HomeMy WebLinkAbout2007-03-26 18-00_5-77_Adopt Resolution 4007, Loyal Garden Annexation
Report compiled on March 6, 2007
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Jami Morris, Planning Consultant
SUBJECT: Loyal Garden Resolution of Annexation
Commission Resolution No. 4007
MEETING DATE: Monday, March 26, 2007, Consent Item
RECOMMENDATION: The City Commission takes action on this resolution to formally adopt
the annexation of Loyal Garden.
BACKGROUND: The resolution would formally adopt the annexation of 75.044 acres located on
the southeast corner of the intersection of Huffine Lane and Cottonwood Road as preliminarily
approved with terms of annexation by the City Commission on February 21, 2006.
UNRESOLVED ISSUES: None.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues, along with increased costs to deliver municipal services to the property, when
the property is developed.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Jami Morris at jamimorris@bresnan.net if you have any
questions.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
ATTACHMENTS:
Commission Resolution No. 4007
Applicant’s Narrative Responses to the Terms of Annexation
Annexation of Adjacent Right of Way Affidavit
Annexation Agreement with Exhibits
Annexation Map
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COMMISSION RESOLUTION NO. 4007
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
BOZEMAN, MONTANA, PROVIDING FOR THE ANNEXATION OF A
CERTAIN CONTIGUOUS TRACT OF LAND, HEREINAFTER DESCRIBED,
TO THE CORPORATE LIMITS OF THE CITY OF BOZEMAN AND THE
EXTENSION OF THE BOUNDARIES OF THE CITY OF BOZEMAN SO AS
TO INCLUDE SAID CONTIGUOUS TRACT.
WHEREAS, the City of Bozeman received a request for annexation from Covenant Investments
Incorporated, owners of the tract, requesting the City Commission to extend the boundaries of the City of
Bozeman so as to include a certain contiguous tract of land legally described as Tract 1, COS No. 24 and all
parcels of COS No. 25, that part of the NE¼, of Section 16, T2S, R5E, PMM, Gallatin County, Montana, and
generally located on the southwest corner of the Cottonwood Road and Huffine Lane intersection.; and
WHEREAS, an annexation staff report has been prepared in accordance with the Commission's
goals and policies for annexation and was presented to the Commission on January 17, 2006; and
WHEREAS, Commission Resolution No. 3884 was adopted by the City Commission on January 17,
2006, declaring it to be the intent of the City of Bozeman to extend the boundaries of said City so as to include
said contiguous tract within the corporate limits of the City; and
WHEREAS, a public hearing on Commission Resolution No. 3884 was duly noticed and held on
February 21, 2006; and
WHEREAS, on February 21, 2006, the Commission authorized and directed staff, upon satisfaction
by the applicant of the terms of approval, to prepare the necessary documents to proceed with the annexation of
this tract in accordance with Commission Resolution No. 3884; and
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WHEREAS, the provision of available services, including, but not limited to, water rights or cash in
lieu, waivers of protest against creation of SID's, water and sewer hookup to said contiguous tract is the subject
of a written agreement between the City and Covenant Investments Incorporated, record owner of the tract; and
WHEREAS, said contiguous tract is the subject of a Certificate of Survey, filed in the office of the
Gallatin County Clerk and Recorder's Office; and
WHEREAS, the Bozeman City Commission hereby finds that the annexation of this contiguous tract
is in the best interests of the City of Bozeman and the inhabitants thereof and of the inhabitants of the
contiguous tract.
NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of Bozeman,
Montana:
Section 1
That it is hereby declared that, pursuant to Title 7, Chapter 2, Part 43, M.C.A., the following-described
property, which is contiguous to the municipal boundaries of the City of Bozeman, be annexed to the City of
Bozeman and that the boundaries of said City shall be extended so as to embrace and include such 75.044 acres
of land, to wit:
A tract of land being Tract 1, COS No. 24 and all parcels of COS No. 25, that part of the NE¼, of
Section 16, T2S, R5E, P.M.M., Gallatin County, Montana, and being more particularly described as follows:
A parcel of land, said parcel being Tract 1 of Certificate of Survey No. 24 and all of Certificate
of Survey No. 25, excepting there from the property described in the Bargain and Sale Deed
recorded in Book 120 on Page 327 of Gallatin County records, said parcel being located in the
Northeast Quarter of Section 16, Township 2 South, Range 5 East, Principal Meridian Montana,
Gallatin County, Montana and said parcel being further described as follows:
Beginning at the southwest corner of Certificate of Survey No. 24; thence North 00°18'47"
West, along the west line of said survey, a distance of 662.56 feet to the southwest corner of
Certificate of Survey No. 25; thence North 00°21'29" West, along the west line of said
Certificate of Survey No. 25, a distance of 1940.58 feet; thence North 89°03'02" East, along the
southerly line of the property described in Book 120 on Page 327 of Gallatin County records, a
distance of 1294.97 feet; thence North 89°38'47" East, along said southerly line, a distance of
38.78 feet to a point to be hereinafter referred to as Point A; thence South 00°20'55" East, along
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the east line of said Section 16, a distance of 2428.06 feet to the southeast corner of said
Certificate of Survey No. 24; thence westerly on the following 5 courses, being along the
southerly line of the Farmers Canal as shown on said Certificate of Survey No. 24:
North 86°16'14" West, a distance of 86.79 feet;
North 66°43'13" West, a distance of 126.67 feet;
North 68°12'19" West, a distance of 165.58 feet;
South 86°51'46" West, a distance of 105.69 feet;
South 63°49'58" West, a distance of 693.00 feet;
thence South 89°24'28" West, along the south line of said survey, a distance of 248.40 feet to the
Point of Beginning.
The described parcel is along with and subject to any existing easements.
The described parcel contains 75.044 acres, more or less.
Together with the adjacent right-of-way of Cottonwood Road, said right-of-way being located in
the Northwest Quarter of Section 15, Township 2 South, Range 5 East, Principal Meridian
Montana, Gallatin County, Montana, and said right-of-way being further described as follows:
Beginning at the point hereinbefore referred to as Point A; thence North 89°38'47" East, a
distance of 30.00 feet to the east right-of-way line of Cottonwood Road; thence South 00°20'55"
East, along said east line, a distance of 2430.20 feet; thence North 86°16'14" West, a distance of
30.08 feet to a point on the east line of said Section 16; thence North 00°20'55" West, along said
section line, a distance of 2428.06 feet to the Point of Beginning.
Section 2
The effective date of this annexation is , 2007.
Section 3
The annexation of the above-described tract is subject to the terms of the Agreement dated December
6, 2006, by and between the City of Bozeman and Covenant Investments Incorporated.
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PASSED AND ADOPTED by the City Commission of the City of Bozeman, Montana, at a regular
session thereof held on the day 2007.
_________________________________________
JEFF KRAUSS, Mayor
ATTEST:
____________________________________
BRIT FONTENOT
Clerk of the Commission
APPROVED AS TO FORM:
___________________________________
PAUL J. LUWE
City Attorney
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DDEEVVEELLOOPPMMEENNTT
MMAANNUUAALL
Prepared By:
Intrinsik Architecture, Inc. &
Susan B. Swimley, Attorney & Counselor at Law
Prepared For:
Covenant Investments, Inc.
Date: ____________________
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DDEEVVEELLOOPPMMEENNTT
MMAANNUUAALL
Table of Contents
Name Page
Article 1: Purpose 3
Article 2: Properties and Projects Subject to Development Manual 4
Article 3: Relationship to other Documents
3.1 Local Land Use Regulations 4
3.2 Covenants 4
Article 4: Loyal Garden Design Review Board
4.1 Function 4
4.2 Membership 5
4.3 Scope of Responsibilities 5
4.4 Enforcing Powers 5
4.5 Limitation of Responsibilities 5
Article 5: Design Review Process
5.1 Informal Advice 6
5.2 Form A: Sketch Design Review 7
5.3 Form B: Construction Design Review 8
5.4 Form C: Changes & Modifications 9
5.5 Building Permits & Site Plan Review 10
5.6 Timing of Construction 10
5.7 Inspection 11
5.8 Liability 12
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Article 6: Neighborhood Design Patterns
6.1 Site 12
(a) Setbacks & Building Location 12
(b) Accessory Structures 12
(c) Accessory Dwelling Units 13
(d) Fences 14
(e) Driveways 15
(f) Sidewalks 15
6.2 Building 16
(a) Base Element & Foundation 16
(b) Walls & Façades 17
(c) Porches 18
(d) Decks & Patios 20
(e) Windows 20
(f) Doors 21
(g) Roofs 22
(h) Skylights 23
(i) Solar Panels 23
(j) Dormers 23
(k) Eaves 23
(l) Chimneys & Equipment 24
(m) Lighting 25
(n) Signage 26
6.3 Landscape 27
(a) Street Trees & Boulevard Plantings 27
(b) Yard Plantings 28
(c) Landscape Removal 29
6.4 Variations from Neighborhood Patterns 29
Article 7: Amendments 29
Article 8: Definitions 29
Exhibit A: Legal Description of Subdivision 30
Exhibit B: Setback Chart 31-36
Exhibit C: Forms (A, B, C) 37-44
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Article 1: Purpose
In order to create neighborhoods that reflect, but not copy, the character and
scale of Bozeman’s historic core, this Development Manual allows for a broad
range of design. Rather than dictate specific design styles, these regulations are
provided to assist architects and owners in designing contemporary buildings
that are compatible and have clear order and comprehensive composition.
The purpose of this document is to provide a framework for design and
construction that will allow each project to contribute to the long term goal of
creating a neighborhood that compliments and enhances the community. The
architectural and landscape elements of the site design are considered to be
integral to the overall desired neighborhood patterns. The rules and restrictions
contained within this document are intended for the protection and enjoyment
of all residents of Loyal Garden.
Diversity of architectural design is encouraged within the Loyal Garden
neighborhood. Each project should promote individuality and not simply be a
copy of another building. The fact that a particular style of building already exists
in Loyal Garden does not guarantee that it will necessarily be approved for
construction again.
The form, order and materials common with classic residential styles such as
Craftsman, Prairie, and Bungalow allow for flexibility and make them ideal models
for unique and compatible design solutions. The styles mentioned here are not
intended to be the sole acceptable design standards; they are referenced as
points of departure for creative contemporary design and as examples of
comprehensive form, order, scale, and detail that withstand time and passing
trends.
Exceptions to this Development Manual may be granted only on the basis of
architectural merit as determined by the Loyal Garden Design Review Board
(LGDRB) and outlined in Section 6.4. The LGDRB is not authorized to grant any
exceptions to the Unified Development Ordinance.
It is the responsibility of the property owner to ensure that all proposed
construction shall comply with all laws, rules, and regulations including, but not
limited to the Bozeman Unified Development Ordinance and the International
Building Code as well as other applicable plumbing, electric, or building codes.
The Loyal Garden Covenants (on file at the Clerk & Recorder’s Office) also apply
to all properties within Loyal Garden.
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Article 2: Properties and Projects Subject to Development Manual
This Development Manual shall apply to the entire subdivision (as described in
Exhibit A), and all development placed or erected thereon, unless otherwise
specifically accepted herein. The Development Manual shall inure to and pass
with each and every parcel, tract, lot or division.
No residence, fence, wall, garage, outbuilding or other structure shall be made,
erected, altered or permitted to remain upon the properties until written plans
and specifications showing the design, nature, kind, color, dimensions, shape,
elevations, material, use and location have been submitted and approved, in
writing, by the LGDRB, as well as appropriate City of Bozeman review, permitting
and fee payment. All plans submitted to the City of Bozeman Planning
Department or Building Division must have the Loyal Garden Design Review
Board Form B stamp of approval.
Article 3: Relationship to other Documents
3.1 Local Land Use Regulations
All zoning, land use regulations and all other laws, rules and regulations of
any government or agency under whose jurisdiction the land lies are
considered to be part of this Development Manual and enforceable
hereunder; and all of the owners of said lands shall be bound by such
laws, rules and regulations. The Bozeman Unified Development Ordinance
(UDO) can be found online at www.bozeman.net.
In the event there is a conflict between the Covenants or Development
Manual and any land use regulations, the most restrictive provision shall
control.
3.2 Covenants
All properties in the Loyal Garden Subdivision are also subject to the Loyal
Garden Covenants which are on file at the Clerk & Recorder’s Office and is
also available for reference online at www.loyalgarden.com.
Article 4: Loyal Garden Design Review Board
An association is hereby established known as the “Loyal Garden Design Review
Board” (LGDRB).
4.1 Function
The function and purpose of the LGDRB is to review applications, plans,
specifications, materials, and samples in order to determine if a proposed
project conforms to the Loyal Garden Development Manual. To that end,
no structure shall be erected or altered until municipal, LGDRB and any
other required approvals have been obtained and processes completed.
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4.2 Membership
The LGDRB will consist of D. Madill, Covenant Investments, Inc., as the
principal Declarant, his successors, assigns, agents or appointees. The
Declarant shall consult with a licensed architect as part of the Design
Review Process. The Declarant may also engage engineers or other
advisors in the LGDRB review process at the Declarant’s sole discretion.
4.3 Scope of Responsibilities
The LGDRB has the right to exercise control over all construction in the
Loyal Garden Subdivision. The LGDRB will also review all owner alterations
and modifications to existing structures (including but not limited to walls,
painting, renovations, and landscaping).
4.4 Enforcing Powers
Should a violation occur, the LGDRB has the right to an injunctive relief,
which requires the owner to stop, remove, and/or alter any improvements
in a manner that complies with the standards established by the LGDRB.
Approval by the LGDRB does not relieve an owner of his/her obligation to
obtain any government approvals. If such approvals are required and are
not obtained by the owner, the LGDRB and/or the applicable government
agency may take whatever actions are necessary against the owner to
force compliance.
4.5 Limitation of Responsibilities
The primary goal of the LGDRB is to review the submitted applications,
plans, specifications, materials, and samples in order to determine if the
proposed structure conforms to this Development Manual. The LGDRB
does not assume responsibility for the following:
The structural adequacy, capacity, or safety features of the
proposed structure or improvement.
Soil erosion, ground water levels, non-compatible or unstable soil
conditions.
Compliance with any or all building codes, safety requirements, and
governmental laws, regulation or ordinances.
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Article 5: Design Review Process
All development plans shall be reviewed and approved with the procedures
established by the Loyal Garden Design Review Board. Submit (deliver or mail)
two copies of the required documents for each design review to the following:
Loyal Garden Design Review Board (LGDRB)
c/o Intrinsik Architecture, Inc.
111 North Tracy Avenue
Bozeman, Montana 59715
Submittals must be labeled with “Loyal Garden Design Review Board” and
specific project title and address. Form A, Form B and Form C are available in
Exhibit C at the end of this document.
Upon LGDRB review, the owner will be notified within fifteen (15) business days
after the start of the review cycle date that the design has been approved,
approved with stipulations or disapproved. Incomplete applications may be
returned and are subject to a re-submittal fee.
The reasons for approval with stipulation and disapproval will be clarified for the
owner in writing and/or with drawings.
An application for withdrawal may be made without prejudice, provided the
request for withdrawal is made in writing to the LGDRB.
All variance requests pertaining to the LGDRB approvals must be made in writing
to the LGDRB. Any variance granted shall be considered unique and will not set
any precedent for future decisions. Variance requests are subject to Section 6.4.
If an application has been denied, or the approval is subject to conditions that the
owner feels are unacceptable, the owner may request a hearing before the
LGDRB to justify his/her position. The LGDRB will consider the arguments and
facts presented by the owner and notify the owner of its decision to schedule a
meeting within fifteen (15) business days.
5.1 Informal Advice
Prior to beginning the design process, it is recommended that lot owners
and their designers contact the LGDRB to verify their interpretation of
these codes. You may, at your option, request a meeting with the LGDRB
to discuss your preliminary plans prior to a full Form A (Sketch Design
Review) submittal.
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Fee* Required
Documents
Required Drawings
(2 copies)
Schematic Drawing
Checklist
TBD None Conceptual plans
appropriate for
informal discussion
n/a
*Note: Additional meetings and/or reviews requested by the owner and as
determined by the LGDRB to be above and beyond the standard review process
are subject to hourly fees in addition to the Design Review fee and must be paid
prior to issuance of approval.
5.2 Form A: Sketch Design Review
This review checks the designs for general interpretations of the overall
Development Manual. Form A includes a statement of Acknowledgement.
It is expected that the Lot Owner and/or General Contractor will take all
necessary steps to ensure their employees, subcontractors, agents,
suppliers, and others involved in the development of the lot are familiar
with and agree to abide by the covenants, Development Manual, and
approved plans.
Note that Form A review must be completed before Form B review can
begin. If a Form B application is not submitted within three months of
Form A review (based on the date of the letter from the LGDRB) or if the
project design changes considerably (as determined by the LGDRB), a new
full Form A submittal will be required.
Fee* Required
Documents
Required
Drawings
(2 copies)
Schematic Drawing
Checklist
$200
(Single
Unit and
Duplex)
$300
(3-8 unit
projects)
$350
(all others)
Form A
(must be
signed)
Site Plan
(1/16” or 1/8”
scale)
North Arrow
Property/Setback Lines
Easements
Sidewalks
Building Footprints
Porches, Stairs, etc.
Overhangs (as dashed
lines)
Landscape Plan
(1/16” or 1/8”
scale)
Schematic Site &
Boulevard Landscaping
Floor Plans
(1/8” scale or
larger)
Room Use
Windows & Doors
Overhangs
Dimensions
Gross Square Footage
for Unit and Garage
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Elevations
(1/8” scale or
larger)
Porches, balconies
Doors, windows
Materials specified
Overall Height (from
average grade)
Roof Pitches
*Notes:
1) Additional meetings and/or reviews requested by the owner and as
determined by the LGDRB to be above and beyond the standard review process
are subject to hourly fees in addition to the Design Review fee and must be paid
prior to issuance of approval.
2) Incomplete applications may be returned and are subject to a $100 penalty.
5.3 Form B: Construction Design Review
This process is to review the construction documents for general
compliance with the Development Manual and verifies that the previous
LGDRB recommendations have been addressed. Conformity to applicable
local regulations and building codes, as well as obtaining appropriate
permits is the responsibility of the owner’s architect and/or builder.
Note again that Form A review must be completed before Form B review
can begin. If a Form B application is not submitted within three months of
Form A review (based on the date of the letter from the LGDRB) or if the
project design changes considerably (as determined by the LGDRB), a new
full Form A submittal will be required.
Fee* Required
Documents
Required
Drawings
(2 copies)
Drawing Checklist
$250
(Single
and
Duplex)
$350
(3-8 unit
projects)
$400
(all
others)
Form B
(must be
signed)
Site Plan
(1/16” or 1/8”
scale)
All dimensions
must be
noted.
North Arrow; Property Lines;
Setback Lines; Easements;
Sidewalk & Street Location;
Location, dimensions,
materials for walks & drives;
Building footprints;
Porches, Stairs, etc.;
Overhangs (as dashed lines);
Fence location & details;
Grading Plan;
Location and screening of
equipment and meters;
Limits of construction activity
Landscape
Plan
(1/16” or 1/8”
scale)
Site landscaping
Boulevard Landscaping
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Floor Plans
(1/8” scale or
larger)
All dimensions
must be
noted.
Room Use
Windows & Doors
Overhangs
Gross square footage for unit
and garage
Elevations
(1/4” scale or
larger)
All dimensions
must be
noted.
Porches, balconies
Doors, windows
Materials specified
Overall Height (from average
grade)
Roof Pitches
Lights and light fixture details
Color
Rendering
Color rendering of the front
elevation and color chips
Material
Samples
As requested by LGDRB
Foundation
Letter from
Engineer
Each project is required to
submit a letter from a civil
engineer identifying existing
ground water elevations, and
recommendations for
foundation design, footing
and first floor elevations.
*Notes:
1) Additional meetings and/or reviews requested by the owner and as
determined by the LGDRB to be above and beyond the standard review process
are subject to hourly fees in addition to the Design Review fee and must be paid
prior to issuance of approval.
2) Incomplete applications may be returned and are subject to a $100 penalty.
5.4 Form C: Changes & Modifications
It is anticipated that owners may wish to make improvements or
modifications to their buildings or property during initial construction or at
a future date. A change may be executed after LGDRB approval of Form C:
Application for Change(s).
All modification requests must be made in advance. Note that any
modifications that are made prior to Form C review and approval will be
subject to an increased fee.
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Fee* Required
Documents
Required Drawings
(2 copies)
Drawing
Checklist
$150
for proposed
modifications
$500
for “after the fact”
modifications
Form C
Site Plan
Elevations
Landscape Plan
Any drawings
related to proposed
changes
Any details
related to the
proposed
changes.
*Notes:
1) Additional meetings and/or reviews requested by the owner and as
determined by the LGDRB to be above and beyond the standard review process
are subject to hourly fees in addition to the Design Review fee and must be paid
prior to issuance of approval.
2) Incomplete applications may be returned and are subject to a $100 penalty.
5.5 Site Plan Review & Building Permits
Some larger scale project will require Site Plan Review from the City of
Bozeman and all construction projects require a building permit. Any plans
submitted to the City of Bozeman for Preliminary Site Plan Review or
Building Permits must include the Loyal Garden Design Review Board
stamp of approval.
Construction may not commence without the approval of the City of
Bozeman, necessary permits obtained and fees collected. Approval by the
LGDRB does not guarantee approval by the City of Bozeman.
5.6 Timing of Construction
Any structure to be erected in accordance with an approval so given must
be erected and completed within one (1) year from the date of approval. If
construction of a structure is not commenced within one year after
approval, new approval must be obtained. Consideration will be given to
remaining landscaping based on seasonal constraints; however such
landscaping must be completed during the beginning of the next planting
season.
If any structure is commenced and is not completed in accordance with
the plans and specifications within one year, the Directors of the
Homeowner’s Association, at their option, may take such action as may be
necessary, in their judgment, to improve the appearance so as to make the
property harmonious with other properties and to comply with these
Covenants, including completion of the exterior of the combination
thereof, or removing the uncompleted structure or similar operations. The
amount of any expenditure made in so doing shall be an obligation of the
owner. A lien on the property may be recorded and shall be enforceable
by an action at law. In lieu thereof, the Association may take such action as
is available by law, including an injunction, or action for damages.
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5.7 Inspection
The LGDRB reserves the right to inspect in the field for compliance during
any stage of construction. The LGDRB is empowered to enforce its policy
as set forth in the Development Manual, in law or equity, to ensure
compliance.
Inspections are required to ensure that construction proceeds in
compliance with these covenants and the approved drawings. An
inspection is required at each of three stages of construction: framing,
siding, and landscaping. The owner shall request an inspection of the
improvements by the LGDRB. Owners are responsible for scheduling an
inspection and paying the fee as follows:
Inspection Stage Fee*
Framing Inspection $150
Siding/Cladding Inspection (so the LGDRB see the siding
and cladding product(s) installed in their planned locations
$150
Landscaping Inspection $150
*Proceeding beyond each stage without arranging an inspection is subject to a
$250 penalty per inspection.
The inspections shall only determine general compliance with the
covenants and approved plans. If the LGDRB find the improvements were
not completed in strict compliance with the covenants and approved
plans, the LGDRB shall notify the owner of the noncompliance within
seven (7) days of the inspection request and shall require remedy of the
same. The owner shall have seven (7) days from the noncompliance
notification to remedy the noncompliance or shall submit a work plan
delineating the time frame when the noncompliance will be remedied.
The LGDRB may allow up to forty-five (45) days for the noncompliance to
be remedied if the submitted work plan provides adequate justification for
the requested time.
If the noncompliance is not remedied within seven (7) days of notification
and the owner does not provide a work plan within said time, or if the
noncompliance is not remedied within the time frame provided in the
work plan as approved by the LGDRB, the LGDRB may, at their option,
remedy the noncompliance. The owner shall reimburse the LGDRB upon
demand for all expenses incurred in connection therewith. If the owner
does not promptly repay such expenses, the LGDRB shall levy an
assessment and file a lien against such owner and the improvement in
question and the land on which the same is situated for reimbursement
and the same shall be enforced and/or foreclosed upon in the manner
provided for by law.
No occupancy of the project shall take place prior to the completion of all
required inspections or as otherwise specified by the LGDRB.
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5.8 Liability
Neither the Association, the Declarant, the Directors, the LGDRB nor the
individual members thereof, may be held liable to any person for any
damages for any action taken pursuant to this Development Manual,
including but not limited to, damages which may result from review,
correction, amendment, changes or rejection of plans and specifications,
observations or inspections, the issuance of approvals, or any delays
associated with such action on the part of the Board of Directors.
Article 6: Neighborhood Design Patterns
The following sections (Site, Building, and Landscape) outline the desired
neighborhood patterns for Loyal Garden. Photos are included reference only and
are not intended to be used as exact examples.
6.1 Site
The following site design guidelines are intended to provide a framework
for the overall neighborhood. All setbacks, lot coverage, accessory
structures, parking, drive accesses, etc. are governed by the Bozeman
Unified Development Ordinance. Note that this Development Manual may
be more restrictive than the city ordinances including but not limited to
the site characteristics listed below.
(a) Setbacks & Building Location
The front façade of the residential structure must be built on the front
yard setback line (“build-to” line). See Exhibit B. The width of the house
on the build-to line must occupy a minimum of 25% of the width of the
lot measured along the build-to line.
Buildings located on lots with curved property lines at the street may
substitute for that line, a straight line, located at the averaged depth of
the curved line segment fronting the building.
Buildings on corner lots must address both street frontages. Design
considerations should include but not be limited to: wrapping front
porches, variation in wall planes and massing, additional fenestration,
enhanced landscaping, and integrated backyard screening.
The R-O (Residential Office) lots on Winnow Circle are subject to the
Bozeman Entryway Guidelines and may have special setbacks for
entryways.
(b) Accessory Structures
The following uses are permitted either as attached to the main house
or as an outbuilding: garage, workshop, artist studio, sauna, pool
house equipment enclosure, gazebo, and conservatory.
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Home occupations in accessory structures must receive prior approval
from both the LGDRB and the City of Bozeman.
An 8-foot minimum distance shall separate smaller outbuildings from
the main house.
Larger outbuildings, such as detached garages in the rear yard, must
be separated from the main structure by a minimum of 20 feet to
maintain a useable rear yard area.
(c) Accessory Dwelling Units
Accessory Dwelling Units (ADUs) are permitted only over a detached
garage, on lots noted in Exhibit B, and must receive prior approval
from LGDRB. Lots zoned R-1, and designated as acceptable for an ADU
in Exhibit B, is not a guarantee of approval for an accessory unit. Such
lots must additionally apply for a City of Bozeman conditional use
permit, and any other necessary approvals.
In no case shall an ADU be taller or larger in footprint than the main
structure.
The principal dwelling or the ADU must be physically occupied as a
principal residence by at least one of the owners of record (minimum
50% fee simple ownership interest). No more than one of the dwellings
(principal dwelling or ADU) may be rented by non-owners at the same
time.
Additional off-street parking is required for ADUs.
The occupancy of the ADU may not exceed one bedroom or two
persons.
Only one ADU may be created per designated lot in accordance with
Exhibit B.
ADUs are not allowed on Restricted Size Lots.
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ADUs must conform to size restrictions for their respective zoning
districts, as outlined in the Bozeman Unified Development Ordinance.
(d) Fences
All fence designs and locations must be approved by the LGDRB.
Materials: fences and gates must be made of wood and have a sealer,
pigmented stain or paint applied in order to protect the wood from
moisture and UV rays. If appropriate to the design, the fence must have
a capboard. Other materials may be considered; however, chain-link
fences are prohibited.
Height: maximum fence height is 5 feet unless a variance (6 feet
maximum) is requested and granted from the LGDRB. Variances will
only be considered if hardship or extraordinary circumstances are
shown. If a variance is requested to increase the fence height to 6 feet,
the top 1-foot (minimum) of the fence must be constructed of open
infill such as lattice. Maximum height for fences in corner side yards
shall be 4 feet.
No fences are allowed in required vehicle vision triangles.
No fences are allowed in front yards unless approved by the LGDRB.
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Any fence or wall constructed so as to have only one elevation
“finished,” which shall be defined as not having its supporting
members significantly visible, shall be erected such that the finished
elevation of the fence is exposed to the adjacent property, alley or
street.
Fences shall not terminate within 3 feet of house or garage building
corners unless integrated with wall design.
All fence assemblies are required to be maintained for appearance and
kept in working order.
Dog kennels or runs must be attached to a primary or accessory
structure, be screened from public streets and adjacent properties, and
receive LGDRB approval for materials and configuration. Chain-link is
not permitted.
(e) Driveways
Front driveways shall be of concrete, or built of brick or concrete
pavers approved by the LGDRB. Rear driveways have the option of
being paved with asphalt, when approved, as an extension of the
paved alley.
No lots in Blocks 3 – 7 will be allowed vehicle access from the street.
The LGDRB may grant approvals based on adjacency conditions. Any
lot without alley access is permitted to have access from the street.
(f) Sidewalks
All lot owners are required to install city standard concrete sidewalks,
along all lot street frontages, at the time of construction (prior to
occupancy) or by August 1, 2009, whichever occurs first.
Sidewalks on single family homes are encouraged to cross the
boulevard in line with the sidewalk leading to the front porch.
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6.2 Building
The following building design guidelines are intended to promote
building diversity and compatibility within a developing neighborhood
framework. All building heights, encroachments, etc. are governed by the
Bozeman Unified Development Ordinance. Note that this Development
Manual may be more restrictive than the city ordinances including but not
limited to the building requirements listed below.
(a) Base Element & Foundation
A base element is required and must be detailed in such a way to
visually and structurally connect the building with the ground. It
may appear as a platform or terrace upon which the house stands
or as a built extension of the ground integrated with the house
above. This element may be a water table of masonry, concrete or
trimmed with horizontal members. Buildings without a base
element will be considered based on design merit.
On sloping grades, siding shall remain at least one-foot above
grade, and the upper edge of the water table shall remain level,
stepping down the slope in increments of 4 feet or less.
Foundation walls shall be exposed a maximum of 18-inches above
the ground unless they are integral with the lowest closed band.
On sloping grades, see above. Concrete foundations exposed more
than 18-inches above grade must have an architectural finish
(texture, pattern and/or color).
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Exposed foundation walls or water tables shall be built of brick, cast
concrete, synthetic stucco, trimmed with horizontal members, or as
otherwise approved by LGDRB.
Note: All foundation designs must be reviewed by a civil engineer
for possible ground water mitigation.
Buildings proposed for construction with crawl spaces shall include
Engineer Certification regarding depth of ground water and soil
conditions and proposed mitigation methods to be submitted with
each Building Permit. Due to high ground water conditions, full or
partial basements are not permitted.
(b) Walls & Facades
All facades of the main building and accessory structures shall be
made of similar materials and be similarly detailed.
Primary materials on a façade may change only at a horizontal
band or an inside corner.
Varied building massing is encouraged. No exterior wall plane,
unless approved otherwise for design merit, shall exceed 35 feet in
length without incorporating a minimum 24-inch offset or recess in
a significant proportion to the overall plane.
Building walls shall be clad in smooth cut wood shingles, wood
clapboard, wood drop siding, wood board and batten, fiber cement
siding, brick, or stone. Siding shall be painted or stained, pre-
finished siding will be considered based on design merit.
Alternative materials such as architectural metal cladding, stucco or
synthetic stucco with a smooth or roughcast (pebbled) finish, will
be considered based on design merit. Composite wood (Canexel,
Color-Lok, T1-11), vinyl or aluminum siding is not allowed.
The color palette of the body of the house shall be as approved by
the LGDRB based on color scheme merit or historical precedent. All
trim, frames, doors, and windows shall be in a compatible accent
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color. Color schemes must be varied from the two adjacent
properties, in each direction and from the properties across the
street. Attached dwelling units are exempted from each other.
Exterior wood shall be painted or stained (wood front doors
excluded).
Lap siding shall be run horizontally. Maximum lap siding exposure is
5-inch. Combinations of lap exposure will be considered on a case-
by-case basis.
Brick surfaces shall be set predominantly in a horizontal running
bond pattern.
Stonework shall be natural or approved synthetic stone materials.
Dry stack, un-coursed settings with minimal exposed mortar are
preferred. Stonework shall not be applied to individual wall surfaces
in order to avoid a veneer-like appearance. It shall continue around
corners to an inside corner.
(c) Porches
Front porches are required on residential structures. Minimum
depth shall be 6 feet and minimum width shall be at least 30% of
the fronting elevation width on single family and 25% of each unit
on multiple unit structures.
Front porches must be elevated between 3 and 5 feet. Other
heights may be considered based on site conditions and design.
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Porch railings may be opened or closed. If closed, they must be
constructed of the same material as the adjacent wall planes.
Front stoops shall be made of brick, concrete, stone, or wood and
must be detailed and integrated into the porch/railing design.
Required stair railings must be compatible with the overall stair and
porch design.
Porch supports shall be built of stone, masonry, concrete, or wood.
Column base piers shall be no less than 16 x 16-inch square and
wood columns shall be no less than 8-inches square. Column
groupings must have an outer minimum dimension of 10-inches.
Tapered columns may not be smaller than 7 x 7-inches at the top.
Columns shall match or be similar in design on all elevations of a
structure.
The balustrade and the space below porches shall be closed and
integrated into a closed band, interrupted as necessary for
drainage.
Exterior stairs visible from nearby streets or public spaces are
required to show stepped horizontal walls, except that diagonal
handrails may be attached thereto. No exposed stair or deck
framing is allowed. Exceptions will be considered on design merit.
Front porches are intended to allow for interaction with the street,
therefore, front porch screens and glazing are not permitted.
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(d) Decks & Patios
Decks and patios must face only rear and side yards. Decks and
patios may not extend more than 2 feet into any required side yard.
Covered porches may wrap side yard facades when composed and
integrated with overall design.
The space below first floor elevated decks visible from nearby
streets or public spaces shall be wood lattice, or other approved
detailing.
Decks, balconies, and terraces shall be designed to enhance the
overall architecture of the building by creating variety, layering, and
detail on exterior elevations. Covered decks, projecting balconies,
and bay windows shall be integrated and composed with the
overall building form, rather than placed randomly throughout the
building. Terraces shall be used to integrate the building and
landscape by creating a transition between the built and natural
character of the site.
(e) Windows
Windows shall not be less than 10% of the wall area, measured on
each elevation. Elevation calculations shall include exterior window
trim.
Mirrored glass shall not be used.
Buildings shall have all openings trimmed in wood bands of
minimum 4-inches nominal width.
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Bay window projections shall be proportionate to the overall
composition and are encouraged to extend to the ground.
Cantilevered bays must be visually carried by structural brackets or a
water table trim band. Only cantilevered bays without useable floor
area may encroach into a setback.
False shutters are not permitted.
Canvas awnings are permitted and shall be square cut without side
panels.
(f) Doors
Front doors shall be made of solid wood. Complimenting wood
storm/screen doors are encouraged. High quality synthetic
alternatives may be considered based on detailing and proportions.
Traditional sliding glass doors may only be used in backyard and
side yard locations.
Garage doors shall be de-emphasized in the elevation of the
building. If possible, they should be oriented away from the street. If
a lot does not have access to an alley and garage doors must face a
street, the doors shall be made of wood and have significant
detailing contributing to the elevation composition.
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Garage doors shall be built of wood, steel, or fiberglass with a
wood veneer.
All garage doors are encouraged to be separated for each vehicle.
If doors are not separated, garage doors must be detailed to appear
separated.
(g) Roofs
Pitched roofs shall be clad with treated wood shakes or shingles,
natural or synthetic slate, asphalt random tab shingles, pre-finished
metal roofing, other similar materials and complimenting color
approved by the LGDRB.
The term “integrated roof planes” shall mean roof surfaces (planes)
that intersect exterior walls at mid-stories. Integrated roof planes
contribute to the composition of an overall roof and building
design by helping to break down the scale, height, and massing of
a multi-story structure.
Flat roofs are permitted on all buildings. Flat roofs used as balconies
on street facades shall be enclosed with solid railings and
integrated with the design.
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Ridge line and fascia continuous length dimensions shall not
exceed 30 feet for single family garages, 40 feet for single family
and duplex structures and 100 feet for multiple unit structures
without a 4-foot minimum dimensional break.
Roof protrusions other than chimneys and plumbing vent stacks
shall not be placed on a roof facing a street or public space.
(h) Skylights
Skylights shall be flat in profile (no bubbles or domes).
(i) Solar Panels
Solar panels shall be applied parallel and flat to the roof and are not
to be on any roof parallel to the street. Low profile photovoltaic
panels may be considered on a roof parallel to the street.
(j) Dormers
Dormer width shall be proportionate to the overall composition.
Shed dormers shall have a pitch of at least 3:12. Hip dormers shall
have the same pitch as the main roof volume.
(k) Eaves
Overhanging roof eave and gable end depth shall be no less than
24-inches. Roof overhang depth on accessory structures must
match the main building structure.
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Fascia detail must have a minimum dimension of 8-inches nominal
unless otherwise approved for design merit. Two-piece fascia
detailing is required. Metal or vinyl fascia material is not permitted.
Exposed rafter tails are strongly encouraged if appropriate for the
architectural style.
Vinyl soffits are not permitted on single household residences. Vinyl
soffits may be considered on multiple household residences based
on detailing.
Boxed soffits are prohibited except when integrated into a specific
architectural style.
Gutters shall be built of copper or painted metal of a color and
finish that blends with the finish color scheme. Gutters shall be half-
round or rectangular and downspouts shall be circular or
rectangular.
(l) Chimneys / Roof Vents
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Chimneys shall be clad in stone, brick, stucco or some other
compatible/complementary material.
Chimneys shall be at least 30 x 30-inches.
Prefabricated metal flues shall be concealed within a chimney.
Chimney caps may extend above the chimney top per building
code requirements.
It is strongly encouraged that chimneys emerge from the highest
roof volume.
All roof-mounted equipment shall be integrated into overall design
and screened. Vents projecting from the roof shall be painted to
match overall roof material color. Roof top equipment and vents
shall not face a public street.
(m) Lighting
All exterior residential lighting must be dark—sky compliant.
All exterior lighting of all lots shall be limited to maximum 60-watt
incandescent bulbs and must be full cut-off and shielded bulb of
such focus and intensity so as to not cause disturbance of adjacent
lots.
One light fixture is required to be hardwired on garages that abut
alleyways. Such fixtures shall contain a photoelectric cell and
maximum 60-watt bulb. Owner shall at all times keep photoelectric
cell within the lamp in good working order such that the fixture can
be illuminated during all periods of darkness.
Recessed or can lighting is encouraged for porches and main
entrances for softer lighting conditions.
The following lighting is prohibited: obtrusive flood lighting, front
yard landscape/pathway lighting, mercury vapor or high-pressure
sodium lights and clear glass or exposed bulb (non-cutoff) fixtures.
Parking Lot Lighting: Kim Lighting “Archetype” outdoor cutoff
luminaires with metal halide bulbs are required, with a maximum
fixture height of 20 feet. Fixture wattages as approved by the
LGDRB.
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Street Lighting: The Loyal Garden Subdivision will light street and
significant pedestrian intersections with Kim Lighting “Archetype”
outdoor cutoff luminaires with metal halide bulbs. Special
Improvement Lighting Districts will be formed to fund and maintain
street lighting.
(n) Signage
No signs shall be erected on the property or lot thereof, except to
identify the owner of the property.
Typical "For Sale" signs shall be allowed during the sale of a lot.
Signage integrated with landscaping may be placed at the main
entrances to the subdivision to identify the subdivision and/or
neighborhood.
Signs are permitted in the R-O district in accordance with local land
use regulations including the Design Objectives Plan.
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6.3 Landscape
The proper use of plant materials adds to a sense of permanence and
consistency for a neighborhood while also connecting the built and
natural environments. Each site owner will be required to meet minimum
landscape specifications related to two general categories: boulevard
plantings and yard plantings. Properties are also subject to City of
Bozeman Unified Development Ordinance landscape requirements as a
minimum.
(a) Street Trees & Boulevard Plantings
Individual lot owners shall be responsible for the landscaping the
boulevard area directly adjacent to their property at the time of
occupancy and for the maintenance of the boulevard area
thereafter.
Irrigated turf grass and minimum 2-inch caliper trees shall be
planted at a density of one tree per 50 feet in the boulevard area.
All boulevard plantings must follow City of Bozeman requirements
for street tree permits, species selection, and spacing. Owners are
required to obtain City of Bozeman boulevard tree planting permit
prior to planting.
Maximum height of landscaping in required vehicle vision triangles
is 30-inches.
It is the responsibility of the Owner to contact the appropriate utility
companies before digging.
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(b) Yard Plantings
All properties are required to use sod for grass areas in the yards
and have full in-ground landscape irrigation systems.
Front Yard: At least one tree (minimum 2-inch caliper) and two
appropriately sized planting beds are required for the front yard.
Rear Yard: At least one tree (minimum 2-inch diameter caliper) and
one appropriately sized planting bed is required for the for the rear
yard. Landscaping is required to help define the alley edge where
appropriate.
Planting beds must be composed with the site and the building
elevations and shall have a top layer of mulch or earth tone stone
(non-white).
Additional landscape screening is required for rear yard parking
spaces and decks or patios.
“Xeriscaping” or water-conserving, drought-tolerant landscaping
will be considered by the LGDRB on a case-by-case basis. A
proposal for a Xeriscape landscape plan must be prepared by a
landscape professional and must meet local land use requirements
for 75% “live vegetation.”
It is the responsibility of the Owner to contact the appropriate utility
companies before digging.
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Maximum height of landscaping in required vehicle vision triangles
is 30-inches.
(c) Vegetation Removal
No landscaping installed by the Developer may be removed
without prior permission from the LGDRB.
6.4 Variations from Neighborhood Patterns
The Loyal Garden Design Review Board (LGDRB) may, upon application,
grant a variance from the Development Manual, based on design merit.
The Board shall have the duty and power to make the final decision on the
granting of the variance, without any liability being incurred or damages
being assessed due to any decision of the Board.
Within all section of these covenants, when a variance is indicated that it
may be granted, the variance must be requested and approved by the
LGDRB and/or the Bozeman City Commission, as applicable, depending
on whether the variance is from the Covenants or from the current City
Unified Development Ordinance or both.
Article 7: Amendments
Amendments to the Loyal Garden Development Manual shall only be made by
the Loyal Garden Design Review Board.
Any amendments to the Development Manual will be posted on the Loyal
Garden Website.
A submittal shall be processed consistent with the Development Manual in effect
30 days prior to LGDRB receipt of a complete Form A submittal.
No improvements that were constructed and approved in accordance with the
Development Manual shall be required to be changed because such standards
are thereafter amended.
Article 8: Definitions
The words and terms used in this document shall be defined as in the latest
edition of the City of Bozeman Unified Development Ordinance. If not defined in
the Unified Development Ordinance, words and terms shall have their customary
dictionary definitions.
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Exhibit A
Loyal Garden Subdivision Legal Description
A parcel of land, said parcel being Tract 1 of Certificate of Survey No. 24 and all of
Certificate of Survey No. 25, excepting therefrom the property described in the
Bargain and Sale Deed recorded in Book 120 on Page 327 of Gallatin County
records, said parcel being located in the Northeast Quarter of Section 16,
Township 2 South, Range 5 East, Principal Meridian Montana, Gallatin County,
Montana and said parcel being further described as follows:
Beginning at the southwest corner of Certificate of Survey No. 24; thence North
00°18'47" West, along the west line of said survey, a distance of 662.56 feet to
the southwest corner of Certificate of Survey No. 25; thence North 00°21'29"
West, along the west line of said Certificate of Survey No. 25, a distance of
1940.58 feet; thence North 89°03'02" East, along the southerly line of the
property described in Book 120 on Page 327 of Gallatin County Records, a
distance of 1294.97 feet; thence North 89°38'47" East, along said southerly line, a
distance of 38.78 feet; thence South 00°20'55" East, along the east line of said
Section 16, a distance of 2428.06 feet to the southeast corner of said Certificate
of Survey No. 24;
The following 6 courses being along the southerly line of the Farmers Canal as
shown on said Certificate of Survey No. 24:
North 86°16'14" West, a distance of 86.79 feet;
North 66°43'13" West, a distance of 126.67 feet;
North 68°12'19" West, a distance of 165.58 feet;
South 86°51'46" West, a distance of 105.69 feet;
South 63°49'58" West, a distance of 693.00 feet;
thence South 89°24'28" West, along the south line of said survey, a distance of
248.40 feet to the Point of Beginning.
The described parcel contains 75.044 acres, more or less.
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Exhibit B: Loyal Garden Property Notes
Phase 1A Phase Block Lot # Zoning Maximum Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 1A 1 1 R-O TBD by
City & LGDRB
Winnow Circle
Huffine Lane
15’
60’ 5’ 1,2,6
1A 1 2 R-O TBD by
City &
LGDRB
Winnow Circle
Huffine Lane
Cottonwood Rd
15’
60’
25’
5’ 1,2,6
1A 1 3 R-O TBD by
City &
LGDRB
Winnow Circle
Cottonwood Rd
Alpha Drive
15’
25’
20’
5’ 1,2,6
1A 1 4 R-3 1 Advance Drive 15’ 5’ 20’
1A 1 5 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 1 6 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 1 7 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 1 8 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 1 9 R-3 1 Advance Drive 15’ 5’ 20’
1A 1 10 R-3 1 Advance Drive 15’ 5’ 20’ 2,3
1A 1 11 R-4 TBD by
City &
LGDRB
Golden Gate Ave
Huffine Lane
25’
60’ 20’ 1,2
1A 3 1 R-3 1 + 1ADU Golden Gate Ave 15’ 5’ 20’ 2,3
4,7
1A 3 2 R-3 1 +
1ADU Golden Gate Ave 15’ 5’ 20’ 4,7
1A 3 3 R-3
(RSL) 10 Golden Gate Ave 15’ 5’ 20’ 5
1A 3 4 R-3 5 Golden Gate Ave 15’ 5’ 20’ 2,3
1A 3 5 R-3
(RSL) 1 Golden Gate Ave 15’ 5’ 20’ 5
1A 3 6 R-3 2 Golden Gate Ave 15’ 5’ 20’ 2,3
1A 3 7 R-3 1 + 1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 3 8 R-3 1 Alpha Drive 15’ 5’ 20’ 4
1A 3 9 R-3 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 3 10 R-3 1 Alpha Drive 15’ 5’ 20’ 4
1A 3 11 R-3 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 3 12 R-3 1 Alpha Drive 15’ 5’ 20’ 4
1A 3 13 R-3 1 Alpha Drive 15’ 5’ 20’ 4
1A 3 14 R-3 1 +
1ADU Alpha Drive 15’ 5’ 20’ 2,3
4,7
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Phase Block Lot # Zoning Maximum Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 1A 4 1 R-2 1 +
1ADU Alpha Drive 15’ 5’ 20’ 2,3
4,7
1A 4 2 R-2 1 Alpha Drive 15’ 5’ 20’ 4
1A 4 3 R-2 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 4 4 R-2 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 4 5 R-2 1 Alpha Drive 15’ 5’ 20’ 4
1A 4 6 R-2 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 4 7 R-2 1 Alpha Drive 15’ 5’ 20’ 4
1A 4 8 R-2 1 +
1ADU Alpha Drive 15’ 5’ 20’ 4,7
1A 4 9 R-2 1 Alpha Drive 15’ 5’ 20’ 4
1A 4 10 R-2 2 Golden Gate Ave 15’ 5’ 20’ 2,3
1A 4 11 R-2
(RSL) 1 Golden Gate Ave 15’ 5’ 20’ 5
1A 8 1 R-3 1 Advance Drive 15’ 5’ 20’
1A 8 2 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 3 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 4 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 5 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 6 R-3 1 Advance Drive 15’ 5’ 20’
1A 8 7 R-3 1 Advance Drive 15’ 5’ 20’
1A 8 8 R-3 1 Advance Drive 15’ 5’ 20’
1A 8 9 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 10 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 11 R-3
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1A 8 12 R-3 2 Advance Drive 15’ 5’ 20’ 2,3
1A 9 1 R-2 2 Advance Drive 15’ 5’ 20’ 2,3
1A 9 2 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
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Phase 1B Phase Block Lot # Zoning Max Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 1B 4 12 R-2
(RSL) 1 Golden Gate Ave 15’ 5’ 20’ 5
1B 4 13 R-2 2 Golden Gate Ave 15’ 5’ 20’ 2,3
1B 4 14 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 4 15 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 4 16 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 4 17 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 4 18 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 4 19 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 4 20 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 4 21 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 4 22 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 4 23 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 2,3
4,7
1B 5 1 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 2,3
4,7
1B 5 2 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 5 3 R-2 1 + 1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 4 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 5 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 6 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 5 7 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 8 R-2 1 Triumph Street 15’ 5’ 20’ 4
1B 5 9 R-2 1 + 1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 10 R-2 1 +
1ADU Triumph Street 15’ 5’ 20’ 4,7
1B 5 11 R-2 2 Golden Gate Ave 15’ 5’ 20’ 2,3
1B 5 12 R-2
(RSL) 1 Golden Gate Ave 15’ 5’ 20’ 5
1B 9 3 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1B 9 4 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1B 9 5 R-2 1 Advance Drive 15’ 5’ 20’
1B 9 6 R-2 1 Advance Drive 15’ 5’ 20’
1B 9 7 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1B 9 8 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
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Phase 1C Phase Block Lot # Zoning Maximum Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 1C 5 13 R-2
(RSL) 1 Golden Gate Ave 15’ 5’ 20’ 5
1C 5 14 R-2 2 Golden Gate Ave 15’ 5’ 20’ 2,3
1C 5 15 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 5 16 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 5 17 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 5 18 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 5 19 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 5 20 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 5 21 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 5 22 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 5 23 R-2 1 + 1ADU Vine Street 15’ 5’ 20’ 4,7
1C 5 24 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 5 25 R-2 1 + 1ADU Vine Street 15’ 5’ 20’ 2,3
4,7
1C 6 1 R-2 1 + 1ADU Vine Street 15’ 5’ 20’ 2,3
4,7
1C 6 2 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 3 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 6 4 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 6 5 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 6 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 6 7 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 8 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 9 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 6 10 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 11 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 4,7
1C 6 12 R-2 1 Vine Street 15’ 5’ 20’ 4
1C 6 13 R-2 1 +
1ADU Vine Street 15’ 5’ 20’ 2,3
4,7
1C 9 9 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
1C 9 10 R-2 2 Advance Drive 15’ 5’ 20’ 2,3
1C 10 1 R-2 2 Advance Drive 15’ 5’ 20’ 2,3
1C 10 2 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
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68
Phase 2A Phase Block Lot # Zoning Maximum Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 2A 6 14 R-1 1 +
1ADU
w/CUP
Victory Street 15’ 5’ 20’ 2,3,
4,7
2A 6 15 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 16 R-1 1 +
1ADU
w/CUP Victory Street 15’ 5’ 20’ 4,7
2A 6 17 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 18 R-1 1 +
1ADU
w/CUP
Victory Street 15’ 5’ 20’ 4,7
2A 6 19 R-1 1 +
1ADU
w/CUP
Victory Street 15’ 5’ 20’ 4,7
2A 6 20 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 21 R-1 1 +
1ADU
w/CUP Victory Street 15’ 5’ 20’ 4,7
2A 6 22 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 23 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 24 R-1 1 +
1ADU
w/CUP Victory Street 15’ 5’ 20’ 4,7
2A 6 25 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 6 26 R-1 1 + 1ADU
w/CUP
Victory Street 15’ 5’ 20’ 2,3
4,7
2A 7 1 R-1 1 Victory Street 15’ 5’ 20’ 2,3,4
2A 7 2 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 3 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 4 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 5 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 6 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 7 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 8 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 9 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 10 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 11 R-1 1 Victory Street 15’ 5’ 20’ 4
2A 7 12 R-1 1 Victory Street 15’ 5’ 20’ 2,3,4
2A 10 3 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
2A 10 4 R-2
(RSL) 1 Advance Drive 15’ 5’ 20’ 5
2A 10 5 R-2 1 Advance Drive 15’ 5’ 20’
2A 10 6 R-1 1 Advance Drive 15’ 5’ 20’
2A 10 7 R-1 1 Advance Drive 15’ 5’ 20’
35
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Phase 2B Phase Block Lot # Zoning Maximum Units Fronting Street(s) Front Setback Side Setback Rear Setback Notes 2B 7 13 R-1 1 Loyal Drive 15’ 5’ 20’ 2,3,4
2B 7 14 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 15 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 16 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 17 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 18 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 19 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 20 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 21 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 22 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 23 R-1 1 Loyal Drive 15’ 5’ 20’ 4
2B 7 24 R-1 1 Loyal Drive 15’ 5’ 20’ 2,3,4
2B 10 8 R-1 1 Advance Drive 15’ 5’ 20’
2B 10 9 R-1 1 Advance Drive 15’ 5’ 20’ 2,3
Notes:
1. Special easements, buffers, or watercourse present – refer to Final Plat.
2. Façade and site design shall address both/multiple public street frontages
with enhanced design.
3. Corner side yard present. Front yard setbacks and allowable porch
encroachments apply.
4. The alley setback for detached garages is encouraged to be 10’ if the
garage is less than 600 SF (or as designated by the UDO).
5. UDO square footage limitations for Restricted Sized Lots (RSLs) apply.
6. Lots zoned Residential Office (R-O) shall be restricted to a maximum of
49% non-residential uses.
7. An Accessory Dwelling Unit (ADU) is permitted on certain designated lots
over a detached garage; however; on lots zoned R-1, a Conditional Use
Permit (CUP) must be approved by the City Commission prior to
establishing the additional unit. A lot designated with “ADU” is not a
guarantee of approval.
General Notes:
- Exhibit “B” is for reference only. Verify all setbacks and allowable setback
encroachments with the LGDRB and City Planning Office.
- The “Maximum Units” column designates the maximum number of units that
will be permitted on a lot. Fewer units may be proposed.
- Rear yard setbacks apply to main structure only. Detached garages and
accessory building setbacks are encouraged to be reduced – check UDO.
- Where a utility box is present at the rear property corner, a 10' side yard
setback is required for all garages and outbuildings on adjacent lots.
- Verify build-to line requirements.
- Verify all easements on filed plat.
36
70
R-O
RESIDENTIAL/OFFICE
R-4
RESIDENTIAL HIGH DENSITY
R-3
RESIDENTIAL MEDIUM DENSITY
A: POTENTIAL A.D.U.
R-2
RESIDENTIAL MEDIUM DENSITYA: POTENTIAL A.D.U.
PARKS/COMMON OPEN SPACE
PONDS/WATERCOURSE
ESTIMATED
LAND USE STATISTICS
ESTIMATED TOTAL OPEN SPACE: 18.70 AC
NET PARK: 13.84 AC
QUALIFYING PARK: 10.55 AC (7.35 REQ’D)
POND: 0.83 AC (TOTAL WETLANDS COMPLEX)
ASSUMED DETENTION POND AREA: 1.50 AC
ESTIMATED TOTAL HOUSING UNITS: 245
MULTI-FAMILY UNITS : 88
(KNOWN & ESTIMATED DENSITIES;
INCLUDES 10 MULTI-FAMILY RSU)
DUPLEX UNITS: 18
SINGLE-FAMILY UNITS: 139
(INCLUDES 25 RSL)
NOTE: DUE TO THE SCHEMATIC NATURE OF THIS PLAN, AREAS, LAYOUTS, DIMENSIONS, AND UNIT DESIGNATIONS ARE SUBJECT TO CHANGE. SEE PRELIMINARY PLAT AND/OR DRAFT COVENANTS FOR
SPECIFIC INFORMATION.
N
SCHEMATIC SUBDIVISION MASTER PLAN
COVENANT, LLC
AUGUST 2006
D R A F T
BILLION
AUTO PLAZA
BP - P.U.D.
FIRST SECURITY
BANK
BP - C.U.P
A
R-1
RESIDENTIAL LOW DENSITYA: POTENTIAL A.D.U. (WITH C.U.P.)
A
A
EXISTING TREES TO REMAIN
LAND USE KEY
A-S
A-S
A-S
B-P
A-S
FARME
R
C
A
N
A
L
71
Loyal Garden
Subdivision
72
73
74
75
76