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South University District
Draft Development Guidelines
Table of Contents
I. Purpose and Intent
II. Definitions
III. Site Development
IV. Building Guidelines
V. Landscaping Requirements
VI. Review Process
I. Purpose and Intent
A. Architectural Review Requirement and Review Fee
No construction of or alteration to, nor any improvements whether temporary or
permanent, including but not necessarily limited to buildings, structures, fences, walls,
earthwork, paving, vegetation, tree removal, signage, storage facilities, trash enclosures,
utility enclosures, or antennas shall be commenced on any lot or tract in the South
University District (SUD) Master Plan area, before receiving written approval of the
Architectural Review Committee (ARC). The applicant will be required to pay a fee for
each ARC review at the time of application. Fees vary according to size of the project. A
fee schedule can be obtained from the ARC.
Interior modifications, normal maintenance of existing improvements and/or
improvements that do not alter the number of units, the existing square footage, the
exterior appearance of a building or other site improvements, do not require the approval
of the ARC.
The ARC reserves the right to amend this document from time to time and individual
property owners should check with the ARC for amendments prior to making design
submittals. ARC amendments may require City of Bozeman approval.
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B. Purpose of Design Requirements and Guidelines and Architectural Review Objectives
The Design Guidelines have been designed to protect, preserve and enhance the
character of the SUD, to ensure the mutual enjoyment of this community by its residents,
to protect property values and to maintain harmonious design within the built
environment. The Architectural Review process has been established to help attain this
goal through the assurance of individual property owner compliance with the intent of
these objectives. The following objectives will be an integral part of all SUD Architectural
Reviews:
1. To protect privacy and views to and from neighboring properties through controlled
and proper placement of structures within the built environment.
2. To promote a harmonious and cohesive relationship between the built environment,
the landscape, and the natural site features.
3. To promote quality architectural design that is appropriate for this development in
this urban setting.
4. To promote long term cost effective and energy efficient design with a continued
emphasis on promoting multi-modal forms of transportation.
ll. Definitions
Access —A street or driveway constructed for the purpose of gaining access to an individual lot
or residence located therein.
ARC — The Architectural Review Committee of the South University District as defined in this
document.
Centers- Areas intended to provide commercial or residential member services and amenities
in concert with the purpose built environment of SUD.
Certificate of Completion—A certificate issued by the ARC upon completion.
Excavation-Any disturbance of the surface of the land (except for that which may be required
to facilitate soils testing), including any trenching which results in the removal of earth, rock, or
other substance or any grading of the surface.
Fill- Any addition of earth, rock, or other materials to the surface of the land, which increases
the natural elevation of such surface.
Final Plan Approval — Indicates plans for the general location and design of a building, and
associated landscaping have been reviewed by the ARC and conform with the intent of these
Design Regulations. Final Plan Approval must be received from the ARC prior to
commencement of any site work, including but not limited to excavation, or any construction
related site activities. City of Bozeman building permits and permits for construction of any
portion of the building or site preparation shall not be applied for nor issued prior to receiving
Final Plan Approval.
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Improvement- Any changes, alterations or additions to a lot including, but not limited to
excavation, fill, residence or buildings, outbuildings, streets, driveways, parking areas, walls,
retaining walls, stairs, patios, courtyards, landscape plantings, fences, signs and structures of
any kind.
Land Uses -Those uses which include the following distinctions:
Commercial/Mixed-Use: This use emphasizes neighborhood and community
commercial uses and may also include horizontal or vertical mixed residential
uses.
Group Housing/High Density Residential: This use emphasizes higher density
residential with large, multi-story buildings. This use may also include managed
group housing as well as typical apartment buildings.
Transitional/Single-Family Residential: This use emphasizes context sensitive
residential density such as in the southeast and southwest portions of the
property. Housing in these area may still maintain higher densities while
providing an area of transitioning density to be compatible with adjacent,
potentially lower density, residential development.
Licensed Architect- An individual licensed to practice architecture. All ARC applications
require that a Licensed Architect be involved in the design and review process.
Licensed Engineer-An individual licensed to practice engineering in the State of Montana.
Lot —A parcel of real property as shown with a separate and distinct number or letter on a plat
of the South University District and recorded in the office of the Gallatin County Clerk and
Recorder.
Lot Owner or Owner— The person, persons, entity, entities or combination thereof which owns
a lot in the South University District.
Maximum Building Height — The vertical distance measured from the average existing grade
at the base of the building to the highest point of the roof structure as defined in the Unified
Development Code for this mixed-use zone. In no case shall the ARC have authority to
approve any structure that is higher than the maximum height allowed by the City of Bozeman
Unified Development Code requirements at the time of review.
Purpose Built Housing- Housing that is provided to accommodate a specific user group, such
as student housing.
Recreational Easements — Easements through, upon, or adjacent to individual lots shown on a
South University District plat and expressly identified as areas designated for community trails,
or other recreation as may be determined by covenant and/or Property Owners' Association.
Required Landscaping—Those trees, bushes, and or shrubs that are required for each site for
the purpose of integration with the natural environment as designated in site specific design
requirements and made part of the Final Plan Approval. The applicant shall include a
landscaping plan with their Site Plan showing existing and proposed contours and all proposed
landscaping with the architectural plans for review and approval by the ARC. The ARC shall
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adhere to the requirements outlined in the City of Bozeman Unified Development Code when
reviewing landscaping plans for development.
Roof Pitch — Slope of the roof(s), the relationship between the vertical rise and the horizontal
run of the roof. Stated "X" inches of rise in "12" inches of horizontal run; i.e., 4:12, 6:12, 8; 12,
etc. Individual roof pitches shall be designed with strong consideration given to the prevention
of deep accumulations of snow and ice and any additional specifications that may be required
by the City of Bozeman review processes.
Setback- The physical distance from the property line to the nearest part of a building,
structure, or sign measured perpendicularly to the property line. Setbacks within the South
University District will be consistent with those outlined in the City of Bozeman Unified
Development Code.
Special Improvement District (SID)- SID's may be implemented for installation of
maintenance of certain improvements.
Site Plan-A scale drawing that illustrates the accurate location of all structures, streets, parking
areas, landscaping features or other elements as referenced in this document, existing and
proposed, on property within the SUD.
III. Site Development
A. Setbacks
Building setback lines as defined by the City of Bozeman Unified Development Code
shall be shown on all Site Plans. No structure other than a structure specifically
permitted to encroach by the Unified Development Code and this document shall be
allowed to encroach into the setbacks. Projects indicating that structures are
encroaching into the setbacks will not be placed on the ARC's regular review agenda.
B. General Easements
Individual lots may contain general easements that are shown on the South University
District Master Plan and any associated plats. The purpose of those easements may
include but are not limited to the following; access, utilities, drainage, electrical service,
natural gas service, telephone service, cable television service, communication service,
street maintenance, pedestrian access, water, sanitary sewer and/or storm sewer
locations.
The ARC does not have the responsibility or authority to review or approve
encroachment of any kind into any designated easement. Site Plans indicating
encroachment of any kind, other than immediate access from a public street for
driveways, will not be placed on the ARC regular review agenda.
C. Open Space Easements
The South University District Master Plan may show open space easements or areas
set-aside for recreational use by the Association, its members, and members of the
public. No construction, with the possible exception of an Association owned recreational
facility or other recreational equipment will be allowed in said areas. Said recreational
facility will be subject to review and approval by the ARC and will be required to meet the
same high standards for siting, design, and other impacts as any privately owned
residences or commercial buildings.
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D. Topographic Survey
A topographic survey indicating existing site contours for the entire building and within
fifty feet, or to the property line when the fifty foot requirement cannot be met, of all
disturbed or graded areas at not more than two-foot intervals shall be prepared by a
licensed land surveyor, and made a part of the plan submittal to the ARC for site plans
that are not part of an approved subdivision. Existing and proposed contours will also be
included on the required Site Plan.
E. Grading and Drainage
A grading plan shall be included with all applications sent to the ARC for construction
approval. All site grading shall be consistent with any applicable master grading and
drainage plans for the South University District. All site grading shall relate to and blend
with any existing streets, drainage swales, and the surrounding natural landscape. In
order to minimize damage and negative effects to existing topography and vegetation,
site grading cuts and fills shall be kept to a minimum. All grading associated with snow
melt and run-off water from site improvements and impervious surfaces such as roofs
and paved areas, shall have a positive flow away from structures and shall be directed
towards the natural down-slope of the property. Steps shall be taken to prevent excess
run-off water from directly entering existing streams, wetlands and natural ponds, and
neighboring properties. Such areas shall be protected by appropriate erosion and/or
sediment controls (i.e.; check dams, re-vegetation, silt fencing, retainage area, settling
ponds, etc.) as may be determined by a Licensed Engineer for the specific site. Slope
conditions shall be determined along with individual soil characteristics to avoid unstable
conditions, erosion, undue loss of vegetation, and impacts upon neighboring properties.
Site Plans shall show surface drainage patterns consistent with the existing natural
conditions, contours, road drainage swales, and culvert crossings. Modifications to
existing natural drainage conditions (i.e.; drainage swales, streams, ponds, wetlands,
etc. and existing man-made conditions (i.e.; road swales, grades, etc.) shall require prior
approval by the appropriate governing body(s), written approval by the Owners of any
affected properties, and final approval by the ARC.
Due to seasonal snow depths in the area, all Site Plans shall include an on-site area or
areas with sufficient room to store snow removed from driveways, walks, roofs, parking
areas, etc. The property owner shall be responsible for all on-site snow removal and
storage, and shall minimize snow and ice build-up on driveways, parking areas and
pedestrian walkways. All grading and drainage plans will be subject to the grading and
drainage Standards outlined in the City of Bozeman Unified Development Code which
include the requirement to install complete drainage facilities in accordance with the
requirements of the Montana Department of Environmental Quality as well as the City of
Bozeman, such facilities shall conform to any applicable facilities plan and the terms of
any approved site specific master stormwater control plan. The City's requirements are
contained in the Design Standards and specifications policy and the City modifications to
state public works standard specifications. Special consideration may be given to
applications that include the incorporation of Low Impact Development techniques for
stormwater treatment.
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F. Retaining Structures
Any necessary retaining structures in areas within public view shall be constructed of
materials consistent with the architectural character project at hand or of natural
boulders with vegetation planted between and amongst to soften the appearance and
harmonize with the built environment and/or the natural surroundings. Stone-covered
concrete retaining walls with surrounding natural landscaping will also be acceptable.
Stucco faced concrete walls will be approved at the discretion of the ARC if it is agreed
that the retaining wall has limited impact on the public view and the design and color of
the wall(s) is such that it blends with the built environment and/or natural surroundings
and is consistent with the architectural integrity of the on-site improvements.
Retaining structures in areas not visible from public view may be constructed of treated
timbers, log, pre-cast block with a cut stone appearance, or any of the materials listed for
the public view areas. Final determination of what is visible from public view will be at
the ARC's sole discretion. Retaining structures will be subject to the requirements for
these types of walls outlined in the City of Bozeman Unified Development Code.
G. Driveways
Driveways connecting to any street, including the construction of any culverts,
landscaping, maintenance, and snow plowing that may be necessary are the
responsibility of the owner. Driveways will be subject to the Access Standards outlined
in the City of Bozeman Unified Development Code.
H. Alleys
The use of alleyways and rear drive accesses to promote street frontage should be
encouraged where appropriate.
I. Parking
Parking considerations will be subject to the parking standards in the City of Bozeman
Unified Development Code. Unique consideration will be given to the different uses
within the South University District. Commercial, residential (high density and single
family) and mixed uses proposed within the site will be subject to the requirements for
these uses as detailed in the City of Bozeman Unified Development Code.
Special Consideration may be given to innovative parking solutions incorporated into
individual applications through site design. Structured (vertical) parking may be allowed
for either the Commercial/Mixed-Use or Group Housing/Residential land uses.
J. Fences
Fences shall be built of materials compatible to those of the main residences or
commercial buildings within the South University District. Fences shall be shown on the
Site Plan for written ARC approval prior to construction. Fences will be subject to the
requirements for fences outlined in the City of Bozeman Unified Development Code.
K. Utilities
Utility service lines shall be buried and placed in the locations prescribed by the
individual utility provider. Water, sewer, gas, electric, TV, phone, and other utility lines,
taps and connections shall be coordinated with the utility providers, and shall be located
and shown on the Site Plan for ARC approval.
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L. Signage
Signs must be compatible with the design characteristics of the main residences or
commercial buildings within the South University District for which they are intended to
monument. Sign locations shall be shown on the Site Plan and elevations provided to
the ARC for written approval prior to construction and will be subject to the requirements
for signs outlined in the City of Bozeman Unified Development Code.
M. Centers
Special consideration should be given to the incorporation of community centers in the
development of an individual site. In particular, those areas where housing is intended to
serve a specific purpose, i.e. student housing. Centers may not necessarily be required
to be located in the actual center of the individual development, reasonable
consideration will be given to innovation in design and purpose and approval will be at
the discretion of the ARC and the City of Bozeman.
IV. Building Guidelines
A. Architectural Theme
In general, all buildings within the SUD should consist of a "Northwestern/urban"
architectural theme. The Northwestern theme includes the use of geographically
appropriate building materials and design philosophies. Buildings within the SUD should
be able to withstand variable weather conditions in a manner that is both enduring and
safe over time. The "urban" component of the theme implies and encourages higher
densities and compact, efficient building forms.
B. Maximum Average Height Limit
Height limits within the SUD shall be consistent with the standards outlined for the
authorized uses within the SUD and the REMU. Height limits are detailed in the City of
Bozeman Unified Development Code.
C. Building Setbacks
Setbacks within the SUD shall be consistent with the standards outlined for the
authorized uses within the SUD and the REMU. Setbacks are detailed in the City of
Bozeman Unified Development Code.
D. Streetscape Location
When a building is located adjacent to a street, it should be designed to provide interest
to pedestrians and any other passerby. Commercial buildings are encouraged to provide
an inviting storefront at the street level. Residential buildings should incorporate porches,
courtyards and decorative wall treatments to add interest to the building as it is viewed
from the street.
E. Minimum and Maximum Size
Size limitations within the SUD shall be consistent with the standards outlined for the
authorized uses within the SUD and the REMU. Size restrictions are detailed in the City
of Bozeman Unified Development Code.
F. Mass and Scale
Designs for both commercial and residential buildings shall incorporate elements that
create the appearance of a "human scale". Designs that include modular articulation in
an attempt to reduce the overall perceived scale shall be recommended. Variations in
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colors, materials, roof lines, etc., or other methods that may accentuate this technique
are encouraged.
G. Roofs
Roofs shall be designed to reduce the overall scale of a building while allowing for
sensible, safe design. Sloping roofs shall be encouraged to be consistent with the
Northwestern theme. Roof lines shall be designed to avoid conflict with the pedestrian
nature of the site by directing snow and other precipitation away from sidewalks.
H. Fire Protection
All buildings within the SUD are required to adhere to current Universal Building and
International Fire Codes.
I. Building Materials
Building materials shall be consistent with the Northwestern theme and incorporate the
use of regionally appropriate elements. Brick, stone, wood and metal, when combined
with other elements, are preferred, however, the use of stucco or similar synthetic
material will not be discouraged in context sensitive circumstances. Other materials
when secondary to other materials, may be acceptable upon review by the ARC.
J. Windows
Windows shall be complimentary to the objective of creating the human scale and
generating an inviting streetscape. In commercial contexts, street level transparency will
be required.
K. Decks, Patios and Balconies
Decks, patios and balconies shall be allowed in all buildings within the SUD where it is
deemed appropriate by the ARC. Decks, patios and balconies in all buildings shall be
used to create an inviting streetscape and aid in creating a diverse building fagade.
Commercial buildings are encouraged to utilize patios to provide outdoor seating.
L. Garbage Enclosures
Garbage enclosures for all buildings shall be designed to blend in with the primary
structures. Enclosures shall be required to meet the standards of solid waste disposal
provider.
M. Lighting Standards
Lighting shall generally follow a shoebox lighting theme. All exterior lighting shall be
subject to the Lighting standards outlined in the Unified Development Code. Special
consideration should be given the provision of safe pedestrian routes in a university
atmosphere.
N. Mechanical Screening
Mechanical, utility and service areas should be unobtrusive and should include efforts to
hide them by locating these areas away from the streetscape, with structural elements or
landscaping features.
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V. Landscaping Requirements
A. General Design Requirements
Landscaping shall reinforce the general concept of the South University District and be
complimentary to both the urban setting and the natural surroundings. Required
landscaping and re-vegetation around the perimeter of the buildings and the construction
site, shall soften and accent the architecture and hardscape and make a harmonious
transition from the residential or commercial to the natural surrounding vegetation.
Landscaping and re-vegetation of the construction area and along driveways and within
parking areas and walks shall be included on the Site Plan and shall receive approval
prior to installation or planting. In general, site landscaping seen from the public views
should be consistent with the native vegetation and characteristics (i.e., maple, aspen,
spruce, or fir trees, indigenous grasses, deciduous and large coniferous shrubs, etc.)
planted in natural settings or groupings. The use of natural stone, log, boulders, and
water is encouraged where appropriate to augment the built landscape. Drought
resistant plant species should be considered when possible to lessen irrigation water
requirements. It is recommended that a landscape professional be consulted regarding
plant, grass and tree species and to design or offer suggestions regarding the final
landscape design and maintenance.
Landscaping around buildings, along pathways, parking areas and drives should take
into consideration sun, wind, snow drifting, shade, potential snow and ice build-up,
removal and storage areas. Plantings and landscape approved for use as screenings of
storage structures, mechanical equipment, garbage enclosures, or other screening the
ARC or the City of Bozeman may require, shall be maintained and replaced as
necessary for the life of the structure.
B. Soil Preparation
Before excavation of any footings or foundations, topsoil shall be stripped and stored on-
site, or in a location approved by the ARC. Good quality topsoil shall be replaced in
areas requiring landscaping or re-vegetation to a minimum depth of six (6) inches.
C. Plantinq, Plant Materials and Acceptable Plant Species
(see the plant materials discussion and recommended species list in the Parks Master
Plan)
D. Sod
Sod areas shall be irrigated and maintained to ensure a well kept appearance. Where
sod meets the natural landscape, an informal edge shall be created to tie with existing
lines of the natural vegetation.
E. Seeding
Seed mixes shall be planted at a rate of coverage ensuring quick erosion control, and
the ability to adequately cover disturbed areas in a short period of time. When areas are
to be landscaped using grass mixes; species indigenous to the area shall be used in
order to prevent the accidental introduction of non-native species into the area's natural
ecosystem. Seed rates and mixes have to be adapted to the specific locations, soil
conditions, and microclimate. A qualified professional should be consulted.
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F. Irrigation
An automatic irrigation system will be required in landscape areas that include sod
and/or landscaped beds to minimize the use of water and ensure successful growth.
Some tree plantings may benefit from drip irrigation systems. A qualified irrigation
system installer should be consulted for the design and layout of the system. The type
of irrigation system to be used and the areas to be irrigated shall be shown on the Site
Plan. The City of Bozeman shall be consulted as to the use of groundwater on those
portions of the property where it may be required to do so.
G. Re-vegetation and Erosion Control
Areas disturbed during construction such as site grading, utility lines, etc. are to be re-
vegetated or stabilized within 30 days (weather permitting) of the disturbance to avoid
erosion, weed infestation and unsightly scars on the landscape. Soil in areas to be re-
vegetated must be scarified before application of seed.
Indigenous grasses, other native plant materials and trees shall be used in a way that
blends the affected area into the natural vegetation. Re-seeding shall occur within 10
days if possible after the topsoil has been spread and re-graded. Newly re-seeded
areas shall be protected from sun, wind and water erosion through the use of a layer of
mulch. Acceptable mulches are weed-free straw, wood chips, hydro-mulch, and erosion
control netting. In drainage swales and slopes of 3:1 or greater, erosion-control netting
is required.
The re-vegetation of disturbed areas shall be accomplished in a way that ensures
protection of wetlands, streams, and ponds from any detrimental effects of runoff. The
ARC may require a detailed erosion control and re-vegetation plan prior to Final Plan
approval if it deems necessary due to existing and/or proposed site conditions and
modifications.
H. Plant Guarantee
The ARC requires that the individual property owners maintain all plant materials planted
in areas visible to the public, and the owner shall replace dead or dying plants within 30
days at the owner's expense. If the owner fails to remove and replace the affected plant
or tree within the required time frame, the ARC may have the work performed and
recover the associated costs from the owner or pursuant to the reimbursement and lien
procedure.
VI. Review Process
A. General
A Licensed Architect shall design all major structures within the South University District.
Due to local climatic conditions and government review and permit requirements, it is
strongly recommended that an architect licensed in the State of Montana and familiar
with the local policies and procedures be retained for the architectural design of the
structure. It is also recommended that a structural engineer, licensed in the State of
Montana, be retained to review and design the final structural plans for all major
structures. All Final Plans will bear the stamp of a Licensed Architect and/or Licensed
Engineer.
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The architectural review process shall be followed for any building or improvements to a
lot located in the SUD including but not necessarily limited to the following:
1) Construction of any fence, building or structure;
2) Renovation, expansion, remodeling or refinishing the exterior of any building or
structure;
3) Interior changes that affect the number of dwelling units in a structure;
4) Major landscape, road or parking changes;
5) Major changes to Signage
In addition to meeting the requirements of these Design Guidelines, an owner must
comply with the requirements of all governing agencies including the City of Bozeman
and the State of Montana.
In general, the following process shall be used for all applicable projects:
1. Pre-Planning Meeting: This is an informal work session with the owner, architect and
an ARC representative. The purpose of this meeting is to familiarize the owner and
their representative of the ARC process, design guidelines, intent, and the permit
procedure and to improve communication with owners throughout the planning,
design and construction process, review design limitations and thereby avoid
common pitfalls. The owner/architect will be supplied with the necessary ARC review
applications and checklists. Discussions may include construction material and
equipment storage areas, easements, setbacks, zoning issues, building codes, and
structural concerns such as wind, snow, and earthquake zoning.
2. Preliminary Plan Review and Approval: The Preliminary Plan Review will address
the conceptual design of the project. The owner or their architect will give a brief
presentation for discussion before the ARC outlining the project, and such things as
the architectural design, site conditions and planned improvements, floor plans,
elevations, roof design, exterior materials, grading, drainage and erosion control.
Approval of individual plans may be subject to conditions outlined by the ARC.
Preliminary Plan approvals will be valid for one (1) year following issuance of the
approval and may be extended where found appropriate by the ARC.
3. Final Plan Review and Approval: Final design details of the project will be
addressed between the owner/architect and the ARC in this meeting. Conditions as
may have been set forth in the Preliminary Plan approval will be included in the plans
at this level. The review will address planned improvements, building elevations,
sections and roof lines, architectural character, exterior materials, color, site
conditions, grading and road work, environmental and drainage control measures.
Final Plan approval will be granted with the requirement that any and all City of
Bozeman Permits be acquired prior to the initiation of construction activities. Final
Plan approvals will be valid for one (1) year following issuance of the approval and
may be extended where found appropriate by the ARC.
4. City of Bozeman Permits and Requirements: Using plans corrected to reflect any
additional conditions or requirements that may have been set forth in the Final Plan
Approval, the owner or their representative will be required to make application to the
City of Bozeman Office of Planning and Community Development for their review.
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The owner will be required to comply with any conditions that arise as a result of the
City of Bozeman's review process.
Building regulations in the South University District are under the jurisdiction of the
City of Bozeman and are based on the standards listed in the Unified Development
Code for the Residential Emphasis Mixed-Use Zoning District. Where regulations
differ between the South University District Design Guidelines and those of the
Unified Development Code, the more restrictive regulations shall be used.
The applicant should confirm current requirements with City of Bozeman Office of
Planning and Community Development and the South University District Architectural
Review Committee (ARC) prior to designing and beginning their project. The owner
shall submit a full set of plans as indicated in this document to the South University
District ARC and receive written approval for site, landscape, and building design,
prior to obtaining any required City of Bozeman reviews, and/or a building permit or
permits from the City of Bozeman Office of Planning and Community Development
and the City of Bozeman Building Department.
The State Of Montana regulates plumbing and electrical permits, and generally the
general contractor or their licensed sub-contractors will be responsible for obtaining
the proper permits and scheduling inspections. The owner should verify that these
permits have been applied for and received prior to construction.
(Consult with the City of Bozeman Office of Planning and Community Development
regarding their specific application requirements and procedures prior to making
applications for permits.)
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South University District Master Plan Comparable Images
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Example of high density residential on a local street with parallel parking.
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Example of high density residential on a local street with parallel parking.
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South University District Master Plan Comparable Images
Example of lower density residential on a local street with parallel parking
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Example of a off-street shared pathway adjacent to high density residential.
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South University District Master Plan Comparable Images
Example of residential with site parking facing street.
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Example of interior circulation aisles with adjacent parking.
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South University District Master Plan Comparable Images
,
LExample of residential with parking circulation aisle facing a collector street.
I
Example of a roundabout on collector streets with parallel parking.
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South University District Master Plan Comparable Images
Example of neighborhood commercial with no on-street parking.
1
Example of interior parking for neighborhood commercial.
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South University District Master Plan Comparable Images
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Example of community commercial with interior parking.
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SOUTH UNIVERSITY
DISTRICT
PARKS MASTER PLAN
November, 2011
Prepared for
RTR Holdings 11
67 Village Drive, Belgrade MT 59714
Prepared by
ANuery & L and scap'in 9
P. O. Box 10242
Bozeman, MT 59719
(406) 587-3406
design(�cashmannursery.com
278
2
SOUTH UNIVERSITY DISTRICT
PARKS MASTER PLAN
TABLE OF CONTENTS
INTRODUCTION PAGE
Overall Project Description and Background 3
Adjacent Property Ownership & Zoning 3
Soils Information 3
Construction Phasing 4
PARK PLAN 4
Parkland Trail Corridor 4
North Park 5
South Park 5
Pavilion 6
Play Structure 6
Site Furnishings 6
Plant Community Types 7
Plant Palette 8
Irrigation Plan 10
Well Information 10
Maintenance Plan 10
LIST OF EXHIBITS 12
1. South University District Parks, Open Space
and Trails Plan
2. South University Parks Master Plan
3. Conceptual Landscape Plan—North Park
4. Conceptual Landscape Plan— South Park
5. Park Phasing Plan
6. Cost Estimate of Park Improvements
279
3
Overall Project Description and Background
The South University District(SUD) is located in Gallatin County on the south edge of
Bozeman, Montana. The development is bordered by South 19'"Avenue, South 1 lth Avenue,
Kagy Boulevard, and the future extension of Arnold Street. SUD consists of 5 larger
development blocks to be developed in a number of phases. Lot 1 will be developed in the first
phase. The project area totals 126.93 acres. There are five lots totaling roughly 78-acres zoned
REMU. The balance of the acreage is to be park and open space consisting of two parks,North
Park (+/-3.4 acres) and South Park(+/-18.2 acres),plus wetlands(+/-3.5 acres)and wetland
setbacks (+/-5.8 acres).
The parks and open spaces will be developed in at least two phases. Phase 1 will include all of
North Park,the northeast quadrant of South Park and a trail corridor connecting North Park to
Kagy Boulevard. The remainder of South Park will be completed with future phases of the
development. The SUD Park Master Plan addresses park and open space development for all
phases of the development providing for a cohesive overall park,trail and open space system for
the residents of the development, office and commercial business occupants,neighbors and
visitors.
North Park lies west of the REMU Phase 1 lots. It totals 6.25 acres of wetlands,wetland
setbacks, surface water retention area, and parkland. This park will contain a Class II fines trail
from North 14th Avenue west to the water course where it will continue both north to Kagy
Boulevard and south to a 9.1 acre portion of South Park being developed in Phase 1. North Park
will provide an area of open play fields,wetland plant communities,tall native grasslands and
planting buffers.
South Park totals 24.57 acres and will provide open play fields for informal active recreation
opportunities, additional Class II fines trails along Mandeville Creek,benches to sit and enjoy
internal views and views to the surrounding mountains, sites for future amenities such as picnic
tables, a play structure or a pavilion.
Adjacent Property Ownership & Zoning
The South University District property has historically been used for agriculture. The property is
bordered to the north by the Stadium Center Complex, land to the east is public,Montana State
University and private. Property to the south is platted in the Allison Subdivision Phase 3 and
the Aspen Park Subdivision,both zoned R-1. The property along South 19th Avenue includes
two parcels in Gallatin County zoned A-S and two parcels within the City of Bozeman zoned BP
and B-2. There is a privately owned tract of land south of Kagy Boulevard,northwest of SUD
Lot 1 zoned A-S.
Soils Information
Soils in the SUD project area are primarily loams,typical of relict stream terraces. Blackmore
silt loam comprises the majority of the area with minor instances of Enbar-Nythar loam. Soils
280
4
are deep,nutrient rich and slightly alkaline. Loam soils are appropriate for park development
and suitable for woody plant growth,herbaceous plants, and seeded or sodded grassland.
Construction Phasing
Parks within the SUD project area will be developed in several phases. Phase I improvements
are to be completed by fall of 2013. All other park and open spaces will be developed in their
related phases as determined by future development review cycles.
(See Exhibit 5)
PARK PLAN
The master plan for the South University District Park System provides a cohesive overall park,
trail and open space system for the surrounding community. This document will address parks,
trails and open space in Phase I and future phases. Primary goals of the plan include:
1. Preserving and enhancing water courses,wetlands and associated riparian
zones and preserving existing vegetation.
2. Providing a comprehensive multi-modal trail system comprised of public
sidewalks and Class II trails serving the development
itself and providing connections to the greater community.
i
3. Providing a variety of recreational activities,both passive and active in nature,
ranging from picnic areas, playground equipment,and play
fields, to walking and biking paths and sitting areas.
4. Creating functional,attractive plantings that will provide wildlife habitat,
seasonal interest, shade, use separation,wind protection,visual and audio
buffers for and from surrounding uses.
Parkland Trail Corridor
Phase one will include the installation of a Class II fines trail connecting North Park to Kagy
Boulevard through a 30 foot wide, 620 foot long trail corridor. This trail will provide a second
pedestrian access point for Phase 1 residents to the university campus. This trail will connect to
a total of roughly 1,500 lineal feet of trails in North Park and over 5,000 lineal feet in South
Park.
All trails will be Class II trails meeting all current City of Bozeman standards. To allow trail
users to enjoy the natural setting of the wetland corridor,benches will be installed along the way
in areas of the crushed gravel trail material wide enough to keep the benches out of trail traffic.
(See Exhibit 1)
281
ti
Bench
Benches will be similar in style to that shown and will
meet any standards required by the City of Bozeman Parks
Division. The bench shown is of recycled materials, 100%
UV-stabilized polyethylene slats bolted to a galvanized-
steel frame which can be powder coated in various colors.
North Park
North Park consists of 6.25 acres of open space, wetlands,and wetland setbacks. Mandeville
Creek runs north - south through the future phase of the park providing a natural amenity to
which to tie the trail system. The park will contain roughly 1,500 lineal feet of Class II trails
along the east side of the watercourse and access into the park from S. 14th Avenue. The trail
ties to the corridor to the north to provide a connection to the university campus. Three benches
will provide seating along the trail. Part of this park will be irrigated turfgrass,providing a
ground surface that is durable,wear tolerant and suitable for active play. The seed mix will be a
Kentucky Bluegrass mix. Planting buffers will be provided between the active play fields and
other uses, such as detention areas. The areas transitioning from play field to native,undisturbed
will be seeded to native grass and will not be permanently irrigated. The grass seed mix will be a
combination of Western Wheatgrass,Thickspike Wheatgrass, Slender Wheatgrass,and Sheep
Fescue. (See Exhibit 3)
South Park
South Park totals 24.57 acres of open space,wetlands, and wetland setbacks. Mandeville Creek
runs north-south through the park, again providing a natural amenity to which to tie the trail
system. The park will contain roughly 5,000 lineal feet of Class II trails, including trails along
the east and west side of the watercourse,midway access into the park from its outer boundaries
and an east-west trail along its southern edge. The trails will tie into the trail through North Park
and provide for a connection to the proposed developments to the south. Benches will provide
seating along the trail. The park will provide space for an open play field. The field area will be
irrigated Kentucky Bluegrass turf mix. Locations for a play structure and community center are
included in the master plan. These amenities may be installed as the project is built out and user
numbers and demand develop.
South Park will be developed in at least two phases. The Northeast quadrant of the park(9.1
acres)and roughly 1,000 feet of trail will be developed with the first phase development
(Campus Suites). The remainder of the park and trails will be developed in conjunction with
future phases. (See Exhibit 4)
282
G
Pavilion
'f " Picnic pavilion example. If used,
pavilion will be a covered concrete
patio area with picnic tables. This
structure will be ADA accessible and
meet all City of Bozeman Parks
Division guidelines and specifications.
Pla Structure (by Landscape Structures)
A play structure similar to the one
shown may be included in future
improvements. This play structure
will be approved by a Certified
Safety Inspector(CPSI) and meet
ASTM-01, CPSC and ADA
guidelines and specifications. Safe
fall zone materials and edges will be
used.
Site Furnishinas
Trash receptacles, dog stations and bike racks are recommended. Future Lot Owners
Associations will be authorized to install such fixtures as the need is proven. All playground
structures, site furnishings, seeding and planting pmethods and materials shall meet all current
City of Bozeman guidelines and requirements. Improvements will be installed with the
appropriate phase of the development. The project and phase owners will be responsible for park
establishment,grading and seeding,planting boulevard trees and required wetland plantings,
installing the irrigation system, trails and benches. (See Exhibit 2)
Plant Community Types
The parks and open space in the SUD are designed to accommodate a variety of recreational
activities. The vegetation will vary depending on the type and intensity of use. Generally,the
plant communities fall into three zones: dryland,non-irrigated grassland; irrigated turfgrass; and
wetlands. Plant lists are provided as a general guideline for species selection,but may be
283
modified if approval is obtained from the City of Bozeman Park Department. (See Exhibits 2, 3
&4)
Dryland Non-irrigated Trees:Brandon Elm,Norway Maple,Tatarian
Grassland Community Maple,Green Ash
Evergreens: Colorado Spruce,Rocky
Location: Open space and trail corridors in both Mountain Juniper
North and South Parks
Uses: Passive and active recreational uses Shrubs: Serviceberry,Buffaloberry
Elements: Trails,benches Seed disturbed areas to native grass. Seed mix
Maintenance: Grass is not irrigated or mown will be a combination of Western Wheatgrass,
Drip irrigation to all plantings Thickspike Wheatgrass,Slender Wheatgrass,
and Sheep Fescue.
Irrigated Lawn Community Trees: Lanceleaf Poplar,Golden Willow,
Brandon Elm,Thornless Honeylocust and
Location: North park boulevard and play field Norway Maple. Small ornamental trees
South Park boulevard and play area
include Japanese Tree Lilac,Canada Red
Cherry and Tatarian Maple
Uses: Active and passive recreational uses
Elements: Trails,benches,trash containers, Evergreens: Colorado Spruce
tables,barbeque grill, picnic pavilion,
play equipment Shrubs: Cotoneaster,Lilac,Potentilla,
Spreading Juniper,Viburnums
Maintenance: Turf areas will be irrigated
and mown Ornamental Grasses,Perennial Flowers
Drip irrigation to all plantings
Seed lawn areas to high quality Kentucky
Bluegrass mix
Wetlands Plant Community Plants include:
(Zone 1 and 2) Lanceleaf Poplar
Golden Willow
Location: Open space and trail corridors Common Chokecherry
Uses: Passive recreational uses Coyote Willow
Elements: Plantings,trails,benches Existing grass and forb vegetative cover to be
Maintenance: Grass is not irrigated or mown preserved and restored as trail construction
Drip irrigation to all plantings requires.
284
Plant Palette (Exhibits 2, 3, 4)
Street Trees
Street trees will be planted in all public owned
boulevards. Species will be selected from those
'r
approved by the City of Bozeman Forestry Division as
suggested in the Tree Species Guide produced by the
Forestry Division and the Bozeman Tree Advisory
Board. Species might include Brandon Elm Ulmus x
`Brandon'),Norway Maple(Ater platanoides),
Greenspire Linden(Tilia cordata `Greenspire') and
Brandon Elm Thornless Honeylocust(Gleditsia triacanthos v.
inermis). In order to provide a varied and diverse urban
forest, no species shall comprise more than 40% of the
overall number of trees and at least four different
species shall be used in the street tree plantings.
1 All boulevards will be seeded to a high quality
Kentucky Bluegrass mix and provided with an
automatic sprinkler system.
Norway Maple
Large Shade Trees
Large shade trees will be used in park areas to
enhance the natural setting,provide shade,provide
wind protection, delineate use areas,buffer
surrounding uses, and to provide beauty. Species
will include Golden Willow Salix alba
`Vitellina')and the native Lanceleaf Poplar
(Populus acuminata)in the naturally moist
locations nearer the creek and wetlands. Thornless
Honeylocust and Brandon Elm can be used in drier
locations.
Golden Willow
285
9
Ever reen Trees
Large evergreen trees will be used in buffer zones
. to separate uses, for windbreaks,to provide
wildlife habitat,and to provide year-round
structure and beauty in the plantings Colorado
Spruce(Picea pun ens) and Rocky Mountain
Juniper(Juniperus scopulorum) are possible
species.
Colorado Spruce
Small Ornamental Trees
An assortment of small ornamental trees will be
incorporated into the plantings to provide seasonal
interest and color,wildlife habitat, entryway
identification, and spatial definition. Species
include Amur Cherry Prunus maackii),Canada
Red Cherry Primus vir ing iana `Canada Red'),
Common Chokecherry(Prunus vir iniana),
Japanese Tree Lilac (S rin a reticulate) and
Tatarian Maple(Acer tatarica).
Canada Red Cherry
Riparian Zone Plants A variety of plants native to these types of riparian
zones will be planted to enhance the natural habitat
and stabilize soils. Plants might include:
Lanceleaf Poplar
Golden Willow
Common Chokecherry
Coyote Willow(Salix exig_ua)
286
10
Irrigation Plan
As reflected on the conceptual landscape plans, some areas of the parks will be irrigated. These
areas will utilize an automatic underground irrigation system. A total of three wells will be
installed for irrigation. The areas designated as play fields and all boulevards will be irrigated
Kentucky Bluegrass turf. The transition zones will be native grasses. All trees and shrubs will
be drip irrigated. Irrigation shall be installed to meet all City of Bozeman Park Division design
guidelines and requirements.
Well Information
Well logs in the proximity indicate good potential for irrigation wells. Information on two
irrigation wells drilled in Stadium Center just to the north of the Campus Suites site show the
following: Well 1 produced 60 gpm with the drill stem set at 58 feet for one hour with a one
hour recovery time. Total depth of the well was 60 feet. Static water depth was 9 feet. Well 2
produced 60 gpm with the drill stem set at 75 feet for one hour with recovery time not recorded.
Total depth of the well was 78.5 feet. Static water depth was 14 feet.
Well log information is available at http://nibmggwic.mtech.edu/
Park Maintenance
The project developer will be initially responsible for the maintenance and care of the parks,
trails and open space. The developer shall warrant against defects in the initial improvements for
a period of one year from the date of their written acceptance by the City of Bozeman. At that
time,the maintenance shall become the responsibility of the Lot or property Owners Association
having been formed under the Covenants, Conditions and Restrictions of the SUD. The
Association shall be responsible for maintenance in perpetuity, or until such time as a park
maintenance district, or some other mechanism, is created to maintain dedicated park land. The
LOA Board of Directors will provide Waiver of Protest to the City of Bozeman upon its
formation. At this time it is anticipated that park and open space maintenance functions would
be contracted out.
Maintenance duties may include; spring care,mowing, fertilizing,watering, and maintaining
play equipment as described in greater detail below:
Spring: Spring care will be as follows: as soon as the snow is gone and the grass is dry enough
to walk on without compaction,remove leaves and winter debris with a broom-type rake. Power
raking at 3-5 year intervals will be beneficial for heavily thatched lawns.Aerating will also
alleviate compacted soil conditions and should be performed when necessary. Pruning of trees
and shrubs shall occur in early spring before leaves emerge,except on maples and birch,which
shall be pruned late July. Pruning shall be performed according to ISA standards to encourage
good plant health,proper shape and branch angles, and to eliminate unwanted suckers. No
topping of trees will be allowed.
287
11
Mowing: Mowing will start in the spring as soon as new growth starts. Most lawns should be
mowed at a 2-inch height in the spring, early summer and fall. During the heat of summer
mowing heights should be raised to roughly 2.5-inches. Frequent mowing at 4-5 day intervals is
essential to discourage weeds. Native grass areas are not intended to be mown, although they
should be mowed to control weeds until grasses are established.
Fertilizing: Fertilizer will be applied at regular intervals a minimum of three times per year to
all turfgrass lawn areas. One pound of actual nitrogen per 1,000 sq. ft. will be used at each
application. The first application will be applied in the spring when mowing for the first time,
then six weeks later in early June and once in the late summer. Fertilizer will be applied to a dry
lawn and then watered in after applying. A high nitrogen lawn food with approximately twice as
much nitrogen as phosphorus and potassium should be used. Based on soil conditions and types,
added iron is recommended for this area.
Watering: Enough water will be applied at each watering to soak the soil down to the depth of
the root system. To conserve water, the amount of water applied will vary with the amount of
natural rainfall. Recommended is 1-inch of water per week.The turf will be allowed to dry out
between watering. Native grass areas will not require watering after initial establishment.
Weeds: Weed control will be the responsibility of the various lot owners associations and
individual lot owners in compliance with the approved weed management plan. Weed control
will consist of regular herbicide applications after final grade work has been completed and
before seeding or sodding is to occur. Once turf areas are established,broadleaf weeds will be
managed with a liquid application of 2,4-D. This broadleaf herbicide will be applied on a still
day to a wet lawn when temperatures are above 70 degrees and the area will then not be watered
for 2 days to follow. Native grass areas should be mowed to control weeds until the grasses are
established. Broadleaf herbicides can also be used to aid in native grass establishment.
Snow: Snow removal on paved walkways will be included in maintenance responsibilities. No
snow removal will be provided on Class II trails.
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12
EXHIBITS
1. South University District Parks, Open Space
and Trails Plan
2. South University Parks Master Plan
3. Conceptual Landscape Plan — North Park
4. Conceptual Landscape Plan — South Park
5. Park Phasing Plan
6. Cost Estimate of Park Improvements Phase 1
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PAIS MeN
Landscaping Estimate Date 11/3/2011 CASHMAN NURSERY
PHONE#
provided for Fax# P.O. Box 10242
UNIVERSITY SOUTH Bozeman, MT 59719
0634
PHASE 1 PARK IMPROVEMENT - - (406)587- 4
BOZEMAN MT
Plantings
Quantity Item Size Cost Extension
44 Colorado Spruce 8-9' 250.00 11000.00
37 Norway Maple 1.5" 120.00 4440,00
71 Brandon Elm 1.5" 149.00 10579.00
33 Thornless Honeylocust 1.5" 165.00 5445.00
16 Greenspire Linden 1.5" 165.00 2640.00
71 Golden Willow 1" 59.00 4189.00
88 Coyote Willow 2-3' 12.50 1100.00
26 Common Chokecherry 2-3' 14.00 364.00
88 Lanceleaf Cottonwood 5-6' 46.00 4048.00
1 Labor to plant 13,000.00 13000.00
$56805.00
Seeding
Quantity Item Size Cost Extension
235,930 Lawn Seeding sf .10 23593.00
125,065 Native Seeding sf .08 10005.20
$33598.20
Irrigation
Quantity Item Size Cost Extension
1 Irrigation - 2 wells & 2 controllers 28,000.00 28000.00
$28000.00
Other
Quantity Item Size Cost Extension
Grading, earth work
Trails
Bridge
Benches
Page 1
295
Landscaping Estimate Date 11/3/2011
PHONE# CASHMAN NURSERY
provided for Fax# P.O. Box 10242
UNIVERSITY SOUTH Bozeman, MT 59719
PHASE 1 PARK IMPROVEMENT (406)587-3406
BOZEMAN MT
Wells
Power
Grand Total $118,403.20
Page 2
296
After Recording Return to:
SOUTH UNIVERSITY DISTRICT
PROTECTIVE AGREEMENTS
BINDING ALL PROPERTY OWNERS
(COVENANTS, CONDITIONS AND RESTRICTIONS)
Parties Bound
All owners of property within the South University District, a Master Planned
Development, consisting initially of Tract B of Certificate of Survey 2661 located in
Section 13, T2S, R5E, PMM, Gallatin County, Montana, (SUD herein). Property owners
may consist of both Lot and/or Unit owners as provided herein (Owners).
Purpose
The purpose of these agreements is to protect and maintain, over time, the goals
and objectives of the SUD as provided in the most current version of the adopted
Master Plan, Design Guidelines and herein.
Legal Effect
These agreements, until amended or revoked by all of the Owners within the
SUD and the City of Bozeman, shall be binding upon each signatory and any person
who is the successor to a signatory as an Owner.
The SUD Owner's Association, a Montana Mutual Benefit Corporation, or its
successor (Association) may bring an action in the District Court, Gallatin County,
Montana to fully enforce these agreements and to recover damages from their breach,
including reasonable attorneys' fees, as determined by the Court, to be awarded to the
successful party. All legal and equitable remedies shall be available to the Court to fully
enforce and give effect to these agreements.
The Declarant shall have the authority to annex into these covenants future
phases and subdivisions with the SUD project area. Such annexations shall be subject
to the same regulations as sated herein and subject to assessment standards to be
determined.
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Interpretation
Any court requested to enforce these covenants is requested to give deference
to the Resolutions of the Association or the unified testimony of a majority of the
Owners in determining whether a violation of these agreements has occurred and to
give effect to the Purpose of the agreements.
AGREEMENTS
Part A. Use Restrictions:
Any uses restricted within the Residential Emphasis Mixed-Use Zoning District by
the most current version of the adopted South University District Master Plan and
Design Guidelines or the City of Bozeman Unified Development Code.
Part B. Architectural and Building Restrictions:
All buildings within the SUD are subject to the most current version of the
adopted Design Guidelines for the South University District.
No structure shall be constructed without the final approval of the Architectural
Review Committee (ARC) and the City of Bozeman, as provided herein.
So long as maintains a majority ownership interest in
the SUD property, they shall elect a majority of the Directors of the Association and
serve as President. Thereafter, the Association shall consist of the SUD Owner's
Association. Each of the Owners shall be entitled to one vote to elect Association
directors, voting cumulatively. Decisions of the Association shall be made by majority
vote of the Directors. Any Owner shall be entitled to provide his proxy, for all purposes,
to another Owner.
Where An Owner desires to construct improvements on the property, as defined
by the Design Guidelines, they shall submit a plan of the proposed work to the ARC.
The plan shall include the elements for review outlined in the Design Guidelines to allow
the ARC to evaluate the suitability of the proposed work. The ARC, by majority vote
shall, within a reasonable time, review the plan for compliance with the Design
Guidelines and conditionally approve it or deny it.
The ARC shall be guided by the Design Guidelines and the following objectives:
1. To protect privacy and views to and from neighboring properties through
controlled and proper placement of structures within the built environment.
2. To promote a harmonious and cohesive relationship between the built
environment, the landscape, and the natural site features.
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3. To promote quality architectural design that is appropriate for this development in
this urban setting.
4. To promote long term cost effective and energy efficient design with a continued
emphasis on promoting multi-modal forms of transportation.
Part C. Nuisance:
No Owner shall maintain a nuisance upon their Lot or Unit. In determining
the existence of a nuisance, due consideration shall be given to the character of
the SUD as defined in its adopted Master Plan, Design Guidelines, this
instrument, and the erected structures permitted by the ARC. If an action to
abate a nuisance is brought, it is agreed that the view of a majority vote of the
Owners that a nuisance exists shall be given material weight by the court.
Part D. Property Owners' Association:
The Association, as provided herein, shall serve as the property owners'
association. Each Owner shall be an Association Member and shall be entitled
to cast one cumulative vote in electing Association Directors
The rules of governance of the Association shall conform to the by- laws.
Each Owner shall be entitled to one (1) Member's vote only. If a Lot or
Unit has more than one owner, they shall nominate a single person to cast their
vote, in the absence of a written nomination, signed by all co-owners of a Lot or
Unit, no voting by the Owner shall be permitted.
The Association Directors shall by majority vote be entitled to assess each
Owner a monetary assessment for common expenses to maintain the streets,
control weeds, maintain open spaces, parklands and other components of the
SUD which they deem are of common use and benefit to each Owner. The
Association shall be empowered to allocate each such expense to individual Lots
or Units in a fair manner, taking into account the cost to provide the common
benefit to the Lot or Unit and the extent of the common benefit to each Lot or
Unit.
The Association shall maintain a separate account for the payment of
common expenses and the collection of assessments. Any unpaid assessment
shall be a lien upon the Lot or Unit to which it applies and may be collected by
judicial process, including lien foreclosure, together with reasonable attorney's
fees. Annual assessment shall not exceed $xxxx per Lot/Unit unless approved
by all of the Association Directors.
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Capital improvements which will result in annual assessments in excess of
$xxxx per Lot/Unit may only be commenced following approval of all of the
Directors elected by the Owners. The Association may borrow funds to
accomplish capital improvements so approved and may grant to the lender a lien
against each of the Lots or Units for the purpose of securing such funds.
With respect to streets, the maintenance of individual driveways and
parking areas shall not be a common expense. The common expense for street
maintenance, improvement and reconstruction shall be allocated to each Owner
in a manner determined using the best engineering practices.
The common expense for streets shall be determined by the actions of the
Association in contracting for snow removal, and other street maintenance and
reconstruction.
The Association shall have the power to enter into agreements with the
owners of other lands for the mutual use and sharing of cost of maintenance and
improvement of Association assets through creation of a Special Improvements
District or other form of agreement.
Declarant
STATE OF MONTANA )
:ss
County of Gallatin )
On this day of , 2011, before me, the
undersigned, a Notary Public for the State of Montana, personally appeared
, known to me to be the Declarant and Owner of the SUD
project area, Tract B of COS 2661, and known to me to be the persons whose name is
subscribed to the instrument above and acknowledged to me that they executed the
same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial
seal the day and year first above written.
Notary Public for the State of Montana
[printed name]
(SEAL) Residing at Montana
My Commission expires:
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South University District Master Plan
2020 Growth Policy Compliance Discussion
As a basic compliance measure, the SUD project area is zoned REMU,which is in compliance
with the underlying Growth Policy land use designation, which is also"REMU". The SUD
Master Plan proposes a set of land use designations that are permitted by the zoning and in that
sense, in compliance with the Growth Policy.
More specifically, the SUD Master Plan is in compliance with a number of the Goals in the 2020
Plan. The following discussion is provided in response to a September 21,2011 Memorandum
from the City Planning Department outlining comments collected and organized as a result of the
Development Review Committee's Informal Review. The responses in italics address how the
Master Plan complies with specific goals and objectives identified in the Memorandum.
Land Use
Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public
and private basic services and facilities in close proximity to where people live and work, and
minimizes sprawl.
As a unique zoning district within the City, development that is consistent with the standards
of REMU will create a varied sense of place. One of the fundamental concepts and
requirements of any project within the REMU is creating an environment where service
opportunities exist inclose to where people live and work. The SUD project area is located in
such an area. There are employment, recreational, shopping and educational opportunities
along the periphery of tl:e site that can partially support the proposed residential population.
Goal LU-2: Designate centers for commercial development rather than corridors to encourage
cohesive neighborhood development in conjunction with non-motorized transportation options.
Commercial development within the South University District(SUD) has been proposed in
areas that have the potential to serve the eventual residential population and by providing
access for residential populations of the surrounding area serve them as welt The proposed
commercial sites in the SUD project area are centered at the intersection of Kagy Blvd. and
South 19'h and along south H"'Avenue adjacent to the MSU campus and other
co►nmerciallservice land uses.
Objective LU4.1: Protect important wildlife habitats,and natural areas which provide for
beneficial functions, such as floodplains.
The Mandeville Creek Corridor will remain accessible to wildlife on those portions which the
SUD has the ability to control.As planned,the corridor will be utilized as open space,
parkland and a valuable trail connection.
Objective LU-4.3: Encourage the creation of well-defined residential neighborhoods. Each
neighborhood should have a clear focal point, such as a park,school, other open space or
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community facility,and shall be designed to promote pedestrian convenience. To this end, the
City shall encourage the use of historic Bozeman neighborhoods, including a significantly
interconnected street system, as models for the planning and design of new residential
neighborhoods.
The Mandeville Creek corridor will serve as the overall neighborhood center for the SUD.
Furthermore,Phase 1, which is proposed for group (student) housing, and tl:e subsequent
phases will be required to include centralized, open space areas intended to serve their resident
populations along with pedestrian and bicycle causeways. As the commercial areas are
developed over time, they will also create focal point based on the provision of neighborhood
and local services.
Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including
streets, alleys, driveways,and parking areas that contain multimodal facilities and a high level of
connectivity to adjacent development. Shared use,underground, or other structured parking is
recommended to reduce surface parking area.
The overall concept plan for the SUD includes a basic grid layout that accounts for access
connections to adjacent properties, as illustrated on the Master Plan. The Master Plan
provides a hierarchy of street and trail systems that will connect the different project
neighborhoods and provide safe routes for cars,pedestrians and bicycles. Street frontage and
appropriate levels of transparency are to be encouraged
Community Oualitv
Goal C-1: Human Scale and Compatibility—Create a community composed of neighborhoods
designed for the human scale and compatibility in which the streets and buildings are properly
sized within their context, services and amenities are convenient,visually pleasing,and properly
integrated.
The SUD project is predicated on the concept that part of its residents will be Montana State
University students and employees.As such, compatibility with the unique needs of this user
group is a critical design tenet. Functional provisions for pedestrian and bicycle
transportation to and from the MSU campus and within the site are critical. Over time the
development of commercial nodes will serve not only the residents of the SUD but neighboring
areas as well. The accessibility of these services will help provide a vibrant, connected
community. The "Northwestern"architectural theme selected for the project will integrate
well with surrounding private and MSU architecture.
Objective C-1.4:Achieve an environment through urban design that maintains and enhances the
City's visual qualities within neighborhood,community and regional commercial areas.
Along with the architectural theme selected for the project, all commercial areas within the
SUD will adhere to the standards outlined for the REMU in the Unified Development Code
and the Site and Building Design Guidelines of the City of Bozeman Design Objectives Plan.
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Goal C-2: Community Circulation—Create a circulation system both vehicular and pedestrian
that is fully connected,integrated, and designed for ease of use.
The SUD concept includes a basic grid layout that accounts for access connections to adjacent
properties similar to that which is found in the several of the Conservation Overlay Districts.
Considerations to provide safe, efficient multi-modal transportation are included in the Master
Plan to better serve the intended residents The overall intent of the SUD is to create a distinct
community that feels well integrated with the larger community.
Objective C-2.3(b): Require alleys in all new development both commercial and residential
where feasible.
Long-term plans include the provision of alleyways and rear drive accesses where appropriate
to allow for street frontage. The development guidelines encourage the use of alleys and
fronting of buildings on streets, where appropriate.
Objective C-2.5: Explore and encourage innovative parking solutions for both residential and
commercial projects including parking best practices, expanded parking districts, cash in lieu of
parking, and design guidelines for structured parking.
Automobile parking will adhere to the current standards prescribed by the City of Bozeman.
Bicycle parking and storage facilities the SUD are proposed in the building designs for Phase
I as a recognition and commitment to an alternative form of transportation.
Goal C-3: Neighborhood Design—New neighborhoods shall be pedestrian oriented,contain a
variety of housing types and densities,contain parks and other public spaces,have a commercial
center and defined boundaries.
The central design theme of the SUD is to create a pedestrian and bicycle friendly residential
community with convenient access to neighborhood commercial amenities, open spaces,parks
and trail connections in an environment that feels well integrated with the surrounding
community. Rather than focusing on providing a few key access routes, the streets, bike lanes
and trail corridors are intended to provide multiple opportunities for the safe movement of
vehicles,pedestrians and bicyclists through the site and into adjacent neighborhoods
Objective C-3.3: Establish minimum residential densities in new and redeveloping residential
areas.
To date, a minimum residential density for the REMU District has not been established and a
minimum density is not requested by this Master Plan. However.
Objective C-3.5: Integrate a wide variety of open lands, such as parks, trails, squares, greens,
playing fields,natural areas,orchards and gardens,greenways,and other outdoor spaces into
neighborhoods.
A variety of open spaces is a key consideration in the concept for the SUD.Along with the
primary opens space and parkland area within the Mandeville Creek corridor,smaller
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"pocket"open spaces can be integrated into both the residential and commercial areas. As
illustrated on the Site Plan for Phase 1, a central open space area is provided to create a
pedestrian causeway along with landscaped areas within the setbacks for each individual
residential building.
Objective C-4.2: All new residential buildings should be designed to emphasize the visually
interesting features of the building, as seen from the public street and sidewalk. The visual
impact of garage doors,driveways, and other off-street parking will be minimized and mitigated.
The development guidelines and the REMU site plan review process will assure that future
buildings are visually interesting. The Phase I group housing project fronts the buildings on
the surrounding street systems, minimizes street setbacks and provides a variety of surface
treatments to add interest to public view.
Objective C-4.3: Ensure the development of new residential structures that are aesthetically
pleasing through urban design.
The development guidelines require all buildings to be designed by an architect.
Goal C-5: Public Landscaping and Architecture—Enhance the urban appearance and
environment through the use of architectural excellence, landscaping, trees and open space.
Higher density,multi-story buildings with street frontage that meet the Design Guidelines in
the City of Bozeman Design Objectives Plan along with complimentary landscaping will
enhance the urban appearance.
Objective C-5.2: Encourage inclusion of plazas and other urban design features as public areas
within developments.
The site plan review process, entryway corridor guidelines and open space requirements in
REMU will assure this.
Objective C-5.3: Continue to develop the design guidelines to encourage innovative landscaping
including urban hardscapes,public art,plazas,roof gardens,green walls,and other features to
emphasize the urban qualities of individual projects.
The SUD will adhere to the current design guidelines in the City of Bozeman Design
Objectives Plan. Hardscaped areas are shown on the Phase I Site Plan.
Objective C-5.4: Continue to develop the design guidelines to provide direction to naturalizing
stormwater systems and integrating them into the landscape as an amenity. .
Low Impact Development concepts could be used throughout this site and incorporated into
the overall landscaping plan. Such measures are encouraged in the design guidelines but
have not be found to be practical in the Phase I site planning process
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i
Objective C-6.1: Continue to develop the design guidelines to encourage the treatment of
stormwater on site with an aesthetic and integrated approach utilizing Low Impact Development
principles.Provide incentives for innovation.
Innovative stormwater treatment methods such as Low Impact Development concepts could be
utilized with this project and could be a consideration if such methodology were to be
incentivized. The physical attributes of the site allow for the use of LTD's throughout the
project if deviations from design standards such as those for parking, open space and
parkland provision were permitted to accommodate and encourage them. It is to be seen if the
land use intensity allowed in the REMU will justify the added expense for the use of such
methodology.
Objective C-6.2: Continue to develop the design guidelines to provide direction for the
integration of site based power generation(solar, wind, geothermal, etc.) in both commercial and
residential projects.
The SUD will adhere to the current design guidelines in the City of Bozeman Desrgn
Objectives Plan.
Housin
Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density,
cost, and location with an emphasis on maintaining neighborhood character and stability.
The type of housing within the SUD could include a variety of different types based on a
fluctuating demand over time.Phase 1 includes higher density housing to better accommodate
a specific resident, in this case university students, over time will likely incorporate single
family residential properties to provide transitional densities and provide a different option for
residents who may be eager to take advantage of the location.
Goal H-2: Promote the creation of housing which advances the seven guiding land use principles
of Chapter 3.
Neighborhoods: The SUD would become part of the larger neighborhood surrounding
Montana State University and would likely adopt much of the character of that area while
infusing it with some new housing and commercial service options The overall concept for the
SUD includes design principles that are intended to create a well integrated sub-district that
provides amenities for not only the residents within the SUD but the surrounding areas as
well.A mixed use neighborhood, by nature, can prevent a disconnected atmosphere.
Sense of Place: The SUD will create a new addition to what is already considered one of the
focal points of the City in Montana State University.A contemporary, mixed-use
neighborhood on the southern end of the university area will help add to a unique area that is
built around the central parkland core and has multiple transportation connections to
surrounding neighborhoods.
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Natural Amenities: The Mandeville Creek corridor provides a unique opportunity to
incorporate the area into the overall plan for the SUD.As part of this proposal the corridor
will include open spaces,parklands, attractive trail connections and opportunities for
innovative storm water solutions.
Centers: The SUD'v location combined with the higher density, mixed-use design philosophy
provides for a development that is based on easy,pedestrian access to the commercial services
that will develop over time as well as access to the greater Montana State University
neighborhood.
Integration of Action: Overarching City policies will drive this principle.
Urban Density:A principal objective of the SUD is to maximize residential densities to provide
a growth engine for complimentary commercial services. By allowing this project to develop
over a period of time, based on market demand, a model that includes higher densities will be
sustainable.
Sustainability:Regardless of how the SUD develops over time, the Mandeville Creek corridor
will be preserved and continue to be critical element in the long-term success of the project. If
the street system is implemented as suggested, it provides options for a variety of land uses
served by an efficient pedestrian and vehicular circulation system.
Objective H2.2: Promote energy efficiency and incorporation of sustainable features in new and
existing housing.
Energy efficiency will be assured by compliance with City Codes, best management practices
and the rising cost of energy.
Objective H3.3: Promote the development of a wide variety of housing types,designs, and costs
to meet the wide range of residential needs of Bozeman residents.
The variety of housing types will be largely driven by the demand for any particular type over
time. The location and mixed-use land use and zoning designation would suggest that the
housing will likely consist of higher density residential types accommodating a student
population and complimentary commercial services. Imbedded in the concept of REMU
zoning is the flexibility to provide a variety of housing types. Please 1 of SUD is targeting what
has been described as an underserved residential market within the community.
Arts and Culture
Objective AC-1.3: Incorporate community arts and culture displays in public parks,buildings,
recreational facilities and public service facilities.
Given the proximity to Montana State University, one of the arts and cultural centers of the
City,the opportunity to cultivate a vibrant cultural community exists. Art installations and
other creative displays would be embraced by the SUD.
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Objective AC-1.4: Provide clear and concise City standards and requirements that encourage art
and culture displays and events in private development.
This objective is directed at the City, more so than development projects. Adherence to City
policies will ensure that this objective is met.
Environmental Ouality and Critical Lands
Objective E-2.2: Protect,restore, and enhance riparian corridors and floodplain areas to protect
the chemical,biological, and physical quality of water resources.
The current concept for the SUD includes the reservation of roughly 31 acres of land
surrounding the Mandeville Creek corridor. Development within this corridor will be limited
to the preservation of open space, the creation of parks and the construction of trails, all of
which provide a critical connection to the surrounding creek corridors and adjacent
neighborhoods. The SUD parks master plan call for planting of appropriate tree species along
the stream corridor, which is currently devoid of trees.
Objective E-2.3: Ensure that land uses in areas characterized by a high water table and/or
aquifer recharge zone will not contaminate water resources.
Innovative stormwater treatment methods such as Low Impact Development concepts could be
utilized. The low water tables, except immediately adjacent to Mandeville Creek are generally
conducive to the proposed land uses. Areas with higher water tables are protected by being
left in open space uses.
Objective E-3.2: Encourage sustainable development and building practices
The Mandeville Creek corridor and park complex will be preserved as a central focus for the
project and continue to be critical element in the long-term success of the project. The
proposed street system provides options for a variety of land uses served by an efficient
pedestrian and vehicular circulation system.
Parks,Recreation,Open Space and Trails
Goal R-1: Provide for accessible,desirable, and adequately maintained public parks, open
spaces,trail systems, and recreational facilities for residents of the community.
The provision of open space,parks and trails within the Mandeville Creek corridor are a
critical component to the design philosophy and long-term success of the SUD.
Objective R-1.5: Connect the community using trails.
Trails proposed through the Mandeville Creek corridor, bike lane, sidewalks and multi use
pathways will establish connections that will ultimately connect to the SUD project to nearby
trail systems such as the Gallagator and Sourdough trail corridors.
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Objective R-1.6: Ensure that parkland's size, location, suitability, and development promote
usability.
The creation of parks within the Mandeville Creek corridor will be accessible to residents
within the SUD as well as neighboring residents utilizing the trail accesses.
Transportation
Goal T-2: Ensure that a variety of travel options exist which allow safe, logical, and balanced
transportation choices.
Pedestrian and bicycle travel in, out and within the SUD are considered critical to the long-
term success of a development that is largely aimed at a student population.
Objective T-2.1: For the purposes of transportation and land use planning and development,
non-motorized travel options and networks shall be of equal importance and consideration as
motorized travel options. This balance shall ensure that a variety of travel opportunities are
available which do not require the use of automobiles for local trips.
The incorporation of bicycle garages in the building designs for Phase I of the SUD is an
e_Yample of a commitment to bicycle use. Overall, the proposed street hierarchy proposes as
variety of route options for bicycles, rather than focusing them into specific locations.
Objective T-2.2: Review and revise parking requirements to ensure provision of parking
consistent with other goals of this plan to support commercial and residential activities in the
downtown and other areas.
Parking within the SUD will adhere to the current City of Bozeman parking requirements.
Objective T-2.3: Reduce the negative health and physical impacts of the automobile by
coordinating transportation policies to support land use decisions that can decrease the number
and length of automobile trips. When considering automobile impacts maintain awareness of all
the costs of transportation.
Parking in and around Montana State University is often difficult and cost prohibitive. As
such, a commitment to alternative forms of transportation, like those proposed with the SUD,
can limit automobile traffic and the costs associated with the installation and maintenance of
improvements intended solely to satisfy it.
Goal T-4: Pathways—Establish and maintain an integrated system of transportation and
recreational pathways, including streets,bicycle and pedestrian trails,neighborhood parks, green
belts and open space.
The transportation system proposed with the SUD is intended to connect the development with
the surrounding system while incorporating new connections and byways.
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Objective T4.3: Review,revise, and update trail/pathway standards to reflect the various types
and uses of trails and other non-motorized travel ways.
Adherence to City policies will ensure that this objective is met.
Objective T-4.4: Continue to improve the existing pedestrian network to increase American's
with Disabilities Act compliance. The long term intent is full accessibility throughout the
community transportation system. Give highest priority to those improvements that will provide
the greatest access to community centers of activity.
A series of pedestrian and bicycle accommodations are proposed by the SUD Master Plan to
enhance circulation options within and through and the project. Development that adheres to
current ADA standards will ensure access to all of the amenities within the SUD.
i
N:44993\001 0001M.Plan-G.P.Compliance Text.doex
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South University District
Yl"etland Delineation
WETLAND DETERMINATION REPORT
PROPOSED
SOUTH UNIVERSITY DISTRICT
DEVELOPMENT
SW Section 13 and NWSection 24 T2S R5E
Gallatin County
Completed by:
Stahly Engineering
7585 Shedhorn Drive
Bozeman,MT 59718
Completed for:
RTR Holdings Il,LCC
67 Village Drive,Suite 206
Belgrade,MT 59714
May 2011
Stahly Engineering
310
South University District
Welland Delineation
INTRODUCTION
Stahly Engineering conducted a wetland survey the week of May 16, 2011,on 127 acres in
SW Section 13 and NW Section 24 T2S R5E with in Gallatin County. The property is
located immediately south of Kagy Boulevard and adjacent to the Bozeman City limits
includes Mandeville Creek(Figure 1).
4.
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Figure 1.Location of the proposed South University District development,adjacent to the City of
Bozeman,Sections 13/24 T2S RSE.
The delineation was completed in preparation for a planned residential development and
annexation into the City of Bozeman. Such being,the development would need to be in
accordance to the wetlands regulations(Ord. 1645 § 1, 2005). The intent of the regulations is
to protect wetland functions and values, protect structures and facilities from damage.
Mandeville Creek is a spring creek originating south of the southern property boundary from
a number of springs up to a mile away. The creek appears to have been altered over time:
straightened and deepened perhaps to dry adjacent land out(Figure 3). Its primary source is
located as a spring approximately just under a mile south of the property. The spring has
Stahli=Engineering
311
South Universih°District
Wetland Delineation
been diverted to a property boundary. As the stream approaches the southern property line of
the project, it turns west and before feeding into the creek's original course(Figures 1 and 4).
A number of feeder irrigation ditches off of the Middle Creek Ditch provide groundwater and
irrigation tailwater to the creek as well.
t
f..
Figure 2. Mandeville Creek as seen looking north from the southern
end of the proposed development.
Figure 3. Mandeville Creek in the center of the property. Indications of alteration
include dredge piles on east bank(arrows).
Stahly Engineering
312
South Univeisih,District
Welland Delineation
I
Figure 4. Rerouting of Mandeville Creek along property boundaries
(looking west along the southern property boundary).
Additionally,there is a rather large wet meadow generated from a seep in the southern part of
section 13,just south of the recent commercial development on the corner of Kagy
Boulevard and I Vh Avenue(Figure 5). The meadow is subject to frost heaving.
Figure 5. Wet meadow as seen from commercial development looking
south. Observe frost heaving in foreground.
Stahhy Engineering
313
South University District
Ifetland Delineation
The City of Bozeman Geographical Information System map indicates that the area is a
NRCS Artificial Wetland. Artificial wetlands are those brought on primarily through
agricultural practices (Bozeman City-County Planning Office 1997).
METHODS
The delineation was conducted in accordance to the Corps of'Engineers Wetland Delineation
Manual(Environmental Laboratory 1987) and the Regional Supplement to the Corps of
Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region
(Version 2.0)(Environmental Laboratory 2010). By definition wetlands are"Those areas that
are inundated or saturated by surface or groundwater at a frequency and duration sufficient to
support, and that under normal circumstances do support a prevalence of vegetation typically
adapted for life in saturated soil conditions."
Under ideal conditions, wetland boundary would be established based on three
characteristics: vegetation,hydrology, and soil. Due to conditions at the time of survey,
depth to groundwater became the major indicator. The major determinant for the wetland
boundary was groundwater within 12 inches of the soil surface. Based on geomorphic
position, vegetative characteristics, frost heaving, etc., 103 holes were dug to a depth of 18-
20 inches and allowed to remain open for 16 hours. The presence of groundwater or
saturated soil pit wall at approximately the 12-inch depth was chosen as the wetland
boundary. Based on the depth to water,pin flags were set in the field. The individual soil
pits, their depth to groundwater, and the assumed wetland boundary were surveyed and
mapped. Locations were selected along the wetland periphery and Wetland Determination
Data Forms filled out and sites photographs taken(Appendix A).
Ve etg_ation
Early season conditions made vegetation an unreliable indicator. Vegetation was in early
seasonal growth,making identification extremely difficult. The plants had not produced seed
heads. Leaf form and ligules,an alternative source of identification,were in early stages of
development,making their use somewhat questionable. Additionally,not all the species,
especially the annuals, had had a chance to germinate. Last year's(2010)growth had been
under snow,was matted,under a state of deterioration,and had been grazed. Some of the
species could still be identified, and gave a sense of what the site would appear,but last
year's cover could not be accurately measured either.
The Dominance and Prevalence Index Tests are based on absolute cover. To complete this
test would have involved unsupportive speculation on what the site would look like in eight
weeks. Species present at the survey plots were noted,often using previous year's seed
heads. An indicator status was noted using the National List of Plant Species That Occur in
Wetlands Northwest-Region 9(FWS 1988). However, absolute cover was not noted (for the
above reasons). Professional judgement should and did defer using plant cover during this
particular week as primary wetland indicator.
Stahhy Engineering
314
South Universiti,District
Wedand Delineation
Hydrology
Groundwater levels could be influenced positively and negatively by a number of issues.
Annual precipitation for Montana State University(1971-2000)was 19.3 inches with 6.58
inches by mid-May(WRCC 2011). To-date,by mid-May,the site had received 8.42 inches,
128 percent of normal.
There was an irrigation ditch flowing from the Middle Creek Ditch feeding into Mandeville
Creek. The ditch would supply groundwater to the site in addition to stream flow within the
channel. Furthermore,upslope areas have historically been irrigated,and ditches were
recently"turned—on"but irrigation has not begun. It is not known to what extent the ditches
would have supplied groundwater to the site this year, but it is believed to have been
minimal.
Add to this, the fact that the makeup of farm ground traditionally irrigated upslope has
changed with a reduction in acreage. The addition of the Alder Creek Subdivision, with its
storm water retention pond adjacent to Mandeville Creek could have also altered runoff.
Also, Mandeville Creek itself appears to have been dredged,perhaps to lower the water table
(Figure 3).
Soils
Twenty sites were selected along the outer delineation line for soil analysis. Existing pits
were enlarged or adjacent ones excavated, except in cases where the water was at the soil
surface. In these cases,the soil was assumed hydric by definition. Field Indicators of
Hydric Soils in the United States(NRCS 2006(a))was used to determine applicable
indicators.
The most common hydric soil indicator was depletion below dark surface,manifested with a
chroma of 2 or less within 12 inches of the soil surface and having a minimum thickness of
six inches. Also common was depleted matrix having a chroma of 2 or less in within 10
inches of the soil surface. A histic epipedon was present in the wet meadow. Field tests for
loamy mucky mineral soil was inconclusive due to the loam and clay textures.
The NRCS has mapped the site in two soil mapping units(Figure 6) -Enbar-Nythar loams
and Threeriv-Bonebasin loams. Both are found on floodplains and derived from loamy
alluvium. (See Appendix B for soil descriptions). The survey found the mapping units to be
close to field conditions.
Enbar soil unit is classified a Cumulic Haplustoll, the Nythar unit a Cumulic Endoaquoll.
The Treeriv soil is classified a Typic Fluvaquent and the Bonebasin a Fluvaquentic
Endoaquoll. The suborder aquoll indicates a wet mollisol. Mollisols(...oll)are soils with
nearly black,organic rich surface horizons(Figure 7). Fluvaquentic soils are stream deposits
subject to wet conditions (NRCS 2006(b)).
Although flooding is indicated as rare and no ponding present,the Treeriv,Bonebasin, and
Nythar are poorly drained with depth to the water table less than one foot and having an
Stahhy Engineering
315
South Univervity District
Wetland Delineation
ecological site of"wet meadow." The Enbar unit has groundwater beginning at 24 inches
and is somewhat poorly drained.
rsa
13
Threeriv-Bonebasin loam
Enbar-NN,thar loam
24
Figure 6. Soil units within the wetland delineation area along Mandeville Creek Sections
13/24 T2S R5E (NRCS 1996).
kN
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Figure 7. Mollisol within the Enbar-Nythar loams.
Stahly Engineering
316
South Univetsitl°District
Wetland Delineation
I
RESULTS
Field findings indicate wetlands along the Mandeville Creek corridor, within the wet
meadow areas east of the drainage, and a subirrigated swale on the south end of the property.
A total of 3.5 acres of wetland were delineated(Figures 8,9, and 10).
On the west bank of Mandeville Creek,the fringe wetland is limited to 15+feet before
transcending into a wheat field. Ground between the two drainages forming the creek body
(one perennial the other ephemeral) is for the most part not wetland (Figure 10).
The east bank of Mandeville Creek has a wetland fringe similar to the west bank(Figure 9).
However,the wet meadow characteristics extend away from the stream bank, as one moves
from south to north along the corridor(Figures 8,9, and 10).
Water from the flowing perennial stream seeps underground along the southern boundary of
the project. A wetland area is created adjacent to the stream course. The groundwater then
passes at a depth greater than 18 inches below the ground surface before approaching back to
the surface and finally emerging within a small swale. Wetland characteristics are present as
the groundwater comes back to the surface(Figure 10).
North of the section 13/24 line and east and south of the adjoining property lines is a wet
meadow seep with water emerging within thick root mat and a histic epipedon present
(Figure 9). Groundwater and surface flows move northwest to Mandeville Creek. (The
stream course is located off the project within section 13.) I
The 30 foot wide corridor that extends south from Kagy Boulevard for 600 has some parts
that are wetlands and others not(Figure 9). Those that are wetland groundwater and
overland flow from the wet meadow areas. The areas that are not wetland appear to have
been filled sometime in the distant past,assumed to be pre-1987.
I
Stahly Engineering
317
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References
Bozeman City-County Planning Office. 1997. Critical Lands Study for the Bozeman Area.
Prepared for Bozeman City-County Planning Board. Bozeman, MT
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. U.S.
Army Corps of Engineers. Waterways Experiment Station. Vicksburg, MS.
Environmental Laboratory. 2010. Regional Supplement to the Corps of Engineers Wetland
Delineation Manual:Western Mountains,Valleys, and Coast Region(Version 2.0). U.S.
Army Corps of Engineers Wetlands Regulatory Assistance Program.Vicksburg,MS.
Fish and Wildlife Service. 1988.National List of Plant Species That Occur in Wetlands:
Northwest(Region 9). Biological Report 88 (26.9). U.S. Department of Interior Fish and
Wildlife Service in cooperation with the National and Regional Interagency Review
Panels. Washington D.C.
National Weather Service. 2011. Precipitation data provided by Great Falls,MT,NWS
Office.
Natural Resource and Conservation Service. 1996. Soil Survey of Gallatin County Area,
Montana. USDA in cooperation with the Montana Agricultural Experiment Station.
Bozeman,MT.
Natural Resource and Conservation Service. 2006(a). Field Indicators of Hydric Soils in the
United States: A Guide for Identifying and Delineating Hydric Soils. Version 6.0.
USDA NRCS in cooperation with the National Technical Committee on Hydric Soils.
National Soils Center, Lincoln,NB,
Natural Resource and Conservation Service. 2006(b). Keys to Soil Taxonomy. Tenth Edition
USDA NRCS.
Stably Engineering
321
#Gallatin County
SUBDIVISION DEVELOPMENT REQUIREMENTS OF
THE GALLATIN COUNTY WEED CONTROL BOARD
TO MANAGE NOXIOUS WEEDS
PURPOSE
The purpose of these requirements is to implement a coordinated program for the containment,
suppression, and where possible eradication of noxious weeds that may be caused by development
of subdivisions, and in general to accomplish the goals of the Gallatin County Weed District
Management Plan and Montana Noxious Weed Control Act.
Preliminary Plat Review
Prior to construction or disturbance, a Noxious Weed Management and Revegetation Plan (in a
form approved by the Board) must be submitted by the Developer to the Weed District Board that
may approve, reject, or approve with recommendation the plan that must include at minimum the
following:
1. Identify any noxious weeds present on any land in or adjacent to the proposed subdivision.
2. Identify any noxious weeds likely to arise during the development.
3. Developer's representation that the Developer has read and understands the Gallatin
County Weed District Management Plan and the relevant sections of the Montana Noxious
Weed Control Act.
4. Application fee: $300 major subdivision; $150 minor subdivision.
5. Subdivision plat.
6. Noxious Weed Management and Re-vegetation Plan in form prescribed by the Weed
District that shall be effective from the date of approval through to that date in time that the
Developer has sold all lots, except that as lots are sold owners of subdivided lots shall
become responsible for weed management in accordance with Montana Noxious Weed
Control Act and Gallatin County Weed Management Plan.
Final Plat Approval
Prior to final plat approval, the Developer shall enter into a Memorandum of Understanding with the
District including at minimum the following:
1. Developer's representation of compliance with: The Noxious Weed Management and
Revegetation Plan approved by the Board (including any revised plans); Gallatin County
Noxious Weed Management Plan; and Montana Noxious Weed Control Act.
2. Documents to the satisfaction of the Weed Board showing compliance with the above
requirements, including name(s)of contractors who completed the work and a copy of their
application records.
3. Copy of the subdivision covenants regarding noxious weed management described below.
Subdivision Weed Mgmt Plan.pdt Page 1 of 6 Rev. 05111
322
Covenants of Record Required
The Developer shall record with any approved Final Plat covenants of record with the Clerk &
Recorder's Office in substantially conforming to the sample shown below and effectively delegating
the management of noxious weeds as follows:
1. Landowners and the Owners Association shall comply with Montana Noxious Weed Control
Act(§7-22-2116, MCA); Gallatin County Noxious Weed Management Plan; and any weed
management plans approved by the Board that are relevant to the subdivision.
2. Landowners shall be responsible for noxious weed control on their individual lots.
3. The Owners Association (Homeowner, Business, Property Association, or other entity as
named in the subdivisions covenants or recorded on the plat) shall be responsible for
noxious weed control in all parks, open spaces, community areas, trails and roadways
within the subdivision. If there is no Owners Association then the landowners as a whole
are responsible for noxious weed control in the parks, open spaces, community areas and
trails. Each landowner is then responsible for the subdivision roadway adjoining their
property. The Owners Association will also act as the contact point and primary
enforcement authority for any noxious weed complaints within the subdivision.
Covenants Sample
"The control of noxious weeds by the Owners Association on those areas for which the Owners
Association is responsible and the control of noxious weeds by individual owners on their
respective lots shall be as required by the Montana Noxious Weed Control Act (§ 7-22-2101,
MCA through§7-22-2153, MCA as amended)and the rules, regulations and management plans
of the Gallatin County Weed Control District. Both unimproved and improved lots shall be
managed for noxious weeds. In the event a landowner does not control the noxious weeds after
10 days notice from the Owners Association, the Owners Association may cause the noxious
weeds to be controlled. The cost and expense associated with such weed management shall be
assessed to the lot and such assessment may become a lien if not paid within thirty(30)days of
the mailing of such assessment. The Owners Association is responsible for control of state and
county declared noxious weeds in the subdivisions parks,open spaces, community areas,trails,
and roadways. Nothing herein shall require or obligate the Gallatin County Weed District to
undertake any management or enforcement on behalf of the Owners Association or landowners
that is not otherwise required by law of the Gallatin County Weed District Management Plan."
Subdivision Weed Mgmt Plan.pdf Page 2 of 6 Rev. 05111
323
MONTANA NOXIOUS WEED LIST
Priority These weeds are not present in Montana. Management criteria will require eradication if detected;education;
1A and prevention.
- Yellow starthistle(Centaurea solstitialis)
Priority These weeds have limited presence in Montana. Management criteria will require eradication or containment
1 B and education.
- Dyer's woad (lsatis tinctoria)
- Flowering rush (Butomus umbellatus)
- Japanese knotweed complex(Polygonum spp.)
- Purple loosestrife(Lythrum spp.)
- Rush skeletonweed(Chondrilla juncea)
- Eurasian watermilfoil(Myriophyllum spicatu n)
- Scotch broom (Cytisus scoparius)
- Curlyleaf pondweed (Potamogeton crispus)
Priority These weeds are common in isolated areas of Montana. Management criteria will require eradication or
2A containment where less abundant. Management shall be prioritized by local weed districts.
Tansy ragwort(Senecio jacobaea)
Meadow hawkweed complex (Hieracium spp.)
Orange hawkweed(Hieracium aurantiacum)
Tall buttercup(Ranunculus acris)
Perennial pepperweed (Lepidium latifolium)
Yellowflag iris(Iris pseudacorus)
Blueweed(Echium vulgare)
Hoary alyssum (Berteroa incana)
Priority These weeds are abundant in Montana and widespread in many counties. Management criteria will require
2B eradication or containment where less abundant. Management shall be prioritized by local weed districts.
Canada thistle(Cirsium arvense)
Field bindweed(Convolvulus arvensis)
Leafy spurge (Euphorbia esula)
Whitetop(Cardaria draba)
Russian kapweed(Centaurea repens)
Spotted knapweed (Centaurea stoebe or maculosa)
Diffuse knapweed(Centaurea diffusa)
Dalmatian toadflax(Linaria dalmatica)
St.Johnswort(Hypericum perforatum)
Sulfur cinquefoil(Potentilla recta)
Common tansy(Tanacetum vulgare)
Oxeye daisy(Chrysanthemum leucanthemum or Leucanthemum vulgare)
Houndstongue(Cynoglossum officinale)
Yellow toadflax(Linaria vulgans)
Saltcedar(Tamarix spp.)
Priority Regulated Plants: (NOT MONTANA LISTED NOXIOUS WEEDS)
3 These regulated plants have the potential to have significant negative impacts. The plant may not be
intentionally spread or sold other than as a contaminant in agricultural products. The state recommends
research,education and prevention to minimize the spread of the regulated plant.
- Cheatgrass (Bromus tectorum)
- Hydrilla(Hydrilla verticillata)
- Russian olive(Elaeagnus angustifolia)
Priority Gallatin County Listed Noxious Weeds. Management shall be prioritized by Weed District.
4 Scotch thistle
Musk thistle
Meadow knapweed
Poison hemlock
Field Scabious
Scentless chamomile
Subdivision Weed Mgmt Plen.pdf Page 3 of 6 Rev. 05/11
324
NOXIOUS WEED MANAGEMENT PLAN
FOR SUBDIVISIONS 2011
Projected date for Preliminary Plat application
Date Plan received
This plan is valid and effective upon approval of the Board through Preliminary Plat process and
any extensions up to and including Final Plat approval at which time the Board may require an
extension of this agreement or proof of means for continued compliance through an owners'
association or otherwise. The Developer agrees that the Board shall have the right to revise this
plan and any Memorandum of Understanding as necessary to effectuate the purposes of the
Gallatin County Weed Management Plan or Montana Noxious Weed Control Act.
If prior to Final Plat approval, a new Developer or Landowner becomes involved in the subdivision
development process -the new Developer or Landowner must submit a new Weed Management
and Revegetation Plan for approval by the Gallatin County Weed District.
Developer will provide documentation that the plan has been implemented and a copy of the
subdivision covenants that apply to noxious weed management when submitting the Memorandum
of Understanding for final plat.
Developer/Landowner agrees to comply with this plan.
Developer Information
Name RTR Holdings II LLC, Cordell Pool
Phone 406-522-9526
Mailing Address 67 Village Drive, Suite 206, Belgrade, MT 59714-9622
Email Address
Protect Location with Legal Description (attach plat map)
South University District is located at 1550 W. Kagy Blvd, Bozeman MT 59715. The legal description is a
portion of the southwest 1/2 of Section 13 and the northwest 1/2 of Section 24, T02S, R05E, Gallatin Co.
Project Description
Name of Subdivision South University District
Number of lots 6 Number of Acres 126.96
WEED MANAGEMENT PLAN
Noxious Weed Species on Property (provide weed map and inventory)
Noxious weeds located on the property include: hoary alyssum (Berteroa incana), Canada thistle(Cirsium
arvense), common tansy(Tanacetum vulgare),and spotted knapweed (Acroptilon repens). Please see the
weed map for weed locations and area of infestations. Please note that the scale of the infestations on the
Weed Map do no accurately represent the actual infestation densitites.
Subdivision Weed Mgmt Plan.pdt Page 4 of 6 Rev. 05111
325
Method of Weed Control (mark all that apply)
❑CHEMICAL ❑MECHANICAL ❑CULTURAL [:]BIOLOGICAL
Describe specific control measures and timing of control for effective term of this agreement.
Attach additional pages if necessary/incorporate by reference.
Please see attached page for details on methods of weed control.
Estimated costs of weed control for effective term of this agreement (Specify cost for each year
and indicate if work will be done by self or contracted)
Please see attached page for details on estimated costs of weed control.
REVEGETATION PLAN
Are any disturbances planned? Yes No
If Yes, complete the following revegetation section:
MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development
(road construction, pond construction, service/utility/gas/electric/telephone line installation) will have a
layer of topsoil redistributed onto disturbed areas. Disturbed areas will be seeded to a grass seed mix as
approved by the Weed District. In conjunction with the grass seeding,during the first and second years of
grass establishment, and in the third week of June and in the fourth week of July, the areas seeded to
grass will be mowed to prevent weed seed development and dispersal.
Planned Disturbances (mark all that apply)
❑Utility/Service lines ❑Pond [Z]Road ❑Park ❑Trail ❑Central Septic ❑Other
Describe in detail, the revegetation that will be done for all disturbances created by
development of this subdivision. (List type and amount of seed/sod, seeding methods and timing, and
fertilization). Attach additional pages if necessary/incorporate by reference.
Please see attached page for detail on revegetation that will be done for all disturbances created by the
development.
Subdivision Weed Mgmt Plan.pdt Page 5 of 6 Rev. 05111
326
Provide estimated costs of re-vegetation for effective term of this agreement. (Specify cost for
each year and indicate if work will be done by self or contracted)
Please see attached page for estimated costs of re-vegetation.
GRAVELSOURCE
List source of gravel/pit run/road mix/topsoil/etc.brought on-site for disturbance mitigation
and/or construction.
Name of Gravel Pit Knife River in Belgrade or Storey Gravel Pit in Bozeman
Location Belgrade or Bozeman
Contact Person
Does source of material have an approved Weed Management and Revegetation Plan on file
with the Weed District? Yes No
STATUS
APPROVED NOT APPROVED
RECOMMENDATIONS AND/OR CONDITIONS:
(Signature of Weed Board Chairman/Representative) (Signature of Developer)
(Type/print name of Chairman/Representative) (Type/print name of Developer)
(Date) (Date)
(Signature of Landowner)
(Type/print name of Landowner)
(Date)
Subdivision Weed Mgmt Plan.pdf Page 6 of 6 Rev. 05/11
327
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O Spotted knapweed-sparse
O Canada thisle-sparse
Canada thistle-6.14 acres
Common tansy-0.26 acres
Hoary alyssum- 1.32 acres
L--- Phase 1 Development
Phase 1 Park
Parcel
USDA-Farts Services Agency Aerial Photography Field Office, O 150 300 450 600
2009 NAIP DOQQs,Montana Base Map Service Center,Helena.MT
Feet
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FIG.1
Method and Estimated Cost for Weed Control
Hoary alyssum control
Hoary alyssum will be controlled using a combination of mowing and herbicide applications. Mowing will
take place in the late spring and the third week of July before the plant goes to seed.
The herbicide Cimarron at the rate of 1 oz/acre will be spot or broadcast sprayed in the summer.
Canada thistle control
Canada thistle will be controlled using a combination of mowing and herbicide applications. Mowing will
be conducted in late spring and again during the third week of July.
The herbicide Forefront at the rate of 2.5 pints/acre will be used in addition to a surfactant.
Common tansy control
Common tansy will be controlled using a combination of mowing and herbicide applications.
Mowing will be conducted in late spring and again during the third week of July.
The herbicide Cimmaron at the rate of 1 oz/acre will be spot or broadcast sprayed in the summer.
Spotted Knapweed control
Spotted knapweed will be controlled using a combination of mowing and herbicide applications. Mowing
will be conducted in late spring and again during the third week of July.
The herbicide Curtail at the rate of 2 quarts/acre will be applied to this infestation. Because it is a small
infestation, only spot spraying is necessary.
Cost Estimate of Herbicidal Control
Cimmaron ($45 for 2 ounces, 1 oz/acre) $40.00 per application
Forefront($70/gallon, 2.5 pints/acre) $140.00 per application
Curtail ($150/gallon, 2 quarts/acre) $35.00 per application
(herbicide costs based on prices at Murdoch's verified August 2011)
Herbicide Application ($100 x 3 hours) $300 per application
Total for Year 1 (Single application) $515
Total for Year 2 (based on 50%control) $257.50
Total for Year 3 (based on 50%control from Year 1) $257.50
Note, Cost estimate assumes weed control for years 2 and 3 because weed eradication may not be a
realistic expectation from first year.
Total cost estimate of herbicide control (3 years) $1,030
329
Cost Estimate for Mechanical Control
Mowing contractor($100/hour x 3 hours)x twice a season $600
Total for Year 1 $600
Total for Year 2 (based on 50%control) $300
Total for Year 3 (based on 50%control from Year 1) $300
Total cost estimate of mechanical control (3 years) $1,200
Total cost estimate for herbicidal and mechanical control (3 years) $2,230
330
Revegetation for Planned Disturbances
A new access road (Stucky Road) (90 feet wide and approximately 1,600 feet long)will be
established on the property (see the Conceptual Site Analysis Map). Total disturbance to be
reseeded on the property after the road is installed in the initial stage of development will be
approximately 1 acre.
Cost Estimate of Revegetation
Seed mix (Circle S Seeds Lawn Dry Mix):
113 Canada Bluegrass
1/3 Hard Fescue
1/3 Sheet Fescue
Seed mix cost: $3.80/lb*
*Seed mix cost estimate provided by Circle S Seeds as of September 2011.
Seeding rate: 20 Ibs/acre
Seeding area: 1 acre
Total Seed Cost: $ 76
Seeding Labor Cost: 1 acre at $100/acre: $100
Mowing: 100.00/hour, 1 acre = 1 hour: 100.00/mowing
2 mowings in Year 1: $200.00
2 mowings in Year 2: $200.00
2 mowings in Year 3: $200.00
Total Mowing Cost $600.00
TOTAL COST ESTIMATE OF REVEGETATION $776
331
sfcEv
August 10,2011 Project 11-2775
Mr. Cordell Pool
Stahly Engineering&Associates,Inc.
Via Email: cvool(d;scaen*�com
Dear Mr.Pool:
Re: Preliminary Geotechnical Evaluation,Proposed South University District Development,
Bozeman,Montana
We have completed the preliminary geotechnical evaluation for the South University District you
authorized on April 27,2011. The purpose of the preliminary geotechnical evaluation was to assist your
firm in evaluating the general suitability of the soils to support typical spread footing foundations,the
general soil profile for the area,and preparing test pit logs. These services were performed in general
accordance with our proposal to you dated April 25,2011.
Project Information
It is our understanding Stahly Engineering&Associates(SEA)is involved in evaluating the general
suitability of the proposed project area for the new South University District Development. This
development will consist of a combination of light commercial and high density residential (apartment or
condominium projects). Paved streets and underground utilities will also be constructed to access the
proposed development. Site-specific geotechnical evaluations will be required for the final building
locations and type.
Available Information
To assist in our evaluation,your personnel supplied us with a plan area map with test pit locations. This
sheet was labeled"Soil Test Pit Map,"Exhibit A,dated July 7,2011,and was drawn by SEA. This plan
was used for our attached Test Pit Location Sketch. SEA also supplied the surface elevations of the test
pits.
Field Procedures
Nine test pits were performed on the project site. The test pits were dug on May 24,2011,with a backhoe
supplied by the landowner.
The proposed test pit locations were selected by SEA,and they also observed the test pits when they were
performed. SEA also installed a 4-inch diameter piezometer in each test pit,and performed water level
measurements that were later provided to us.
BILLINGS MISSOULA
2611 Gabel Road skgeotechnical . com 4041Whip
poorwill Drive
P.O. Box 80190 P.O.Box 16123
Billings, MT 59108-0190 Missoula,MT 59808-6123
LP 406.652,3930 LP 406.721.3391
F 406.552.3944 332
P 406.721.6233
Stahly Engineering&Associates August 10,2011
Project 11-2775 Page 2
i
The sidewalls of the test pits were visually classified and logged by our senior engineering assistant. The
soils encountered in the sidewalls of the test pits were classified in accordance with American Society for
Testing and Materials(ASTM)Method of Test D 2488,"Standard Practice for Description and
ldentification of Soils(Visual—Manual Procedures)." A summary of the ASTM classification system is
attached. Some representative samples were obtained from the test pits and were returned to our Billings
office for laboratory testing.
Results
Geology. The Preliminary Geologic Map of the Bozeman 30'by 60'Quadrangle Southwest Montana,
compiled by Susan M.Vuke,Jeffrey D.Lonn,Richard B. Berg,and Carl S. Kellogg,2001,indicates the
site geology consists of alluvial braid plain deposits(Holocene?and Pleistocene),well rounded,well
sorted boulder gravels and sands with thin beds of clayey silt. The gravel soils encountered on the site
generally fit the description of the alluvial deposits,but were generally overlain by a layer of alluvial or
loess deposits of clay.
Soils. The general soil profile encountered by the nine test pits on the site was relatively similar. Test
Pits TP-1 through TP-9 encountered organic clay topsoil ranging in depths from 1 to 3 feet underlain by
medium plastic clays extending to 4 to 10 1/2 feet. The clays were generally shallower on the west side
of the site and became progressively thicker to the east. Underlying the medium plastic clay soils,poorly
graded gravel with sand and clay was encountered to the termination depths of the test pits ranging in
depth from 7 to 12 1/2 feet.
Groundwater. Groundwater was initially observed in all but one(TP-3)of the test pits during
excavation at depths ranging from 5.5 to 12.0 feet. Groundwater measurements were also performed by
SEA on June 17,2011,and groundwater was encountered in five of the nine piezometers at depths
ranging from 3.3 to 8.5 feet. The depths are indicated on the attached Log of Test Pit sheets.
Groundwater will fluctuate,particularly during the irrigation season and may rise on the order of 2 to 5
feet.
Laboratory Tests
Classification tests consisting of Atterberg limits and percent-finer-than-a-200-sieve were conducted on
clay alluvium soils from Test Pits TP-1,TP-2,and TP-8. The liquid limits of the clay alluvium samples
tested ranged from 36 to 39,the plastic limit was 20,and the plastic indexes ranged from 16 to 19. The
percent-finer-than-a-200-sieve of these samples ranged from 71.4 to 79.2 percent. Based on these tests,
the samples classify as lean clay with sand. The ASTM symbol for these soils is CL. The results are
graphically presented on the Atterberg Limits'Test sheet attached.
Moisture content tests were conducted on bag sample obtained during excavation of the test pits. The
moisture contents of the lean clay with sand ranged from 21.6 to 40.1 percent,indicating the clays were
wet and over the soil's remolded optimum moisture content. The moisture content tests performed on the
poorly graded gravel with silt and clay was 3.6 percent,indicating the gravels tested were rather dry. We
would like to point out that most of the gravels observed on the site were wet to waterbearing.
Proctor and California bearing ratio(CBR)tests were also performed on clay bulk samples obtained from
Test Pits TP-2 and TP-8. The result of the Proctor test for TP-2 was 101.6 pounds per cubic foot(pcf)at
a moisture content of 18.2 percent. The result of the Proctor test on the bulk sample from TP-8 was 104.2
333
Stahly Engineering&Associates August 10,2011
Project 11-2775 Page 3
pcf at 16.3 percent moisture. The results of the Proctor tests are also shown on the Laboratory
Compaction Characteristics of Soils(Proctor)forms attached. The results of the CBR tests for the bulk
samples obtained from TP-2 and TP-8 were 3.8 and 6.6,respectively. The results of the CBR tests are
also shown on the California Bearing Ratio Test forms attached.
The results of the consolidation tests performed on thin-walled tube samples obtained from TP-1 and
TP-2 are shown on the graphs attached. The thin-walled tube sample from TP-1 at a depth of 3 to 4 feet
collapsed about l percent when it was inundated under a load of 500 pounds per square foot(psf). This is
a relatively moderate value. Compression under a load increase of 2,000 psf was about 5 1/2 percent,
excluding the collapse. This is a relatively high value. The sample obtained from TP-2 at a depth of 2 to
3 feet collapsed about 1/2 percent when it was inundated under a load of 500 psf. This is a relatively
moderate value. Compression under a load increase of 2,000 psf was about 6 percent excluding the
collapse. This is also a high value. The consolidation tests indicate the clays have a low to moderate
collapse potential,but are highly compressible.
The initial moisture contents and dry densities of the samples were determined as part of the test. The
initial moisture contents of TP-1 and TP-2 were 25.8 and 24.6 percent,respectively,indicating they were
wet. The initial dry densities of the samples obtained were 81.2 and 88.2 pcf,respectively. This is a
relatively low value for lean clay with sand and indicates they are highly compressible.
Conclusions and Recommendations
Discussion. The South University District Development site soils are fairly similar,but have varying
depths of compressible clays. This area is on the southwest portion of the site.
The general soil profile of the site was 1/2 to 3 feet of topsoil and root zone over highly compressible lean
clay with sand. The highly compressible clays were observed below the topsoil to depths ranging from
about 4 to 10 1/2 feet. Underlying the highly compressible clays, alluvial gravels were encountered to
termination depth of the test pits.
Where the alluvial gravels are present at a shallower depth,the highly compressible clays can fairly easily
be removed and replaced with structural backfill. Where the clays are thicker and complete
subexcavation is not an option,the on-site clays can support conventional spread footing foundations for
lightly loaded structures. However,some soil correction will generally be required to reduce settlement.
Significant soil correction or subexcavation of the clays down to the denser underlying gravels would
likely be required for heavy structures due to the soft compressible clays. Another alternative would be to
place the structures on deep foundation systems extending through the clay. These systems could include,
but are not limited to,helical piers,drilled piers,or driven piles.
The clays observed on the site are also highly moisture sensitive. During site development,we
recommend site grading and drainage be performed to not allow ponding or pooling of water to occur.
Positive run-off of the surface water must be provided during construction. If water is allowed to pond on
the exposed subgrade,the subgrade will become wetter and softer,which is easily disturbed(become
unstable)by heavy rubber-tired construction equipment,which can cause change orders and/or delays
Groundwater was observed at depths ranging from 3.3 feet in Test Pit TP-8 to 12.0 feet in Test Pit TP-2.
We would like to point out that groundwater levels could raise several feet during spring thaw and
irrigation,and groundwater levels during construction may be higher than the levels observed during our
334
Stahly Engineering&Associates August 10,2011
Project 11-2775 Page 4
fieldwork. The presence of high groundwater could complicate any deeper excavations performed on the
site,and dewatering will be required. To further evaluate the groundwater elevations throughout the
seasons,4-inch piezometers were installed in the test pits to monitor groundwater levels. Due to the high
groundwater and large fluctuations,basements should be avoided,if possible.
Please note,this report is not intended for a geotechnical evaluation report for constriction, and site
specific geotechnical evaluations will need to be performed for structures.
Site Preparation. We recommend all vegetation,topsoil,and root zone be removed from beneath the
proposed footings,slabs,and pavements. The thicknesses of topsoil and root zone at the test pit locations
were 1/2 to 3 feet. Actual depth of removal across the site should be determined by observations during
stripping.
The on-site clays are highly susceptible to disturbance,and significant rutting and pumping can occur
when they are subjected to heavy rubber tired construction equipment,particularly in the wetter spring
months. This can result in significant change orders and delays. Specific haul road routes,quantities,and
pay items should be included in bid documents to reduce potential change orders.
Dewatering. Groundwater was observed in all but one of the test pits. It is our experience in this area
with the seasonal fluctuation of groundwater levels,it is likely groundwater levels during construction
could be significantly higher than groundwater levels measured during our field investigation. It is likely
dewatering will be required during the subexcavation of spread footings. The installation of deeper
underground utilities will also require dewatering during construction. Basements for the proposed )
buildings should be avoided,but if absolutely necessary,permanent perimeter and subfloor drains and
seepage collection systems would be needed.
Foundations.
Light Structures. One-and maybe two-story structures with footing loads up to 4 kips per linear
foot and column loads less than 75 kips may be constructed on conventional spread footings with
an allowable bearing pressure ranging from 1,000 to 2,000 pounds per square foot(psf).
Depending on the structure sensitivity,soil corrective earthwork may be necessary below the
footings,i.e.,subexcavation and replacement with non-expansive clayey backfill or structural fill
placed over the native alluvial gravels. Subexcavation depths would likely range from 2 to 3 feet,
depending on structure loads,or down to the gravels,whichever is shallower.
Heavy Structures. Large clear-span structures or heavy multi-story structures with greater than
4 kips per linear foot wall loads and column loads greater than 75 kips will likely need more
significant soil correction(3 to 10 feet of structural fill placed over native alluvial gravels)and/or
deep foundations extending into the underlying dense alluvial gravels.
Earth-Supported Slabs. Compressible clays will generally be present below proposed floor areas that
will consolidate if subjected to additional fill or floor loads,causing cracking and differential movement
of floor slabs. Therefore,to reduce excessive movement,we recommend finished floor elevations be
placed no more than about 1 to 2 feet above existing grades. If significant filling is required,structural
floor systems or lightweight fill,such as geofoam,may be required. Thicker,reinforced slabs also
perform better on sites with compressible clays.
335
Stahly Engineering&Associates August 10,2011
Project 11-2775 Page 5
Utilities. During the installation of utilities,it will be likely that dewatering will need to occur. In
addition to dewatering,if shallow utilities are installed in the wet clays,Type 11 bedding will also be
required,and bid quantities and pay items for the Type 11 bedding should be included in the contract
documents. The soils from the trench excavation of the utilities will likely need to be dried out during
construction and/or replaced with drier material to achieve specified compaction.
Pavements. Typical pavement sections will be determined by SEA,and SEA will be performing the
required AASHTO pavement design. We anticipate the majority of the subgrades will be clay soils. The
CBR tests indicated CBR values ranging from 3.8 to 6.6. We typically recommend design CBR values be
less than 4 for alluvial clays. All pavements will be placed over the compressible clay soils and will be
subjected to their consolidation characteristics. This movement would need to be considered for concrete
pavements. Some subgrade stabilization with geotextiles and geogrids would also likely be required to
stabilize the wet clays. Subgrade stabilization would also entail increasing the automobile and truck
section thicknesses.
Additional Geotechnical Evaluations. Site specific geotechnical evaluation will be required for any
new structures proposed to be constructed on the site. Soil borings should be performed at specific
structure locations. Deeper borings would be necessary to evaluate deep foundation systetns,if required.
Regardless of which foundation system is used,additional geotechnical engineering analysis will be
required to determine foundations and pavement recommendations.
General Recommendations
The preliminary analyses and recommendations submitted in this report are based upon the data obtained
from the test pits performed at the locations indicated on the attached sketch. Additional geotechnical
evaluations will be needed for the project for specific structures. Often,variations occur between these
test pits,the nature and extent of which do not become evident until additional exploration or construction
is conducted.
Services performed by SK Geotechnical Corporation personnel for this project have been conducted with
that level of care and skill ordinarily exercised by members of the profession currently practicing in this
area under similar budget and time restraints. No warranty,expressed or implied, is made.
Thank you for using SK Geotechnical. If you have any questions regarding this report,please call Chad
Binstock or Cory Rice at(406)652-3930.
Sincerely,
Chad C.Binstock
Senior Engineering Assistant
Cory G.Rice,PE
Senior Engineer
336
Stahly Engineering&Associates August 10,2011
Project 11-2775 Page 6
Attachments:
Site Location Sketch
Test Pit Location Sketch
Geologic Sketch
Descriptive Terminology
Log of Test Pit Sheets TP-1 through TP-9
Laboratory Test Results
337
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340
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S AVK�GEO TECHNICAL ALDescriptive Terminology
Standard D 2487
Classification of Soils for Engineering Purposes Particle Size Identification
(Unified Soil Classification System) Boulders...................................over 12"
Cobbles...................................3"to 12"
Gravel
Soil Classification coarse...................................3/4"to 3"
Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests^ Group a fine..................................No.4 to 3/4"
Symbol Group Name Sand
Gravels Clean Gravels C� >4 and I <Cc<- 3 GW Well graded gravel coarse.........................No.4 to No.10
More than Less than 5% t Poorly graded gravel medium....................No.10 to No.40
5IN.of fines c Cu <4 and/or I >Cc > 3 GP r
fine.........................No.40 to No.200
Coarse- coarse Gravels with Fines classify as ML or MH GM Silty gravel"'" Silt.........................No.200 to.005 min
Grained fraction Fines Clayey gravel
o F.6,11 Clay ........................less than.005 mm
Soils retained on More than 12% Fines classify as CL or CH GC
More than No.4 sieve fines` Relative Density of Cohesionless
501/6 Sands Clean Sands Cu>6 and 1 <Cc 5 3 SW Well graded sand Soils
retained Nrl.or Less than 5% F , very ............loose................ 0 to 4 BPF
on No, more of fines° Cc< 6 and/or I >Cc>3 ' SP Poorly graded sand loose ,.5 to 10 BPF
200 sieve coarse Sands with Fines classify as ML or MH SM Sil sand medium dense..................11 to 30 BPF
fraction Fines dense................................31 to 50 BPF
passes No.4 More than 12% Fines classify as CL or CH SC Clayey sand G.a•'
sieve fines o very dense.........................over 50 BPF
PI>7 and plots on or above t_L cr Consistency of Cohesive Soils
CL
Fine- Silts and Inorganic "A"line' Lean clay very soft................... 0 to 1 BPF
Grained Clays PI <4 or plotsTTlow-A'line ML Msilt',',
soft.......................................2 to 3 BPF
Soils Liquid Limit Liouid limit-oven dried<0.75 OL lay"`"'N rather soft.............................4 to 5 BPF
50%or less than 50 Organic Liquid limit-not dried OrganicSilt r.ei o
more q medium................................6 to 8 BPF
Sills and PI lots on or above"A"line CH • rather stiff..........................9 to 12 BPF
passes the Clays Inorganic PT lots below"A"line MH lt ............13 to 16 BPF
No.200 stiff.......................
sieve Liquid limit Liouid limit-oven dried<0.75 claOrganic OHL ,o very stiff..........................17 to 30 BPF
50ormorc Lr id limit-notdricd silt hard.................................over30BPF
Highly Organic Soils Primarily organic manor,dark in color,and organic PT Moisture Content(MC)
^ Based on the material passing the 3"(75 mm)sieve. If fines are organic,add"with organic fines"to Description
° If field sample contained cobbles or boulders,or both, group name. rather dry MC less than 5%,absence of
add"with cobbles or boulders,or both"to group name. ' If soil contains> 15%gravel,add"with gravel" moisture,dusty
c Gravels with 5 to 12°/a fines require dual symbols to group name. moist MC below optimum,but no
GW-GM well-graded gravel with silt ' If Anerberg limits plot in hatched area,soil is a visible water
GW-GC well-graded gravel with clay CL-ML,silty clay. wet MC over optimum,visible
GP-GM poorly graded gravel with silt If soil contains 15 to 29°/a plus No.200,add free water,typically below
GP-GC poorly graded gravel with clay "with sand"or"with gravel",whichever is
o Sands with 5 to 12%fines require dual symbols. predominant. water table
SW-SC well-graded sand with clay ` if soil contains>301/6plus No.200 saturated Clay soils were MC over
SP-SM poorly graded sand with silt predominantly sand,add"sandy"to group name. optimum
SP-SC poorly graded sand with clay " if soil contains >30%plus No.200
c Cc= Dso/Dto predominantly gravel,add"gravelly"to group
Cc= (Dw)"/(Dto x Dso) name.
If soil contains> 15%sand,add"with sand"to group I: PI >-4 and plots on or above"A"lint.
F name. 0 PI<4 or plots below"A"line. Drilling Notes
if fines classify as CL-ML,use dual symbol GC-GM or P PI plots on or above"A"line. Standard penetration test borings were advanced
c SC-SM. Q PI plots below"A"line. by 31/4"or 41/4"ID hollow-stem augers,unless
noted otherwise.Standard penetration test
80 for ctassllacati of line-rained Bolls borings are designated by the prefix"ST"(split
on
Ionainc-tro ne roc eon o coarse-gram / tube).Hand auger borings were advanced
H ao soi ss. manually with a 2 to 3"diameter auger to the
IL Equational ic-line �di r depths indicated. Hand auger borings are
Horizontal at PI-4 to LL•25.5, w �� indicated by the prefix"HA"
o then PI-0.73(LL-20)
z Equation of"U"-line Sampling. All samples were taken with the
VerticMa L�IStoPI=
then PI-0 standard 81 �� G standard 2"OD split-tube sampler,except where
ao noted. TW indicates thin-walled tube sample.
2 �i CS indicates California tube sample.
4 Z0 i , B .44
MH OR OH BPF. Numbers indicate blows per foot recorded
A. �i �� in standard penetration test,also known as"N"
value. The sampler was set 6"into undisturbed
to soil below the hollow-stem auger. Driving
7 -- M M L l�O L resistances were then counted for second and
4 -
o t third 6"increments and added to get BPF.
0 t0 I6 20 30 40 50 60 70 60 90 too It( Where they differed significantly,they were
LIOUID LIMIT (LL)
FIG.4 Plaalicity Chart separated by backslash(/). In very dense/hard
strata,the depth driven in 50 blows is indicated. i
Laboratory Tests WH. WH indicates the sampler penetrated soil
DD Dry density,pcf OC Organic content,% under weight of hammer and rods alone;driving
WD Wet density,pcf Pzoo %passing 200 sieve not required.
LL Liquid limit PL Plastic limit o Note. All tests were run in general accordance
PI Plasticity index MC Natural moisture content,/o with applicable ASTM standards.
qu Unconfined compressive strength,psf 341
qp Pocket penetrometer strength,tsf
A Ll 6,
GEOTECHNICAL 2611 Gabel Road
P.O.Box 80190 LOG OF TEST PIT
Billings,MT 59108-0190
Phone:406.652.3930
Fax: 406.652.3944
i
PROJECT: 11-2775 TEST PIT: TP-1
GEOTECHNICAL EVALUATION LOCATION:
South University District Northeast corner of Lot 1,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B* WL qp Remarks
4936.8 0.0 MC **
ORGANIC CLAY,high plasticity,moist to wet,
very soft to soft. (Tilled Field)
OH
935.3 1.5
4934.8 CL LEAN CLAY with SAND,medium plasticity,trace
2.0 pinholes,reddish brown,wet,soft. (Loess) 1/2
LEAN CLAY with SAND,medium plasticity,trace
pinholes,light brown,wet,medium to stiff. (Loess) -a
See consolidation test.
nv LL=36,PL=20,PI=16
P:m=79.2%
' *B=blows required to
drive 1.2-inch diameter
CL cone each 6-inch
increment with
10-pound hattnner
falling 24 inches.
**qp=pocket
penetrometer estimate
of unconfined
compressive strength,
27.3 9.5 tons per square foot.
POORLY GRADED GRAVEL with SILT and
GP CLAY,fine-to coarse-grained,rust to orange,moist.
GC (Alluvium)
925.8 11.0
GP POORLY GRADED GRAVEL with SILT and - An open triangle in the
a 925.3 11.5 = CLAY,fine-to coarse-grained,brown, water level(WL)
waterbearing. (Alluvium)
F column indicates the
BOTTOM OF TEST PIT depth at which
groundwater was first
Z Water observed at a depth of I F in test it. observed while
g p p excavating. A solid
triangle indicates the
4"diameter piezometer installed. depth static
groundwater was
Excavation then backfilled. observed on the date
a indicated.
I Groundwater not encountered by SEA to a depth of
11.2'on 6/17/11.
m
a
y
w
F
11-2775 342 TP-1 page 1 of 1
AWMWW AV Ar&,
GEOTECHNICAL 2611 Gabel Road
P.O. Box 0190 LOG OF TEST PIT
Billings,MT 59308-0190
Phone:406.652.3930
Fax:406.652.3944
PROJECT: 11-2775 TEST PIT: TP-2
GEOTECHNICAL EVALUATION LOCATION:
South University District East side of Lot 2,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoc DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL qp Remarks
4952.0 0.0 MC
ORGANIC CLAY,high plasticity,black,very soft. < =
(Tilled Field)
OH
<r
4950.5 1.5
CL LEAN CLAY with SAND,medium plasticity,
4950.0 2.0 reddish brown,wet,medium to stiff. (Alluvium) 21,6 I
LEAN CLAY with SAND,medium plasticity,with See consolidation test.
LL=37,Po=20,PI=17
intermixing layers of Silty Clay,trace salts,brown,
P,
moist,medium to stiff. (Loess) MbD=1D= 101.
i 6 pcf
OMC=18.2%
I
I
CL
4941.5 10.5
POORLY GRADED GRAVEL with SAND and
CLAY,fine-to coarse-grained,brown,moist.
GP - (Alluvium)
a GC -_
V
a
0 4939.5 12.5 -
Z BOTTOM OF TEST PIT
Z
5 Water observed at a depth of 12'in test pit.
a'
4"diameter piezometer installed to 11.7'.
N i
IL' Excavation then backfilled.
Groundwater not encountered by SEA to a depth of
117 on 6/17/11.
N
F
11-2775 343 TP-2 page 1 of l
Ar066,
GEOTECHNICAL 2611 Gabel Road
P.°. Box 0190 LOG OF TEST PIT
Billings, MT 59108-0190
Phone:406,652,3930
Fax: 406.652.3944
PROJECT: 11-2775 TEST PIT: TP-3
GEOTECHNICAL EVALUATION LOCATION:
South University District Southeast comer of Lot 3,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL qp Remarks
4966.3 0.0 MC'
ORGANIC CLAY,high plasticity,black,wet,very
OH soft. (Tilled Field) <
965.3 1.0
LEAN CLAY with SAND,medium plasticity,
reddish brown,wet,soft. (Alluvium) i
- CL
21.6
963.8 2.5 _________________ _ _____ 1
LEAN CLAY with SAND,medium plasticity,trace
salts, light olive brown,wet,medium. (Alluvium) 25.1
1
25.5
1
27.6
CL
1
958.3 8.0 _____ ____
POORLY GRADED GRAVEL with SILT and
-_ CLAY,fine-to coarse-grained,brown,moist.
GP (Alluvium)
GC
956.3 10.0
BOTTOM OF TEST PIT
Water not observed in test pit.
4"diameter piezometer installed to 9.4'.
i;
Excavation then backfilled.
0
z Groundwater not encountered by SEA to a depth of
Z 9.4'on 6/17/11.
3
a
c�
ui
N
a
1 �
m
a
m
w
11-2775 344 TP-3 page I of 1
10, ®rI6,
GEOTECHNICAL 2611 Gabel Road
4MW�ISIL P.0.Box 0190 LOG OF TEST PIT
Billings,MT 59308-0190
Phone:406.652.3930
Fax:406.652.3944
PROJECT: 11-2775 TEST PIT: TP-4
GEOTECHNICAL EVALUATION LOCATION:
South University District South end of South Park,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL qp Remarks
4961.2 0.0 MC
ORGANIC CLAY,high plasticity,black,moist to
OH wet. (Tilled Field)
4960.2 1.0 23.91
CL LEAN CLAY with SAND,medium plasticity,
4959.7 1.5 reddish brown,wet,medium._(Alluvium) ____
LEAN CLAY with SAND,medium plasticity,
brown,wet to saturated,medium to stiff. '`h'
(Alluvium)
27.9 2
CL
;0.7 1
4955.2 6.0 ___
POORLY GRADED GRAVEL with SILT and
GP CLAY,fine-to coarse-grained,white,waterbearing.
4954.2 7.0
GC = (Alluvium)
- -------------------------- T
POORLY GRADED GRAVEL with SAND and
CLAY,fine-to coarse-grained,brown,
GP - waterbearing. (Alluvium)
GC
4952.2 9.0
BOTTOM OF TEST PIT
Water observed at a depth of 5.5'in test pit.
4"diameter piezometer installed.
Excavation then backfilled.
SEA measured groundwater at 7.0'on 6/17/11.
0
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z
z
g
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11-2775 34b TP4 page 1 of I
Ar&-,
K ;ICALTECNN 2611 Gabel Road
P.°'Box s0190 LOG OF TEST PIT
Billings,MT 59108-0190
Phone:406.652.3930
Fax: 406.652.3944
PROJECT: 11-2775 TEST PIT: TP-5
GEOTECHNICAL EVALUATION LOCATION:
South University District Center center,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL 9p i Remarks
4946.8 0.0 MC
ORGANIC CLAY,high plasticity,black. (Tilled j
Field)
OH
945.3 1.5
LEAN CLAY with SAND,medium plasticity,
reddish brown,moist to wet,medium. (Alluvium) 24.5 1
CL
943.8 3.0 _
LEAN CLAY with SAND,medium plasticity,light 23'�
olive brown,wet,medium to soft. (Alluvium)
I
26.2 Yz
pis
CL
938.8 8.0 /
POORLY GRADED GRAVEL with SILT and
CLAY,fine-to coarse-grained,gray,waterbearing. V
GP (Alluvium)
GC
936.8 10.0
-
BOTTOM OF TEST PIT
Water obseived at a depth of 8`in test pit.
4"diameter piezometer installed.
a
0
Excavation then backfilled.
Z
SEA measured groundwater at 8.5'on 6/17/11.
g
a'
C9
vi
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F
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11-2775 346 TP-5 page I of 1
Aowftvw AAkAh..
GEOTECHNICAL 2611 Gabel Road
P.°.Box 0190tinlk N11W LOG OF TEST PIT
Billings,MT 59108-0190
Phone:406.652.3930
Fax: 406,652.3944
PROJECT: I 1-2775 TEST PIT: TP-6
GEOTECHNICAL EVALUATION LOCATION:
South University District North Park,east side,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 111=2'
Elev. Depth Symbol Description of Materials B �WL qp I Remarks
4931.0 0.0 MC {
ORGANIC CLAY,high plasticity,black. (Topsoil)
OH
4928.0 3.0 ��_ i
LEAN CLAY with SAND,medium plasticity,
CL reddish brown,saturated to wet,medium.
4927.0 4.0 (Alluvium)
LEAN CLAY with SAND,medium plasticity,light 28,0
olive brown,saturated,mediwn to rather soft.
(Alluvium)
CL
4924.0 7.0 ___
POORLY GRADED GRAVEL with SILT and
GP CLAY,fine-to coarse-grained,gray,waterbearing.
GC == (Alluvium)
4923.0 8.0
BOTTOM OF TEST PIT
Water observed at a depth of 8'in test pit.
4"diameter piezometer installed.
Excavation then backfilled.
SEA measured groundwater at 4.5'on 6/17/11.
s
0
Z
Z
5
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c�
N
a
0
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In
F
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11-2775 347 TP-6 page 1 of 1
4r��
SICGEOTECHNICAL) 2611 Gabel Road
P. Box 019 LOG OF TEST PIT
Nwv Billings,MT 59108-0190
Phone:406.652.3930
Fax:406.652.3944
PROJECT: 11-2775 TEST PIT: TP-7
GEOTECHNICAL EVALUATION LOCATION:
South University District North end of Lot 5,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL qp Remarks
4917.4 0.0 MC
ORGANIC CLAY,high plasticity,black,moist to
OH wet. (Tilled Field)
4916.2 1. j
LEAN CLAY with SAND,medium plasticity,
CL reddish brown,wet,stiff. (Alluvium)
915.4 2.0 _ _ 25
LEAN CLAY with SAND,medium plasticity,olive
brown,wet,stiff. (Alluvium)
CL 23.3 2
913.4 4.0 __
POORLY GRADED GRAVEL with SAND and 1.6
CLAY,fine-to coarse-grained,brown,rather dry to
waterbearing. (Alluvium)
GP
GC -
49094 7.5 -_ � I
BOTTOM OF TEST PIT
Water observed at a depth of 7.5'in test pit.
4"diameter piezometer installed.
Excavation then backf lied.
Groundwater not encountered by SEA to a depth of
7.F on 6/17/11.
a
0
ZZ
Z
Z
g
i
I
N
a
I �
U
m
F
a
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11-2775 348 TP-7 page f of 1
AA 406L
GEOTECHNICAL 2611 Gabel Road
cdsm'. �® P.0.Box 0190 LOG OF TEST PIT
Billings,MT 59108-0190
Phone:406.652.3930
Fax:406.652.3944
PROJECT: 11-2775 TEST PIT: TP-8
GEOTECHNICAL EVALUATION LOCATION:
South University District North end of Lot 4,see attached sketch.
Bozeman,Montana
DRILLED BY: C.Binstock MET14OD: Backhoe DATE: 5/24/11 SCALE: 1"=2'
Elev. Depth Symbol Description of Materials B WL qp Remarks
4937.8 0.0 MC
ORGANIC CLAY,high plasticity,black,1noist to
OH wet. (Tilled Field)
4936.6 ].
LEAN CLAY with SAND,medium plasticity, Bulk bag sample.
reddish brown,wet. (Alluvium) LL=39,PL=20,Pi=19
CL 23.2 P,wi 71.4%
MDD-104.2 pcf
935.3 2.5 OMC=]6.3%
LEAN CLAY with SAND,medium plasticity,olive
brown,wet. (Alluvium) 25.7
i
CL
27.0
933.3 4.5 __
POORLY GRADED GRAVEL with SAND and
CLAY,fine-to coarse-grained,brown,wet to
waterbearing. (Alluvium)
GP
GC
9i0.8 7.0 _V
BOTTOM OF TEST PIT
Water observed at a depth of 7'in test pit.
4"diameter piezometer installed.
Excavation then backfilled.
SEA measured groundwater at 3.3'on 6/17/11.
a
0
Z
z
z
3
i
c�
ui
A
N
a
c�
U
a0
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1 --277> 349 TP-8 page 1 of 1