HomeMy WebLinkAboutValley West Planned Unit Development Major Modification, Z14111_15Page 1 of 15
Z14111, Staff Report for the Valley West Planned Unit Development Major Modification, New Relaxation Conditional Use Permit
Date: City Commission public hearing is on July 28, 2014
Project Description: A Conditional Use Permit application for a Planned Unit
Development Major Modification to allow a new relaxation to the Valley West
Planned Unit Development. The proposed modification would allow a relaxation
from Section 38.28.050.L Bozeman Municipal Code: Landscaping maximum allowable slope or grade. The applicant proposes to construct landscaped berms
within open spaces that exceed the maximum slope allowed by this section at
property east of Cottonwood Road between Bembrick Street and West Babcock
Street.
Project Location: Valley West Subdivision west of Cottonwood Road between Bembrick Street and West Babcock Street, legally described as Lot 1 and Open Space 3, Phase
3B; Lots 8,9,16 and Open Space 2 Phase 3C; Lots 22-26 and Open Space 1, Phase
3D in the Valley West Subdivision Planned Unit Development.
Recommendation: Approval with conditions
Recommended Motion: Having reviewed and considered the application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff
report for application Z14111 and move to approve the conditional use permit with
conditions and subject to all applicable code provisions.
Report Date: July 16, 2014
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no known unresolved issues at this time.
Project Summary
The Valley West Homeowner’s Association is requesting a planned unit development relaxation to the zoning code to allow the side slopes of proposed landscaped berms along Cottonwood
Road to exceed the maximum slope of 25% (4:1): 40% (2.5:1 slope) and 50% (2:1 slope) slopes
are proposed. The landscaped berms are intended to create a buffer within Valley West
subdivision open space between Cottonwood Road and the developing residential subdivision lots to the east. The applicant proposes steeper sloped berms to address the grade difference between Cottonwood Road and the residential lots. The Development Review Committee did not
identify any concerns with the proposal and recommended conditional approval of the
application on July 2, 2014 The Design Review Board did not identify any conditions of
approval and recommended approval of the application at their meeting on July 9, 2014.
No public comment has been received to date.
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Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the applicable CUP criteria contained within the staff report; or
4. Continue the public hearing on the application, with specific direction to Staff or the
applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 4
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 4
SECTION 4 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 5
SECTION 5 - STAFF ANALYSIS........................................................................................... 6
Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 6
Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC ................ 8
Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC ..... 11
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 14
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 14
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 15
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 15
APPENDIX E - FISCAL EFFECTS....................................................................................... 15
ATTACHMENTS ................................................................................................................... 15
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SECTION 1 - MAP SERIES
Surrounding Zoning and Land Uses
North: Multi-household residential: zoned R-4 High Density Residential
South: Vacant: zoned B-1 Neighborhood Business
West: Private School and Church: zoned RMH Residential Manufactured Home
East: Residential; zoned R-3 Medium Density Residential
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
The applicant must comply with all applicable conditions of approval as recommended by
the Design Review Board (DRB) and Development Review Committee (DRC) and approved
by the City Commission. The applicant must comply with all other provisions of the Bozeman Unified Development Code, which are applicable to this project prior to receiving Final Plan or Building Permit approval. The applicant is advised that unmet code provisions,
or code provisions that are not specifically listed as conditions of approval, does not, in any
way, create a waiver or other relaxation of the lawful requirements of the Bozeman
Municipal Code or state law.
Recommended Condition of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
1. Section 38.19.110.F BMC states that the right to a conditional use permit shall be
contingent upon the fulfillment of all general and special conditions imposed by the
Figure 1: Streetscape View example
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Conditional Use Permit procedure. All special conditions and code provisions shall
constitute restrictions running with the land, shall be binding upon the owner of the land,
his successors or assigns, shall be consented to in writing by the applicant prior to
commencement of the use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated
under any conditional use listed in this title shall apply and be adhered to by the owner of
the land, successor or assigns. A recordable conditional use permit document will be
prepared by the City and executed and recorded by the property owner following approval by the City Commission.
SECTION 4 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES
A relaxation to Section 38.26.050.L is requested to allow slopes on the proposed berms in the
landscape area to exceed the maximum slope of 25 percent grade (four run to one rise) to
40% (2.5:1 slope) and 50% (2:1 slope).
Figure 2: Slope Graphs
Bozeman Unified Development Code 38.26.050.L Maximum allowable slope or grade:
1. The finish grade of all landscaped areas, including, but not limited to, required yards,
parking lot landscape islands, open space areas, plaza areas, watercourse corridors,
landscaped areas adjacent to sidewalks, public trials or pathways, and any stormwater
facilities proposed in required yards, dedicated park land, or open space areas shall not
exceed a slope of 25 percent grade (four run to one rise).
2. The slope percent is computed by dividing the vertical distance by the horizontal
distance multiplied by 100. The degree of slope is equal to the tangent of vertical distance
over horizontal distance (refer to Figure 38.26.050 of Appendix A to this chapter).
3. The review authority may vary the maximum allowable slope of 25 percent grade to
protect existing topographical or natural features (i.e., watercourse, wetlands, mature
vegetation) associated with a site. Alternatives to enable exceeding the maximum
allowable slope of 25 percent may include terracing, retaining walls, architectural
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appurtenances, landscape features, or a combination thereof that will achieve a greater
design quality and enhanced landscape features.
4. All landscaped areas to be finished in grass that exceed a maximum allowable slope of
25 percent grade shall be installed as turf sod, or hydro-seed. If hydro-seed is utilized,
additional erosion control fabric (i.e., matting or blanket), or equivalent thereof) shall be
provided to ensure a stable slope for a minimum of one calendar year while the
vegetation becomes established.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the
review period. Collectively this information is the record of the review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal is in conformance with the Bozeman Community Plan, including the Residential land use classification identified for this property in the City’s adopted
Growth Policy (Map 3: Future Land Use Map). The residential designation is intended to
provide the primary locations for additional housing within the planned area. See also
Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
The Valley West PUD does contain areas of open space and landscaping improvements in
addition to those proposed for completion in this application that are not complete. The
applicant proposes a schedule of completion, but some landscaping to be installed does not
have a determined timeframe for completion. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the
Bozeman Municipal Code or state law.
3. Conformance with all other applicable laws, ordinances, and regulations
All other applicable laws, ordinances, and regulations must be followed.
4. Relationship of site plan elements to conditions both on and off the property
The proposed project is intended to provide visual and noise buffer between Cottonwood
Road and the developing residential neighborhood. The west side of Cottonwood Road,
adjacent to the proposed project, is a watercourse and wetland corridor which prohibits any
urban edge to be developed in that location. The landscaped berm on the eastside of Cottonwood Road will complement the existing Cottonwood Road character.
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5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The proposed project does not impact the existing or anticipated traffic and parking
conditions not already considered and reviewed for the Valley West PUD. The project is only modifying the slope allowed within the PUD’s existing proposed open space.
6. Pedestrian and vehicular ingress and egress
The project does not modify the existing site plan layout of the PUD. Pedestrian ingress and
egress is provided to the site by sidewalks along the Cottonwood Road and throughout the
Valley West PUD. Vehicular access will be from the existing driveways and circulation within Valley West. Pedestrian paths are provided on both sides of the berms with major
breaks at street intersections and where the east-west open space corridor extends from Perry
Street.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation
The project is requesting a relaxation to allow the propped berm slopes in the landscaped
area to exceed the maximum slope of 25% (4:1) grade to 40% (2.5:1 slope) and 50% (2:1
slope). The landscaped berms are intended to maintain a buffer between a Cottonwood Road
and the developing Valley West residential subdivision. The applicant proposes steeper sloped berms to address the grade difference between Cottonwood Road and the residential lots. Due to the grade difference, a berm with less slope would not provide effective
screening. The proposed landscaping meets the minimum landscaping performance points
and mandatory landscape standards.
8. Open space
The proposed project location is within the Valley West PUD open space.
9. Building location and height
There are no proposed buildings for this project.
10. Setbacks
The proposal complies with all applicable setbacks.
11. Lighting
There are no proposed lighting changes proposed at this time.
12. Provisions for utilities, including efficient public services and facilities
The site is fully served by public and private utilities. The DRC did not identify any concerns
with the proposed use.
13. Site surface drainage
The proposed installation of berms in the open spaces area does change the site surface
drainage of the project location. The water runoff change will be minimal since the berms are
a permeable landscaped surface. The Valley West PUD stormwater plan was previously
approved and due to the minimal changes in site drainage and stormwater, Engineering has no additional conditions.
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14. Loading and unloading areas
There are no loading or unloading areas for this project.
15. Grading
The final grading plans will be reviewed as part of the final site plan materials as noted in the cited code provisions.
16. Signage
No specific signage was requested as part of this CUP application.
17. Screening
The proposed project is intended to provide visual and noise buffer between Cottonwood Road and the developing residential neighborhood.
18. Overlay district provisions
Not applicable as this site is not located within an established entryway corridor.
19. Other related matters, including relevant comment from affected parties
As of the writing of this report, no public comment has been received in response to the noticing of this project. Any public comments received following the writing of this report
will be forwarded to the City Commission prior to the public hearing.
20. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements of
the development to become nonconforming.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
The berm and landscaping will be constructed in coordination with subdivision improvements for the adjacent lots.
Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC
E. In addition to the review criteria of section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
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1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and
landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The site is adequate in size and topography to accommodate the use and the project
appropriately relates to the other land and uses in the vicinity. Staff incorporates the plan
review findings presented above in Section 38.19.100 as supporting evidence.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden of proof;
The DRC did not identify any hazards to the public health and safety and finds that the
application generally can comply with the Bozeman Municipal Code as conditioned.
Staff has not received any public comment as of the writing of this report. Any public
comment received after the completion of the Commission packets will be distributed to the Commission members at the public hearing.
Following review of the proposed application staff finds that the proposed use will have no
material adverse effect upon abutting properties unless evidence presented at the public
hearing proves otherwise.
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3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but
are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate
bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly
and efficient manner.
The DRC did not identify or recommend any specific conditions necessary at this time to
address any of the above public health, safety or welfare issues. If necessitated during the
review by the City Commission at the public hearing, specific conditions of approval can be
added by the Commission to address any specific concerns in these regards.
F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure;
and
2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the
property owner prior to the issuance of any building permits, final plan approval or
commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and
will be required prior to approval of the final site plan.
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Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC
1. In addition to the criteria for all site plan and conditional use reviews, the following
criteria will be used in evaluating all planned unit development applications.
a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group.
(1) Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets?
The project is requesting a relaxation to allow the propped berm slopes in the landscaped
area to exceed the maximum slope of 25% (4:1) grade to 40% (2.5:1 slope) and 50% (2:1
slope). The landscaped berms are intended to maintain a buffer between a Cottonwood Road
and the developing Valley West residential subdivision. The applicant proposes steeper sloped berms to address the grade difference between Cottonwood Road and the residential
lots. Due to the grade difference, a berm with less slope would not provide effective
screening. The remaining development complies with all city design standards, requirements
and specifications. The Valley West PUD does contain areas of open space and landscaping
improvements in addition to those proposed for completion in this application that are not complete. The applicant proposes a schedule of completion, but some landscaping to be
installed does not have a determined timeframe for completion. The DRC did not identify
any concerns with the proposed use. The DRB did not identify any recommended conditions
of approval and recommended approval of the application.
(2) Does the project preserve or replace existing natural vegetation?
The project will be replacing existing natural vegetation with a series of landscaped berms.
Existing Vegetation along Cottonwood Rd.
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(3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to produce an efficient, functionally organized and cohesive
planned unit development?
The project does not modify the existing site plan of the PUD, except to allow the applicant to construct landscaped berms within open space that exceeds the allowed maximum slope of
the original Valley West PUD.
(4) Does the design and arrangement of elements of the site plan (e.g., building construction,
orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project?
The project does not modify the existing site plan of the PUD.
(5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to maximize the privacy by the residents of the project?
The project does not modify the existing site plan of the PUD. The berms are to be located in open space owned and maintained by the Valley West Homeowner’s Association. Pedestrian
paths are provided on both sides of the berms with major breaks at street intersections and
where the east-west open space corridor extends from Perry Street.
(6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section
38.27.020.
The proposed project is intended to provide visual and noise buffer between Cottonwood
Road and the developing residential neighborhood. The west side of Cottonwood Road,
adjacent to the proposed project, is a watercourse and wetland corridor which prohibits any urban edge to be developed in that location. The landscaped berm on the eastside of
Cottonwood Road will complement the existing Cottonwood Road character in that area.
(7) Performance. All PUDs shall earn at least 20 performance points.
The Valley West PUD meets at least 20 performance points. The project will not modify or
change the performance points for the PUD.
(8) Is the development being properly integrated into development and circulation patterns of
adjacent and nearby neighborhoods so that this development will not become an isolated
"pad" to adjoining development?
The project does not modify the existing site plan layout of the PUD. Pedestrian ingress and
egress is provided to the site by sidewalks along the Cottonwood Road and throughout the Valley West PUD. Vehicular access will be from the existing driveways and circulation
within Valley West. Pedestrian paths are provided on both sides of the berms with major
breaks at street intersections and where the east-west open space corridor extends from Perry
Street.
b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4, RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods, with
provisions for a mix of limited commercial development. For purposes of this section,
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"limited commercial development" means uses listed in the B-1 neighborhood service district (article 10 of this chapter), within the parameters set forth below. All uses
within the PUD must be sited and designed such that the activities present will not
detrimentally affect the adjacent residential neighborhood. The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations:
(1) On a net acreage basis, is the average residential density in the project (calculated for
residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy?
The project does not modify the existing site plan of the PUD. The average residential
density is not affected by this PUD modification to allow berms with steeper slopes.
(2) Does the project provide for private outdoor areas (e.g., private yards, patios and
balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve?
The project does not modify the existing site plan of the PUD. The proposed berms and
landscaping will buffer private outdoor areas on the adjacent residential lots from
Cottonwood Road.
(3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities?
The overall open spaces and parkland in Valley West PUD provides a wide variety of passive
and active recreational activities. The PUD modification to allow berms with steeper slopes
will only apply to the areas outlined in the application and on the site plan.
(4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of
affordability and diversity of housing stock?
N/A, no density bonus is requested.
(5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities?
Yes, the project will enhance the existing natural setting of the Cottonwood Road corridor
between Bembrick Street and just south of Cascade Street.
(6) Residential density bonus. If the project is proposing a residential density bonus (30
percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in article 8 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking,
open space, etc.) and ensure compatibility with adjacent neighborhood development? The
number of dwelling units obtained by the density bonus shall be determined by dividing the
lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the
base density upon which the density bonus is calculated.
No bonus is requested.
(7) Limited commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used
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for offices or neighborhood service activities not ordinarily allowed in the particular
residential zoning district?
No limited commercial is proposed.
(8) Does the overall PUD recognize and, to the maximum extent possible, preserve and promote the unique character of neighborhoods in the surrounding area?
Yes, the PUD amendment to allow the berm slope and landscaping would preserve and
promote the unique character of the developing residential neighborhood to the east as well
as the school and church to the west. The proposed berm and associated landscaping in the
open space, combined with the watercourse, vegetation on the west side will create a unique and more natural appearing expanded street section for Cottonwood Road. The transition to a
more urban edge will occur at Bronze Leaf Condominiums near Oak Street and at the
planned neighborhood commercial corner near West Babcock Street.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned “R-3” (Residential Medium Density District). The intent of the R-3 residential medium density district is to provide for the development of one- to five-household residential structures near service facilities within the city. It should provide for a
variety of housing types to serve the varied needs of households of different size, age and
character, while reducing the adverse effect of nonresidential uses.
Adopted Growth Policy Designation:
The property is designated as “Residential” in the Bozeman Community Plan. The Plan indicates that “This category designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks, low
intensity home based occupations, fire stations, churches, and schools. High density
residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for
and coordinate intensive residential uses in proximity to commercial centers. The residential
designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development.”
The dwelling unit density expected within this classification varies between 6 and 32 dwellings
per net acre.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
The Valley West Subdivision is a phased subdivision and planned unit development. The
subdivision began in 2001 with the first final plat. Multiple phases have been platted over time.
The lots and open space in this proposal were included in three different phases: 3B, 3C, and 3D.
These phases were the last three phases of Valley West Subdivision that have been platted. The subject lots along Cottonwood Road were planned for multi-household condominium dwellings.
The market and financing for condominium projects has decreased in supply. A concurrent
preliminary plat application to further subdivide these lots for single household attached
townhouses and single household detached dwellings has been preliminarily approved by the
City Commission.
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The change to single household attached townhouses and single household detached dwellings
along Cottonwood Road is consistent with the character of the subdivision and planned unit
development. This proposal is to add berm and landscape features in the open space lots along
Cottonwood Road consistent with the streetscape already established along West Babcock Street.
The Valley West Homeowner’s Association is requesting a planned unit development relaxation
to the zoning code to allow the side slopes of proposed landscaped berms along Cottonwood
Road and within open space to exceed the maximum slope of 25% (4:1). 40% (2.5:1 slope) and
50% (2:1 slope) slopes are proposed. The landscaped berms are intended to create a buffer
between Cottonwood Road and the developing Valley West residential subdivision. The applicant proposes steeper sloped berms to address the grade difference between Cottonwood
Road and the residential lots. Due to the grade difference, a berm with less slope would not
provide effective screening. The remaining development complies with all city design standards,
requirements and specifications. The DRC did not identify any concerns with the proposed use.
The DRB did not identify any recommended conditions of approval and recommended approval of the application.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice for this project was mailed to adjacent property owners within 200 feet of the site and
posted on site on June 27, 2014 in accordance with the requirements of Article 38.40, BMC.
Notice was provided in the Bozeman Daily Chronicle per requirements. No public comment has
been received on this project as of the writing of this report.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Valley West HOA 716 South 20th
Applicant: Valley West Holdings, LLC 1800 2
#102 Bozeman, MT 59718
nd
Report By: Brian Krueger, Development Review Manager
Street, Suite 806 Sarasota, FL 34236
Heather deBethizy, Associate Planner
APPENDIX E - FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this conditional use permit application. ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
1. Design Review Board Minutes July 9, 2014
2. Applicant’s submittal materials
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MINUTES DESIGN REVIEW BOARD
UPSTAIRS CONFERENCE ROOM
ALFRED STIFF PROFESSIONAL BUILDING 20 EAST OLIVE STREET WEDNESDAY, JULY 09, 2014 5:30 P.M.
ITEM 1. CALL TO ORDER AND ATTENDANCE
Board Members :15 sec
Michael Pentecost
Bill Rea Mel Howe Walter Banziger
Lessa Racow – was not in attendance
Staff
Heather Davis, Associate Planner Public Greg Stratton, Morrison-Maierle, Inc.
ITEM 2. PROJECT REVIEW
1. Valley West MaSub Ph. 3B, 3C, & 3D CUP for PUD MOD Z14111 (Davis/Johnson) Cottonwood Road between Bembrick and Babcock
A Conditional Use Permit Application to allow a new relaxation to the Planned Unit Development to
allow landscaped areas to exceed a maximum 1:4 slope. :44 sec
Planner Davis presented the staff report.
– Opened for Staff presentation
02:49 min
Mr. Greg Stratton had no presentation, answered any questions of applicant.
– Opened for Applicant presentation.
02:54 min Mr. Rae and Mr. Pentecost had questions regarding materials and layout of sidewalks.
– Opened for questions of Applicant.
Mr. Banziger had questions regarding landscaping and slope of berms.
All questions answered by Mr. Greg Stratton, Morrison-Maierle, Inc.
5:36 minMr. Rea and Mr. Mehl had question of staff regarding stance the department has of
berms.
– Closed for questions and opened for discussion.
262
Mr. Rea had concerns of security and issues of not being able to see into area, would this
be creating a blind spot so during for example, a police patrol would it create problems
seeing in with berms of that height.
Mr. Pentecost had question and comments on lot sizes and height differences of berms.
Ms. Davis and Applicant Mr. Stratton responded to staff questions and concerns.
17:31 min
Motion by Bill Mehl – “I make a motion to approve Z14111 as presented.” Seconded by Mr. Banziger.
– Chair Pentecost Opened for motion.
17:33min
Motion passed unanimously.
– Opened for vote
ITEM 3. ADJOURNMENT
17:42 min
– Meeting adjourned.
This meeting is open to all members of the public. If you have a disability that requires assistance, please contact
ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-3203 (TDD).
263
PUD Modificaon Narrave
May 2014
264
265
Table of Contents
Narrave
PUD Applicaon and Checklists
Exhibit A: Slope Comparisons
Exhibit B: 2014 Aerial Image
Exhibit C: Updated Neighborhood Plan (East Half)
Exhibit D: Co+onwood Road Enlarged Aerial Image
Zoning E: Zoning Map
Exhibit F: Neighborhood Photographs
Exhibits G1 & G2: Berm Examples
Drawing Set
L1.0: Overall Grading Plan
L1.1: Preliminary Planng Plan (North)
L1.2: Preliminary Planng Plan (South)
L1.x1: Secons 1-3
L1.x2: Secons 4-6
PUD Modificaon Narrave
April 2014
266
267
Narrave
Since its original approval in 2002, the overall design of the Valley West Planned Unit Development (PUD)
has connued to develop and adjust to changing mark et condions, ongoing parks and wetlands design
development, changing land use regulaons and polic ies and developing adjoining properes. Note that
several significant land use changes have occurred within the original PUD boundaries – most notably, a
school and church have been constructed on the properes west of Co+onwood Road. A residenal
subdivision applicaon for the property on the east side of Co+onwood Road is currently in review. This PUD
Modificaon Applicaon seeks to add one relaxaon to allow a series of landscaped berms to serve as a
buffer between these homes and Co+onwood Road, a principal arterial.
Currently, Secon 38.26.050.L “Maximum allowable slope or grade” of the Unified Development Code (UDC)
idenfies a maximum slope for landscaped areas of 4:1 (14 degrees). The proposed berms along
Co+onwood Road, as designed by a landscape architect, have slopes generally ranging from 2.5:1 to 2:1 (22
to 26.6 degrees). It is important to note that the berms would be located in open space owned and
maintained by the Valley West Homeowner’s Associao n. Pedestrian paths are provided on both sides of the
berm with major breaks at street intersecons and w here the east-west open space corridor extends from
Perry Street.
The primary purpose of the proposed series of berms and landscaping is to:
· Provide a quality visual and noise buffer between a major arterial road and the developing residenal
neighborhood. Note that the proposed berms need to have a steeper slope to address the grade
differences between Co+onwood Road and the residenal lots. Because the lots sit substanally above
the road, a berm with a less steep slope would not provide effecve screening.
· Add interest, respect and enhance the natural landscape along this secon of Co+onwood as an
alternave to the typical fences and walls that lin e arterial roads. Note that with the park, the sin g of
the school and church as well as the exisng vegeta on, watercourse and wetlands, this secon of
Co+onwood Road has not developed with an urban edge but rather as more of a natural corridor or
greenway. A series of berms on the east side, including a variety of both trees and shrubs, will
complement the overall street secon and character. Please refer to the conceptual landscape plan for
more informaon. The transion to a more urban stre etscape will begin to occur at the Valley West
planned neighborhood commercial center and connue to intensify south of Babcock Street.
The a+ached exhibits show the current condions of Valley West and the surrounding areas including the
exisng vegetaon along the west side of Co+onwood and the exisng berms along West Babcock.
Addionally, Exhibit G shows examples of other berm s around Bozeman.
In terms of schedule, the berm and landscaping would be constructed this Spring in coordinaon with
subdivision improvements for the adjacent lots.
PUD Modificaon Narrave
April 2014
268
Narrave (Connued)
The following applicable land use policies from the Bozeman Community Plan:
· Sense of Place—the proposed berms and associated landscaping in the open space, combined with the
watercourse, vegetaon and landscaping on the west side will create a unique and more natural
appearing expanded street secon for this arterial road. The transion to a more urban edge will occur at
Bronze Leaf Condominiums near Oak Street and at the planned neighborhood commercial corner near
West Babcock Street. Both the built and the natural environments help shape our community.
· Natural Amenies – ensuring that the east side of the streetscape is responsive to the more natural
seHng that has been established by the west side helps to more cohesively celebrate Bozeman’s natural
amenies.
· The Greater Bozeman Area Transportaon Plan (2007 U pdate), as a subset of the Community Plan,
advocates for context sensive design . Although the berms are proposed within open space rather than
within actual right-of-way, the idea to achieve a design that works for all users (cars, pedestrian,
bicyclists and the adjoining neighbors) sll applies.
The following Design Objecves and PUD Criteria are met by this applicaon:
All Development
(1) The development complies with City standards for services. Co+onwood Road would have a standard
sidewalk as well as a pedestrian path to serve the lots proposed for subdivision.
(2) There is no significant exisng vegetaon that w ould be affected by this PUD modificaon applicaon.
(3) The proposed design of the berm and associated landscaping will result in a cohesive neighborhood.
(4) The proposed PUD modificaon does not affect energy use.
(5) The proposed berms and associated landscaping are specifically designed to help buffer an arterial road
from the adjacent residents of the project.
(6) The proposed PUD modificaon would enhance the open space areas and provide a much more
appealing buffer than fences.
(7) Performance points are not affected by this PUD modificaon applicaon.
PUD Modificaon Narrave
April 2014
269
Narrave (Connued)
Residenal Development
(1) Average residenal density is not affected by this PUD modificaon to allow berms with steeper slopes.
(2) The proposed berms and landscaping will enhance the private outdoor areas on the adjacent residen al
lots.
(3) The overall open spaces and parkland in Valley West PUD, together, provide a wide variety of passive and
acve recreaonal acvies.
(4) This applicaon does not include a residenal d ensity bonus.
(5) This applicaon would enhance the natural seHng of the creek and exisng vegetaon set by the
development of the west side of Co+onwood Road.
(6) This applicaon does not include a residenal d ensity bonus.
(7) The berm would not extend to the B-1 node at the corner of Co+onwood Road and West Babcock Street.
(8) The PUD amendment to allow the berm and landscaping would preserve and promote the unique
character of the developing residenal neighborhood to the east as well as the school and church to the
west.
PUD Modificaon Narrave
April 2014
270
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN FEE APPLIES- $
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:
2. Property Owner Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
3. Applicant Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
4. Representative Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
5. Legal Description:
6. Street Address:
7. Project Description:
8. Zoning Designation(s): 9. Current Land Use(s):
10. Bozeman Community Plan Designation:
11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet:
Valley West Major PUD Modification to allow relaxation from 38.26.050.L
Cottonwood Road
Valley West Major PUD Modification to add a relaxation from Section 38.26.050.L of
the UDC to allow landscaped berms that exceed 1:4 slope; see attached narrative
R3
Residential
Vacant
Lot 1, Valley West PUD, Phase 3B; Lots 8,9 and 16, Valley West PUD, Phase 3C; Lots 22-26, Valley West
PUD, Phase 3D; O.S. 1, Phase 3D, Valley West PUD; O.S. 2, Phase 3C, Valley West PUD; O.S. 3, Phase
3B, Valley West PUD
Valley West Holdings, LLC
Valley West Holdings, LLC bbishop@usassetsgrp.com
1800 2nd Street, Suite 806, Sarasota, FL 34236-5987
941-378-9385 941-378-3987
gstratton@heritagebuildersbozeman.com
PO Box 11751 Bozeman MT 59719
406-545-2428
[same as applicant]
4.94 215,334 4.94 215,334
271
4/29/14
4/29/14
272
PLANNED UNIT DEVELOPMENT CHECKLIST
The appropriate checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not
applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Planned Unit Development – Concept Plan. The following information and data shall be submitted:
PUD Concept Plan Information Yes No N/A
1. Data regarding site conditions, land characteristics, available community facilities and
utilities and other related general information about adjacent land uses and the uses
of land within one-half mile of the subject parcel of land
2. Conceptual (sketch) drawing showing the proposed location of the uses of land,
major streets and other significant features on the site and within one-half mile of
the site
3. A computation table showing the site’s proposed land use allocations by location and
as a percent of total site area
4. Stormwater Management Permit Application required
B. Planned Unit Development – Preliminary Plan. The following information and data shall be submitted:
PUD Preliminary Plan Information Yes No N/A
1. The following information shall be presented in an 8½- by 11-inch vertically bound document. The document
shall be bound so that it will open and lie flat for reviewing and organized in the following order:
a. Application forms
b. A list of names of all general and limited partners and/or officers and
directors of the corporation involved as either applicants or owners of the
planned unit development
c. Statement of applicable City land use policies and objectives achieved by the
proposed plan and how it furthers the implementation of the Bozeman
growth policy
d. Statement of the proposed ownership of open space areas
e. Statement of the applicant’s intentions with regard to future ownership of all
or portions of the planned unit development
f. Estimate of number of employees for business, commercial and industrial
uses
g. Description of rationale behind the assumptions and choices made by the
applicant
h. Where deviations from the requirements of this title are proposed, the
applicant shall submit evidence of successful completion of the applicable
community design objectives and criteria of Section 38.20.090 (PUD Design
Objectives and Criteria), BMC. The applicant shall submit written explanation
for each of the applicable objectives or criteria as to how the plan does or
does not address the objective or criterion. The Planning Director may
require, or the applicant may choose to submit, evidence that is beyond what
is required in that section. Any element of the proposal that varies from the
criterion shall be described
i. Detailed description of how conflicts between land uses of different character
are being avoided or mitigated
j. Statement of design methods to reduce energy consumption, (e.g.,
home/business utilities, transportation fuel, waste recycling)
Page 3
(PUD Checklist – Prepared 12/2/03; revised 9/21/04, revised 11/14/11)
x
x
x
x
x
x
x
x
x
x
As stated, the berms will be owned and maintained by the Valley West HOA.
No commercial uses are proposed; PUD mod is for berms.
The proposed PUD modification would not impact energy consumption.
ble) m
x
273
Page 4
PUD Preliminary Plan Information, continued Yes No N/A
1. The following information shall be presented in an 8½- by 11-inch vertically bound document. The document
shall be bound so that it will open and lie flat for reviewing and organized in the following order:
k. A development schedule indicating the approximate date when construction
of the planned unit development, or stages of the same, can be expected to
begin and be completed, including the proposed phasing of construction of
public improvements and recreational and common space areas
j. One reduced version of all preliminary plan and supplemental plan maps and
graphic illustrations at 8½- by 11-inches or 11- by 17-inches size
2. In addition to all of the information listed on the Site Plan Checklist, the following information shall be
included on the site plan:
a. Notations of proposed ownership, public or private, should be included
where appropriate
b. The proposed treatment of the perimeter of the planned unit development,
including materials and techniques used, such as screening, fences, walls and
other landscaping
c. Attorney’s or owner’s certification of ownership
3. Viewsheds:
a. Looking onto and across the site from areas around the site, describe and map
the views and vistas from adjacent properties that may be blocked or impaired
by development of the site
b. Describe and map areas of high visibility on the site as seen from adjacent
off-site locations
4. Street cross-section schematics shall be submitted for each general category of street, including:
a. The proposed width
b. Treatment of curbs and gutters, or other storm water control system if other
than curb and gutter is proposed
c. Sidewalk systems
d. Bikeway systems, where alternatives to the design criteria and standards of the
City are proposed
5. Physiographic data, including the following:
a. A description of the hydrologic conditions of the site with analysis of water
table fluctuation and a statement of site suitability for intended construction
and proposed landscaping, in compliance with Section 38.41.120.B.3.c, BMC
b. Locate and identify the ownership of existing wells or well sites within 400
feet of the site
6. If the project involves or requires platting, a preliminary subdivision plat, subject to
the requirements of this title relative to subdivisions, shall be submitted
7. Not withstanding the waiver provisions of Section 38.41.080.B.9, BMC, at the discretion of
the City Engineer, a traffic impact analysis shall be prepared based upon the proposed
development. The analysis shall include provisions of the approved development guidelines,
and shall address impacts upon surrounding land uses. The Director of Public Service may
require the traffic impact analysis to include the information in Section 38.41.050.L, BMC. If
a traffic impact analysis has been submitted as part of a concurrent subdivision review, that
analysis shall meet this requirement
8. If the development’s compliance with the community design objectives and criteria is
under question, the City Commission may require additional impact studies or other
plans as deemed necessary for providing thorough consideration of the proposed
planned unit development
9. A proposed draft of a legal instrument containing the creation of a property owner’s
association sufficient to meet the requirements of Section 38.38.020 (Property
Owners Association), BMC shall be submitted with the preliminary plan application
10. Stormwater Management Permit Application required
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
This information can be found in the Amended Plats of Valley West
Subdivision Phases 3B, 3C & 3D Preliminary Plat Application.
See Amended Plats of Valley West Subdivision
Phases 3B, 3C & 3D Preliminary Plat Application.
The application does
not affect traffic.
No additional
information has been
requested or discussed
at this time.
This information can be found in the Amended Plats of Valley West
Subdivision Phases 3B, 3C & 3D Preliminary Plat Application
This information can be found in the Amended Plats of Valley West
Subdivision Phases 3B, 3C & 3D Preliminary Plat Application
274
NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE
On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the
Bozeman Municipal Code. This new ordinance contains the following requirement:
Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and
Community Development.
A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in
2.05.1230, the following shall be performed:
1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written
notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines
(BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class.
2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and
Community Development.
B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City
Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete
application.
I, , hereby certify that I have delivered via certified mail, e-
mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known
as in compliance with Section 2.05.1230 of
the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed
incomplete and may result in a delay in the review of this project.
Signature Date
(Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11)
NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE
On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the
Bozeman Municipal Code. This new ordinance contains the following requirement:
Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and
Community Development.
A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in
2.05.1230, the following shall be performed:
1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written
notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines
(BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class.
2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and
Community Development.
B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City
Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete
application.
I, , hereby certify that I have delivered via certified mail, e-
mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known
as in compliance with Section 2.05.1230 of
the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed
incomplete and may result in a delay in the review of this project.
Signature Date
(Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11)
Susan Riggs
Valley West PUD Modification
5/6/14
275
CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST
I, , hereby certify that, to the best of my
knowledge, the attached name and address list of all adjoining property owners (including all individual
condominium owners) within 200 feet of the property located at
, is a true and accurate list from the last declared Gallatin County tax
records. I further understand that an inaccurate list may delay review of the project.
Signature
(Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06)
CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST
I, , hereby certify that, to the best of my
knowledge, the attached name and address list of all adjoining property owners (including all individual
condominium owners) within 200 feet of the property located at
, is a true and accurate list from the last declared Gallatin County tax
records. I further understand that an inaccurate list may delay review of the project.
Signature
(Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06)
Cottonwood Road
5/6/14
Susan Riggs
276
GREG & SUSAN GIANFORTE TRUST
1320 MANLEY RD
BOZEMAN, MT 59715-8779
SPRINGHILL PRESBYTERIAN CHURCH
7 W MAIN ST STE 205
BOZEMAN, MT 59715-4695
KORDICH, MARINKO &
DEFRANCE, DARLA
PO BOX 592 PONY
BOZEMAN, MT 59747-0592
GALYEN KEVIN W & EMILY A
PO BOX 874
BOZEMAN, MT 59771-0874
RIDGWAY ELI CHESTER IV &
CARLEY CASSIBRY
137 STAFFORD AVE
BOZEMAN, MT 59718-6705
CRISTADORA MACY L & SKY
93 STAFFORD AVE
BOZEMAN, MT 59718-6484
LOFGREN NEAL & CATRINA
87 STAFFORD AVE
BOZEMAN, MT 59718-6484
DEFRANCE DARYL & ANNE
PO BOX 592 PONY
BOZEMAN, MT 59747-0592
AMERICAN BANK
PO BOX 1970
BOZEMAN, MT 59771-1970
VALLEY WEST SUB PH 3B
GENERAL DELIVERY
BOZEMAN, MT 59718-9999
BOORMAN, JAMES R. & LINDA K.
5303 CLEARVIEW RD
BELGRAGE, MT 59714-8672
ROTHERHAM, PHILLIP & LAURA J.
FAMILY TRUST
PO BOX 10387
BOZEMAN, MT 59719-0387
HIND, DONALD
247 STAFFORD AVE
BOZEMAN, MT 59718
SZOROBURA, MATTHEW E.
PO BOX 10961
BOZEMAN, MT 59719-0961
ELY, MATTHEW A.
279 LITTLE WOLF RD
BOZEMAN, MT 59715-8725
WATSON, RANDY
2592 WEEPING ROCK LN
BOZEMAN, MT 597159396
SENSIBAUGH, KELSI
332 N COTTONWOOD RD APT B
BOZEMAN, MT 597186739
LUNDGREN, KAREN
332 COTTONWOOD RD UNIT C
BOZEMAN, MT 59718
BOURQUIN, KATE ANN
332 COTTONWOOD RD UNIT D
BOZEMAN, MT 59718
SMITH, WILSON EMILY
315 STAFFORD AVE
BOZEMAN, MT 59718-6523
MCMULLEN, PATRICK & LISA
PO BOX 500
BELGRAGE, MT 59714-0500
WELLS, SCOTT & ELISE
353 STAFFORD AVE
BOZEMAN, MT 59718-6523
STRAUCH, DARREN
375 STAFFORD AVE
BOZEMAN, MT 59718-6523
DAVIS, WILLIAM ALFRED LAKE VI
128 E MAIN ST APT 7
BOZEMAN, MT 59715-4788
PETRA ACADEMY INC
4720 CLASSICAL WY
BOZEMAN, MT 59718-6084
GALYEN, JEFFERY W. & DANA J.
407 STAFFORD AVE
BOZEMAN, MT 59718-6524
KAY, BRIAN
419 STAFFORD AVE
BOZEMAN, MT 59718-6524
LALIM, MITCHELL
425 STAFFORD AVE
BOZEMAN, MT 59718-6524
HUTH, ERIC J. & DARIN &
VOLIO, GLORIA
659 E PIONEER TRL
AURORA, OH 44202-9377
FULTON, ERIC
2550 FAIRWAY DR
BOZEMAN, MT 59715-5843
277
HOBBS, DANIEL B. & PRING, PERRIN C.
457 STAFFORD AVE
BOZEMAN, MT 59718-6524
HENDERSON, DWAIN LEE
463 STAFFORD AVE
BOZEMAN, MT 59718-6524
SEEKINS, JOHN & MAZADE, JULIA
471 N STAFFORD AVE
BOZEMAN, MT 59715
COOK, GENE E. &
BUY BOZEMAN HOMES LLC
483 STAFFORD AVE
BOZEMAN, MT 59718-6524
DITEMAN, DENNIS DEAN &
DEBORAH JEAN
495 STAFFORD AVE
BOZEMAN, MT 59718-6524
TAYLOR, JOHNATHON P. & ALICE M.
1276 N 15TH AVE STE 103
BOZEMAN, MT 59715-3289
FAGAN, BRETT & TAUNYA
2525 BERGAMOT CT
BOZEMAN, MT 59715-8033
KNOX, CYNTHIA A. & JOHN D.
322 N COTTONWOOD RD UNIT E
BOZEMAN, MT 597186657
TUDAHL, MARK
322 N COTTONWOOD RD UNIT F
BOZEMAN, MT 597186657
GERTISER, DEBORAH R. & BRIAN J.
1010 E OLIVE ST
BOZEMAN, MT 597153855
SCHUMACHER TRUST
9182 PENN STATION
HENDERSON, NV 89123
ERVIN, E. TATE & GINA S.
609 RED OAK DR
MADISON, MS 391109102
BANIK, KAYDEE
4665 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
PIPPIN, CHARLES E. & TANA D.
4665 BEMBRICK ST APT 2A
BOZEMAN, MT 597189227
STEORTS, MICHELLE A.
4665 BEMBRICK ST APT 2B
BOZEMAN, MT 597189227
FILLBACH, KEVIN
4665 BEMBRICK ST APT 2C
BOZEMAN, MT 597189227
HERTZ, STEFANI
4665 BEMBRICK ST APT 2D
BOZEMAN, MT 597189227
CAIN-KERSHER, TIMOTHY J.
4665 BEMBRICK ST APT 3A
BOZEMAN, MT 597189227
LES & SUSAN AUCOIN TRUST
4665 BEMBRICK ST APT 3B
BOZEMAN, MT 597189227
PENSCO TRUST CO.
4665 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
HEBERT, SHANNON
4665 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
GILLIAM, LYNDE O.
4673 BEMBRICK ST APT 1A
BOZEMAN, MT 597189227
JAMES F. SCHWARTZ LIVING TRUST
4673 BEMBRICK ST APT 1B
BOZEMAN, MT 597189227
DAWS, DUSTIN M.
4673 BEMBRICK ST APT 1C
BOZEMAN, MT 597189227
FOX, PAUL J. & JENET
4673 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
DWORAK, JOSEPH V. & DANIELLE
4673 BEMBRICK ST APT 2A
BOZEMAN, MT 597189227
HILDEBRAND, TREVOR J. &
BROEMM, DIANA L.
4673 BEMBRICK ST APT 2B
BOZEMAN, MT 597189227
GUNDERSON, TODD D. & ANN L.
4673 BEMBRICK ST APT 2C
BOZEMAN, MT 597189227
SAURER, JOHN R. &
HAWKINS, CHRISTIE A.
4673 BEMBRICK ST APT 2D
BOZEMAN, MT 597189227
DENNEE, JASON M. & NATALIE F.
4673 BEMBRICK ST APT 3A
BOZEMAN, MT 597189227
278
HILL, EDITH A.
4673 BEMBRICK ST APT 3B
BOZEMAN, MT 597189227
HOLT, KELSEY W. & ERIN M.
4673 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
GRINDE, PAUL K. & PATRICIA L.
4673 BEMBRICK ST APT 3D
BOZEMAN, MT 597189227
STRUBECK, ERIC A. & IRENE L.
4689 BEMBRICK ST APT 1A
BOZEMAN, MT 597189227
MCILRATH, LAURA A.
4689 BEMBRICK ST APT 1B
BOZEMAN, MT 597189227
TRUMAN, BRENDA
4689 BEMBRICK ST APT 1C
BOZEMAN, MT 597189227
LAKOWSKI, DAVID E. & DEBORAH A.
4689 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
HERR, BRAD A. & BRADLEY, M. LISA
4689 BEMBRICK ST APT 2A
BOZEMAN, MT 597189227
STIBBE, SUSAN A.
4689 BEMBRICK ST APT 2B
BOZEMAN, MT 597189227
LARSEN, CHARLES E. & MARY A.
4689 BEMBRICK ST APT 2C
BOZEMAN, MT 597189227
CARR, LONI & MILLER, JOSHUA J.
4689 BEMBRICK ST APT 2D
BOZEMAN, MT 597189227
WHELEHON, MICHAEL E. &
KATHERINE N.
4689 BEMBRICK ST APT 3A
BOZEMAN, MT 597189227
ROSS, JASON A. & NICOLE M.
4689 BEMBRICK ST APT 3B
BOZEMAN, MT 597189227
LOWE PROPERTY HOLDINGS LLC
4689 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
WILLIAMS, KEVIN
4689 BEMBRICK ST APT 3D
BOZEMAN, MT 597189227
MCINTOSH CONSTRUCTION
PO BOX 458
BOZEMAN, MT 597710458
MCINTOSH CONSTRUCTION
PO BOX 458
BOZEMAN, MT 597710458
MCINTOSH CONSTRUCTION
PO BOX 458
BOZEMAN, MT 597710458
LEBEAU, JOHANNE
4635 BEMBRICK ST APT 1A
BOZEMAN, MT 597189227
REED, TAYLOR K.
4635 BEMBRICK ST APT 1B
BOZEMAN, MT 597189227
GETTEL, LYNSIE B.
4635 BEMBRICK ST APT 1C
BOZEMAN, MT 597189227
RESOP, MICHAEL A.
4635 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
FRONT STREET INVESTMENTS
4635 BEMBRICK ST APT 2A
BOZEMAN, MT 597189227
SIDDOWAY, JON G.
4635 BEMBRICK ST APT 2B
BOZEMAN, MT 597189227
GRAHM, JOHN M. & FIELDS, TERA B.
4635 BEMBRICK ST APT 2C
BOZEMAN, MT 597189227
SIMMONS, KELLY L. & PRESTON,
WILLIAM A.
4635 BEMBRICK ST APT 2D
BOZEMAN, MT 597189227
LEMON, JENNIFER & REBECCA
4635 BEMBRICK ST APT 3A
BOZEMAN, MT 597189227
MCDONALD, WILLIAM C. & SUSAN I.
4635 BEMBRICK ST APT 3B
BOZEMAN, MT 597189227
VANHEEL, HALEY, DENNIS E. &
JACKIE M.
4635 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
JERRY A LAIRD REV. TRUST
4635 BEMBRICK ST APT 3D
BOZEMAN, MT 597189227
279
CURRENT RESIDENT
4635 BEMBRICK ST APT 1C
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 1D
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 2A
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 2B
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 2C
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 2D
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 3A
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 3B
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
CURRENT RESIDENT
4635 BEMBRICK ST APT 3D
BOZEMAN, MT 597189227
SEYMOUR, DORIE
4645 BEMBRICK ST APT 3C
BOZEMAN, MT 597189227
HAMBURG, TODD G.
4645 BEMBRICK ST APT 3D
BOZEMAN, MT 597189227
TRELOAR, MIKE & ALLISON C.
4575 BRISBIN ST
BOZEMAN, MT 59718-6751
BEDFORD, ROBERT & ADELE M.
4570 BRISBIN ST
BOZEMAN, MT 59718-6751
BOZEMAN LAKES LOTS LLC
6730 N SCOTTSDALE RD STE 290
SCOTTSDALE, AZ 85253-4474
WIEGGEL, DAVID W. & DEBORAH B.
4579 WATERS ST
BOZEMAN, MT 59718-6658
BOND, JAMES R. & KRISTIN F.
386 STAFFORD AVE
BOZEMAN, MT 59718-6523
ASCENT HOMEBUILDERS INC
PO BOX 874
BOZEMAN, MT 59771-0874
THOMPSON, DANIELLE
PO BOX 6656
BOZEMAN, MT 59771-6656
JOHNSON, JASON M. & KORTNEE L.
274 STAFFORD AVE
BOZEMAN, MT 59718-6706
OLSON, LINDSEY A.
401 N BRADY AVE
BOZEMAN, MT 59715-3701
JOHNSON, RALPH D. & HILARY A.
226 STAFFORD AVE
BOZEMAN, MT 59718-6706
KAZEMINEJAD, MANOOCHEHR
&MICHELLE
140 STAFFORD AVE
BOZEMAN, MT 59718-6705
MARTINS, ANGELA & MICHAEL
80 STAFFORD AVE
BOZEMAN, MT 59718-6484
HALVERSON, JAMES & ELIZABETH A.
5944 SAM SNEAD TRL
BILLINGS, MT 59106-1019
SMILEY, SUSAN J.
2502 W BABCOCK ST
BOZEMAN, MT 59718-2612
280
Exhibit A: Slope Comparisons
Exhibit Notes:
The UDC currently allows the maximum slope of a landscaped area to be 4:1.
This applicaon requests to allow steeper slopes (m ostly 2.5:1 and 2:1 in
limited areas) as depicted in the middle and right exhibits.
It is important to note that the proposed landscaped berms would be
maintained by the Valley West Homeowner’s Associao n and would include
breaks and vegetaon as shown in detail in the a+ac hed landscape plans.
281
Exhibit B: 2014 Aerial Image (Google Earth)
Valley West Boundary
282
Area proposed for landscaped berms
Exhibit C: Updated Neighborhood Plan (excluding west half)
283
Exhibit D: Co8onwood Road Enlarged Aerial Image (2014 Google Earth)
Area proposed for landscaped berms
Watercourse, wetlands
and willow stands
Church
School
Park
Future
Neighborhood
Commercial
284
Exhibit E: Zoning Map (Bozeman GIS Dept.)
Area proposed for landscaped berms
285
Exhibit F: Neighborhood Photos
VW Berm along Babcock VW Berm along Babcock
West Co+onwood Sidewalk Adjacent to School West Co+onwood Adjacent to Church
Pedestrian Connecon to Perry (Co+onwood to Stafford) 286
Exhibit G1: Example Berm Photographs
Fire Staon from Davis Lane Fire Staon from Vaquero
West Edge Condos from Co+onwood Regional Park
Loyal Garden from South Loyal Garden from North (Huffine)
287
Exhibit G1: Example Berm Photographs
Sandan Park in Ca+ail Creek Walton Homestead Entry Open Space
North 19th Avenue Near Oak Centennial Park
Urgent Care on Main Street First Interstate Bank on West Main Street
288
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN FEE APPLIES- $
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:
2. Property Owner Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
3. Applicant Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
4. Representative Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
5. Legal Description:
6. Street Address:
7. Project Description:
8. Zoning Designation(s): 9. Current Land Use(s):
10. Bozeman Community Plan Designation:
11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet:
Valley West Major PUD Modification to allow relaxation from 38.26.050.L
Cottonwood Road
Valley West Major PUD Modification to add a relaxation from Section 38.26.050.L of
the UDC to allow landscaped berms that exceed 1:4 slope; see attached narrative
R3
Residential
Vacant
Lot 1, Valley West PUD, Phase 3B; Lots 8,9 and 16, Valley West PUD, Phase 3C; Lots 22-26, Valley West
PUD, Phase 3D; O.S. 1, Phase 3D, Valley West PUD; O.S. 2, Phase 3C, Valley West PUD; O.S. 3, Phase
3B, Valley West PUD
4.94 215,334 4.94 215,334
Name: Valley West Holdings, LLC
Mailing Address: 1800 2nd Street, Suite 806
Sarasota, FL 34236-5987
Phone: 941-378-9385
Fax: 941-378-3987
Email: bbishop@usassetsgrp.com
Name: Valley West HOA (contact Greg Stratton)
Mailing Address: 716 South 20th #102, Bozeman MT 59718
Phone: 406-599-5603
Email: gstratton@heritagebuildersbozeman.com
Name: Valley West HOA (contact Greg Stratton)
Mailing Address: 716 South 20th #102, Bozeman MT 59718
Phone: 406-599-5603
Email: gstratton@heritagebuildersbozeman.com
289
290
rlr-"'4- I- L ffi :hr aef, E 51T
SimailE Tiory+rq Clirsrm
E*5 5l<1r l"-lLtr!g
June 5,2014
Brian Krueger
City of Bozeman
Department of Planning and Community Development
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 597L9
RE: Valley West Relaxation Conditional Use Permit/Planned Unit Development Modification
Application ZL4LL lnadequate for Further Review
Dear Brian:
We are in receipt of your letter dated June 4, 2014. This submittal is to address the items you requested
in the letter and provide a plan to address deficiencies in other tandscape areas of valley West. lncluded
are L2 paper copies and one digital copy of the requested materials. I have also included, per our
discussion, a revised application naming the Valley West HOA as the applicant'
With regard to the landscape plan for open spaces 2 and 4 along the eastfwest pedestrian connection
between Waters $treet and Cascade, the plans for those areas are part of the landscaping to be
completed with this project and are included in the plans for the berm landscaping. They were included
with the plans that were submitted with this application.
Relating to open space 6 along Durston Road I have included a copy of the Valley West Parks Master
plan which shows the planting layout for that area. Remaining work in this area includes planting of
lawn areas, installation of irrigation system, and planting of trees. These items will be completed as part
of the annual improvements by the Valley West HOA.
As you are aware there are a few areas of landscaping in Valley West that did not get completed after
the recession and real estate down turn we experienced starting in 20o6. Starting last year the Valley
West HoA is beginning to fund and complete these items. We have been setting aside between 510,000
and 515,0@ annually to budget for these improvements. Priority is determined by survey of the HOA
members through a committee of homeowners and the items are completed on an annual basis as
funds become available. The following provides a summary of items completed to date, items
scheduled for the upcoming year, and items to be completed in the future.
Items Completed to Date:
't Ir [. ..;.-
291
Open Space I Phase 3A: lrrigation system, planting of lawn areas, sidewalk replacement'
Open Space 9 Phase 3A: lrrigation system, planting of lawn areat sidewalk replacement'
Open Space 12 Phase 3A: Planting 12 Boulevard Trees along Ferguson Avenue'
Items Scheduled for 2014:
Open Spaces 11 and 12 Phase 3A: lrrigation, planting of lawn areas, and trees in and around the
detentions ponds located to the west of Kimball Avenue at Brenden Street extended'
Open Spaces 2 and 4 phase 3D: tnstallation of berm, planting of sod areas, and planting of trees in open
space.
Open Space 3 phase 38: tnstallation of berm, planting of sod areat and planting of trees in open space'
open Space 1 phase 3D: lnstallation of berm, planting of sod areas, and planting of trees in open space'
Items to be comPleted in future:
Open Space 10 and 12 Phase 3D: Remaining Trees alOng Ferguson Avenue'
Open Space 7 phase 3D: lnstalltrail and trees between Brenden Street and Durston Road.
Open Space 6 phase 3C: plant sod areas, install irrigation, and boulevard ilees along Durston Road'
The above items will be improved according to the plans currently on file at the City of Bozeman as
approved during the subdivision review process.
It trust that this information is sufficient to continue our review process and get this project back on
track. I urge you to realize that these projects are very important to the HoA and additional delays in
the review willjeopardize our ability to construct them during the upcoming season. You will notice that
the majority of the improvements are scheduled for construction this summer.
Thank you for your comments to date and if you need additional information please call me at 406-599-
5603.
Thanks
AryM
Greg Stratton
Valley West Home Owners Association
292
293
LOT 22C5279 sq.ft.LOT 23B5279 sq.ft.LOT 26A5279 sq.ft.WWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSLOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 32LOT 31LOT 30LOT 29LOT 28LOT 27LOT 21LOT 20LOT 19LOT 18LOT 17LOT 14LOT 13LOT 12LOT 11LOT 10LOT 7LOT 6LOT 5LOT 4LOT 3LOT 1A4980 sq.ft.LOT 1B4956 sq.ft.LOT 1C4932 sq.ft.LOT 1D4909 sq.ft.LOT 8A4984 sq.ft.LOT 8B4727 sq.ft.LOT 8C4703 sq.ft.LOT 8D4680 sq.ft.LOT 9A4656 sq.ft.LOT 9B4632 sq.ft.LOT 9C4608 sq.ft.LOT 9D4836 sq.ft.LOT 16A4551 sq.ft.LOT 16B4551 sq.ft.LOT 16C4551 sq.ft.LOT 16D4839 sq.ft.LOT 22A6750 sq.ft.LOT 22B5279 sq.ft.LOT 23A5279 sq.ft.LOT 24A5279 sq.ft.LOT 24B5279 sq.ft.LOT 24C5279 sq.ft.LOT 25A5279 sq.ft.LOT 25B5279 sq.ft.LOT 25C5279 sq.ft.LOT 26B5279 sq.ft.LOT 26C5279 sq.ft.BEMBRICK STREETWATERS STREETCASCADE STREET47794778477747764775477447734772477147704769476847674766476547644763476247614760475947594765476347604767.6476947644763476747684766476547674768476647684769477047714772477347744775477647774778477947804767476447624761Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape PlanTMS2/27/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.0OVERALLGRADING PLANFEBRUARY 2014600120'NORTH294
LOT 22C5279 sq.ft.LOT 23B5279 sq.ft.LOT 26A5279 sq.ft.WWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSLOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 32LOT 31LOT 30LOT 29LOT 28LOT 27LOT 21LOT 20LOT 19LOT 18LOT 17LOT 16A4551 sq.ft.LOT 16B4551 sq.ft.LOT 16C4551 sq.ft.LOT 16D4839 sq.ft.LOT 22A6750 sq.ft.LOT 22B5279 sq.ft.LOT 23A5279 sq.ft.LOT 24A5279 sq.ft.LOT 24B5279 sq.ft.LOT 24C5279 sq.ft.LOT 25A5279 sq.ft.LOT 25B5279 sq.ft.LOT 25C5279 sq.ft.LOT 26B5279 sq.ft.LOT 26C5279 sq.ft.VIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSBEMBRICK STREETWATERS STREET47734772477147704769476847674766476547644763476247614760475947594765476347604767.64769476447634767476847664765476647684769477047714767476447624761PLANT LEGENDBOTANICAL NAMECOMMON NAMESYMSIZETYPENOTES#SHRUBSTREESPICEA PUNGENSCOLORADO BLUE SPRUCESILVER BUFFALOBERRYSHEPERDIA ARGENTEA(10)10 GAL(17) 5 GALPOT2927MIN. 8FTB&BSASKATOON SERVICEBERRYAMELANCHIER ALNIFOLIALARGE MULTI-STEM3B&BPINUS NIGRAAUSTRIAN PINE(14) 4'(15) 6'29B&BPOPULUS TREMULOIDESQUAKING ASPEN2" CAL8B&BPOPULUS TREMULOIDES MULTI STEMQUAKING ASPEN2" CALMULTISTEM4B&BARONIA MELANOCARPAGLOSSY BLACK CHOKEBERRY5 GALPOT3OTHERKENTUCKY BLUEGRASS / FESCUEDRILL SEED @ 5#/1,000SQ.FT.SEED76,700 SQ.FT.(20)10 GAL(37) 5 GALPOT57PINUS MUGO ' BIG TUNA''BIG TUNA' MUGO PINE(14) 4'(15) 6'Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape: NORTHTMS2/27/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.1PLANTINGPLANFEBRUARY 201440080'NORTH295
SSSSSSWWWWWWLOT 17LOT 14LOT 13LOT 12LOT 11LOT 10LOT 7LOT 6LOT 5LOT 4LOT 3LOT 1A4980 sq.ft.LOT 1B4956 sq.ft.LOT 1C4932 sq.ft.LOT 1D4909 sq.ft.LOT 8A4984 sq.ft.LOT 8B4727 sq.ft.LOT 8C4703 sq.ft.LOT 8D4680 sq.ft.LOT 9A4656 sq.ft.LOT 9B4632 sq.ft.LOT 9C4608 sq.ft.LOT 9D4836 sq.ft.VIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSCASCADE STREET477947784777477647754774477347704771477247734774477547764777477847794780PLANT LEGENDBOTANICAL NAMECOMMON NAMESYMSIZETYPENOTES#SHRUBSTREESPICEA PUNGENSCOLORADO BLUE SPRUCESILVER BUFFALOBERRYSHEPERDIA ARGENTEA(10)10 GAL(17) 5 GALPOT2927MIN. 8FTB&BSASKATOON SERVICEBERRYAMELANCHIER ALNIFOLIALARGE MULTI-STEM3B&BPINUS NIGRAAUSTRIAN PINE(14) 4'(15) 6'29B&BPOPULUS TREMULOIDESQUAKING ASPEN2" CAL8B&BPOPULUS TREMULOIDES MULTI STEMQUAKING ASPEN2" CALMULTISTEM4B&BARONIA MELANOCARPAGLOSSY BLACK CHOKEBERRY5 GALPOT3OTHERKENTUCKY BLUEGRASS / FESCUEDRILL SEED @ 5#/1,000SQ.FT.SEED76,700 SQ.FT.(20)10 GAL(37) 5 GALPOT57PINUS MUGO ' BIG TUNA''BIG TUNA' MUGO PINE(14) 4'(15) 6'Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape: SOUTHTMS2/27/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.2PLANTINGPLANFEBRUARY 201440080'NORTH296
297
LOT 26A5279 sq.ft.LOT 34LOT 33LOT 32LOT 31LOT 24A5279 sq.ft.LOT 24B5279 sq.ft.LOT 24C5279 sq.ft.LOT 25A5279 sq.ft.LOT 25B5279 sq.ft.LOT 25C5279 sq.ft.LOT 26B5279 sq.ft.LOT 26C5279 sq.ft.VIEWSVIEWSVIEWSVIEWSVIEWS47664765476447634762476114+0015+0016+0017+00475947634760476447634766476547624761RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 16+484740475047604770478047904740475047604770478047900204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENTFFE 4" ABOVEGARAGEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEY25FT FROM EDGE OF ALLEYPAVING TO GARAGE FACE. 17.5'FROM PROPERTY LINE TOGARAGE FACE.TOP OF BERM IS 4.2 FT ABOVE FFE20' FROM PROPERTY LINELOT 26 B2:12.5:13:12% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 15+244740475047604770478047904740475047604770478047900204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 25BTOP OF BERM IS 4.0 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 14+004740475047604770478047904740475047604770478047900204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 24BTOP OF BERM IS 4.0 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape: SOUTHTMS2/19/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.x1SECTIONFEBRUARY 201430060'1L1.3PROPOSED GRADINGNORTH20040'298
LOT 22C5279 sq.ft.LOT 23B5279 sq.ft.WWWWWWWWWLOT 16B4551 sq.ft.LOT 16C4551 sq.ft.LOT 16D4839 sq.ft.LOT 22A6750 sq.ft.LOT 22B5279 sq.ft.LOT 23A5279 sq.ft.5279 sq.ft.VIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSVIEWSWATERS STREET4771477047694768476710+0011+0012+0013+0047654767.64769476747684766476847674764RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 12+754740475047604770478047904740475047604770478047900204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 23A/BTOP OF BERM IS 4.6 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 11+514740475047604770478047904740475047604770478047900204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 22BTOP OF BERM IS 4.3 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 9+534750476047704780479048004750476047704780479048000204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 16 B/CTOP OF BERM IS 4.7 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape: SOUTHTMS2/19/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.x2SECTIONFEBRUARY 201430060'1L1.3PROPOSED GRADINGNORTH20040'299
LOT 14LOT 13LOT 12LOT 11LOT 10LOT 8A4984 sq.ft.LOT 8B4727 sq.ft.LOT 8C4703 sq.ft.LOT 8D4680 sq.ft.LOT 9A4656 sq.ft.LOT 9B4632 sq.ft.LOT 9C4608 sq.ft.LOT 9D4836 sq.ft.VIEWSVIEWSVIEWSVIEWS477547744+005+006+007+008+009+0010+0011+0012+0013+0014+0015+0016+0017+0017+68477247734774RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 5+88-20-1001020-20-10010200204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 9CTOP OF BERM IS 4.9 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' VSTA. 4+36-20-1001020-20-10010200204060801001201401600-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINECOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSCALE: 1"=20' H1"=20' V10' EASEMENT20' FROM PROPERTY LINELOT 8BTOP OF BERM IS 5.5 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINESCALE: 1"=20' H1"=20' VCOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOTSTA. 0+754750476047704780479048004750476047704780479048000204060801001201401601800-20-40-60-80-100-120-140RIGHT-OF-WAY LINERIGHT-OF-WAY LINEPROPERTY LINE25' SETBACK LINEPROPERTY LINEPROPERTY LINESCALE: 1"=20' H1"=20' VCOTTONWOOD ROAD(120' R/W)ALLEY(30')OPEN SPACELOT10' EASEMENTLOT 1CTOP OF BERM IS 5.4 FT ABOVE FFEGARAGE 6"ABOVE ALLEY2% SLOPETO ALLEYFFE 4" ABOVEGARAGE2% SLOPE FROM HOUSE FOR FIRST15' THEN 2% UP TO SIDEWALKALL SLOPES 2.5 : 1LOT 6LOT 5LOT 4LOT 3LOT 1A4980 sq.ft.LOT 1B4956 sq.ft.LOT 1C4932 sq.ft.LOT 1D4909 sq.ft.VIEWSVIEWS47790+001+002+004777477847794780Valley WestBozeman, MTValley West 3B, 3C, 3DStreetscape: SOUTHTMS2/19/14VW3BVW3Bc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.x3SECTIONFEBRUARY 201430060'1L1.3PROPOSED GRADINGNORTH20040'300