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HomeMy WebLinkAbout11-05-07_The Knolls East and Highland South Major Subdivisi_1480 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 THE KNOLLS EAST & HIGHLAND SOUTH Preliminary Plat Application July 2007 1. Introduction The Knolls East/Highland South major subdivision preliminary plat application marks the second subdivision effort undertaken on the property owned by Bozeman Deaconess Health Services (BDHS). The property is the subject of an approved subarea plan that was officially adopted in April of 2006. The Deaconess organization is a non-profit entity and is the main regional health care provider for residents of Gallatin, Park, and Madison counties. BDHS is also one of the largest employers in the city of Bozeman, with nearly 1,000 full and part time employees. The mission of BDHS is to improve community health and quality of life. Given the growth of the area in the recent past, BDHS must expand its facilities in order to advance their mission for all area residents. The properties that are included in this proposal represent a major source of funding to make the needed expansions possible. As good stewards of the land that BDHS has owned for several decades, and as permanent neighbors to the project, they are sensitive to developing the property in a responsible, well planned and logical manner. BDHS believes that the application as proposed does achieve those planning goals. The project is located in the southeast corner of Bozeman and fronts on Highland Boulevard on the west and Kagy Boulevard on the south. One existing City neighborhood, New Hyalite View, is located on the western boundary of the proposed development. There are no proposed connections to New Hyalite View Subdivision roads. Also to the west is the Knolls at Hillcrest project which is the initial subdivision effort undertaken by BDHS. The eastern edge of the proposed development includes a major glen which does contain critical lands and steeper slopes. The natural characteristics of the Glen lend themselves to a natural park like setting that is unique to property in the City of Bozeman. There is one County residential development to the south known as Painted Hills Subdivision which is a rural type development composed of tracts of one acre and larger. Also to the south are large undeveloped tracts that most likely will become part of the City in the future. The property is zoned R-1, R-2, B-1, and B-2. The City Commission preliminarily approved those zoning designations on May 14, 2007. The final zoning resolutions will be completed once the platting boundaries are established through this subdivision process so that the boundaries between the different designations will correspond with platted road centerlines and property lines, where appropriate. Following is a brief summary of several issues regarding the development of this particular parcel. For more information please refer to the corresponding tabs as outlined on the Table of Contents. 148 2. Land Use Data/Density The proposed development is comprised of 486 dwelling units on 391 platted lots. The lots are being platted on 75.018 net acres resulting in an overall density (as defined by UDO) of 6.478/ac. There are 43.332 acres of Right-of-way, 50.320 acres of open space, 10.700 of public open space, and 34.790 acres of dedicated public park (please see detailed description of park and open space below). The lots and dwelling units are being developed in accordance with the approved Subarea plan which calls for four separate land uses within the boundary of the proposed plat. Following is the approved Subarea descriptions of the four designations that are included in this preliminary plat application as well as a brief description of how the preliminary plat represents compliance with the designated land uses. Please refer to figure 4-1 (attached) of the approved Subarea plan. Hillcrest East Neighborhood: These residential areas will be used by Hillcrest to provide a new senior living alternative for active adults that need or desire to live near the Hillcrest and Hospital facilities but are capable of living in an un-assisted, independent state. The residential neighborhoods will create a pedestrian friendly setting and will discourage through traffic, or non-resident vehicular traffic. The target net density in these areas is 9 units per acre. Development of this designation west of Highland Boulevard will continue to be subject to the design guidelines included in “Condition 21.” - end excerpt This land use designation is being provided in the northwestern portion of the proposed development and is shown as phases 4 and 5 on the preliminary plat. These 5,000 square foot to 8,000 square foot single household lots, zoned R-1, will be age restricted in accordance with Title 42, § 3607, U.S.C.A. and 49-2-305 M.C.A. This neighborhood is an extension of the development that is currently under way on the west side of Highland Boulevard which is known as the Knolls at Hillcrest. The two neighborhoods are proposed to be connected across Highland via Knolls Lane. In addition there are three connections to the north onto the future extension of Painted Hills Drive. There are no connections to the south into New Hyalite View. The Subarea plan anticipates 130 dwelling units in the Hillcrest East neighborhood. This application proposes 108 single household dwelling units on 15.41 net acres for a density of 7.008 units per acre. Highland Village Mixed Use Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personnel services, offices, residences, and general service activities typify this designation. Given the proximity to transportation routes, the scale of development in this area is intended to serve an area of several square miles around this designation. The density of development will be higher than has historically occurred in Bozeman commercial areas and will include multi-story buildings. Residences will be built on upper levels in some instances, 149 and high density residential only development will also occur in some areas. The target net density for this area is 24 units per acre. – end excerpt The only lot included in this preliminary plat that falls under this land designation is Lot 1 Block 21. This 2 acre tract is being platted in order to comply with the affordable housing plan that was approved for this Subarea (see affordable housing section, below). This 2 acre tract is planned to ultimately include 30 dwelling units in attached structures for a minimum density of 15 units per acre. The slope of the site does affect the ability to achieve 24 units per acre on the site. Future subdivision applications that include this designation will include commercial and residential uses. The attached housing tract is zoned B-2. While a residential only project (as is called for in the affordable housing plan) within B- 2 zoning requires a conditional use permit, the Subarea plan does anticipate that 25% of the area within the Highland Mixed Use designation will be residential only developments. Highland Neighborhoods This category designates places where the primary activity is urban density living quarters. Other uses which compliment residences are also acceptable such as parks, low intensity home occupations, fire stations, churches and schools. The dwelling unit density in this designation varies. Areas of higher density should be located in proximity to the commercial uses to facilitate the broadest range of feasible transportation options for the greatest number of individuals and to support the businesses in the commercial areas. A variety of housing types will be developed according to the following density designations: Low density areas shall have a target net density of 4 units per acre, medium density areas will have a target net density of 8 units per acre. High density areas will have a target net density of 10 units per acre. Multi-household living unit areas will have a target net density of 18 units per acre. Any required affordable housing provisions will be met through the implementation of the City of Bozeman Regulations. The adopted Subarea plan further defines where each of the separate densities are located and the number of acres assigned to each. See Appendix C for the three density alternatives originally submitted for the Highland neighborhoods. The adopted densities for the Highland neighborhoods are shown on figure 4-1. – end excerpt. This application includes the areas that are labeled as the Highland South Neighborhoods in the Subarea plan. The Subarea plan calls for and the subdivision application includes lower density residential around the western southern and eastern boundaries of the project and higher density residential in the interior of the project. The Highland South neighborhoods access Kagy Boulevard in three locations. The western most intersection will be a new intersection and there currently is no access to the South of Kagy at this location. The middle and western most proposed accesses do line up with the existing Painted Hills access points (Painted Hills Drive and Bennet Drive, respectively). Painted Hills Drive will ultimately extend to Highland Boulevard to the northwest. 150 The Subarea anticipates 37 acres of low density housing and 40 acres of medium density housing. Combined, those areas are anticipated by the subarea plan to include 328 residences. The subdivision application includes 300 dwelling units in 3 phases in the Highland South Neighborhoods. The 300 units are made up of 229 single household lots, 44 townhome lots and 8 affordable housing lots that are intended to create 27 dwelling units (see affordable housing section, below). The zoning that was preliminarily approved on May 14, amended the zoning of this land from RS to R-1 and R-2 which will allow for these uses as envisioned by the subarea plan. The R-1 designation around the western and southern perimeter of the project will ensure that only single household structures are built there, effectively creating a buffer for existing residents in New Hyalite View and Painted Hills Subdivisions. The R-2 designation will allow for slightly higher density in the interior of the project and will satisfy the affordable housing plan which calls for some attached units. R-2 zoning does restrict attached housing to no more than two attached units. This subdivision proposal does represent a mixture of housing types and densities with the Highland South neighborhoods as called for in the subarea plan, while also respecting the existing neighborhoods by placing the lowest possible urban densities around the perimeter of the development. Neighborhood Services Smaller-scale commercial area designed and intended to service the needs of neighborhoods in the vicinity. This area is intended to support and help give identity to the individual neighborhoods by providing a visible and distinctive focal point. Some residential living units may be provided on upper levels of multi-story buildings. The target net density for this area is 8 units per acre. – end of excerpt. This subdivision application includes Lot 1 Block 20 which is a 7 acre tract that will be utilized for the neighborhood services as described above. This application does not include specific development details for this tract. Before actual construction may begin on this tract, a site plan must be approved by the City. Any future site plan applications will be required to provide a mixture of residential and commercial and must also provide for a public transportation stop as designated in the subarea plan. The subarea plan anticipates 48 dwelling units on this site and 65,000 square feet of commercial space. In order to achieve this amount of use on the site, multi-story buildings will be necessary. The site is zoned B-1. B-1 zoning limits the height of buildings to a maximum of 38 feet, which equates to three story buildings. This Subdivision application does demonstrate compliance with the subarea plan in terms of land uses and proposed densities. 151 3. Affordable Housing In June of 2006, BDHS proposed and the City of Bozeman approved an affordable housing plan for the properties included in the Subarea plan. The affordable housing plan calls for 10% of all dwelling units to be “affordable” as defined by the plan which is attached under tab 19 Following is the text of the executive summary from the affordable housing plan: Section I. Executive Summary The Bozeman Deaconess Health Services (BDHS) long-range land use Master Plan sets forth a land development process utilizing multiple phases within the BDHS Sub-Area. Before applications for development entitlements on the vacant lands east of Highland are brought forward to the City, BDHS wishes to define a program whereby the development within the Subarea may assist in mitigating the city wide need for affordable housing. BDHS is one of the largest employers in the region and a supply of quality affordable housing located conveniently to the BDHS work forces’ place of employment is a positive asset for both BDHS and the City of Bozeman. The purpose of the Bozeman Deaconess Health Services affordable housing plan described herein is to detail how the Sub-Area will produce and maintain housing within the City of Bozeman at prices lower than current fair-market conditions dictate. The land provided through this plan will meet the goal of aiding in creation of affordable housing through the use of reduced setbacks, increased floor area ratios, restricted land costs and smaller lots. Deed restrictions that will be placed on the land will establish restricted home prices, restricted value appreciation, and will allow only qualifying individuals to purchase the property. Effective architectural guidelines will ensure quality construction. The plan is designed to produce land for both for-sale and for-rent affordable housing, in detached single-household as well as attached multi-household configurations which will be generally matched to household income levels as related to the 2006 area median income (AMI), or $56,600, in order to reach as many qualifying households as possible. This affordable housing plan is based on realistic premises which are intended to create a practical and effective contribution in mitigating Bozeman’s high housing costs through a relatively free-market solution. The BDHS affordable housing contributions are not to be considered the sole resolution to Bozeman’s affordable housing need; instead, the BDHS affordable housing contributions are commensurate with the overall densities established in the BDHS Sub-Area plan. The need for affordable housing exists city-wide, as does the solution. The plan defined below does pose a practical process for development of affordable housing within the BDHS Sub-Area which will have the potential to benefit many of the hundreds of employees that work within the Subarea. 152 The basis of the BDHS affordable housing plan is predicated upon the following fundamentals: 1 Of all dwelling units to be built within the BDHS Sub-Area, ten percent (10%) shall be deed- restricted as affordable (age-restricted, senior citizen, or assisted living units are excluded from this calculation) . 2 The affordable lots within the Sub-Area are grouped into three categories as follows: 1) 40% of all affordable lots shall be in the form of for-sale, single- household detached lots, 2) 30% shall be dedicated to for-sale attached (multi- family) lots, and lastly, 3) 30% of all affordable lots shall be designated as for- rent, attached (multi-family) lots. 3 Home builders approved by and/or partnered with BDHS will purchase the affordable housing land in order to construct the affordable units. Dependent upon individual deed restrictions as outlined later in the plan, the lots for detached homes are expected to range between $21,000 and $30,000. Land for attached housing (for-rent or for-sale housing) will be deed restricted to $8-10 per square foot (2006 dollars). 4 To be eligible to purchase an affordable detached household, a buyers household income must fall between 75% and 115% of AMI, or $42,450 to $65,090. Based upon this plan, these buyers qualify for affordable detached homes initially priced between $159,787 and $254,282 (2006 dollars-36% of gross income is assumed available for housing costs). Households with an income between 60% and 85% of AMI ($33,960 to $48,109) will be targeted to purchase attached for-sale housing. Dependent upon buyers’ incomes relative to the AMI, initial prices of such dwelling units shall range between $124,350 and $183,416. 5 Households with an income between 40% and 60% of AMI ($22,640 to $33,959) shall be targeted predominantly to multi-household, for-rent housing. Again, based upon the tenants income relative to AMI, monthly rents for these properties will range between $566 and $849. 6 In order to ensure long-term affordability, value appreciation on all affordable lots and homes shall be deed-restricted to 4.5% per annum, for a ten year period commencing upon the sale to the initial full-time resident. Thereafter, the homes value shall be established by the open market. 7 As a safeguard against unfavorable and uncontrollable housing market conditions such as interest rates the following stipulation is proposed: In the event that any affordable lot is not purchased or leased within a period of one year of active marketing from the date of platting, then the deed restrictions establishing the land status as affordable shall be automatically extinguished, and the status of the land shall change to fair-market value. – end excerpt 153 This subdivision application does comply with the affordable housing plan by creating land that will be offered for sale below current market prices. In addition, the affordable lots will be restricted in several ways including buyer qualification based on income, home ownership status, and employment. The price controls will remain on the properties for 10 years and until that time appreciation is capped at 4.5% per year. All told, this subdivision application will create 57 affordable housing units in three different categories. (Please refer to the attached approved affordable housing plan under tab 19 for complete details concerning the plan) This application includes 229 detached single household lots and 44 town home lots in the Highland South neighborhoods. In addition, there are 48 attached units that will ultimately be constructed on the Neighborhood Services lot (Lot 1 Block 20). The 108 lots in the Hillcrest East Neighborhood are age restricted and are exempt from this plan for the purposes of calculating the 10% requirement. Therefore, in order to comply with the affordable housing plan this application must provide at least 34 affordable units in the three separate categories. Following is a description of how this application provides these units: (please refer to the attached affordable housing plan as well for more detailed definitions, and affordability level information). Single Household Detached The plan calls for 40% of all required units to be detached single household. Therefore this application is required to produce land for at least 14 detached units. The selling price for the land is $21,000 to $30,000 depending on which Affordability Level the lot is intended for. The finished detached units will be marketed to persons that are in Affordability Levels 4-6, or those that earn 85%-115% of AMI. In 2006 dollars this would produce homes that would sell for $159,787-$254,282. This application includes 4 “grouping” lots (Lot 3 Block 3, Lot 7 Block 5, Lot 2 Block 10, Lot 6 Block 19) that will be reserved for this segment of the required affordable housing. These four lots will be deed restricted so that they must produce 15 detached housing units (three “groups” of 4, one “group” of 3) spread evenly over the three affordability levels for this housing type, ie: 5 homes for level 4, 5 homes for level 5, and 5 homes for level 6. The four “grouping” lots will be platted as large lots (3,000 square feet per dwelling unit) with this application and will be further split utilizing the PUD process in order to achieve the desired lot sizes, setbacks, floor area ratios, etc… These future subdivision and PUD applications will be submitted to the City only after BDHS approves the individual units that will be placed on the “grouping” lots. Attached Single Household The plan calls for 30% of all required land to be reserved for attached single household, also known as town homes. Therefore this application is required to produce land for at least 10 attached units. The selling price of these lots will also be controlled and is estimated to be $20,000 - $25,000 per townhouse unit. The finished individual housing units will be sold to the qualifying owner along with the ground directly beneath it. These units will be marketed to persons that are in Affordability Levels 2-3, or those that earn 60-85% of AMI. In 2006 dollars this would produce town homes that will sell for $124,350 to $159,786. 154 This application includes 4 “grouping lots (Lot 5 Block 3, Lot 2 Block 8, Lot 7 Block 15, Lot 3 Block 16) that will be reserved for this segment of the required affordable housing. These four lots will be deed restricted so that they must produce 12 attached housing units (four “groups” of 3) spread evenly over the two affordability levels for this housing type, ie: 6 homes for level 2, 6 homes for level 3. The four “grouping” lots will be platted as large lots (2,500 square feet per dwelling unit) with this application and will be further split utilizing the PUD process in order to achieve the desired lot sizes, setbacks, floor area ratios, etc… These future subdivision and PUD applications will be submitted to the City only after BDHS approves the individual units that will be placed on the “grouping” lots. The PUD application will need to include a relaxation to allow up to three attached units in an R-2 zone. Attached Rental Housing The third housing type that the plan calls for is attached rental housing. This type of housing is reserved for those in the community that earn 40% to 60% of AMI. The plan calls for 30% of all required units to be attached rental, but also dictates that the land for these units be created in size increments to allow for a minimum of 30 units at a time. Therefore, this application is required to produce a tract of land large enough to hold 30 attached rental units. This land can be sold for $10 per square foot. Lot 1 Block 21 is the lot that is being created for this housing type. The lot is 2 acres in size and, according to the plan, can hold up to 43 rental units. Given the topography of the site we are assuming that 30 units, or the minimum requirement will ultimately be created on this lot. The deed restriction however will dictate that 30-43 units be created on this lot. The final attached units will need to go through a CUP process with the City in order to create a residential only project in a B-1 zone. The CUP will not be submitted until BDHS approves the plans for the final units. When the rental units are created the rent will be based on AMI. Utilizing the 2006 AMI, these units would rent for $566 - $849 per month depending on the residents income. The rental units will be developed utilizing the Low Income Housing Tax Credit Program. Surplus Units This application includes a surplus of 23 affordable housing units (57 produced, 34 required). These surplus units will be a credit for future development within the sub area. This includes a surplus of 1 detached unit, 2 attached units, and 20 rental units. Property Owners Association The affordable lots that are created by this application will all be part of a sub-association within the greater Property Owners Association that is to be created for the overall development. The sub-association will include a board of directors that will be responsible to maintain all of the affordable lots as well as enforce the design guidelines that will be created for these lots. BDHS will assign members of the sub-association board of directors. 155 4. Parks, Open Space, and Trails The greatest feature of the proposed development is the park, open space, and trail system. The natural features of the site make for an excellent natural park setting. According to recent park surveys conducted by the City, trails are the most used and most enjoyed improvement that the City has in its parks. This development will add 11.5 (+ 1.1 improved) miles of Class I, II, III, and IV trails to the existing trail system with an additional 2.5 miles of “off-street” sidewalks. All will be accessible by the public, and many will be handicap accessible and will include extensive winter time use. Following is a brief description of the park, open space and trails improvements that are proposed. Please refer to the detailed Park and Trail Plans that are attached in tab 16 of this application. This development is required to dedicate 14.58 acres of park space (486 dwelling units X .03 acres per unit). The application designates 34.790 acres of dedicated park space. 17.125 acres are located on the northern and southern ends of the Glen area and 17.665 acres are being dedicated as linear/natural parks that connect the main Highland Glen park to existing park features in the area. Following is an excerpt from the Subarea plan regarding the anticipated park and trail system: Community Park: The community park is largely intended to be left in its natural state with the major improvement being a trail system and public access points. There are 3 public access points in the plan. The northern access facility is intended to be located where the existing historic farm house and outbuildings are located. This facility will be maintained and available for public gatherings and functions. Some of the outbuildings may be appropriate for park maintenance facilities and/or other private organization needs. The addition of parking spaces is also anticipated. The central access facility is located at the intersection of the two internal collector roads. This area will also have public parking and restroom facilities. This site will also feature some improved and landscaped areas as well as active recreational opportunities, realizing the topography is a limiting factor. The third access point is located on the southern end of the community park, off of Kagy Blvd. This facility will also include parking and restrooms and will be able to be integrated with some other public works facilities such as a fire station. The topography of the southern access point limits the ability to make any active recreation improvements. The Subarea Plan shows the conceptual location of the trail system in the community park. It is not intended to show the final configuration and layout of the trails. As the development process moves forward, the Recreation and Parks Advisory Board, and other interested and appropriate parties will be consulted with to determine the correct location and construction of the trails and what activities are to take place on the trails. Consideration will be given to protecting critical lands as well and appropriate construction techniques will be used when trails cross wetlands or other critical habitat. The trails will be designed so that year round, but season appropriate, use is possible. 156 Perimeter Parks. The perimeter parks offer an opportunity to construct the pedestrian and bicycle lanes separated from the arterial roads. The appropriate departments and personnel within the City Planning and Engineering Departments will be consulted to determine where it is and is not appropriate to construct trails/sidewalks and bike lanes in the perimeter park space rather than the arterial right-of-way. All perimeter parks that have frontage on any of the existing perimeter roads will be landscaped and irrigated along with designed mounding and shaping. Perimeter parks that are not fronting on the arterial network will be left in their natural state, but maintained for weeds. The trails in the perimeter parks will be designed and locations will be determined through consultation with the appropriate City personnel. The main goal of the perimeter trails is to serve as connectors between the Community Park and existing park and trails facilities discussed in Chapter 2. The Subarea Plan calls to attention four trail/arterial road crossings that will be designed so that pedestrian crossings of the arterial are safe. This may include grade separated crossings if deemed appropriate. Neighborhood Parks. The interior neighborhood parks will be landscaped and irrigated. In addition, smaller scale active recreation and playgrounds will be installed. The interior neighborhood parks will be designed and master planned to serve primarily school-aged children that reside in the neighborhood areas. – end excerpt In late 2006, subsequent to the adoption of the formal Subarea plan, BDHS retained the services of Hatch Mueller, P.C. Hatch Mueller is a well recognized regional design firm that specializes in master planning large community type parks. Hatch Mueller was retained in order to spearhead an effort to plan the park and trail system for the Subarea and identify the best uses for the 3 improved park public access points discussed in the Subarea. Hatch Mueller held a series of meetings over several months with all interested parties including: the City Planning Department, the City Parks Department, Parks and Recreation Advisory Board, Cemetery Board, Gallatin Valley Land Trust, and the Bridger Ski Foundation. Through the course of those meetings general consensus was reached about the uses in the dedicated park spaces. The attached Park Plan illustrates those uses in the Highland Green Park and the Highland Trails Park. While trails were discussed, the main focus of the work groups was to discuss the improved park spaces. Dedicated Park Spaces The heart of the park system is the Highland Green Park located on the northern end of the proposed development. While it is currently on the northern end of the project, it will ultimately be in the center of the development when the entire Subarea is completed. The large 12.155 acre park will be graded to allow for active recreation and several different field configurations will be possible. The park will also have off-street parking as well as a shelter/restroom. ADA accessible trails will lead from the parking area to the playing fields. In the southeastern corner of the Highland Green Park, is a separate free play area and playground with emphasis on younger children activities. This site also offers 157 excellent picnic opportunities. The northern edge of this site is an especially nice area to view the wetlands and mature vegetation. This area will serve as the future wetland mitigation area for the development. Highland Green Park does meet the frontage requirement as proposed since the presence of critical lands and steep slopes on the eastern boundary do prevent road frontage. In addition the park does have off-street parking as is required when there is less than 100% frontage. The park has 68% of public road frontage. Park will also feature a pedestrian underpass under the future Painted Hills Road that will allow trail users to exit the park and go south into the Hyalite Hollow park and open space areas. The underpass will address drainage and will be large enough for trail users going in the opposite direction to pass comfortably. It will also allow a snowmobile with attached groomer to pass through to the south. The Highland Trails Park, located in the southeastern corner of the project and subarea, is a 4.970 acre public park. This park serves mostly as a public trailhead. It is sloped to the north and is split into two levels. It has a large parking lot, a restroom and shelter on the upper level. There will also be a public transportation stop on Kagy Boulevard near this park. On the lower level, the park has a playground and picnic improvements. Three separate class II trails begin here and proceed to the west, east and north. The slope on the park will serve as a sledding hill in the winter time. The northern slope should ensure adequate snow cover. Again, because of the presence of critical lands and steep slopes, it is not necessary or possible to have road frontage on all sides. The park does have 50% frontage and does provide off-street parking as is required. The remainder of the 17.665 acres of dedicated park spaces is in the form of linear parks. Generally there are two linear main linear parks that serve as trail routes to get through the development. The first is along side the western edge of the future Painted Hills Road. This Painted Hills Linear park is 50 feet wide in the Knolls East subdivision and 40’ wide in Highland South subdivision. It is 1.15 miles long and serves as a critical north-south route through the development, off of the road edge. The park will be landscaped and manicured. We are requesting that there be no standard sidewalk on the western side of Painted Hills Drive since there will be a 10’ paved trail in the linear park. There are no driveway crossings along the alignment and it does lead to the Highland Green Park before terminating at Highland boulevard where pedestrians can access existing and future sidewalks and trails that lead to Main Street or Burke Park. The second main linear park is an east-west route that extends from the Highland Green Park due west to Highland Boulevard where the linear park in the Knolls at Hillcrest extends to Josephine and Burke Parks. This linear park is planned to be kept in its natural state rather than landscaped and manicured. 158 Public Open Spaces This application includes 61.020 acres of open space. The open space is split into three categories: The Highland Glen Nature Preserve, Hyalite Hollow, and Interior Pocket Parks. The Highland Glen Nature Preserve, which is 42.229 acres, extends between Highland Green Park and Highland Trails Park. The corridor will be designated as private on the face of the plat but will allow public access (see Park and Trail maintenance, below). There are several planned trails that will run the length of the corridor connecting the two dedicated access points on either end. The corridor contains 6.4 acres of wetlands in the bottom of the drainage. In some locations the sides of drainage are steep and not buildable however there are no ridgelines as defined by the UDO. The current eastern edge of the corridor is generally below the top of the side slopes. When BDHS develops lands further to the east, the corridor will be expanded to the east when the future lot edge is determined. The land has been used to pasture cattle in the past and as such the drainage does have weed infestations. A weed control management plan will be carried out by the Owners Association. The Highland Glen Nature Preserve also features a pedestrian multi-use underpass at the extreme south end where it fronts on Kagy Boulevard, west of the multi-use, neighborhood services lot. This pedestrian underpass will be large enough for a professional type ski trail grooming machine to pass through so that the ski trail system (see “Trails” below) can be extended to the south at some point in the future. The Hyalite Hollow open space is an additional 8.091 acres and serves as a buffer between New Hyalite subdivision and the Highland South Neighborhoods, directly to the east. This open space does also contain steep slopes although again there are no ridgelines as defined by the UDO. This open space combines with the existing New Hyalite View open space to create a very large, wide pedestrian corridor that will allow many people to use the corridor very comfortably due to the distance between the trail and homes. At the southern end of this open space area is an additional pedestrian underpass that will be installed beneath Kagy Boulevard. This open space is also proposed to be kept in its natural state. The Pocket Park open spaces are located within the interior of the neighborhoods and are intended to serve the needs of people that reside in the neighborhood as is called for in the Subarea plan. These open spaces will be landscaped and manicured and will also feature active recreation opportunities such as playgrounds for school-aged children and basketball courts for teenagers and adults. There are 10.700 acres of open space contained in the pocket parks and the connecting corridors. The pocket parks and corridors were designed within the development so that residents can very easily access the other pocket parks through a series of pedestrian corridors. The pedestrian corridors have been located so there is a straight alignment between pocket parks, where possible. 159 Trails The proposed trail system has been designed with the cooperation and aid of the Gallatin Valley Land Trust and the Bridger Ski Foundation. Several design sessions, including on-site walk through sessions, were conducted. The trail system as proposed does meet the needs of several different types of trail users, city wide, while also respecting the needs of BDHS and the planned neighborhood. The parks and trail system will be an amenity that no other development within the City limits currently has. Trails and the active, healthy life style that they promote will also advance the goals of BDHS as they strive to make better the quality and health of the lives of the citizens they serve. Please refer to the detailed technical trail information provided in Tab 16 while reviewing the following information. There are 15.1 miles of off-street trails and sidewalks included in this proposal. The trails are separated into 5 categories: Class I, Class II, Class III, Class IV and off-street sidewalks. The main Class I trail is proposed to be located in the Painted Hills Road linear park. This 10’ wide paved trail will serve as the main pedestrian route through the development. The trail connects Highland Boulevard to Highland Green Park to Kagy Boulevard. In addition, Class I trials may be installed along the perimeter arterials. This will be decided when actual road design is underway. Please see the Park, Open Space and Trail Plan attached in Tab16 For specific details about the Class I trails. The Class II trails are located in the Highland Glen Nature Preserve and The Hyalite Hollow open space and linear park. The Class II trails in the Highland Glen Nature Preserve are located and designed so that they are ADA accessible. They are also intended to be used year round. There are two proposed routes in the corridor. The first route is generally along the rim on the western side of the Glen and around the mixed use lot located just north of Kagy. Along the western alignment there is a 20’-30’ buffer from the trail to any proposed residential property lines. The second alignment is actually outside the platted boundaries of the open space corridor located on top of the side slope on the eastern side of the Glen. A public trail easement for this alignment will be granted so that the full trail system can be utilized without the need to develop on the eastern side of the Glen at this time. Trail users that proceed north along the eastern alignment will either need to go out and back or be able to travel down the non ADA Class III trails that will lead back to the western alignment. In the future the Class II trail on the eastern side of the Glen will be extended to the north and connect to the future farmstead park that is discussed in the Subarea plan. The Class II alignments are typically grade separated from the Class IV (cross country skiing) alignments. The Class II alignments are sometimes shared by the Class IV alignments as they pass through grade separated crossings. Please refer to the Parks, Open Space, and Trails plan under tab16 for details concerning how those two trails co-exist in the same alignment and for specific details concerning the Class II trails, including profiles and cross-sections that illustrate ADA access and construction/disturbance limits. There are also Class II trails proposed in the Hyalite Hollow open space and linear park spaces. This application proposes to upgrade the existing trails that wrap around the New 160 Hyalite View Open Space to true Class II trail status. Some existing sections of this trail do not meet the necessary standard. Because of the fact that the existing trail around New Hyalite represents the main route pedestrians use when their destination is located south of Kagy and because of the increased foot traffic that is expected, these upgrades are warranted. Class III trails are proposed to be used exclusively in the Highland Glen Nature Preserve. While generally speaking the Class II trails stay out of the bottom of the Glen and users are able to look down into the drainage, these class III trails will allow trail users to get closer to and overlook the wetlands and generally offer a more adventurous route through the Glen area. The class III trails do cross the wetlands in several spots with boardwalk and bridge structures so as to minimize disturbance of the critical lands. Most of the class III trails do meet ADA, although the trails that traverse up and down the eastern slope do not. Class IV trails, trails that are designated by a graded and mowed path, are intended to be mowed and cleared late each fall in anticipation of the winter cross country and skate skiing season. The ski trail system has been designed so that there is a one-way loop in the corridor. The system is designed so that skiers can begin in either Highland Green Park or Highland Trails Parkand ski to the opposite end of the corridor and back with a minimum amount of two way trail. In instances where the trail is two-way, the alignment will allow for extra width. On the one-way portions of the trail the width is 16’, on the two way portions the width is 21’. Skiers that begin at the existing Lindley Center or the softball complex will be able to access the proposed Glen Corridor trails by traveling along a temporarily designated route to be established on the east side of Highland Boulevard and along the northern side of the future Painted Hills Road extension into the Highland Green Park. Once in the formal Park area, skiers can either ski the beginners to intermediate loop within the park area or continue into the corridor loop where ample opportunity exists for all experience levels. When development occurs to the north of Highland Green Park a permanent trail location will be established in order to connect the Lindley Center skiing trails to the trails within the corridor. Off-street sidewalks will be located within the interior of the neighborhoods and will serve to interconnect the neighborhoods to pocket parks and the Glen amenities. The routes of the sidewalks and the pedestrian corridors they are located in have been designed so that pedestrians en-route to either of the pocket parks or destinations outside the neighborhood have straight routes with minimal direction changes. In certain instances, the block lengths do exceed 400’, however the intent of ample pedestrian walkways has been met and the locations have been determined using the location of parks and intersections rather than an arbitrary distance that in most cases does not line up correctly with other design features. Also in some cases, steep slopes and a need to control access has resulted in some block lengths exceeding 400’. Wetlands, and Slopes Great care has been taken to place trails in alignments that avoid wetland areas wherever possible and minimize impacts to wetland areas where crossings are needed. In all but two locations the trails have been kept out of the zone 1 wetland setback. The two 161 locations are shown on the Highland Glen Nature Preserve Trail and Wetland Setback map included in the Park, Open Space and Trails Plan in tab 16. All crossings of the wetland will be done in accordance with the federal guidelines that govern wetlands and the disturbance of wetlands. The trails have also been located so as to minimize the amount of grading and disturbance that is required to prepare a relatively level side-to- side surface. This is especially true of the Class IV trails given the width of the graded area. In no instance does the amount of side slope cut or fill exceed 7.5’ nor does the cross-slope of any Class IV trail exceed 15%. In those areas, the ski grooming equipment can push the snow to the down hill edge of trail in order to reduce the side slope, if deemed necessary. Park and Trail Maintenance Given the community use that the main park features are designed and intended to serve, and given the presence of substantial public parking, restrooms, playgrounds and picnic facilities, this application proposes that all features within Highland Glen Park, Highland Trails Park, Painted Hills Road Linear Park, and Hyalite Hollow Linear Park be maintained by the City and that a Park Maintenance District be established to fund said maintenance. This application also proposes that all costs associated with annual preparing and maintaining of the Class IV trails be borne by the City and or its designated agent since these new ski trails are simply an extension of an existing community funded feature. It is not equitable to expect that one homeowners association be responsible for the maintenance of what is designed to be and will no doubt become treasured community parks and trails. Maintenance of these public park spaces and the public ski trail system must be addressed on an equitable basis in order for BDHS to be able to commit to the level of improvement that is represented in this application. All open space areas and all trails and off-street sidewalks within them will be maintained and owned by the future Owners Association. The Association will grant an easement to the City, or its agent, for the creation and maintenance of the Class IV trail system within the corridor. The easement will address issues such as months of the year that access is granted and details concerning the maintenance and hours of operation during the ski season. There will be provisions within the covenants and the trail easement to close the Glen Corridor open space system to the public in some instances including for weed maintenance and excessive abuse by non-resident trail users. The Glen Corridor does not provide legal access to any parcel and as such there is no legal requirement to provide public access to the corridor. Public access will be allowed so long as there is a mechanism to keep potential abuses under control. 5. Traffic Impacts/Proposed Road Improvements Please refer to the detailed traffic impact study attached under separate cover and the preliminary engineering report under Tab 11 for more detailed information regarding the traffic impacts and anticipated improvements. As typically done with any development, Deaconess will be reconstructing area roadways adjoining the property to bring them up to current City standards. Area roads to be improved with the Knolls East/Highland South include portions of Kagy Boulevard and 162 Highland Boulevard. Additionally, the Knolls East/Highland South development will impact two intersections along Kagy Boulevard in a manner that requires substantial upgrades to bring the intersections up to acceptable levels of service. Major reconstruction of Highland Boulevard beyond the projects currently approved or under review is not anticipated with this portion of the Deaconess Property development. While considering the roadway and intersection improvements necessary to mitigate traffic impact from the development, it is important to recognize that improvements to Highland Boulevard and are intersections are already being implemented. The following improvements are either approved or pending approval from the City of Bozeman. Approval for these projects has been received from the Montana Department of Transportation and the City of Bozeman. Designed and/or approved road and intersection improvements as of this submittal: Highland and Main Street Intersection: This intersection currently operates at a level of service D and lower during peak hour traffic periods and required improvement to mitigate additional traffic generated by the Knolls at Hillcrest. The current approved design includes addition of a northbound left turn lane to mitigate delays in this congested intersection movement. Additional; improvements include signal upgrades as well as signal timing modifications to bring this intersection level of service to C or better during all periods of the day. This project has received approval from the Montana Department of Transportation and is expected to be built in the summer of 2007. Highland and Ellis Street: While this intersection currently does not meet warrants for signal installation, the eastbound left turning movement operates at a level of service F during the pm peak hour period. In order to mitigate the eastbound left turn movement LOS, a median will be installed to restrict this intersection to an eastbound right turn only. The raised median will be installed with lighting, signage and other required improvements in order to improve the overall intersection LOS. Traffic currently using the intersection to turn northbound on Highland will be able to use the various Hospital accesses and the intersection of Highland and Old Highland to turn north. The Ellis intersection will be completely reconstructed with additional lanes, signalization, lighting and other improvements in future phases of the Deaconess property development, which will restore the eastbound left movement. Highland Corridor: Highland Boulevard is being reconstructed to a 3-lane minor arterial standard including raised medians, turn bays, bicycle lanes, and a shared use pathway along the western side of the road. This improvement is being completed along the frontage of the Knolls at Hillcrest, from Holly Drive to just north of the Old Highland Boulevard intersection. The reconstruction includes the full width of the roadway and meets the required frontage improvements for the Knolls East and Highland South development. The current development will only require minor intersection modifications to access Highland Boulevard at Old Highland and at Knolls Lane. 163 Additional Anticipated Intersection Improvements: Local access intersections adjoining the Knolls East-Highland South development will be improved in conjunction with design of the upgrades to the roadways. Several intersections along Kagy Boulevard will be reconstructed to provide access to the development including Painted Hills and Bennett Drive. The reconstruction will include turn bays, lighting, and other improvements to bring them up to current City Standard. Additionally, two intersections along Highland Boulevard will require extension into the development, at Knolls Lane and Old Highland Boulevard (where Painted Hills Road will be extended to Highland). Kagy and Highland Intersection: The intersection of Kagy Boulevard and Highland Boulevard will require substantial upgrades to bring the intersection up to an acceptable level of service with the added traffic from the Knolls East-Highland South development. The intersection is currently being analyzed as a part of the Highland Boulevard Comprehensive design project and consideration is being given to signalization or roundabouts, required lane configurations and other modifications. Further design and analysis of the intersection will be completed as a part of the engineering design completed as the development progresses. Kagy/Sourdough/South Church: The intersection of Kagy Boulevard and Sourdough Road/South Church will also require substantial upgrades to mitigate current conditions and anticipated traffic demands from the proposed development. The minor approaches to the intersection currently operate at unacceptable levels of service, however, the intersection does not meet signal warrants at this time with the relatively low traffic counts on the minor roads. During the course of this development, a detailed analysis of the intersection will be prepared, including consideration of signalization or roundabouts as well as other required improvements to meet level of service requirements for anticipated traffic demands. Painted Hills Road Extension: Painted Hills Road will be extended from the intersection at Kagy Boulevard through the development to the intersection of Highland Boulevard and Old Highland Boulevard. It will be constructed to local street standards and will serve as the main connection from the proposed neighborhoods to Kagy and Highland. The roadway design will include a shared-use pathway, sidewalks and several trail crossings where non-vehicular traffic will require traffic calming measures. Accordingly, curb bulb-outs, signage and lighting will be incorporated into the roadway design to ensure pedestrian and bicycle traffic safety. 6. Water, Sewer and Stormwater The preliminary engineering design report provided under Tab 11 includes detailed analyses of the infrastructure required to serve the proposed development. Existing water mains in the vicinity of the property will be extended throughout the development to serve the individual lots. One existing sanitary sewer main will be utilized to provide sanitary sewer service to the development, and extensions will be provided to the 164 individual lots. Larger main extensions will be provided to serve potential development south of Kagy Boulevard. No significant infrastructure improvements are anticipated with this development beyond normal extension of the existing mains. There is sufficient water pressure in the system under gravity flow conditions to meet DEQ and City of Bozeman requirements. Additionally, initial investigation of the downgradient sanitary sewer mains indicates that there is adequate capacity to serve the development. However, it will be necessary to monitor sewer flow to verify available capacity as the development progresses. Where necessary, upgrades to the existing downgradient mains will be coordinated with the City’s engineering department and the current wastewater facility plan. Stormwater management utilities will be constructed in accordance with the City of Bozeman’s current design standards. The preliminary engineering report provides a detailed stormwater runoff analysis of the proposed development including detention requirements to limit runoff to the pre-development 10-year recurrence flows. Additional detailed analyses will be prepared for stormwater utilities to be constructed to serve the development and manage runoff in accordance with the City’s requirements during engineering design for the subdivisions. Please refer to the remainder of the submittal for additional information regarding all of the required materials. 165 166 167 168 169 170 4830 483548354840 4840 48454845 4845 48504850 4850 4855 4855 4855 48604860 4860 4860 48654865 4865 4865 48704 8 70 4870 4870 4870 4875 487548754875 4875 4880 48804880 4880 4880 4880 4880 4880 48854885 4885 48 85 488548 8 5 48904890 4890 4890 4890 4 8 9 048904890 4890 48954895 48954895 4895 4895 4895489 5 489548954895 4900 49004900 4900490049 00 49004900 4900 4905 4905 49054905 49054905 4 905 4905 49 0 549054905 4905 4910 4910 491049104910491049104910 4910491049104910 49104910 4915 4915 4915 4915 4915 491549154915 49154915491549154915 4920 49204920 4920 4920 492049204920 4920 4920 49204920 492 0492549254925 4 925 4 9 254925 4925 4925 49254925 49254930 4930 4930493049304930 4930493049304930 4935 4935 493 5 49354935 4935 4935 4935 49354935 4 9 35 4935 49354940 49404940 4940 4940 49404940 4940 49404940 494 049404940 4 9 40 49404945 494549454945 494549454945494549454945 4945 494549454945495049504950495049504950 4950 4950495049504950 49504950 4955 495549 55 4955 4955 4955 49554 95549554955 4955 4955 49554960 4960 4960 49604960496049604960 4960 49604960 4960 4960 496549654965496549654965496549654965 4965 4 965 49704970497049704970497049754975 4 9 75 49754 9 75 49754980 4980 498049804985 4985 49 8 5 4990 4990 499 5 4995 500050055010 4980 4970 4900 4925 4980 500 04975 48 654870 4920 49 25 4945 49304905 4900 49404960 4925 4935 4975 THE PURPOSE OF THIS SURVEY IS TO CREATE A 391-LOT SUBDIVISION THIS SURVEY WAS PERFORMED FOR BOZEMAN DEACONESS HEALTH SERVICES BASIS OF BEARING Geodetic North at Lat. N 45 39’ 56.10264" Long. W 111 01’ 26.38512" OPUS - NAD 83(CORS96) (EPOCH:2002.0000) 11 7/9/07 Subdivision Areas: Open Space/Parks 95.810 acres 391 lots 75.019 acres R.O.W. 43.332 acres Total Area 214.16 acresBLOCK 1block 1block 1 block 1 block 1block 1b lock 1 block 2 block 2 block 3 block 3 block 4block 4 bl o c k 5 bl o c k 5 bl o c k 7 bl oc k 7 bl o c k 8 bl o c k 8 bl o c k 10 bl o c k 10 block 11block 1 1 block 13 b l o ck 13block 12 bl o ck 12block 9block 9block 16block 16bl oc k 1 4 block 14block 14block 14 block 15 block 20 block 20block 6block 6block 19block 19block 19block 19block 18 bl oc k 17 block 17 block 21 block 22block 23 block 25 block 25 block 25 block 25block 25block 24 block 26 block 26block 26block 26 block 27 block 27block 28 block 15 block 18N EW S Boundary/Lot Line Of This Survey Zero Setback Lot line Adjoining Property Line Section Line Right-of-Way Boundary Line Right-of-Way Centerline Easement Line Phase Boundary Wetland Boundary 50’ Watercourse Setback Property Corner Alpine 2" Aluminum Cap Right-of-Way Monument Section Corner … Section Corner Calculated … Section Corner Position Calculated Position Adjoining Property Reference Number (See Sheet 2 For Further Deatils) Corner Lot Building Frontage PROJECT SURVEYOR: DRAWN BY: REVIEWED BY: DATE:PROJECT NO. Sec.T.R. 1/4 SHEET OF Scale 1" = ’ Sec.T.R. 1/4 1970 Stadium Drive, Suite B Bozeman, MT 59715 586.5599 Office 586.4490 Fax THE KNOLLS EAST/HIGHLAND SOUTH ADJOINING PARCEL INFORMATION 27 Lot 12, Block 16, New Hyalite View Sub. John C. & Sue H. Getty 1447 Ash Dr. Bozeman, Mt 59715-5901 28 Lot 13, Block 16, New Hyalite View Sub. Mary O. Libbey 1448 Ash Dr. Bozeman, MT 59715-5901 29 Lot 14, Block 16, New Hyalite View Sub. Mary O. Libby 1448 Ash Dr. Bozeman, MT 59715-5901 30 Lot 15, Block 16, New Hyalite View Sub. Janet T. Simkins 1446 Ash Dr. Bozeman, MT 59715-5901 31 Lot 16, Block 16, New Hyalite View Sub. Patrik R. & Gayle M. Callis 1442 Ash Dr. Bozeman, MT 59715-5901 32 Lot 11, Block 15, New Hyalite View Sub. Chris A. & Nicole Kukulski 1445 Cherry Dr. Bozeman, MT 59715-5924 33 Lot 12, Block 15, New Hyalite View Sub. Theodore F. & Dalyce F. Thayer 1447 Cherry Dr. Bozeman, MT 59715-5924 34 Lot 13, Block 15, New Hyalite View Sub. Eric C. & Vesta B. Anderson 175 N. 27th St., Suite 1303 Billings, MT 59101-2065 35 Lot 14, Block 15, New Hyalite View Sub. Karin Caroline 1446 Cherry Dr. Bozeman, MT 59715-5925 36 Lot 15, Block 15, New Hyalite View Sub. Karin Caroline 1446 Cherry Dr. Bozeman, MT 59715-5925 37 Lot 16, Block 15, New Hyalite View Sub. Wyvonne Cooper 1442 Cherry Dr. Bozeman, MT 59715-5925 38 Lot 17, Block 15, New Hyalite View Sub. Thomas G. & Saundra R. Ferch 1438 Cherry Dr. Bozeman, MT 59715-5925 39 NW…NE…NW… S. 20 Nancy Holmquist 912 Pioneer Ave. Fort Collins, CO 80521-3523 40 NE…NE…NW… S. 20 Sarah Zimmer P.O. Box 1330 Bozeman, MT 59771-1330 41 Lot 1, Ph. 1, Painted Hills Sub. John Thorn & Ambure Morrow 212 Painted Hills Rd. Bozeman, MT 59715-8070 42 Lot 2, Ph. 1, Painted Hills Sub. Thomas L. & Tracey D. Young 111 Bennett Dr. Bozeman, MT 59715-8060 43 Lot 5, Ph. 1, Painted Hills Sub. April G. & James M. Buonamici 110 Bennett Dr. Bozeman, MT 59715-8060 44 Park, Ph. 1, Painted Hills Sub. 45 E‰E‰ S. 20 Mary B. & Gerard S. Burkhart 8830 Kagy Rd. Bozeman, MT 59715-9246 46 Tract 1, Certificate of Survey No. 1973 Goff Architecture Ltd 2630 Arrowleaf Hills Dr. Bozeman, MT 59715-8072 47 Lot 3, Block 3, Mountain Meadows Sub. Gallatin County 311 W. Main St., Room 301 Bozeman, MT 59715-4574 48 Lot 1, Block 3, Mountain Meadows Sub. Dail F. & Lillian C. Lodge 39802 Panorama Rd. Paonia, CO 81428-3500 49 Lot 1, Block 2, Mountain Meadows Sub. Daniel K. & Eileen K. Brown 902 Bald Eagle Dr. Bozeman, MT 59715-9208 50 Tract 3A-1, Amended Plat 162 -? Bozeman Deaconess Foundation 915 Highland Blvd. Bozeman, MT 59715-6902 section 17 SECTION 16 section 20 SECTION 21 section 18 SECTION 17 section 19 SECTION 20 NEW HYALITE VIEW SUBDIVISIONTHE KNOLLS AT HILLCRESTSUBDIVISIONMOUNTAIN MEADOWS SUBDIVISIONUNPLATTED C.O.S. 1973 PAINTED HILLS SUBDIVISIONUNPLATTED PLATBOOK 154, PAGE 430C.O.S. 1948»¿” SUBDIVISION AREAS »¿” PHASE BOUNDARIES »¿” ADJOINING PARCEL INFO. »¿” TOPOGRAPHIC MAPPING FRANKLIN HILLSSUBDIVISIONMINOR SUB. No. 1081 The Knolls West Proposed Subdivision Bozeman Deaconess Foundation 915 Highland Blvd. Bozeman, MT 59715-6902 2 Lot 1, Block 1, New Hyalite View Sub. Philip J. Rassi 59205 Green Valley Pkwy. Elkhart, IN 46517-3443 3 Lot 2, Block 1, New Hyalite View Sub. Rab C. Cummings & Michele S. Carey 1109 Holly Dr. Bozeman, MT 59715-5932 4 Lot 3, Block 1, New Hyalite View Sub. Harold C. & Dorothy M. Levens 1115 Holly Dr. Bozeman, MT 59715-5932 5 Lot 4, Block 1, New Hyalite View Sub. R. Nick Brunner 3883 Bosal St. Bozeman, MT 59715 6 Lot 5, Block 1, New Hyalite View Sub. Terry L. & Lynn M. Groth 400 S. Harrison Ave. Townsend, MT 59644-3012 7 Lot 6, Block 1, New Hyalite View Sub. Daniel P. Crawford, Jr. 1133 Holly Dr. Bozeman, MT 59715-5932 8 Lot 7, Block 1, New Hyalite View Sub. Michael J. & Peggy E. Doyle 1139 Holly Dr. Bozeman, MT 59715-5932 9 Lot 8, Block 1, New Hyalite View Sub. Eric & Kathryn Shaw P.O. Box 1016 Lakeside, MT 59922-1016 10 Lot 9, Block 1, New Hyalite View Sub. Michael D. & Jean M. Sternhagen 1203 Holly Dr. Bozeman, MT 59715-5934 11 Lot 10, Block 1, New Hyalite View Sub. Holly Street LLC 405 N. Ida Ave. Bozeman, MT 59715-3015 12 Lot 11, Block 1, New Hyalite View Sub. Elmer J. & Mary M. Watson 5823 Jones Valley Dr. SE Huntsville, AL 35802-1916 13 Open Space, New Hyalite View Sub. 14 Lot 1, Block 19, New Hyalite View Sub. Dusenberry Harold Norman Revocable Trust 1304 Holly Dr. Bozeman, MT 59715-5937 15 Lot 2 & W‰ Lot 3, Block 19, New Hyalite View Sub. Frederick J. III & Sylvia Drain 1405 Maple Dr. Bozeman, MT 59715-5938 17 Lot 4 & E‰ Lot 3, Block 19, New Hyalite View Sub. Randy Quam & Laura Couture 1409 Maple Dr. Bozeman, MT 59715-5938 18 Lot 5, Block 19, New Hyalite View Sub. Gregory T. & Nancy A. Franklin 1413 Maple Dr. Bozeman, MT 59715-5938 19 Lot 8, Block 18, New Hyalite View Sub. Noah H. & Leona T. Poritz 1418 Maple Dr. Bozeman, MT 59715-5939 20 Lot 7, Block 18, New Hyalite View Sub. Noah H. & Leona T. Poritz 1418 Maple Dr. Bozeman, MT 59715-5939 21 Lot 6, Block 18, New Hyalite View Sub. Noah H. & Leona T. Poritz 1418 Maple Dr. Bozeman, MT 59715-5939 22 E 50 ft. Lot 5, Block 18, New Hyalite View Sub. Melvin A. & Judith Butts 1410 Maple Dr. Bozeman, MT 59715-5939 23 W 25 ft. Lot 5 & Lot 4 & E 25 ft. Lot 3, Block 18, New Hyalite View Sub. Forest View Estates 67 Thunder Cloud Rd. Sante Fe, NM 87506-0121 24 W 50 ft. Lot 3, Block 18, New Hyalite View Sub. Ardine L. Bjerke 545 S. Harris St. Helena, MT 59601-5489 25 Lot 10, Block 16, New Hyalite View Sub. Ron J. Archuleta & Elizabeth Ann Crowe P.O. Box 122 Bozeman, MT 59771-0122 26 Lot 11, Block 16, New Hyalite View Sub. Steven Sutton and Melody West 1445 Ash Drive Bozeman, MT 59715 SHEET 3 SHEET 4 SHEET 5 SHEET 6 SHEET 7 SHEET 8 SHEET 9 SHEET 10 SHEET 11 SHEET 2 SHEET 2 SHEET 2 SHEET INDEX NOT TO SCALE PRELIMINARY PLAT A SUBDIVISION OF A PORTION OF TRACT 3 OF AMENDED PLAT No. 162-C LOCATED IN SECTION 17, TOWNSHIP 2 SOUTH, RANGE 6 EAST, P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, STATE OF MONTANA N/A N/A5.231 acres 2.860 acres 10.700 acres 1.737 acres 4.300 acres 1.650 acres 2.287 acres 0.726 acres N/A N/A 2.069 acres 1.635 acres 10.118 acres 5.293 acres 18.801 acres 5.902 acres 37.149 acres 22.961 acres 22.003 acres 2.106 acres 17.125 acres 7.649 acres 15.652 acres 1.419 acres 0.732 acres 18.969 acres 2.542 acres N/A 10.154 acres N/A 0.448 acres N/A N/A N/A N/A N/A N/A N/A 17.125 acres 60.186 acres 3.961 acres 7.060 acres 10.741 acres LAND USE LEGEND 7.060 acres 2.631 acres Totals Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Private Open Space (POS) Open Space (OS) Dedicated Park (DP) Dedicated Linear Park (DLP) Single Family Lot (SFL) Duplex Lot (DUPL) Affordable Housing Lot (AHL) Mixed-Use Lot (MUL) Road Easements/Right-Of-Way Totals 2.616 acres N/A 3.696 acres N/A 17.665 acres 3.811 acres 43.332 acres 42.229 acres 121.307 acres 50.320 acres 214.16 acres MF = Multi-Family | D3 or D4 = Detached Single Household (3 or 4 units), | A3 = Attached Single Household (3 Units) 10.449 acres 6.074 acres 2 200 6 E.2 S.17 TG TG NH 021-03 TKE LEGEND PHASE III PHASE I PHASE II PHASE VPHASE IV 1 1 1 1 1 1 1 1 1 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 50 SFL 1 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 1 SFL 1 PH 1 - POS PH 1 - OSPH 1 - OS PH 1 - DLP PH 1 - DLP SFL 1 SFL 1 SFL 1 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 1 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 1 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 17 SFL 18 SFL 19 SFL 20 SFL 21 SFL 22 SFL 23 SFL 24 SFL 25 SFL 26SFL 27SFL 28SFL 29SFL 30SFL 31SFL 32SFL 33SFL 34SFL 35SFL 36SFL 37SFL 38 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8SFL 9 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 PH 5 - DLP PH 5 - OS PH 5 - DLP PH 1 - OSPH 1 - DLPPH 1 - OSPH 5 - OSSFL 1 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 8 SFL 9 SFL 10 SFL 11 SFL 1 MUL 1 PH 2 - POS P H 2 - OSSFL 2 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 17 SFL 18 PH 2 - DP PH 2 - DP PAINTED HILLS ROAD ROAD A ROAD B ROAD A ALLEYSTREET AKNOLLS LANE EAST STREET BROAD AROAD A ALLEY ST R EE T HROAD D ALLEYROAD C ALLEYROAD DSTREET DROAD CROAD CSTREET E ALLEYSTREET EPAINTED HILLS ROADROAD CROAD FROAD F ALLEYROAD G ROAD G ALLEY ROAD HSTREET EROAD I ALLEYROAD I ROAD J ROAD K ROAD K ALLEY ROAD H STREET GPAINTED HILLS ROADSTREET E ALLEYROAD E STREET CPAINTED HILLS ROAD PAINTED HILLS ROAD STREET D ROAD CSTREET CSTREET A ALLEYSTREET B ALLEYPHASE 1PHASE 3P HAS E 2 P HAS E 1 PHASE 1PHASE 2PHASE 1PHASE 2PHASE 1PHASE 2PHASE 1 PHASE 1PHAS E 2 PHASE 5 PHASE 2 PHASE 5PHASE 2P HASE 2 PHASE 2 P HA S E 2 PHASE 2 PH A SE 2PHASE 2 PHASE 2 PHASE 4PHASE 5PHASE 4P H 2 - OS PHASE 2 PHASE 3 PHASE 3PH ASE 1 PHASE 3PHASE 2PHASE 2PHASE 3 PH 2 - DLP PH 2 - OS PH 2 - OS PH 2 - DLP PH 2 - OS PH 2 - POSPH 3 - POS PH 3 - DLPPH 3 - OS PH 3 - DLPP H 3 - OSPH 4 - OS PH 4 - OS PH 4 - OS PH 4 - OSPH 4 - DLPPH 4 - DLP PH 4 - DLP PH 4 - DLP PH 3 - DLP PH 3 - DLP PH 1 - DLPPH 1 - DLPPH 4 - OSPH 3 - OSPH 3 - OSPH 3 - OSPH 3 - OSPH 1 - OSPH 1 - OSPH 1 - OSPH 1 - OSPH 2 - OSPH 2 - OSPH 2 - OSPH 4 - DLPPH 4 - DLPSTREET EPAINTED HILLS ROAD STREET C ALL EY ROAD CROAD C ALLEY 2BENNETT DRIVE NORTHSTREET CSFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 17 SFL 18 SFL 19 SFL 20 SFL 21 SFL 22 SFL 23 SFL 24 SFL 25 SFL 26 SFL 27 SFL 28 SFL 29 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 1 SFL 2 SFL 4 SFL 6 SFL 7 SFL 12SFL 13SFL 14SFL 15 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 18 SFL 19 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 1 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 17 SFL 18 SFL 19 SFL 20 SFL 21 SFL 22 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 15 SFL 16 SFL 17 SFL 18 SFL 19 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 13 SFL 14 SFL 15 SFL 16 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 8 SFL 9 SFL 10 SFL 11 SFL 12 SFL 13 SFL 14 SFL 2 SFL 3 SFL 4 SFL 5 SFL 7 SFL 8SFL 9SFL 10 SFL 2 SFL 3 SFL 4 SFL 5 SFL 6 SFL 7 SFL 17 SFL 18 SFL 19 SFL 20 SFL 21 SFL 22 SFL 23 SFL 24 SFL 25 SFL 26 SFL 27 SFL 28 STREET F ALLEYDUPL 15BDUPL 15ADUPL 14BDUPL 14ADUPL 13BDUPL 13ADUPL 12BDUPL 12ADUPL 11BDUPL 11ADUPL 4BDUPL 4ADUPL 3BDUPL 3ADUPL 2BDUPL 2ADUPL 1BDUPL 1ADUPL 1ADUPL 1ADUPL 2ADUPL 2BDUPL 10ADUPL 10BDUPL 11ADUPL 11BDUPL 12ADUPL 10BDUPL 11ADUPL 11BDUPL 12ADUPL 12BDUPL 13ADUPL 13BDUPL 14ADUPL 14BDUPL 14ADUPL 14BDUPL 15ADUPL 15BDUPL 16ADUPL 17ADUPL 16BDUPL 17BMAPLE DRIVE HOLLY DRIVE CHERRY DRIVE NORTH CEDARVIEW DRIVE SOUTH CEDARVIEW DRIVE NORTH SPRUCE DRIVE SOUTH SPRUCE DRIVE AHL 3-D3 AHL 5-A3 AHL 7-D4 AHL 2-A3 AHL 2-D4 AHL 7-A3 AHL 3-A3 AHL 6-D4 ROAD BAHL 1-MF PHASE 4 PHASE 2 PHASE 2 PHASE 4 PHASE 2 PHASE 4 PHASE 2 PHASE 2 PHASE 4 PHASE 2 P H A S E 2 P H ASE 2 PHASE 2PHASE 2 PHASE 2PHASE 2PHASE 1 PHASE 1 PHASE 2PHASE 5 NORTH PINECREST DRIVE SOUTH PINECREST DRIVE HOLLY DRIVEASH DRIVE CHERRY DRIVEFIR CREST COURT 1 BOZEMAN TRAIL ROADKAGY BOULEVARDHIGHLAND BOULEVARDFRANKLIN HILLS LANE BALD EAGLE DRIVE ALPINE WAY 171 172 The Knolls at Hillcrest: Linear Park Master Plan Table of Contents TABLE OF CONTENTS 0.1 INTRODUCTION Location and History 5 Existing Conditions 5 1.0 PARK PLAN General Information 6 1.1 PARKS AND OPEN SPACE AREAS a. Highland Glen Nature Preserve 7 b. Perimeter Parks and Open Space 9 c. Interior Parks and Open Space 11 d. Pedestrian Connectivity 11 e. Park and Open Space Calculations 13 1.2 PARK AND OPEN SPACE IMPROVEMENTS a. Site Furnishings 14 c. Pedestrian Circulation 14 b. Public Access & Parking 15 c. Aesthetic and Functional Grading 15 d. Woody Vegetation 16 e. Herbaceous Vegetation 16 2.0 TRAIL PLAN General Information 18 2.1 TRAIL SYSTEM a. City Standard Sidewalk 18 b. Class I, Shared Use Trails 20 c. Class II, Pedestrian Trails 21 d. Class III, Pedestrian Trails 22 e. Class IV, Nordic Trails 22 f. Crossings 24 g. Trail System Technical Information 26 3.0 MAINTENANCE a. Responsible Party 28 b. Mowing and Watering 28 c. Fertilization 28 d. Noxious Weed Control 28 e. Pruning 29 f. Garbage Collection, Snow Removal, and Leaf Removal 29 g. Animal Control 29 4.0 IRRIGATION INFORMATION 30 174 This page intentionally left blank. 175 5.0 REFERENCED EXHIBITS 31 TO BE FOUND UNDER OTHER TABS • Adopted Subarea Plan (Tab 2, Fig. 2E) • Storm Drainage Plans (Tab 10) • Utility Plan (Tab 2) • Existing Zoning Designations (Tab 2) • Adjoining Property Owners (Tab 4) • Geotechnical / Soils Investigation Report (Tab 11) • Preliminary Owners Association Documents: for park maintenance information (Tab 6) TO BE FOUND ON FOLLOWING PAGES • Concept Master Plan (following pages) • Highland Green Park Concept Plan (following pages) • Highland Green Park - Sports Field Options (following pages) • Highland Trails Park Concept Plan (following pages) • Typical Pocket Park Concept Plan (following pages) • Highland Glen Nature Preserve & Parks (following pages) • Hyalite Hollow Linear Park & Open Space (following pages) • Linear Parks (following pages) • Interior Parks (following pages) • Trail Master Plan (following pages) • Trail Master Plan - Direct Pedestrian Routes Plan (following pages) • Typical Interior Pedestrian Corridor (following pages) • Typical Linear park Pedestrian Corridor & Typical natural Open Space Pedestrian Corridor (following pages) • Typical Two-way Nordic Ski Trail (following pages) • Typical Pedestrian Tunnel (following pages) • Typical Mixed Use Tunnel (following pages) • Ski Trail Access Plan (following pages) • Wetland Setback Plan (following pages) • Nordic Ski Trails Plan (following pages) • Trail Section A, Fig. TR3 (following pages) • Trail Section B, Fig. TR4 (following pages) • Trail Section C, Fig. TR5 (following pages) • Trail Section D, Fig. TR6 (following pages) • Trail Section E , Fig. TR7 (following pages) • Trail Section F , Fig. TR8 (following pages) • Trail Section G , Fig. TR9 (following pages) • Lower Glen Trail Profiles, Fig. TR10 (following pages) • Upper Glen Hillclimb and Downhill, Fig. TR11 (following pages) • Tunnel Sections Kagy Blvd., Fig. TR12 (following pages) • Tunnel Sections Painted Hills Road, Fig. TR13 (following pages) 176 This page intentionally left blank. 177 -5- The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 0: Introduction INTRODUCTION LOCATION AND HISTORY The Knolls East and Highland South is a 391-lot/486-dwelling unit residential development consisting of 214.160-acres. The subdivision is bound by vacant agriculture land (future BDHS development) to the north, Bozeman Trail Road to the east, Kagy Boulevard to the south, and Highland Boulevard to the west. The Knolls East and Highland South subdivision is the second phase of the Bozeman Deaconess Health Services (BDHS) Development. The legal description of the property is: An area of land being a portion of Tract 3A of Minor Subdivision No. 162C located in the Sections 8 & 17, Township 2 South, Range 6 East, Principal Meridian Montana, City of Bozeman, Gallatin County, State of Montana. The area has historically been used for agricultural farming of hay and grain crops. The Knolls East and Highland South have approximately 61.020-acres of public open space, 34.790-acres of dedicated public park. EXISTING CONDITIONS The Knolls East and Highland South consist of 214.160-acres that is being subdivided into 337-single family lots, 44-attached single family lots, 1 multi-household residential lot (30-unit dwelling units), and 1 mixed-use lot (48-dwelling units), and 8 affordable housing lots (27-dwelling units). Existing conditions adjoining the The Knolls East and Highland South site include the vacant land to the north, commercial land to the east, New Hyalite View subdivision to the southwest, Painted Hills Subdivision and County Residential to the south, and The Knolls at Hillcrest to the west. Located on the property is a large natural glen (Highland Glen Nature Preserve) that runs in a northwest direction through the middle of the property. The Highland Glen Nature Preserve contains critical lands that include natural wetlands and wildlife habitat. It is the intent of the Subarea Plan that Highland Glen be preserved as park and open space, serving as an important pedestrian connection to existing and future trail systems. The Bozeman Deaconess Health Services Development Subarea Plan was approved by the Bozeman City Commission in April, 2006. The Knolls East and Highland South is the second phase of the BDHS development. Figure 1. BDHS Adopted Sub-Area Plan 178 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -6- 1.0 PARK PLAN GENERAL INFORMATION The proposed subdivision will have approximately 61.020-acres of open space, 17.125-acres of dedicated public linear park (Linear Park), and 17.665-acres of dedicated public park (Park). There are two main linear parks that serve as trail routes to get through the development. The first is Painted Hills Linear Park, which runs along side the western edge of the future Painted Hills Road. This linear park varies from 50-feet wide in the Knolls East subdivision, and 40-feet wide through the Highland South subdivision, and is approximately 1.15-miles long. This linear park and serves as a critical north-south route through the development, off of the road edge. The second main linear park is Hyalite Hollow Linear Park and open space, which runs in an east-west route that extends from the Highland Green Park due west to Highland Boulevard where the linear park in the Knolls at Hillcrest extends to Josephine and Burke Parks. The parkland consist of two Parks; the first, Highland Green Park, will be located to the East of Street H and the North of Painted Hills Road, and consists of 12.155-acres. The second, Highland Trails Park, is located at the southeastern corner of the property, to the north of Kagy Boulevard and to the west of Bozeman Trail Road, and consists of 4.970-acres (refer to the Concept Master Plan and Park Concept Plans in Referenced Exhibits). Given the large amount of dedicated park space within the Development, and for ecological reasons, not all of the dedicated park areas will be improved with irrigation. All sport fields and picnic areas/ play fields will be irrigated, however the fringes of the parks will not be irrigated, but rather improved with xerophytic indigenous species, providing a natural aesthetic that blends in with the open space corridors as well as existing parks and open space areas. In addition, providing a natural park aesthetic will reduce the amount of natural resources consumed within the Development, and reduce the amount of chemicals required for fertilization and weed management. The Park, Linear Park, and open space areas will provide important trail corridor connections to existing trail corridors extending from the Peet’s Hill Main Ridge Trail (Burke Park) and the Knolls at Hillcrest development to the west, and the existing earth/gravel trail system south of the property boundary and north of the New Hyalite View Subdivision. Where necessary to provide smooth transitions and connections, the existing trails will be enhanced and realigned with the construction of proposed trails. The improved park areas will consist of a large active park and a smaller adventure playground and passive recreation park in Highland Green Park, and Highland Trails Park, and the Linear Parks. Highland Green and Highland Trails parks will both serve as trail heads, provide parking, shelter/restroom facilities, amenities, and direct park access. The Linear Parks will serve as trail corridors through the subdivision. Figure 2. The Knolls East & Highland South Concept Plan 179 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -7- 1.1 PARK AND OPEN SPACE AREAS GENERAL INFORMATION The Knolls East and Highland South development (the Development) consists of an extensive park and open space network, located primarily along natural drainage and glen areas found throughout the property. These areas are largely unusable for development purposes, due to topography and critical lands, however they provide excellent recreational and educational opportunities for the residents of the Development and the community at large. There are three types of park and open space areas found in the Development; Highland Glen Nature Preserve, perimeter parks and open space, and interior parks. The combination of these park and open space areas in conjunction with the existing and future commercial facilities, help to make this Development a walkable community. There are four basic principles of a walkable community, these are: -A town center -A mixture of residential densities & income -Public space (parks) -Universal design (designed for people of all abilities - ADA) The BDHS Adopted Subarea Plan call for all four of these principles be in place. The town center is proposed as part of the future development to the north. Throughout the Development a mixture of residential densities has been provided, allowing a mixture of residents with different income levels to live within this community. In addition, an affordable housing plan was included in the Subarea Plan and has been provided for within the Development. Public space has been provided for in the form of parks and open space areas. Finally, the majority of all the trails and paths within the Development are ADA accessible, providing pedestrian connectivity for all residents. This section describes the different park and open space treatments and improvements, and pedestrian connectivity in relation to the Trail System. A. HIGHLAND GLEN NATURE PRESERVE Highland Glen Nature Preserve (The Glen) consists of 59.354-acres (42.229- acres open space and 17.125-acres of dedicated park), and is the Southern half of the Highland Glen Nature Preserve that runs Northwest throughout the BDHS property. The Glen is a coalescence of dedicated parkland (Community Parks) and open space, which is intended to serve as a year-round recreational area for city and county residents in the southeastern quadrant to the city (Subarea Plan, p. 4- 8). As stated in the Subarea Plan, it is the intent that the majority of The Glen be left Figure 3. Highland Glen Nature Preserve 180 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -8- in its natural state with the major improvements being a trail system and three public access points (Subarea Plan, p. 4-9). The improved Community Parks within The Glen include the centrally located Highland Green Park, Highland Trails Park, and the future Farmstead Park to the north. HIGHLAND GREEN PARK Located at the intersection of Painted Hill Road extension and proposed Street H, Highland Green Park is centrally located within the Development and consists of 12.155-acres (see Fig. 4-5 & Referenced Exhibits). This park is an important recreation node for the Development, as well as the community at large. The large area and subtle topography, as well as near proximity to wetlands, makes this park an ideal location for both passive and active recreation amenities. These amenities include room for two standard soccer fields or various other athletic fields, a parking lot, restroom and shelter facilities, an adventure playground, a 15-station exercise loop, an interpretive lookout, picnic and bench facilities, wintertime staging area for Nordic skiing and other activities, and pedestrian and Nordic ski trail access. HIGHLAND TRAILS PARK Highland Trails Park is located at the intersection of Kagy Boulevard and Bozeman Trail Road, in the Southeast corner of the Development, and consists of 4.970-acres (see Fig. 6 & Referenced Exhibits). This park is an important access point to The Glen for community users at large, and is easily accessed by vehicle from Kagy Boulevard, and in all directions by foot or bicycle. Due to the topographical constraints of this site, park use is limited Figure 6. Highland Trails Park Figure 4. Highland Green Park Figure 5, Highland Green Park Sports Field Op- 181 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -9- to passive recreation and wintertime activities. Amenities within this park include a parking lot, playground, restroom and shelter facilities, sledding hill, picnic and bench facilities, interpretive areas, and pedestrian and Nordic ski trail access. B. PERIMETER PARKS AND OPEN SPACE Within the Development, landscape buffers run along the borders and consist of linear parks and open space corridors. These perimeter areas are intended to serve as pedestrian corridors as well as landscaped space buffers between existing uses and arterials around the perimeter of the study area and the uses in the interior of the Subarea Plan (Subarea Plan, p. 4-8). Trails throughout these buffers will join existing trails and meander through the Development, tieing into street right-of-ways at intersections and wherever else appropriate due to site constraints. Landscaping within the linear parks and open space corridors with street frontage will be improved with landscape plants, irrigation, weed control measures, and site furnishings. Natural open space (non-improved) will be left in its indigenous state, reclaimed/enhanced where necessary, and maintained with a weed management program. HYALITE HOLLOW LINEAR PARK AND OPEN SPACE CORRIDOR Hyalite Hollow is the shallow glen that divides the New Hyalite View subdivision and the Development, to the south and east of the Development (see Fig. 7 & Referenced Exhibits). Hyalite Hollow serves as a crucial buffer between the existing New Hyalite View subdivision and the future Knolls East and Highland South subdivisions. In addition to providing critical pedestrian connectivity, the purpose of this buffer is to preserve the views of existing residents and provide a fluid open space connection from the existing Hyalite Hollow open space area of the New Hyalite View subdivision through to Highland Glen Nature Preserve, furthering enjoyment of the park and open space areas, and pedestrian connectivity. Care will be taken, through landscape improvements, to preserve views and provide a sense of privacy to the existing New Hyalite View residences, while creating an interesting and enjoyable trail system for community users. In addition, the existing Highland Ridge Trail that runs through this buffer, will be improved to a Class II, 6-foot wide gravel trail, and will connect with new trails that run through the Development. A two-way class IV, 21-foot wide winter use trail will also connect the Development’s trail system to trails south of Kagy Boulevard via two grade-separated crossing of painted Hills Road and Kagy Boulevard. HIGHLAND BOULEVARD GREEN BELT The Highland Boulevard Green Belt (Green Belt) is a linear park, approximately 100’ in width on the East side of Highland Boulevard (see Fig. 8 & Referenced Exhibits). The Green Belt runs the length of the Development, from the project’s southern boundary, at the New Hyalite View subdivision, north to Ellis Street. Serving as both a buffer from Highland Boulevard and as an important pedestrian corridor, the Green Belt will provide north south pedestrian connectivity from the Development to Main Street. In place of the standard 5’ concrete sidewalk paralleling Highland Boulevard within the street right-of- Figure 7. Hyalite Hollow Linear Park & Open Space 182 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -10- way, this path will consist of a 6’ concrete sidewalk that will meander, no farther than 25-feet from the city standard sidewalk location, through the Green Belt. The path will tie back into the street right-of-way at intersections, facilitating safe pedestrian crossings. In the instance where bicyclists would like to follow this transportation route, the west side of Highland Boulevard provides mixed-use connectivity with a Class I, 10-foot wide, asphalt trail running through the street right-of-way and adjacent open space buffer. This trail is key to the area’s pedestrian connectivity as it connects north to Main Street/Downtown, Lindley Park, and the Softball Complex, and south to trails leading to Montana State University and future elementary school facilities. In addition, commuter bycicle lanes will be provided with future Highland Boulevard Improvements. KAGY BOULEVARD LINEAR PARK: The Kagy Boulevard Linear Park is a 30’ wide corridor that provides a landscaped buffer between the Highland South neighborhood and Kagy Boulevard, as well as an important east-west shared path trail connection (see Fig. 8 & Referenced Exhibits). In place of a 5’ concrete city standard sidewalk this trail will consist of a gently meandering Class I, 10’ wide, asphalt trail that will tie into the street right-of-way at intersections and in areas where site constraints deem necessary. This trail will connect the Development and community users east to Bear Canyon, and west to Montana State University, existing open space corridors, and future elementary school facilities. PAINTED HILLS LINEAR PARK: Painted Hills Road, extends from the existing Painted Hills road to the south and connecting to Highland Boulevard to the west of the property (see Fig. 11 & Referenced Exhibits). As this road is the “spine” of the Development, there will be a large quantity of vehicular and pedestrian traffic. In order to encourage pedestrian circulation and to provide safe travel along this road, Painted Hills Park will run along the east side of Painted Hills Road. Within this 50’ Linear Park, a Class I, 10-foot wide asphalt shared-use path will be constructed. This path will meander through the park, providing a pleasant and varying route. The design parameters for this meandering path are as follows: 1. The path must touch back of curb (or approach within 5-feet) at intervals not to exceed 250-feet. 2. Radii should vary between 50 and 300-feet. 3. The path must tie into road right-of-way at intersections, for pedestrian crossings. Figure 8. Linear Parks 183 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -11- C. INTERIOR PARKS AND OPEN SPACE NEIGHBORHOOD POCKET PARKS: The heart of each phase of the Development are neighborhood cores (Pocket Parks) of open space (see Fig. 9 & Referenced Exhibits). There is a total of 10.700-acres of Pocket Park and Pedestrian Avenues (see pedestrian connectivity). The Pocket Parks are located within a 1/8-mile (660-feet) walk of residences and are accessible by all users. This distance is important, to encourage residents to walk to the park or use alternative transportation, rather then operating a vehicle. In addition to providing recreational opportunities, the Pocket Parks also facilitate the potential of chance encounters among neighbors, in turn creating a stronger and safer community. These Pocket Parks are intended to serve primarily school-aged children that reside in the neighborhood areas (Subarea Plan, p. 4-9). Amenities within the Pocket Parks may include playgrounds, basketball courts, tennis courts, volley ball and badminton courts, horse-shoe pits, informal active recreation fields, picnic facilities, and park benches. In addition to serving the local residents of each neighborhood, the Pocket Parks are a crucial part of the overall web of pedestrian circulation in the Development. They connect to the Community Parks and perimeter parks and open space corridors via trails and sidewalks. D. PEDESTRIAN CONNECTIVITY DIRECT PEDESTRIAN ROUTES There are 12-direct pedestrian routes through the development, and countless indirect routes, and 32-access points between lots. (See Fig. 11 & Referenced Exhibits). These corridors were cited using and locating design features, such as intersections and pocket parks, rather than a random distance. While there are some distances where there is more than 400’ between corridors the intent has been met and the overall design is better. Figure 9. Typical Neighborhood Pocket Park Figure 10. Pocket Parks, Pedestrian Avenues, and Trail Heads 184 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -12- PEDESTRIAN AVENUES: In order to encourage residents to walk to and use the linear parks and open space throughout the Development, it is necessary to provide direct and accessible access routes through neighborhoods to trail heads. This is facilitated through the implementation of 30’ wide strips of rights- of-way for pedestrian walks (Pedestrian Avenues) (see Fig.10, 12, & Referenced Exhibits). Throughout the interior of the These Pedestrian Avenues, which pass through blocks, will be improved with landscaping, irrigation, and 5’ wide city standard sidewalks. BLOCK LENGTH & TRAIL HEADS An integral aspect of any walkable community, is the pedestrian connectivity. To encourage residents to walk to the park and open space areas, pedestrian walks (Trail Heads) have been located between lots that back onto open space (see Fig. 10, 12, & Referenced Exhibits). These Trail Heads have been located to line up with interior Pedestrian Avenues and where possible at “T”-intersections of streets. In order to make these connections fluid and logical, not every Trail Head is spaced precisely 400- feet apart. According to the City of Bozeman standards block length shall not be designed, unless otherwise impractical, to be more than 400 feet...in no case shall a block exceed 1,320 feet in length (UDO18.42.040.b). In addition, no continuous length of block shall exceed 600 feet without intersecting a street or pedestrian walk (UDO 18.42.040.d). Within the Development, only one block length exceeds 600-feet without a street intersection or Trail Head that provides a pedestrian walk. This block is located within Phase 1 and 3, to the west of Street C, and the total length of the block is 882-linear feat. The lack of a Trail Head at this juncture is due to Figure 12. Pedestrian Avenue/Trail Head Figure 11. Direct Pedestrian Routes 185 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -13- the topography of the site, which does not allow for the construction of an accessible trail head at this location. Although this block exceeds the 600-foot pedestrian walk limit, it is within the maximum block length of 1,320-feet. E. PARK AND OPEN SPACE CALCULATIONS ORIGINAL SUBAREA CALCULATIONS (SUBAREA PLAN, P. 4-10): Total Park/Open space dedications anticipated by Subarea Plan [for the entire BDHS development, consisting of 509.37-acres]: Community Park [and open space]: 100-acres Perimeter Park [and open space]: 70-acres Neighborhood Park [and open space]: 18-acres Total: 188-acres This calculation equates to an overall figure of 37% Park & Open Space. PRELIMINARY PLAT CALCULATIONS: Total Park/Open space dedications for The Knolls East and Highland South Neighborhoods, consisting of 214.160-acres: Community Park (dedicated park): 17.125-acres Linear Parks (dedicated linear park): 17.665-acres Private Open Space: 50.320-acres Neighborhood Park and Pedestrian Avenues (public open space): 10.700-acres Total: 95.810-acres This calculation equates to 45% Park & Open Space, for The Knolls East and Highland South portion of the BDHS Deaconess Development. REQUIRED PARK AND OPEN SPACE DEDICATION PER CITY OF BOZEMAN UNIFORM DEVELOPMENT ORDINANCE (UDO): When the net residential density of the development is known, three-one-hundredths (0.03) acres per dwelling unit of land shall be provided (UDO 18.50.020.1). Park area and open space requirement: 14.580-acres required Park area and open space provided: 95.810-acres provided Surplus: 81.230-acres 186 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -14- 1.2 PARK AND OPEN SPACE IMPROVEMENTS A. SITE FURNISHINGS Amenities found throughout the park and open space area will include public restroom facilities and shelters, dedicated parking spaces and additional on-street parking, a hierarchy of trail systems connecting to existing trails in the area and meandering throughout the park and the proposed subdivision, an adventure rock-climbing playground, a 15- station exercise course, a sledding hill, picnic areas, resting areas with park benches, trash can and pet waste disposal stations, bicycle racks, and an interpretative lookout. Further amenities that may be included are basketball courts, tennis courts, volleyball and badminton courts, and horse-shoe pits. In addition, the opportunity for a recreational Nordic ski course is available, and an additional groomed snow-trail system has been designated specifically for this purpose. In many instances park and open space areas are bordered by residential lots. In order to ensure that the yards of those private homes do not encroach into the park and open space, and to prevent individuals and pets utilizing these areas do not trespass onto the private yards, a 4’ high, permeable fence will be required of those homeowners. The fencing will be of a decorative nature and low maintenance, providing character and the ability to be an effective pet barrier without creating a privacy screen fence look. The fence design will be provided in the governing documents, at a later date. The fence will be consistent throughout the development and will be installed down the common property line between the park and open space areas and the private yards, whether on the side or rear of the lot. The implementation of the fence will provide a very attractive and effective space separator. B. PEDESTRIAN CIRCULATION Throughout the subdivision pedestrian circulation is facilitated through a network of sidewalks and trails. All trails will be designed and built to the City of Bozeman Standards. Please refer to Section 2.0 of this document for the Trail Plan. Figure 15. Trash Can Figure 14. Park Bench Figure 17. Bike RackFigure 16. Pet Waste Station Figure 13. Picnic Bench 187 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -15- C. PUBLIC ACCESS & PARKING Three public access points to The Glen will be provided and include a northern access point, to be developed in the future at the existing farmstead site, a central access at Highland Green Park, and a final access point at the Highland Trails Park (see Fig. 18-20). Highland Green Park will provide approximately 30-off-street parking spaces, and 88-on- street1 parking spaces (48 parking spaced required). Highland Trails Park will provide approximately 47-off-street parking spaces, and 39-on-street2 parking spaces (26 parking spaced required). In addition, Highland Trails Park provides a logical location and ideal opportunity for a public bus stop. Refer to Table 1 for the required parking lot areas for the dedicated parkland. These park access point will provide plenty of year-round parking and easy access to the parks and open space for all users. The implementation of specific trail head access points to The Glen, will help to encourage use of designated trails, and minimize erosion and other damage caused by frequent use and unregualted access. These access points will further to protect the critical lands and habitat that lie within The Glen. D. AESTHETIC AND FUNCTIONAL GRADING Grading within the Parks on Open Space areas will be used mainly for aesthetic and access purposes. The trails that will run throughout the development will be graded so as to provide a safe and functional surface allowing pedestrian connectivity and access for a variety of recreational activities. The active park and picnic areas will be graded so as to provide quality playing fields and passive recreation areas. Subtle landscape berms will be constructed, adding character and interest to the park and trail system, as well as providing buffers from adjoining land uses and properties. 1 These numbers are preliminary and approximate, and do not take into account site constraints such as street vison triangles, driveways, bus stops, and other no parking areas. 2 Ibid Table 1. Required Parking Lot Areas for Dedicated Parkland Location Acres Lin. Ft. of Boundary Lin. Ft. of Lot Frontage % Street Frontage % Lot Frontage Sq. Ft. of Parking Lot Area Required Approximately No. Required Parking Spaces Highland Green Park 12.15 3,125.93 115.09 67.97 32.03 14,017.92 47.20 Highland Trails Park 4.97 1,911.85 536.05 50.00 50.00 7,504.70 25.27 Total 17.01 72.47 Formula: Linear Feet of lot frontage x 14 = required square foot area of parking lot, and approximately 297 Square Feet per parking space. Figure 20. South Access Point, Highland Trails Park Figure 19. Central Access Point, Highland Green Park Figure 18. North Access Point, Farmstead Park 188 The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -16- E. WOODY VEGETATION The woody vegetation in the park and open space areas will consist of existing vegetation and quality nursery stock, providing a diversity of different trees and shrub species. Coniferous and deciduous trees and shrubs will be used to create aesthetic diversity and appeal across the landscape by adding variety, color and character year round. Primarily native species have been considered based on regional vegetation. Linear plantings of trees may include Emerald Queen Norway Maple, Norwood Red Maple, Prairie Cascade Willow, Mountain Ash, and American Linden. Groupings or clusters of trees may include Quaking Aspen, Thinleaf Alder, Amur Maple, Canada Red Chokecherry, Common Chokecherry and American Plum. Coniferous trees may include Colorado Blue Spruce, Rocky Mountain Juniper, and Douglas Fir. Shrubs may include Serviceberry, Creeping Juniper, Red- twigged Dogwood, Shrubby Cinquefoil, and Golden Currant. Native ornamental grasses and forbs may include Blue Fescue, Little Bluestem, Basin Wildrye, Common Yarrow, Blanket Flower, and Rocky Mountain Penstemon. As required by the City of Bozeman, street trees will be planted in all right-of-way nature strip areas. Street trees will consist of a variety of large deciduous canopy trees. Through avoiding a monoculture of street trees and planting a variety of species, the likelihood of large scale tree loss due to disease will be reduced. In addition, the use of several species of street trees adds additional texture and interest to the streetscape. Final plant selection of the woody vegetation species will be submitted to the City Forester and the City of Bozeman Parks Department for approval prior to construction. Furthermore, no trees shall be planted within 10-feet of any utilities and must be placed a minimum of 35-feet from intersections and sight triangles. F. HERBACEOUS VEGETATION Planting beds are proposed throughout the park and open space areas. The planting beds will be lined with Typar weed barrier fabric, and where planting beds abut irrigated lawn they will be edged with steel edging. Edging is necessary to separate landscaped spaces and contain the weed barrier fabric. Garden will be covered with a 3-inch deep layer of 1 1/2” washed gravel mulch. All trees in lawn areas will have a 1 1/2’ radius planting bed with a 3” deep layer of shredded bark mulch, of local origin and from healthy trees. The majority of the grasses in the park and open space will consist of non-irrigated self-perpetuating species (native and non-native) consistent with the surrounding plant communities and land use goals. The seed mix shall include medium to lower growing grasses and forbs as well as a mix of rhizomatous and TABLE 2. IRRIGATED LAWN MIX (SEED MIX #1) GRASS SPECIES PERCENTAGE OF MIX Kentucky Bluegrass 60% Perennial Ryegrass 25% Creeping Red Fescue 15% Drill Seed at 5 pounds per 1000-square feet. Double the rate for broadcast seeding. TABLE 3. NON-IRRIGATED LAWN MIX (SEED MIX #2) GRASS SPECIES LBS/ACRE Bluebnuch Wheatgrass var. Goldar 5.50 Western Wheatgrass var. Rosanna 5.50 Prairie Junegrass 1.00 Idaho Fescue var. Joseph 1.50 Sheep Fescue var. Durar 0.50 Canby Bluegrass var. Canbar 1.25 FORB SPECIES LBS/ACRE Common Yarrow 0.15 Blanket Flower 2.00 Silky Lupine 2.00 Blue Flax 0.25 Total 19.40 PLS Drill Seed at 19.40 pounds PLS (pure live seed) per acre. Double the rate for broadcast seeding. 189 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 1: Park & Openspace -17- sod forming grass to provide long-term herbaceous cover and aid in soil stabilization. Any areas that are disturbed during the construction phase will require the disturbed lawn area to be reseeded. This will be done with a prepared seed bed and reseeded with the appropriate grass mixture for that area of disturbance. The recommended reseeding method is to loosen the soil to a minimum depth of 6-inches in order to improve initial root development and then to complete the seeding with a narrow spacing drill seeder at a rate of 19.40 pounds PLS (pure live seed) per acre. The soil will not be compacted in any manner. Broadcast seeding is appropriate for areas with a slope of 3:1 or greater, and the seeding must be raked into the soil. Seeding ratios and mixes shall be approved by the City of Bozeman Parks Division. The irrigated lawn mix is recommended for the portions of the Linear Park and Parks (including athletic fields and picnic areas) that will be sodded and irrigated to achieve a cleaner look and aid in mowing and grounds maintenance (see Table 2). Areas that are not irrigated are recommended to be seeded with the non-irrigated lawn mix (see Table 3). 190 The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -18- 2.0 TRAIL PLAN The trail system within the Development consists of a hierarchy of four different types of trails (see Fig. 21 & Referenced Exhibits). The trail types include concrete sidewalks, shared-use asphalt trails, gravel trails, and winter season groomed Nordic ski trails. Given the multitude of site constraints and stakeholders involved in the Development, the trail system has been designed with an acute amount of detail and analysis. Design constraints limiting trail placement include critical lands, such as wetland and wildlife habitat areas, sever slopes exceeding 33%, lot layout, connectivity to existing and future trail systems and amenities, and the desired uses of the various trail types. In order to create a trail system that met the needs of stakeholders, the design team worked closely with the Gallatin Valley Land Trust (GVLT), Bridger Ski Foundation (BSF), Alpine Surveying, and PBS & J (wetlands specialists). Through a series of meetings and site visits that analyzed proposed staked trails, a trail plan was developed in cooperation with stakeholders, which not only provides a superior recreational trail system and connectivity, but also respects critical lands and views. This following section describes the different types of trail used within this Trail Plan. All trails will be constructed to City of Bozeman standards. 2.1 TRAIL SYSTEM A. CITY STANDARD SIDEWALK The most basic, initial, and crucial link to any trail system is the sidewalk. Sidewalks take pedestrians from their front door to the trail head. They encouraging residents to walk to and make use of the park and open space areas in their immediate vicinity, and provide the starting point for non-motorized commuting. In addition, sidewalks provide a public space that provides for chance encounters, enabling neighbors to meet and greet, creating a community of residents rather than just a subdivision. Without safe sidewalks and streets, pedestrians would not likely to walk to their destination, but rather continue to depend on a motorized vehicle to take them there. Thus, sidewalks are an essential part of the fabric of the community. Within the Development, all privately maintained sidewalks, weather within road right-of-way, pedestrian avenues, or pocket parks, will be constructed as 5-foot wide city standard sidewalks (see Fig. 22 & 23). All publicly maintained sidewalks will be constructed as 6-foot wide, with 6-inch thick reinforced concrete, as specified by the City of Bozeman Design Standards and Specifications Policy. Figure 21. Trail Master Plan 191 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -19- Figure 22. City Standard Sidewalk, 5-foot wide. Figure 23. City Standard Sidewalk, 5-foot wide. 192 The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -20- B. CLASS I, SHARED USE TRAILS Class I trails consist of a 10-foot wide asphalt path. These trails provide a safer alternative than the street for non-motorized commuters. Users of these trails may include commuters, school children, passive users, athletes, etc. The Class I trails are vital to the walkability of the community in general, given their connectivity to existing shared-use trails. These trail connections include a connection to Lindley Park, Main Street, and the Softball Complex to the north, Bear Canyon and existing commercial facilities to the east, existing open space corridors and future school site to the south, and Montana State University and existing Burk Park to the west. It is anticipated that this added connectivity will encourage existing users of those trail systems to make use of these new connections, through and beyond the Development, and promote use by new users. According to the Design Guidelines for City of Bozeman Parks: These trails are heavily used with full access and are designed for recreational and commuter use along major transportation corridors. These trails are designed to permit two-way traffic using an impervious surface material such as asphalt or concrete. There is full ADA accessibility. Shared use paths will be constructed as Class I, 10-foot wide, asphalt trails (see Fig. 24). Figure 24. Class I, 10-foot wide asphalt path. 193 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -21- C. CLASS II, PEDESTRIAN TRAILS Branching off from the sidewalks and Class I trails, are the principal pedestrian trails. These are Class II, 6- foot wide gravel pedestrian trails. These trails provide principal access to major recreational areas throughout the Development. These trails are located throughout the park and open space areas, and are the principal pedestrian trails for all users. They are also the main link between the built environment and the natural environment. In one instance, the existing Highland Ridge Trail (see Fig. 25), that runs through the New Hyalite View Subdivision open space area, will be improved to a Class II trail, and connected to the proposed Class II trails throughout the Development. According to the Design Guidelines for City of Bozeman Parks: These trails receive heavy to moderate use with a very high degree of ADA accessibility. They are intended for multiple non-motorized, recreational and commuter use. Class II trails are constructed of Natural Fines and are 6-feet in width. Principal pedestrian trails will be constructed as Class II, 6-foot wide, gravel trails (see Fig. 26). Figure 25. Existing Highland Ridge Trail to be improved to Class II trail. Figure 26. Class II, 6-foot wide gravel trail. 194 The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -22- D. CLASS III, PEDESTRIAN TRAILS In true hierarchy form, Class III, 3-foot wide gravel pedestrian trails break off of the Class II trails in The Glen and Hyalite Hollow, providing the user with alternate routes (see Fig. 27). These interpretive trails bring the user closer to nature while minimizing disturbance, provide them with an educational experience, and a sense of mystery and adventure. In addition, a few short Class III spur trails provide access to lookout points for users from the principal Class II trails. The intimacy of the narrow trail and perception of being removed from the urban surrounding, provide a unique and intimate experience for the user. As these trails bring the user closer to the sensitive wetlands, it is recommended that these trails within The Glen be off-limit to domestic pets and bicyclists. In addition, it is expected that these trails will not have much desired use during the winter months, and as many of the Class III trails are within the path of the designated Nordic ski trails, these trails will not serve a wintertime use. According to the Design Guidelines for City of Bozeman Parks: These trails receive moderate to low use and are typically 3-feet in width. They are either natural trails, developed by use, or constructed with Natural Fines. ADA accessibility is extremely limited. Interpretive trails will be constructed as a Class III, 3-foot wide, gravel trails (see Fig. 27). E. CLASS IV, NORDIC TRAILS A unique aspect of the trail system is the groomed Nordic ski trail. The path for this ski trail has been determined through detailed analysis. In partnership with the Bridger Ski Foundation, during the winter months this neighborhood quality Nordic ski trail will be groomed and marked, providing residents and the community at large with winter recreation opportunities (see Fig. 28). These Nordic trails will be maintained and groomed by the Bridger Ski Foundation or any other city designated agent, for the use of everyone in the community. The trails are proposed to be 16 and 26- feet in width, and consist of a designated mowed grass area. The 16-foot trails will be one-way directional, while the 26-foot trails will serve two-way ski traffic. The grass trail need only be mowed down once in late fall, prior to snowfall. In a few areas where site constraints and critical lands are nearby, the principal Class II pedestrian trail and the Nordic Trail will share the same route, but will be grade separated. In addition to the grade separation, provisions will be made through signage or other means, to designate pedestrian areas of the trail verses skier routes, in these locations. This separation is important on several levels. First, skate skiing requires a groomed trail, free of pedestrian and pet foot prints and refuse. Second, this separation helps to prevent pedestrian and skier collisions. And lastly, it eliminates competition among users for park resources, resulting in satisfaction for all users. According to the Design Guidelines for City of Bozeman Parks: These trails are generally mowed corridors used for ski trails in winter, or occasional special activities, and are 16-feet in width. Nordic ski trails will be constructed as a Class IV, 16 and 26-foot wide, mowed trails (see Fig. 28). 195 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -23- Figure 28. Class IV, Nordic Trail (winter) Figure 27. Class III, 3-foot wide gravel trail. 196 The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -24- F. CROSSINGS: Within the Development, there are three types of shared-use/pedestrian street crossings. These include standard at-grade crossings, sub-grade crossings, and raised crossings. A descriptions of these crossings follows. AT-GRADE CROSSINGS: Standard at-grade crossings will consist of a pedestrian ramp on either side, painted pedestrian crossing, and advanced crossing signs (see Fig. 28). Painted stripes are necessary and serve two purposes; to calm/stop traffic and to clearly identify the safe crossing zone for pedestrians. Where possible, especially at mid-block crossings, curb-bulbs will also be implemented. Curb-bulbs help provide better visibility of pedestrian traffic to vehicular traffic, shorten crossing distances, and a provide a safe waiting place for pedestrians. SUB-GRADE CROSSINGS: Sub-grade crossings (Tunnels) consist of corrugated steel culverts, either 12-foot in diameter or 18-foot in diameter (see Fig. 29-30). The 12- foot diameter crossing will facilitate shared-use pedestrian connectivity and snowmobile-groomer, while the 18-foot diameter culvert will also allow a full-size snow groomer to pass through. The exterior of the Tunnels, will have a natural treatment, blending them into their surroundings. These sub-grade crossings will be provided in four locations, three within the neighborhood and a future crossing at Highland Boulevard near the existing Lindley Park ski area. (see Trail Master Plan in Referenced Exhibits). The Tunnel are to be located under Painted Hills Road between Highland Green Park and Hyalite Hollow Linear Park (12-foot diameter), under the southwest end of Kagy Boulevard at Hyalite Hollow (12-foot diameter), and under the southeast Kagy Boulevard at Hyalite Glen Nature Preserve between the residential lots to the west and the mixed-use lot to the east (18-foot diameter). These locations are important because they allow continued use of the trail system through the Development and to existing uses. Specifically they will provide safe passage across the roads for school children, bicyclists and skiers. Figure 28. Example of an at-grade crossing with pedestrian ramp and painted crossing stripes. Figure 29. Typical Sub-grade pedestrian crossing. Figure 30. Typical Sub-grade mixed-use crossing. 197 The Knolls East and Highland South: The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -25- RAISED CROSSINGS: Raised crossings (Bridges) will be provided in the sensitive wetland area (see Fig. 31 & 32). The Bridges will carry both pedestrian and snow groomer traffic, protecting wetland species and preventing wetland deterioration and erosion. Made of steel construction, wood decking and curbs, the Bridges will have a subtle and blending appearance in the wetland setting, wholy supporting the weight of the snow groomer in the winter months. Five raised crossings will be provided (see Trail Master Plan and Trail and Wetland Setback Exhibit in Referenced Exhibits) and located in the Southeast area of the Highland Glen Nature Preserve. Care will be taken in the bridge design phase to locate bridge abutments outside of the wetland boundary. Fill is not anticipated within the wetland boundary for any of the five bridge crossings. Figure 31. Example of a raised shared use crossing. ©Contech Construction Industries, Inc. Figure 32. Example of a raised shared use crossing, during winter use. 198 The Knolls East and Highland South: Park & Trail Plan Section 2: Trail Plan -26- G. TRAIL SYSTEM TECHNICAL INFO The trail system includes over fifteen (15) miles of city standard sidewalks, class I shared use trails, class II and class III pedestrian trails, and class IV nordic ski trails. The following table summarizes the total lengths of each class of trail being proposed: TRAIL DESIGNATION LENGTH, FT (MILES) City Standard Sidewalk 13,045 (2.5) CLI, 10’wide asphalt 11,660 (2.2) CLII, 6’ natural fines 20,020 (3.8) Existing Improved to CLII 5,875 (1.1) CLIII, 3’ natural 5,220 (1.0) CLIV 1-way, 16’ groomed 11,020 (2.1) CLIV 2-way, 26’ groomed 12,620 (2.4) TOTAL TRAIL LENGTH 79,460 (15.1) G.1 TRAIL ACCESS The trail networks are accessed via three parking areas within or directly adjacent to the Knolls East Highland South neighborhood and two parking areas to the north of the proposed neighborhoods (refer Ski Trail Access Figure in Referenced Exhibits). The access points are connected to the trail system by large grade-separated “tunnels”. The largest of these tunnels is located on the south-east end of Kagy Boulevard. It is located at the existing Painted Hills Trailhead parking lot. This south-east access is connected to the proposed trail network via a large diameter mixed-use tunnel crossing at Kagy Boulevard (refer Fig. TR12, Referenced Exhibits). The tunnel has been sized to accommodate the Bridger Ski Foundation’s Nordic trail groomer shown below. In addition, there are two smaller tunnels proposed within the subdivision. Figure TR12 details the south- west Kagy Boulevard tunnel, which is sized to accommodate a snowmobile-groomer in the winter in addition to pedestrians and bicyclists year round. The other tunnel, which is of the same size and design, has been provided under Painted Hills Road providing access between Highland Trails Park and Hyalite Hollow Parks to the north, as shown in Section 1: Park and Open Space. From the Highland Green Park a 1-mile long Class IV 2-way trail connects the proposed Class IV trail network to the existing Lindley Park area ski trails. In addition to the Lindley Park area parking this trail connection can be accessed at the Softball Complex parking off Ellis Street to the north. A mixed-use tunnel similar to the one at Kagy Boulevard is also planned at Highland Boulevard to allow the BSF groomer access to the proposed Class IV trail network. Figure 33. Bridger Ski Foundation trail groomer being maintained. 199 G.2 TRAIL DESIGN The proposed Class I, II, III, and IV trails have been designed according to the Design Guidelines for City of Bozeman Parks in addition the Class IV trails have been designed with input from Wetland Specialists, the Army Corp of Engineers, the Bridger Ski Foundation (BSF) and the Gallatin Valley Land Trust (GVLT). A maximum longitudinal slope of 8.3% is achievable along all Class I and II alignments and no longitudinal slope greater than 10% is proposed for Class III alignments. The BSF Representatives were hopefull of ski trails of interest with hillclimbs and downhills where possible. The alignments with the greatest grade changes are included in Referenced Exhibits, Figures TR10 and TR11. Wherever possible the natural topography of the glen is maintained. Where necessary cuts and fills are proposed to achieve the maximum CLIV cross-slope (15%) recommended by the BSF’s groomer operator. The largest cut proposed for a CLIV alignment is 7.5-feet (Section F, see Fig. TR8) while the largest fill proposed is 2-feet (Section B, see Fig. TR4). ADA ACCESSIBILITY The proposed Class I trail network meets full ADA accessibility and the Class II trails meet ADA accessibility in nearly every location, while the Class III trails are extremely limited in ADA accessibility. Proper signage will be provided to locations where ADA accessibility is not provided. TRAIL AND WETLAND SETBACKS The alignments were designed, critiqued and revised so that wetland crossings were avoided where possible and where bridges could span the sensitive areas without adverse impact to the wetlands. All Class II, and Class IV alignments were surveyed and staked for evaluation by the design team, the wetland specialist, the Army Corp of Engineers, the BSF, and GVLT. The Trail and Wetland Setback Exhibit highlights the trail alignments and the wetland areas and setback zones (refer Wetland Setback Plan in Referenced Exhibits). Sections are provided on this exhibit to show the relationships between the trails and the wetland zones. These sections can be found on Figures TR2 thru TR9. The Wetland Regulations set forth in the City of Bozeman Unified Development Ordinance have been applied to the trail design within the 50-foot wetland setback. The 50-foot setback from the delineated wetland has been divided into two zone as defined in the Watercourse Setback section (18.42.100) of the Bozeman Municipal Code (BMC). Zone 1 includes 60 percent of the setback closest to the wetland and Zone 2 includes 40 percent of the setback furthest from the wetland. This section of the BMC states that trails and trail related improvements may be placed in Zone 2. It also states due to topography, avoidance of wetlands, or other geographical constraints portions of non-spur trails may need to be placed within Zone 1. Of the 8.3 miles of CLII and CLIV trails only 100-feet of trail is proposed within the Wetland Zone 2. Future permits and wetlands review will be obtained as necessary. CLII WETLAND SETBACK WITHIN ZONE 1 In order for the Class II trail to connect to the Painted Hills Road grade separated tunnel crossing (see Fig. TR13 for Tunnel Detail) it must pass through approximately 60-feet of the wetland Zone 1. The edge of the trail maintains a minimum of 15-feet of clearance from the delineated wetland boundary in this area. CLIV WETLAND SETBACK WITHIN ZONE 1 The CLIV 1-way alignment is proposed to pass through approximately 40-feet of the wetland Zone 1 in order to avoid scarring the steep topography of The Glen. Section F on Figure TR8 shows a cross section of the trail alignment in this area. A minimum 2-feet of clearance is provided from the delineated wetland boundary in this area. 200 The Knolls East and Highland South: Park & Trail Plan Section 3: Maintenance -28- 3.0 MAINTENANCE A. RESPONSIBLE PARTY Given the community use that the main park features are designed and intended to serve, and given the presence of substantial public parking, restrooms, playgrounds and picnic facilities, this application proposes that all features within Highland Green Park, Highland Trails Park, Painted Hills Road Linear Park, and Hyalite Hollow Linear Park be maintained by the City and that a Park Maintenance District be established to fund said maintenance. This application also proposes that all costs associated with annual preparing and maintaining of the Class IV trails be borne by the City and or its designated agent since these new ski trails are simply an extension of an existing community funded feature. It is not equitable to expect that one homeowners association be responsible for the maintenance of what is designed to be and will no doubt become treasured community parks and trails. Maintenance of these public park spaces and the public ski trail system must be addressed on an equitable basis in order for BDHS to be able to commit to the level of improvement that is represented in this application. All open space areas and all trails and off-street sidewalks within them will be maintained and owned by the future Owners Association. The Association will grant an easement to the City, or its agent, for the creation and maintenance of the Class IV trail system within the corridor. The easement will address issues such as months of the year that access is granted and details concerning the maintenance and hours of operation during the ski season. There will be provisions within the covenants and the trail easement to close The Glen open space system to the public in some instances including for weed maintenance and excessive abuse by non-resident trail users. The Glen does not provide legal access to any parcel and as such there is no legal requirement to provide public access to the corridor. Public access will be allowed so long as there is a mechanism to keep potential abuses under control. B. MOWING AND WATERING Turf grasses (irrigated lawn) should be mowed no shorter than 3-inches and allowed to grow to a height between 4 and 41/2-inches, prior to consecutive mows. Until well established, the grassed areas will require approximately 2” of water per week (soils should be saturated to a depth of 2 to 3 inches below the soil surface). Once established, turf grasses should be watered with 12-inches of water between June 1st and September 1st. Peak demand may require as much as 1-inch of water per week. As lawns mature, watering should be spread evenly through the week and be applied in less frequent deeper soaks, and be applied in the early morning hours. Native grasses (non-irrigated lawn) should be mowed at a minimum height of 4-inches, preferably 6-inches. In addition to mowing, native grasses should be burned in late winter or early spring every three-years. Burning is necessary to control invasive plants, eliminate crop residue and to recycle nutrients. Native grasses should be watered 3-4 times per year, depending on seasonal moisture. The first watering should occur at the end of May, the second in mid-July, and the final watering in mid- October. Trees and shrubs should be deep watered immediately prior to the ground freezing for the winter. C. FERTILIZATION Fertilization of grass and lawn areas should be done as necessary and kept to a minimum. Irrigated lawn areas should have two annual applications of fertilizer. In May a blend of 17-17-17 should be applied, and then in mid-summer an application of 27-8-8 blend. During the establishment period, 201 The Knolls East and Highland South: Park & Trail Plan Section 3: Maintenance -29- fertilization should be kept to 40lbs per 10,000 square feet. Established lawn should be fertilized at 60lbs per 10,000 square feet. Soil tests should be taken biannually to assess soil nutrients and adjust fertilizers as appropriate. Shade trees in irrigated areas should be fertilized in April with 16-10-9 plus iron and zinc, until established. Once established, shade trees and shrubs should be fertilized with tree food spikes and should not be fertilized after mid-July. Non-irrigated grass areas should not be fertilized. As such, no plan for fertilization has been made. Trees and shrubs located in these areas should be assessed on occasion to determine if they require capsule fertilization, and then treated as needed. Avoiding unnecessary broad fertilization of these areas will help to reduce nutrient run-off and pollution within the water ecosystem. D. NOXIOUS WEED CONTROL A Subdivision Noxious Weed Management and Re-vegetation Plan has been prepared by PBS&J and approved by the Gallatin County Weed Control District. A copy of the plan is included under Tab 17 of the preliminary plat submittal. In accordance with the Montana Noxious weed control act, an annual property check with spot spray application will occur annually each June. This property check shall be coordinated with the county Weed Supervisor and the NRCS agent. Weeds growing in gravel trails and walkways shall also be controlled with spot application as needed. E. PRUNING Evergreen species should be pruned annually in June. Deciduous shade trees should be pruned in April, with the exception of Acer species (Maple) and Betula species. (Birch). Maple and Birch trees should be pruned annually in mid to late July. Throughout the year, trees and shrubs should be monitored for pests and disease, with the appropriate treatment implemented as necessary. F. GARBAGE COLLECTION, SNOW REMOVAL, AND LEAF REMOVAL All garbage and pet waste collection for the Parks shall be provided by the City of Bozeman through a Park Maintenance district. The developer shall be responsible for garbage and pet waste collection of the Linear Park until a HOA is established, who will assume control until such time that a City-wide Park Maintenance District is created to do the same. Per City of Bozeman Ordinance 1529, the concrete sidewalks along the Park area are to be cleared of snow and ice within 24 hours of any accumulation. The removal of snow shall be the responsibility of the City of Bozeman through the creation of a Park Maintenance district. The developer shall be responsible for the removal of snow in the Linear Park until a HOA is established, who will assume control until such time that a City-wide Park Maintenance District is created to do the same. Raking and removal of leaves in the fall shall be the responsibility of the City of Bozeman through a Park Maintenance district. The developer shall be responsible for the raking and removal of leaves in the fall for the Linear Park until a HOA is established, who will assume control until such time that a City- wide Park Maintenance District is created to do the same. G. ANIMAL CONTROL In accordance to the Bozeman Municipal Code pets must be kept on a leash, and all pet waste must immediately be collected by the pet’s respective owner. Pet waste stations will be provided at trail heads for disposal of pet waste. If rodent populations rise to a level that threatens the survival of plantings or public health, they may be controlled. Poisons to control rodent populations is not acceptable on City of Bozeman owned or dedicated land. 202 -30- The Knolls East and Highland South: Park & Trail Plan Section 4: Irrigation 4.0 IRRIGATION INFORMATION Each month the sprinkler heads and controller should be checked and adjusted for the weather. The irrigation system shall be monitored to watch for breaks, vandalism and overall needs of the site. When sprinkler heads need repair, repairs should be made with the same brand and nozzles, ensuring that the coverage is efficient for the working pressure and equal precipitation dispersal rate. The heads should be checked to ensure that they are seated at a level that will not cause them damage from mowing or maintenance equipment. Periodically the drip emitters around the trees should be checked to ensure that they are functioning properly. The irrigation system should be charged in April, after the last frost and when plant material begins to grow. The recommended charging method is as follows: •All of the manual drain valves should be turned to the “closed” position. •The power for the well pump should be switched to the “on” position. •Program or adjust the controller for the current month’s watering needs. •Check all heads to ensure that there is no breakage and that proper coverage is attained. During the last week of October, the irrigation system should be winterized. The recommended winterization method is as follows: •The power to the well pump should be turned off. •All manual drain valves should be opened. •A high powered air pump should be used to connect to many of the quick coupler valves around the system. •Air should be run through the system, opening and closing each valve zone, until all of the water is completely out of the system. •The control should then be turned off and the water should be left off until spring. If winter watering is necessary, this should be done manually from the tank. All irrigation will be professionally designed and built to the City of Bozeman standards and specifications and shall be compatible with Maxicom systems. All water lines, with the exception of drip lines, will be 2” PVC scheduled pipe. Drip lines shall be class 160 polyethylene pipe. The parks will be irrigated with gear-driven rotor heads that connect with unitized swing joints to the main line. For establishment purposes, trees located in the non-irrigated open space areas will receive supplementary drip irrigation. The system will utilize a submersible pump providing the necessary pressure to run the system. Per UDO 18.50.080.A.2.a, the parks will be irrigated using a well (or multiple wells if necessary). Based on well logs in the immediate vicinity, the site will most likely require wells to be drilled approximately 300 feet deep, and will likely require several wells and DNRC Applications for Beneficial Water Use Permit will be required for these wells. Once the well is drilled, a certified well log showing depth of well, gpm, pump type and size, voltage, and water rights shall be submitted to the City. The wells will be connected to a programmable irrigation system complete with all necessary electric valves, heads, quick couplers, drains and control box. The developer shall be responsible for irrigating the Park until the park improvements have been completed. Thereafter the City of Bozeman shall be responsible for the park irrigation and irrigation system maintenance through the creation of a Park Maintenance district. The developer shall be responsible for irrigating the Linear Park until a HOA is established, who will assume control until such time that a City-wide Park Maintenance District is created to do the same. 203 -31- The Knolls East and Highland South: Park & Trail Plan Section 5: Referenced Exhibits 5.0 REFERENCED EXHIBITS 204