytbar loams, 0 to Very limited 30.1 2.0 4 percent slopes 522A Enbar clay loam., 0 to 2 Very limited 181.8 I1.9 percent slopes 556A Threeriv-Bonebasin Very limited 65.5 4.3 loams, 0 to 2 percent slopes SLF Sanitary landfill Not rated 32.2 I USDA Natural Remms Web Soil Survey 1.0 12/912005 &IM Commalian Semite National Cooperative Soil Survey Page 3 of4 Dwellings With Basements Rating Page 23 Summary by Map Unit - Gallatin County Area, Montana Mandeville soil analysis Soil Survey Map Unit Name Rating Total Acres Percent of AO1 Area Map Unit in AOI Symbol UL Urban land - Not rated 53.0 3.5 W Water Not rated 15.1 1.0 Summary by Rating Value Rating Total Acres in AOI Percent of AOI Very limited ` 716.1 46.8 Not limited 654.4 42.8 Not rated 100:3 6.6 Somewhat limited 57.9 18 Description - Dwellings With Basements Dwellings are single- family houses of three stories or less. For dwellings with basements, the foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of about 7 feet. The ratings for dwellings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load - supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink -swell potential), and compressibility. Compressibility is inferred from the Unified classification. The properties that affect the ease and amount of excavation include depth to a water table, ponding, flooding, slope, depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, and the amount and size of rock fragments- Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect building site development. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations ,generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures.. Poor performance and high maintenance can be expected. Parameter Summary - Dwellings With Basements Aggregation Method: Dominant Condition Component Percent Cutoff- Tie-break Rule: Higher USDA Natural laes arms Web Soil Survey 1.0 1219!2005 1I rontxrwation Serviro National Cooperative Soil Survey Page 4 of 4 So co CL U— CD C� '4;r 0 0 CL Cl) a 0 C� IN CD 0 C) C) a LO 0 CD (0 11M, u. A to cli CD t. o zv CL E na a) > 0 0 W 0) CL m E 0 Cl) S 0 0 m 0 5D 0 U) 15 0 m E 0 0 0 0 C) 4i a.0 — CU 0) 0 U. z w E'er-. id 2 "i6 CL (D CS ins ca 0= Z ;5 50, E 0- E a) 0 a ro E U) <D (D 0 ;> > M73 0t =7 M 72 o 0 0 0 N 0 0 0 �OL 0 la I c a E r. QO 0 m im .0 > 0 CU 'o r tE W a E ua -t6 2 m CL sn z w ID t. o zv Dwellings Without Basements Rating Blackdog- Brodyk silt Somewhat limited MandcAle soil analysis Page 26 loams, 8 to 15 percent Tables _ Dwellings Without Basements Summary by Map Unit - Gallatin County Area, Montana 457A Soil Survey Map Unit Name Rating Total Acres Percent of AOT Area Map Unit in ADI 506A Symbol Somewhat limited 8,8 0.6 SOB Blackdog silt loam, 0 to 4 Not limited 359.0 ' 23.5 . 1 n,41 ttidatl lM'to 4 percent slopes 219.1 14,3 50C Blackdog silt loam, 4 to 8 Not limited 4.5 0.3 Enbar- Nythar loams, 0 to percent slopes 30,1 2.0 53C Amsterdam silt loam, 4 to Not limited 7,5 0�5 8 percent slopes 57B Turner loam, 0 to 4 Somewhat limited 1119 7.3 percent slopes 64B Straw loam, 0 to 4 percent Somewhat limited 39.0 IS slopes 407A Sudworth -Nesda loams, 0 Very limited 43.3 2.8 to 2 percent slopes 450D Blackdog- Brodyk silt Somewhat limited 10.2 03 loams, 8 to 15 percent slopes 457A Turner, loami moderately Stimevwhat- limited 83,9 5.5 we 'O "t 506A Saypo silt loam, 0 to 2 Somewhat limited 8,8 0.6 percent slopes 509B 1 n,41 ttidatl lM'to 4 Wry li toted 219.1 14,3 Peroiat;sles 512B Enbar- Nythar loams, 0 to Very limited 30,1 2.0 4 percent slopes 522A Enbar clay loam, 0 to 2 Very limited 181.8 11.9 percent slopes 556A Threeriv- Bonebasin Very limited 65.5 43 loams, 0 to 2 percent slopes SLF Sanitary landfill Not rated 32.2 2.1 USDA Natural Nesourccs Web Soil Survey 1.0 12/9/2005 SM CoMerwali «u Seriiee National Cooperative Soil Survey Page 3 of 4 Dwellings Without Basements Ratinrg Mandeville soil analysis Page 27 Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of AOI Area Map Unit in AOI Symbol UL Urban land Not rand 53.0 3.5 W Water Not rated 15.1 1.0 Summary by Rating Value Rating Total Acres in AOI Percent of AOI Very limited 675,8 44.2 Not limited 45$,7 30.0 Somewhat limited 294.0 19.2 Not rated 100.3 .a Description - Dwellings Without Basements Dwellings are single - family houses of three stories or less. For dwellings without basements, the foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings for dwellings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load - supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink -swell potential), and compressibility. Compressibility is inferred from the Unified classification. The properties that affect the ease and amount of excavation include depth to a water table, ponding, flooding, slope, depth to bedrock or a cemented pan, hardness of bedrock . or a cemented pan, and the amount and size of rock fragments. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect building site development. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Parameter Summary - Dwellings Without Basements Aggregation Method: Dominant Condition Component Percent Cutoff: Tie -break Rule: Higher USDA Lateral Resouts web Soil Survey 1.0 1219/2005 Bliffl t:onsenalioo Senice National Cooperative Soil Survey Page 4 of 4 co C14 a> 0) ro a- 0 LL C) l CL C> c� ce) tt) a) M o m tcs III HIM R, I r: cli CL Cam. p rq ao r -E 0 CP 0 0 0 0 cn M z CD E 0 6 'o 0 0 C < u7 O N C. 0 0 0 LL z U) N (D ce N f3 7�6 Ct) CL = c z 0 0 0 16 E c: E .0 0 E M 0 0 �o > CL 0 0 0. 0 (D M 0 0 o CL o 0 N U) U) U) 0 0 S cc GO v > QQ :3 cn z LU E 00 0 a L E m" 0 2 2 zi 2 LU _j U �!7 E .8 0 o z 0 z W m 0 = M 'o (D CL ca co E 0 of a: x 0 m E 0 o 1 NO t 11,111'i/ I I'll/ Cam. p rq ao r -E Small Commercial Buildings Rating Mandeville soil analysis Page 30 Tables Small Commercial Buildings Summary by Map Unit - Gallatin County Area, Montana Soil Survey Area Map Unit Symbol Map Unit Name Rating "Total Acres in AOI Percent of AOl 50B Blackdog silt loath, 0 to 4 Not limited 359,0 215 percent slopes 50C Blackdog silt loam, 4 to 8 Somewhat limited 4.5 03 percent slopes 53C Amsterdam silt loam, 4 to Somewhat limited 7.5 0.5 8 percent slopes 57B Turner loam, 0 to 4 Somewhat limited 111.9 7.3 percent slopes 64B Straw loam, 0 to 4 percent ;'Somewhat limited 39.0 - 2,5 slopes 407A Sudworth -Nesda loams, 0 Very limited 43.3 18 to 2 percent slopes 450D Blackdog;- Brodyk silt Very limited 10.2 0.7 loams, 8 to 15 percent slopes 457A T466H'Orq, moderately $omeWhat limited 819 5.5 wets,l�i to.2.percent slopes 506A Saypo silt loam:, 0 to 2 Somewhat limited 8.8 0.6 percent slopes 5098 w c har loran 0� 0.4 Very limited 219.1 ' 14.3 pierceiit' Itgpes 512B Enbar- Nythar loams, 0 to Very limited 30.1 2.0 4 percent slopes 522A Enbar clay loam, 0 to 2 Very limited 181.8 11.9 percent slopes 556A Threeriv- Bonebasin Very limited 65.5 4.3 loams, 0 to 2 percent slopes SLF Sanitary landfill Not rated 32.2 2.1 USDA Natural Rmourm Web Soil 'Survey 1,0 1219/2005 IM Can;ertiation Service National Cooperative Soil Survey Page 3 of 4 Small Commercial Buildings Rating Mandeville soil analysis Page 31 Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Acres Percent of AOI Area Map Unit in AOI Symbol UL Urban land Not rated 53.0 3.5 W Water Not rated 15.1 1.0 Summary by Rating Value Rating Total Acres in AOI Percent of AOI Very limited 686.0 44,9 Somewhat limited 383.4 25.1 Not limited 590' 215 Not rated 100.3 M Description - Small Commercial Buildings Small commercial buildings are structures that are less than three stories high and do not have basements. The foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load - supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink -swell potential), and compressibility (which is inferred from the Unified classification). The properties that affect the ease and amount of excavation include flooding, depth to a water table, ponding, slope, depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, and the amount and size of rock fragments. The ratings are based on the soil properties that affect the risk of pollution and the design, construction, and performance of the system. Depth to a water table, ponding, flooding, and depth to bedrock or a cemented pan affect the risk of pollution and the design and construction of the system. Slope, stones, and cobbles also affect design and construction. Ksat and reaction affect performance. Permanently frozen soils are unsuitable for waste treatment. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect building site development. "Mot limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use_ The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation,„ special design, or expensive installation procedures. Poor performance and high maintenance can be expected.. Parameter Summary - Small Commercial Buildings Aggregation Method: Dominant Condition Component Percent Cutoff- Tie -break Rule: Higher 1JSf]A Natarai Rmwrces 'W'eb Soil Survey 1.0 121912005 Mm C.013s nation Sersice National Cooperative Soil Survey Page 4 of 4 N of rm � 't o" 00 e-A to C:) Ci ca C) C) ca 0 C� CD 0 U) C) I 1 Mq� 1"E I I Cl) Cl) 4) rL � T CD bb Si it E o 5; 0 a) 0 co 3: CL ro u) E 0 Z) o o (D 2 71 -'Z cm CL M C14 0 0 ro 0 :3 0 C: 0 0 0 a CU W 0 U) N E ➢ z 4E E C m �: I Co urn cu z CO M 0 :s 0;5 E � U) < E .2 "10 0 0 Uri 0 E 0 0 .0 0 C: a) > a 2 CL 0 m 0 75 -0 0 0 t: CD 0 N 0 (D 0 0.0 U) (n U) cu 0) < .2 0 Q C cc E 0 ca > uj F- F- F- F- F- LI) r 0 M U) 0) Ln C T rL LLI X x x x .2 B.M=.r,.Dc) 0 0 cr m a (if m w z 0 co W ❑ o 0 z 3� 0 o RG ul z EM El E EM El El 00 1 T IN 11�10 � T CD bb Si Ecological Site Id Rating Mandeville soil analysis Page 34 Tables - Ecological Site Id Summary by Map Unfit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Percent of AOI Area Map Acres in Unit Symbol AOI 50B Blackdog silt loam, 0 to R044XS355MT 359.0 23.5 4 percent slopes 50C Blackdog silt loam, 4 to R044XS355MT 4.5 03 8 percent slopes 53C Amsterdam silt loam, 4 R044XS355MT 7.5 0.5 to 8 percent slopes 57B Turner loam, 0 to 4 R044XS355MT 111.9 7.3 percent slopes 64B Straw loam, (1 to 4 R044XS355MT 39.0 2.5 , percentAopes 407A Sudworth -Nelda loams, R044XS355MT 433 2.8 0 to 2 percent slopes 450D Blackdog- Brodyk silt R044XS355MT 10.2 0.7 loams, 8 to 15 percent slopes 506A Saypo silt loam, 0 to 2 R044XS333MT 8.8 0.6 percent slopes 5098' lit► 0o OtoA Rt 4N 359MT 219. 1 1 143 512B Enbar- Nythar loams, 0 Null 30.1 2.0 to 4 percent slopes 522A Enbar clay loam, 0 to 2 R044XS359MT 181.8 11.9 percent slopes 556A Threeriv- Bonebasin R044XS365MT 65.5 4.3 loams, 0 to 2 percent slopes SLF Sanitary landfill Null 32.2 2.1 USDA N11-1 Rewurces Web Soil Survey 1.0 12/9/2005 (.omtr Ationse"ke National Cooperative Soil Survey Pape 3 of Ecological Site ID Rating Mandeville soil analysis Page 35 Summary by Map Unit - Gallatin County Area, Montana Soil Survey Map Unit Name Rating Total Percent of AOl Area Map Acres in Unit Symbol AOl UL Urban land Null 53,0 3.5 W Water Null 15.1 1.0 Description Ecological Site ID Ecological site ID is an identifier that uniquely identifies a particular ecological site. An "ecological site " is the product of all the environmental factors responsible for its development. It has characteristic soils that have developed over time throughout the soil development process; a characteristic hydrology, particularly infiltration and runoff that has developed over time; and a characteristic plant community (kind and amount of vegetation). The hydrology of the site is influenced by development of the soil and plant community. The vegetation, soils, and hydrology are all interrelated. Each is influenced by the others and influences the development of the others. The plant community on an ecological site is typified by an association of species that differs from that of other ecological sites in the kind and/or proportion of species or in total production. Descriptions of ecological sites are provided in the /Field Office Technical Guide, which is available in local offices of the Natural Resources Conservation Service (NRCS). Parameter Summary - Ecological Site ID Class: NRCS Rangeland Site Aggregation Method: Dominant Condition Component Percent Cutoff: Tie -break Rule: Lower 1SDA. Natural Resources Web soil survey 1.0 12/912005 f,ansersalion Serrice National Cooperative Soil Survey Page 4 of \ \ $ § & I m � ; .. � . - ■. . ) ... e . � ■ }! a _ 0 \ / k \ \ / k 0 \ k * £ { D \ % / \ \ \ f } o z z o Q Q 4 n r m � ; .. � . - ■. . ) ... e . � ■ }! a _ 0 Page 38 Natural Characteristics Analysis: The natural characteristics present on the site include water resources, wetland, soil type, slope, and vegetation. The p rimary water resource is the watercourse running north/south through the property and all efforts should be made to preserve this asset of the site. Enhancement of the banks and wetland areas could be undertaken to provide wildlife habitat and aesthetic enjoyment of this asset. Ground water levels do not present any problems with construction of roads or structures, however, site-specific evaluation should be made and all federal, state and local guidelines should be followed if construction occurs. The EPA prohibition on wells for drinking water should be followed until such time that the prohibition is revoked. The EPA prohibition is not a concern with respect to development because potable water would be obtained from municipal sources. The soil types on the site will require attention to shallow depth foundations due to the various strata present and may require structural fill due to shrink swell potential of certain soil types. Generally, foundations between four feet and seven feet in depth or structural fill would be required. There is evidence that suitable road fill materials may be found on the site and could reduce the overall construction costs. Areas with high moisture content should be avoided for construction of roads and structures where possible. The topography of the site is gently sloping and does not present a hindrance to development of the property. The property has been in agricultural production for over fifty years and it is expected that there are very few native plant species present. If native plants are to be reintroduced it is advisable to follow the ecological site identification to ensure feasibility. The few Cottonwood and Fir trees that are present could be preserved through appropriate site development. Overall, the site has many valuable natural characteristics that can be managed in a way that preserves them and allows for development of the site. Page 39 Cultural Relationships: The cultural relationships of the site are those relationships of the site to the overall human community as it pertains to both the history of the site and the vision the community has for the future of the site. Sources: The history of the site is determined through oral history, photographs, property transfers, and past uses. The vision for the future of the site was determined through the City of Bozeman 2020 growth policy document. Inventory: History The site was originally deeded to the state in 1888 from the US Department of the Interior as indicated on the General Land Office Plat of that same year. The property was most likely used as agricultural lease ground during the sixty-seven years that the state owned the ground. The state then provided a patent to the ground in 1955 to Effie Crittenden Evans. There is very little historical information about this family and its use of the property though it was likely agricultural. The Evans family then transferred the property by Warranty Deed to John and Donna Mandeville. The J, E. Mandeville family had been in the Bozeman area since the early 1860's. J.E. Mandeville died in 1939 and his son, Gordon Mandeville, began leasing the ground south of the site where he built a home and continued the family farm. John Mandeville, one of Gordon's sons, kept the lease of the state ground until 2003. At this time he purchased a portion of the site from the state by trading a 20-acre tract of the property that he had purchased from the Evans family. John continued operating the dairy farm and haying operation until he sold the property to the City. The most significant change in the property occurred in the early 1960's with the construction of Interstate 90. Prior to this, Highway 10 (Frontage Road) was the main highway into town. With the interstate construction came many business opportunities along what is now North Seventh Avenue. These opportunities have contributed significantly to the growth of Bozeman and its character. Recently, the site was proposed as a location for the Bozeman waste transfer station. This proposal was stopped by the City Commission in 2005. Community Vision The Bozeman 2020 plan addresses the future direction and vision for the area in question. While this site analysis does not examine all the relevant sections from the 2020 plan, it does analyze the most important factors, including community development (Centers), land use types (Industrial) and the entryway corridors (Class 1). The Future Land Use map for the City of Bozeman, Figure 6-2 of the Bozeman 2020 Growth Policy, prescribes the total area of the site as future industrial uses. Excerpts from the community vision are below which best describe the guiding intent of the parcel as it relates to the overall community. Page 40 Bozeman 2020 Community Plan Chapter 6: Land use Page 6-3 Centers: The first idea is for a renewal of a pattern of community development which is oriented around centers rather than along corridors. A corollary principle is for compact development. Focusing commercial activities into mutually reinforcing centralized areas enables each business to take advantage of the presence of customers and employees of other businesses. It enables greater convenience for people with shorter travel distances to a wide range of businesses and the opportunity to accomplish several tasks with a single trip. This can facilitate the use of transportation alternatives to single occupant motor vehicles and a corresponding reduction in traffic and road congestion and air quality impacts. A central location enables greater access to employment, services, and recreation with a reduced dependence on the automobile, greater efficiencies in delivery of public services, and corresponding cost savings in both personal and commercial applications. Bozeman 2020 Community Plan Chapter 6: Land use Page 6-25 Industrial- This classification provides areas for the heavy uses which support an urban environment such as manufacturing, warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In order to protect the economic base and necessary services represented by industrial uses, uses which would be detrimentally impacted by industrial activities are discouraged. Although use in these areas is intensive, these areas are part of the larger community and should meet basic standards for landscaping and other site design issues and be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. Entryway Corridor: The Entryway Corridor Overlay was intended to create conditions where superior architectural and site design standards would characterize the development adjacent to the principal entrances into Bozeman. As a gateway to Yellowstone National Park and other significant tourist destinations, the visual presentation of Bozeman to the public has long-term economic impacts. Reprinted from the Bozeman 21120 Community Plan Page 41 New looking from the back of several properties on East Main The East Main Street and Frontage Road corridor is highlighted on this Bozeman reap. NO "N _. I Description: This corridor is composed of two segments: the first consists of a portion of East Main Street, It serves as a transition from the character of the downtown core, with buildings positioned at the sidewalk edge, to properties that are set back from the street with a greensward. The second segment, the Frontage Road, is more rural in character. The City of Bozeman has designated the Frontage Road as a Class 1 corridor and East Main as a Class 11 corridor, The Frontage Road is a service road adjacent to the interstate highway. East Main Street is primarily a commercial corridor that extends east from the down- town core commercial area to the interstate. These corridors are primarily auto- mobile-oriented with development being perceived at higher speeds. This is different from the portion of East Main that is immediately adjacent to down- town which should be designed to encourage pedestrian activity. For the portion of East Main closest to downtown, the goal is to establish a transition in character with traditional Main Street storefronts. Buildings that are close to the street edge and that have storefronts facing the sidewalk are preferred, creating a pedestrian-friendly environment. For the remainder of the corridor, the overall goal is to establish a greensward as the foreground and to maintain view opportunities to the mountains beyond. Pathways are to be pro- vided within these green setback areas, which should serve as a part of the regional pedestrian and bicycle circulation systems. Page 92 Chapter 5 Corridor Specific Design Guidelines Page 42 Design Objectives: Neighborhood • Enhance sense of green corridor. • Invite the pedestrian and bicyclist to use the corridor, encourage the development of buffered detached sidewalk and bike boulevard trail along the Frontage Road, and also develop a trail connection from Spring Hill to Cherry River Ponds. Site . Improve the view shed from the interstate. Building Consider properties that face the interstate in a more general way. For example, some of the guidelines in Chapter 3 that address ar- chitectural character and building details may be less relevant. riew of East Frontage Road View of West Frontage Road near the 1-90 interchange, Chapter 5 Corridor Specific Design Guidelines Page 95 Page 43 N. Guidelines for the Frontage Road: I. The street should be relatively narrow in keeping with the rural road character. • Existing trees should be preserved, when feasible, 2. A pedestrian and bicycle boulevard trail shall be provided. • It should have an informal, meandering plan and be located away from the road edge. • It should be enhanced with trees and other landscaping, where .fea- sible. 3. Provide site and building improvements to the side of the buildings that face the Interstate. • Buffer parking and service areas from the interstate and frontage road, • Consider providing an entrance feature on the sides of buildings that face the interstate. • Screen mechanical equipment that can be viewed from above. 4. Reduce the visual impacts of industrial operations. • Provide landscape buffers in areas of equipment and product stor- age. • Service areas that involve the transfer of goods should also be screened from view. 5. The following streetscape elements would be appropriate in this corridor: • Informal street trees. • Simple furnishings. • Provide boulevard trail connections, landscaped area with shelter and map display. • Anticipate improvements for transit stops. Page 98 Chapter 5 Corridor Specific Design Guidelines Page 44 0. Conceptual Character Illustratives for the Frontage Road: Street section Frontage Road: • Two travel lanes with a turn lane in some areas. * Limited curb cuts/access, shared when feasible. • Detached pedestrian/bike boulevard trail. • 5Q' building setback. Frontage Road Character. Chapter 5 Corridor Specific Design Guidelines Page 99 Page 45 View to parking areafrom 1-90 The 1-90 corridor is highlighted on this Bozeman map, Description: The 1-90 entryway corridor serves as a conduit through Bozeman with connec- tions to North 19th Avenue, North 7th Avenue, and East Main Street. This cor- ridor is Class 1, entirely automobile- oriented, and prohibits pedestrian access. The 1-90 entryway corridor is flanked by commercial and industrial develop- ment, though most buildings are backed up to rather than facing the corridor. The highway is elevated throughout much of the city core and provides oppor- tunities for dramatic views to the surrounding mountains. As a result, the char- acter of development that abuts the highway is very important. For this reason, properties along the highway should be designed with views from the road taken into consideration, Norrh Page 100 Chapter 5 Corridor Specific Design Guidelines Page 46 View to fairgrounds, from 1-90 Design Objectives: Neighborhood Consideration should be given to improvements that would either direct attention to the north or screen foreground views toward the south. Site • The various industrial/storage yards on the south side of this corri- dor should be buffered. • The city should have the State Highway Department add "City Cen- ter" signs to exit signs at North 7th and East Main, Buildings • Because of the dramatic views of mountains, any buildings con- structed should use muted color schemes. • Consider properties that face the interstate in a more general way. For example, some of the guidelines in Chapter 3 that address ar- chitectural character and building details may be less relevant. Chapter 5 Corridor Specific Design Guidelines Page 101 Page 47 P. Guidelines for Interstate 90: 1. The highway edge should be primarily "natural" in character with native trees and related plantings at interchanges. 2. Provide site and building improvements to the side of the buildings that face the Interstate. • Buffer parking and service areas from the interstate. • Consider providing an entrance feature on the sides of buildings that face the interstate. • Screen mechanical equipment that can be viewed from above. 3. Reduce the visual impact of industrial operations, • Provide landscape buffers in areas of equipment and product stor- age, • Service areas that involve the transfer of goods should also be screened from view. Provide landscape buffers in areas of equipment and product storage, Page 102 Chapter 5 Corridor Specific Design Guidelines cc Nr (D ns n. CL Z> z 0) Cc z 0 2 N ca. (D 0 > si w su �c (D 2 E E 0) U) 5 a 0 S! d�tl m LL 0 0 :3 -j CL CL Z> z CL z 0 2 N ca. (D 0 eC w C Page 49 Cultural Relationships Analysis: The parcel, an original part of the 1888 state lands, has been used for agricultural purposes for more than 100 years. Perhaps the most significant changes that occurred to the property began in the early 1960's with the construction of Interstate 90. At this time, the pattern of commercial development began to emerge around the property. Agricultural use of the property continued in spite of these changes with only a small addition of a cell tower signaling the changing potential of the property. The City of Bozeman developed a growth policy document in 1999 which mapped the community's vision of the area for industrial use. This was an obvious land use given the proximity to the interstate, rail line, and adjacent land uses. Another important part of the community's vision for the area is that it is representative of the character and qualities that Bozeman exemplifies. As a gateway to Yellowstone National Park and other significant tourist destinations, the visual presentation of Bozeman to the public has long- term economic impacts. The entryway corridor guidelines outline what the qualities are. The future holds tremendous potential for the property as a place for economic growth and should exemplify the culture and history of Bozeman, Page 50 Political Constraints: Political constraints are those conditions of the property which have been established by governing bodies that directly relate to the development of the land. These conditions include municipal boundaries, land use, zoning, set-backs, overlay districts, and easements. Sources. The most recent City records, County records, Unified Development Ordinance (UDO), Design Objectives Plan Updated for Entryway Corridors, and existing surveys were used in determining the political constraints for the property. Inventory: The City recently expanded its boundaries to include this parcel in the City limits and create a new edge to the city. The zoning that was established with the annexation was that of M-2, an industrial zoning designation. The existing land use includes a lease for a communications tower and agricultural leases. Zoning, The intent and purposes of the industrial zoning district stated in UDO Chapter 18.20.010. B states, "The intent of the M-2 manufacturing and industrial district is to provide for heavy manufacturing and industrial uses, servicing vocational and employment needs of Bozeman residents." There is a broad range of uses allowed for under the current M-2 zoning designation ranging from office, warehouse, to manufacturing. A full list of permitted, conditional and accessory uses is listed in Table 20-1 of chapter 18.20.010 of the UDO. The zone type has the least restrictive height and building set-back requirements of any designation. The minimum lot width is 100 feet and there is no lot area minimum. Height limitations are set at forty-five feet and the set- backs are twenty feet for the front and three feet for all others excepting special set-back conditions existing on an individual lot basis, Overlay Districts The majority of the property falls within two of the City's overlay districts. The UDO states in Chapter 18.3 0.020 that, "It is the intent and purpose of this chapter to ensure that the quality of development along these corridors will enhance the impression and enjoyment of the community both by guiding development and change that occurs after the adoption of the ordinance codified in this title, and by stimulating and assisting, in conjunction with other provisions of this title, improvements in signage, landscaping, access and other contributing elements of entry corridor appearance and function." Both of the overlay districts pertaining to the property are designated as Class 1, which provides that all development wholly or partially within 660 feet of the centerline of Interstate 90 and Frontage Road follow specific design guidelines. Guidelines have been recently adopted through the Design Objectives Plan Update for entryway corridors. The guidelines establish general neighborhood, site, and building goals and objectives. Attached are the relevant pages from the Design Objectives Plan that pertain to the property. Page 51 Easements The property is encumbered by six different easements across the property. Some of the easements would be more prohibitive for development than others. COB for Sanitary Sewer: thirty feet (30') wide COB for Water Main and Service: twenty feet (20') wide Montana Power or Assignees for underground gas line: forty feet (40') wide Yellowstone Pipe line for under ground gas line: forty feet (40') wide Montana Power or Assignees for power/communication lines: ten feet (10') wide State of Montana for road access to Tract 2-, sixty feet (60') wide Additional plat and easement information is listed by film number found at the County Clerk and Recorder office as of 1220-05. Section 36 TI S, R5E Gallatin County COS 2153 Tract 1 -A, Tract 2-A, Tract 3-A, Tract 4-A Common to all Tracts Deed Bk 117-535 Original Patent to State Land 1955 Deed Bk 114-122Easement for Yellowstone Pipeline 40' 28 FM 148 Trust Indenture 56 FM 148 Waiver of Annex 60 FM 125 Warranty Deed 187 FM 2329 CGA Solvent site prohibition of wells 59 FM 495 RSR Subdivision 214409 Annexation Resolution 3760 (includes rail property) 2117281 Warranty Deed to COB Tract 1 -A 61. FM 1106 C Abstract of Contract for Deed 125 FM 4465 Warranty Deed 146 FM 2072 Easement to US West for Utilities (North and NE boundaries 20') 159 FM 2727 Warranty Deed 2007111 Quit Claim Deed 2037458 Easement for Power Company 10' either side of line 2117275 Easement for road and utility access to Tract 2 60' (see Exhibit) 2124015 Easement for Tract 2 access Tract 2-A 61 FM 1106 C Abstract of Contract for Deed 125 FM 4465 Warranty Deed 146 FM 2072 Easement to US West for Utilities (North and NE boundaries 20') 2007112 Quit Claim Deed 2117281 Warranty Deed to COB Tract 3 -A 2007111 Quit Claim Deed 2037458 Easement for Power Co 10' either side of line 2117281 Warranty Deed to COB Tract 4-A 2066505 Easement Water Pipeline (note no record of sewer line easement) 2185612 Conditions for Approval for Transfer station 2028101 Covenants for use as Ag land or Cell tower if left unimproved 2037458 Easement to Power Co for line 10' either side Ca to 0) ca f 14 co LO 0 cn co 0- z CL z 0 0 L- CL N 0 w Z> M z 0 < Q -j yawl` 10 ) cl: o ccr oc, (D 0 a- w CD r (a LL E E U w 8 8 8 4! Z To- Ej C2, CA w U) 1,111,11"I"I"', lei z CL z 0 0 L- CL N 0 w Z> M z 0 < Q -j Page 54 Political Constraints Analysis: The property's recent annexation and zoning designation of heavy industrial (M-2) has allowed for a continuation of the existing growth pattern surrounding the property. This designation follows the goals and objectives outlined in the 2020 plan. The M-2 zone type provides as its stated intent industrial uses which meet the heavy industrial, employment, and vocational opportunities for the community. This zone type is the least restrictive designation in terms of lot area coverage, height, and set-back requirements. The flexibility of this will allow for future unforeseen needs for commercial and industrial development that the city may require. The two primary political constraints of the property are its location within two entryway corridor designations and the easements that encumber the property. The design guidelines of the entryway corridor though restrictive provide a basis for the project to be a substantial contribution to the city's fabric. Through creative design and planning techniques these guidelines can be accomplished without significant cost increases. Approximately seventeen acres of the property sits outside of the overlay district and when considering lot layout appropriate uses could be located within this zone. The other political constraints are the six easements that encumber the property. Some of these will have greater impact on lot layout and use than others, and must be carefully considered in the planning and design. The primary intent of the political constraints is to produce sound development and foster projects and uses which will contribute to the character and quality of life in Bozeman. Page 55 Physical Conditions: The physical conditions of the site are those conditions which have typically been man- made and affect the planning and design of the property. The elements that are covered under this study are the utilities, roads, rails, and structures. Sources: The City records, existing surveys, aerial photography, USGS maps, and on site evaluations were all used in determining the physical conditions of the site. Inventory: Utilities The utilities that are present on the property are as follows. Water There exists a twelve-inch ductile iron water main running north/south on the eastern portion of the property and a two-inch class-51 polyethylene water service running east/ west along the existing Redwing Drive. Sewer There is a ten-inch sanitary sewer main widening to a twelve inch running adjacent to the water main. Power Communications There are currently power lines and phone lines running along Redwing Drive. Other There also exists a twelve-inch gas line running east /west along the property (southern easement) and a ten-inch gas pipeline running east /west along the property. Roads and Access The existing access to the property is from Redwing Drive with a proposed future road connection from Wheat Drive. Right of way would still need to be obtained from the state. The rail line runs adjacent to the property on its northern boundary and discussions with Montana Rail Link indicate that the creation of a rail spur line is possible. Improvements to the existing rail crossing would need to be made were development to occur. Additionally, a traffic study would need to be prepared to evaluate using Highway 10 (Frontage Road) as a primary or secondary access point. Structures There is one complex of buildings located on the old farm stead. These buildings hold little value for reuse in an industrial-type development. There is a small structure located where the cell tower is and this structure would most likely remain. (a r� Page 58 Physical Conditions Analysis: The physical conditions of the site present very few barriers to development. City water runs through the site and the property could be easily connected. City sewer runs through the site. Development of the site would require providing a lift station or a new sewer main connection on the west end of the site. This would require boring the line under the rail lines and the Frontage Road. The road access will require establishing a right of way easement from the state to utilize Wheat Drive. The secondary access point along Redwing Drive may require two significant expenditures. The first would be to improve the rail crossing, most likely including swing arms and signals. The second would be installing a turn lane, acceleration, and deceleration lanes along the Frontage Road. Depending on the design and layout, a rail spur could be constructed, the cost of which would be home by the development. The layout and configuration of lots will need to account for the existing communications tower on the site. The physical conditions of the site do not limit the development of the site; however, some elements may come at a cost and will have to be evaluated against an overall proforma. Page 59 Overlay Analysis The overlay analysis provides three different ratings for use in the planning process. These ratings are based on the natural characteristics, cultural relationships, political constraints, and the physical conditions of the site, The ratings evaluate the regions of the property suitable for lots and use within the context of the existing political constraints. Lot Limitation 1 This is the most restrictive lot limitation and includes such elements as wetlands, water courses, easements, and utilities. Lot Limitation 2 This rating indicates areas which are suitable for development but may include more restrictive guidelines. Lot Limitation 3 This is the least restrictive area of the site and presents little or no limitations. c� �a a