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Application P14041 Staff Report for the Four Points Minor Subdivision
Public Meeting Date: City Commission meeting is October 13, 2014.
Item: Four Points Minor Subdivision Preliminary Plat application to allow the subdivision
of 54.28 acres into one public park, 2 lots for multi-household development, and 2
lots with restricted development subject to further subdivision review.
Project Location: The subject property is generally located between Davis Lane and Ferguson Avenue, south of the existing Cattail Street right-of-way, and north of Kimberwicke Street. The parcel is legally described as Lot 2A1 of Certificate of
Survey No. 2202C, a tract of land being remainders of Tract 2A of COS No. 2202A,
and Tract 4A1 of COS No. 2202B, located in the SE ¼ of Section 34, Township 1
South, Range 55 East, PMM, City of Bozeman, Gallatin County, Montana.
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 P14041 and move to approve the preliminary plat with
conditions and subject to all applicable code provisions.
Report Date: Monday, October 06, 2014
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action-Quasi Judicial
EXECUTIVE SUMMARY
Project Summary
The property owner, Michael Tracy, and applicant, Four Points, MT LLC, both at 31922 Paseo Monte Vis, San Juan Capo, CA 92675-3415, and represented by Madison Engineering, have submitted an application to subdivide a 54.28-acre parcel into 5 lots: one
public park, 2 lots for multi-household development, and 2 lots with restricted development
subject to further subdivision review.
The majority of the site (51.94 acres) is zoned R-4 (Residential High Density), with the remaining 2.64 acres along the western side of the site, across from the Chief Joseph Middle School, zoned R-3 (Residential Medium Density). The project is proposed to be developed in
phases: Phase I consists of dedication of a 5.36-acre public park (Lot 1) along Ferguson Avenue,
and development of multi-household housing on 2.64 acres of the area zoned R-3 (Lot2); Phase
II includes development of 2.83 acres of the area zoned R-4 with multi-household housing; Future Phases include Lots 4 and 5, zoned R-4, that are constrained by roughly 21 acres of wetlands and stream corridors. These are restricted lots that will be subject to additional
subdivision review prior to development authorization. Off-site wetland mitigation has been
provided for approximately two acres of wetlands impacted by road construction for Cattail
Street and Kimberwicke Street. The applicant has received infrastructure approval from the Engineering Division to construct Cattail Street and Ferguson Avenue and the construction of those streets is ongoing and is anticipated to be completed this fall. The rights-of-way for Cattail
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Street and Ferguson Avenue, both collector roadways, were granted with the annexation of the
property.
Figure 1: Four Points Minor Subdivision Preliminary Plat
This subdivision is a first minor subdivision from a tract of record; and therefore, does not
require Planning Board review or a public hearing. The final decision for a First Minor Subdivision from a Tract of Record Preliminary Plat must be made within 35 working days of
the date it was deemed adequate for review, or in this case by November 4, 2014
Unresolved Issues
No unresolved issues have been identified at this time.
Advisory Board Recommendations
The Development Review Committee (DRC), Wetlands Review Board (WRB) and Recreation &
Parks Advisory Board (RPAB) have all reviewed the project and made affirmative
recommendations to the City Commission.
Public Comment
Sandie Hammer submitted comments regarding traffic congestion and the inadequacy of the
transportation system to meet the demands of development in the northwest part of the city. She
specifically calls out the need for a signal at Baxter Lane and Davis Lane, and the need to extend Ferguson Avenue form Baxter Lane to Oak Street. A letter was also received from Christine L.
Koch expressing concerns about weeds, lack of property maintenance, crowding in nearby
schools, noise pollution, garbage and traffic congestion. A staff response to public comments is
provided in Appendix E.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
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3. Deny the application based on the Commission’s findings of non-compliance with the
applicable subdivision criteria contained within the staff report; or
4. Continue review 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
SECTION 1 –MAP SERIES ........................................................................................................... 4
SECTION 2 – REQUESTED VARIANCES ................................................................................. 8
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL ............................................ 8
SECTION 4- CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ...................... 11
SECTION 5- RECOMMENDATIONS AND FUTURE ACTIONS ........................................... 12
SECTION 8 - STAFF ANALYSIS............................................................................................... 13
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 13
Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann. .................... 15
Preliminary Plat Supplements ........................................................................................... 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY..................................... 23
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 24
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 24
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................. 25
APPENDIX E – PUBLIC COMMENT AND ADDITIONAL INFORMATION ...................... 25
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SECTION 1 –MAP SERIES
Map 1: Surrounding Zoning and Land Use
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VicinityV
I
Map 2: Vicinity Map
Map 2: Vicinity Map
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Map 3: Preliminary Plat, above – Map 4: Phasing Plan, below
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Map 5: Park Master Plan Concept
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SECTION 2 – REQUESTED VARIANCES
No variances have been requested in conjunction with this preliminary plat application.
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. Mandatory compliance with the explicit terms of Chapter 38, Bozeman Municipal Code
(BMC) does not constitute conditions of approval. The conditions of approval may require
compliance with more than the minimum standards in order to conform to the physical and
economic development of the City, and to the safety and general welfare of the future lot owners
and of the community at large. The applicant must comply with all provisions of the Bozeman
Municipal Code which are applicable to this project.
Recommended Conditions of Approval:
Planning
1. The plat shall conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey
and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required
documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected
certificates. The Final Plat application shall include three (3) signed reproducible copies
on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one
(1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office
has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new
Conditions of Approval sheet as a separate document from the Plat. This accompanying
sheet may either be on a same sized mylar sheet or a letter or legal paper document with
up to 11x17 exhibits.
2. 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. The applicant shall submit with the application for Final Plat review and approval, a
written narrative stating how each of the conditions of preliminary plat approval and
noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct
the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal.
4. The subdivider shall provide a covenant on the property consistent with the language of
Section 85-7-2212 Montana Code Annotated in regards to the agricultural water user
facility. 5. The subdivider shall provide the appropriate easements for the agricultural water user
facilities in compliance with Section 76-3-504(1)(k) Montana Code Annotated that are in
locations of appropriate topographic characteristics and sufficient width to allow the
physical placement and unobstructed maintenance of open ditches or belowground
pipelines for the delivery of water for irrigation to persons and lands legally entitled to the water under an appropriated water right or permit of an irrigation district or other
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private or public entity formed to provide for the use of the water right on the subdivision
lots.
6. Lots 4 and 5 shall be platted as undevelopable lots in accordance with Section
38.39.080.B.6 BMC, with the following language placed on each undevelopable lot of the final plat “Lot development subject to further subdivision review.” No public improvements shall be required for the undevelopable lot until it is subdivided as a lot
which is not subject to this restriction. This language shall be placed on the conditions of
approval sheet of the plat: “NOTICE IS HEREBY GIVEN to all potential purchasers of
Lot X, of the Four Points Minor Subdivision, City of Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved by the Bozeman City Commission without completion of on and off site improvements required under the
Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal
Code. As such, this Restriction is filed with the final plat that stipulates that any use of
this lot is subject to further subdivision, and no development of this lot shall occur until all on and off site improvements are completed as required under the Bozeman Municipal Code. THEREFORE, BE ADVISED, that Building Permits will not be issued for Lot X,
of the Four Points Minor Subdivision, City of Bozeman, Gallatin County, Montana until
all required on and off site improvements are completed and accepted by the City of
Bozeman. No building structure requiring water or sewer facilities shall be utilized on this lot until this restriction is lifted. This restriction runs with the land and is revocable only by further subdivision or the written consent of the City of Bozeman.”
7. Prior to final plat approval, in conjunction with required or offered dedications, the
subdivider (or owner of the property being subdivided if the owner is not the subdivider)
shall transfer ownership to the City of all dedicated parkland and any open space proposed to be conveyed to the City and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the
subdivider or owner of the property shall submit with the application for final plat a
warranty deed or other instrument acceptable to the City Attorney transferring fee simple
ownership to the City. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon dedicated parkland or City
owned open space, the subdivider shall provide the City an instrument acceptable to the
City Attorney transferring all its rights, title and interest in such improvements including
all applicable warranties to such improvements. 8. All references on the final plat or in property owners’ association documents to multi-family shall be replaced with multi-household.
9. All references on the final plat or in property owners’ association to a homeowners’
association shall be replaced with property owners’ association.
10. All references on the final plat or in property owners’ association documents to the Four Points Major Subdivision shall be replaced with the Four Points Minor Subdivision. 11. Note number 4 shall be removed from sheet 3 of 3 of the final plat and replaced with the
applicable easements required by Section 38.23.060.BMC to be shown directly on the
survey.
12. Note number 7 shall be removed from sheet 3 of 3 of the final plat and be replaced with a 30 foot wide trail corridor in the proposed trail alignment.
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13. The note “existing ditch to be piped” on Lot 4 shall be removed from the exhibit on sheet
3 of 3 of the final plat until further subdivision review of Lot 4.
14. Note number 11 on sheet 3 of 3 of the preliminary plat shall be removed from the final
plat. 15. Note number 9 on sheet 3 of 3 of the final plat shall not include “and/or future park Maintenance District.”
16. On sheet 3 of 3 of the final plat all references and lines related to building setbacks shall
be removed.
17. Pursuant to BMC Section 38.23.100, note number 10 on sheet 3 of 3 of the final plat shall be revised to read “Areas designated as WETLANDS on Lot 3 are subject to a 50-foot setback”, and 50-foot wetland setbacks depicted on Lots 4 and 5 shall be removed.
18. The proposed sidewalk bisecting the Public Park (Lot 1) shall be shown on the final plat
and constructed in a slight meandering configuration per recommendation of the
Recreation & Parks Advisory Board. 19. Building permits shall not be issued on Lot 2 or Lot 3 until the road improvements on the Cattail Street extension from Davis Lane to Ferguson Avenue, and on Ferguson Avenue
from the Cattail Street extension southward to Kimberwicke Street have been completed
and accepted by the City Engineer.
20. The final plan shall contain the following language in a plat note to be placed on the conditions of approval sheet, placing future landowners on notice of the presence of high groundwater in the area of the subdivision: “Due to the potential of high groundwater
tables in areas of the subdivision, it is not recommended that residential dwellings or
commercial structures with crawlspaces, full or partial basements be constructed without
first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction”.
Engineering
21. The applicant shall provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the
following: a. Street improvements to Baxter Lane including paving, curb/gutter, sidewalk, and storm drainage (unless currently filed with the property).
b. Street improvements to Davis Lane including paving, curb/gutter, sidewalk, and
storm drainage (unless currently filed with the property).
c. Signalization of the intersection of Baxter Lane and Davis Lane. The document filed shall specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate
financing method for the completion of said improvements on a fair share, proportionate
basis as determined by square footage of property, taxable valuation of the property,
traffic contribution from the development, or a combination thereof. 22. All streets contained within the subdivision shall be within dedicated public right-of-way and built to city standards.
23. Secondary accesses will be required with each individual phase of this development as
the project proceeds from one phase to the next.
24. Future phases of development may be required to provide additional traffic analysis at their time of application.
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25. No direct access from individual lots to Cattail Street or Davis Lane will be approved.
26. Any proposed public street lighting shall be LED.
27. The necessary right of way shall be dedicated with the final plat for the following streets:
a. Ferguson Avenue (collector street) – 90 feet. b. Cattail Street (collector street) – 90 feet. c. Davis Lane (minor arterial street) – 100 feet.
d. Kimberwicke Street (non-standard street) – 90 feet.
f. Street A (local street) – 60 feet.
g. Street B (local street) – 60 feet. 28. Street names ‘Street A’ and ‘Street B’ shall be named before final plat. Street names must be approved by the City Engineer and Gallatin County road office prior to final plat
approval.
SECTION 4- CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
1. Section 38.23.060.B.BMC requires Private utility easements. Private utilities include, but
are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The
developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities
within the development.
1. General.
a. Building setbacks shall be coordinated with all provided utility easements. If a utility
easement will be greater than the building setback required by this chapter, a note to that
effect shall be placed on the final plat and/or final site plan as appropriate.
b. Where a utility easement is to be located in an existing, dedicated right-of-way, an
encroachment permit must be obtained from the local or state street or road department
having jurisdiction.
c. If placed in a city right-of-way, easements shall be in a location required by and agreed
upon in writing by all of the appropriate utility companies and the review authority.
2. Easement size.
a. Front yard utility easements. Front yard utility easements shall be ten feet wide, and
shall always be provided unless written confirmation is submitted to the planning
department from all utility companies providing service indicating that front yard
easements are not needed.
b. Rear yard utility easements. The provision of rear yard utility easements is not
mandatory unless they are required by any or all of the utility companies to adequately
serve the development. If provided, rear yard utility easements on each lot shall be six
feet wide if adjacent to a public alley and ten feet if not adjacent to a public alley.
c. Side yard utility easements. The provision of side yard utility easements is not
mandatory unless they are required by any or all of the utility companies to adequately
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serve the development. If provided, the width of the side yard utility easement shall be
determined on a case-by-case basis based on the needs of the utility companies.
2. Section 38.23.060.D requires Easements for agricultural water user facilities.
1. Except as noted in subsection D.2 of this section, the developer shall establish appropriate
irrigation facility easements that:
a. Are in locations of appropriate topographic characteristics and sufficient width to allow the
physical placement and unobstructed maintenance of active open ditches or below ground
pipelines. The easement shall facilitate the delivery of water for irrigation to persons and
lands legally entitled to the water under an appropriated water right or permit of an irrigation
district or other private or public entity formed to provide for the use of the water right;
(1) The easements shall ensure the conveyance of irrigation water through the land to be
developed to lands adjacent to or beyond the development's boundaries in quantities and in a
manner that are consistent with historic and legal rights; and
(2) A minimum easement width of ten feet is required on each side of irrigation canals and
ditches.
b. Are a sufficient distance from the centerline of the irrigation facility to allow for
construction, repair, maintenance and inspection of the ditch or pipeline; and
c. Prohibit the placement of structures or the planting of vegetation other than grass within
the irrigation facility easement without the written permission of the facility owner
SECTION 5- RECOMMENDATIONS AND FUTURE ACTIONS
Development Review Committee
The Development Review Committee (DRC) reviewed the preliminary plat application on September 3, 10 and 17, 2014 and found that the application, with conditions, is in general compliance with the adopted growth policy, the Montana Subdivision and Platting Act and the
Unified Development Code. The DRC recommends conditional approval of the preliminary plat
application.
Wetlands Review Board
The Wetlands Review Board (WRB) reviewed the preliminary plat application on September 17, 2014 and voted unanimously to recommend approval of the proposed off-site compensatory
mitigation of 1.95 acres of wetland impacted by road construction at a 1:1 ratio as permitted by
the US Army Corps of Engineers. The WRB also concurred that is appropriate to remove the
50-foot wetland setback shown on sheet 3 of 3 of the preliminary plat on Lots 4 and 5, as development will be restricted until further subdivision review, at which time the WRB will review the wetland setbacks proposed for those lots.
Recreation & Parks Advisory Board
The Recreation and Parks Advisory Board (RPAB) reviewed the preliminary plat application on
September 18, 2014 and commented that the current plan is basically unchanged from the
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proposal the Board reviewed in April 2014. The Board also recommends that the sidewalk
bisecting the park, as the safe route to school takes precedence over having a larger uninterrupted
play space. A slight meander in this sidewalk would be preferable. Condition 18 addresses this
recommendation.
City Commission
The City Commission is scheduled to consider the application at their October 13, 2014 meeting.
Subsequent subdivisions of the subject property are subject to the provisions of BMC Section
38.03.010.
SECTION 8 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other pertinent information
available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
The site is not within an overlay district and does not have any applicable special use review
criteria unique to the project. The proposed subdivision meets minimum design standards for
subdivision lots and access pursuant to Section 38.23.030, BMC.
Code provisions requiring plan corrections are listed under Section 4. The applicant must comply with all provisions of the Bozeman Municipal Code, which are applicable to this project,
prior to receiving final plan approval. The applicant is advised that unmet code provisions, or
code provisions that are not specifically listed as conditions of approval, do 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 subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat has been prepared in accordance with the survey requirements of the
Montana Subdivision and Platting Act by a Professional Engineer registered in the State of
Montana. As noted in recommended condition 1, the final plat must comply with State statute,
the Administrative Rules of Montana, and the Bozeman Municipal Code.
2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana
Subdivision and Platting Act
1. Pursuant to Section 38.03.040.A.5 (f), BMC conditional approval of the preliminary plat
shall be in force for not more than one calendar year. Prior to that expiration date, the
applicant may submit a letter of request for the extension of the period to the Director of Community Development for consideration. The City may at the written request of the
applicant, extend its approval for a mutually agreed upon time. More than one extension
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may be requested for a particular subdivision. Each request shall be considered on its
individual merits as provided for in Section 38.03.040.A.5 (g), BMC.
2. Pursuant to Section 38.03.060.A.1, BMC the applicant shall submit with the application for
final plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval has been satisfactorily addressed, and specifically (tab, page, paragraph, etc.) where this information can be found.
3. Pursuant to Section 38.23.060.A, BMC all easements, existing and proposed, shall be
accurately depicted and addressed on the final plat and in the final plat application.
4. The final covenants, conditions, restrictions and easements shall be submitted with the final plat application for review and approval by the Planning Department and shall contain, but not be limited to, the provisions required in Section 38.38.020, BMC.
5. Pursuant to Section 38.39.010., if it is the developer’s intent to file the final plat prior to
installation, certification, and acceptance of all required improvements by the City of
Bozeman, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the Preliminary Plat submittal information and conditions of approval. If the final plat is filed prior to the
installation of all improvements, the developer shall supply the City of Bozeman with an
acceptable method of security equal to 150 percent of the cost of the remaining
improvements.
3) Compliance with the local subdivision review procedures provided for in Part 6 of the
Montana Subdivision and Platting Act
A subdivision pre-application was submitted on March 26, 2014. The pre-application was
reviewed by the Development Review Committee (DRC) on April 9, 16 and 23, 2014 and
summary review comments were forwarded to the applicant in preparation of the preliminary
plat application.
A preliminary plat application was submitted on July 23, 2014 and was deemed unacceptable for
initial review on August 1, 2014. Revised application materials were submitted on August 20,
2014 and deemed acceptable for initial review. The preliminary plat was reviewed by the DRC
on September 3, 10 and 17, 2014. On September 17, 2014, the DRC determined that the
application and additional supporting materials submitted were adequate for continued review,
and further recommended approval with conditions and code provisions to be forwarded to the
City Commission for consideration.
Public notice was sent to property owners of record within 200 feet of the subject property via
first class mail, on September 11, 2014. Notice was also posted on the site September 12, 2014.
On October 2, 2014 this minor subdivision staff report with a recommendation of conditional
approval was forwarded to the City Commission, which is scheduled to make a final decision on
the application at their October 13, 2014 public meeting. The final decision for a First Minor
Subdivision from a Tract of Record Preliminary Plat must be made within 35 working days of
the date it was deemed adequate for review, or in this case by November 4, 2014.
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4) Compliance with Chapter 38, BMC and other relevant regulations
Based on review of the DRC, and the Department of Community Development, all applicable
regulations appear to be met. Code provisions and site specific requirements are included in this
report for City Commission consideration.
5) The provision of easements to and within the subdivision for the location and installation
of any necessary utilities
As noted under Staff Finding 2) 3. above, and required by Section 38.23.060.A, BMC, all
easements, existing and proposed, shall be accurately depicted and addressed on the final plat
and in the final plat application. Therefore, all utilities and necessary utility easements will be
provided and depicted accordingly on the final plat.
6) The provision of legal and physical access to each parcel within the subdivision and the
notation of that access on the applicable plat and any instrument transferring the parcel
As shown on the preliminary plat, proposed Lots 1 through 3 have legal and physical access
exceeding minimum requirements in Section 38.24.090 (2) as follows: Lot 1, a Public Park, has
access along frontages on Ferguson Avenue, Kimberwicke Street, and Milkhouse Avenue. Lot 2
has frontage along Kimberwicke Street, Milkhouse Avenue, and Street ‘A’; and Lot 3 has
frontage on Street ‘A’ and Kimberwicke Street. Lot 4 and Lot 5, both restricted lots, are subject
to further subdivision review. Condition 25 recommends that no direct access from individual
lots to Cattail Street or Davis Lane be approved
Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann.
Primary subdivision review criteria are not applicable to first minors from a tract of record, and
therefore, are not included in this report.
Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the Development Review
Committee on April 23, 2014. The following summary comments address the supplemental
information required under Article 38.41, BMC.
38.41.060.A.1 Surface Water
Surface waters on the property include wetlands, spring ditches and various other waters of the
United States (WUS) as described in the Waters of the US Delineation Report prepared by
Vaughn Environmental Services, dated November 20, 2013. The report identified thirteen
wetlands within the project area. Two of the wetlands are classified as isolated, non-
jurisdictional wetlands based on lack of connection to a water of the US. The remaining 17.04
acres of wetlands are classified as jurisdictional. In sum, WUS cover approximately 27 percent
of the proposed subdivision site.
The Spring Ditch is a perennial stream flowing from south to north through the west half of the
project site. The wetland fringe adjacent to the stream channel is approximately 2-3 feet wide
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with one-foot high banks. Trees and shrubs planted in 2005 as part of the mitigation required for
the Baxter Meadows Subdivision are still developing. The stormwater ditch to the east of the
Spring Ditch has a straight channel and is densely vegetated with cattails. Water in this ditch
ponds at the downstream manhole intake prior to its discharge into Spring Ditch.
A recent evaluation of current conditions by Vaughn Environmental found a lack of available
and suitable land for wetland and stream restoration or creation within the project boundaries.
The total proposed impacts to WUS are 1.95 acres which would be impacted by the construction
of Cattail Street, Kimberwicke Street, and Street A. Due to lack of on-site mitigation
opportunities, the applicant has elected to provide off-site mitigation at a 1:1 ratio to compensate
for the 1.95 acres to be impacted by road construction. The US Army Corps of Engineers
(USACE) has approved purchase of mitigation back credits in the Upper Missouri Mitigation
Bank, located near Twin Bridges, MT in Madison County. The subdivision site is located within
the same watershed. The WRB reviewed the proposal and recommended approval of the
provision of off-site mitigation.
38.41.060.A.2 Floodplains
The proposed subdivision site is not located within the regulated floodplain. The property is
designated in an area having no special flood hazards, and is not within the 100-year floodplain
on FEMA Map Panel No. 0804D.
38.41.060.A.3 Groundwater
Monitoring of groundwater conditions was performed across the site using 15 monitoring wells.
Monitoring between February 15th and June 24th, 2014 revealed that the majority of the site is
impacted by seasonal high groundwater within six feet of the ground surface. The average depth
to groundwater across the entire site throughout the monitoring period was 4.46 feet. The
shallowest depths to groundwater were observed in the central-western and southeastern portions
of the property, with average depths of less than three feet.
Due to high ground water conditions across the site, the construction of roads, utilities and
foundations will likely require temporary dewatering, to be determined at time of year
construction begins. Restrictions on crawl space depths or requirement of slab-on-grade
foundations in certain areas of the project may also be required. Condition 20 requires a plat
note placing future landowners on notice of potential high groundwater tables and the need to
consult with a professional engineer prior to designing or building any structures. Subdivision
covenants will include a section on minimum finished floor elevations (above street grades) to
fully inform buyers of high groundwater conditions. In addition, Note #1 on the preliminary plat
advises of high groundwater conditions, and states that the finish floor of all residential
structures shall not be less than two feet above the established elevation from the top of the curb
of the adjoining street.
Installation of municipal water and sanitary sewer services will reduce any concerns regarding
the potential of groundwater degradation from private on-site sanitation disposal systems.
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38.41.060.A.4 Geology, Soils and Slopes
An Abbreviated Geotechnical Report prepared by Allied Engineering identified several
geotechnical issues related to the site’s subsurface conditions that have the potential to increase
costs of site and building development. The issues identified include: 1) high groundwater; 2)
deep gravels; and 3) very moist to wet soils. To address these issues, specific recommendations
are provided in the report related to building crawl space depth limitations, designing road beds
well above the existing ground, underground utility installation, road design, and building
foundations.
38.41.060.A.5 Vegetation
The site has over 17 acres of diverse wetland and waterways vegetated with grasses, sedges,
rushes, willows and a variety of wetland species. The balance of the property is comprised of
grassland area heavily infested with noxious weeds (largely thistle). Noxious weeds shall be
controlled as directed by the approved Gallatin County Weed Control District Management Plan
dated July 9, 2014 that was submitted with the application.
Approximately 15 acres of the 17 acres of wetlands delineated on the property in 2013 will be
preserved. A 50-foot wetland setback is recommended by to be shown on the final plat along the
wetlands on Lot 3. Condition 17 addresses this recommended setback. The setback for wetlands
and streams in future phases of the project will be determined through additional subdivision
review required prior to authorizing development on Lots 4 and 5.
To protect vegetation and critical areas from construction impacts, construction will be
completed mid-summer following peak surface water flows and Best Management Practices
(BMPs) will be employed between the edges of rights-of-way for road construction, and any
wetlands, streams or spring ditches.
38.41.060.A.6 Wildlife
The Montana Department of Fish, Wildlife & Parks (FWP) reviewed the subdivision proposal
and commented that although the project is located near existing development, there may be
deer, foxes, raptors, pheasants and other birds present. The agency’s primary concern is related
to impacts on fish and potential harm to local waterways. FWP recommends avoiding any road
or infrastructure construction activity near surface waters, or disturbance of riparian or wetland
vegetation, and situations that might deliver pollutants to surface waters. Drainage control is
also recommended to avoid increasing sediment or other contaminants that might be carried into
local waterways.
38.41.060.A.7 Historical Features
According to a Phase I Cultural Resource Evaluation of the proposed subdivision site performed
by Anthro Research, Inc., two cultural resource sites are (were) located in the project area: 1) the
Spring irrigation ditch system, and 2) the NPRR Low Line. These two historic sites may be
significant relative to National Register Criteria A, namely “associated with events that have
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made a significant contribution to the broad patterns of our history” (irrigation and agricultural
development and early transportation systems). However, field reconnaissance evaluations
conducted July 16, 2014 indicated that subsequent surface, land modifications during the past
100+ years have resulted in land of “sufficient integrity to convey the significance”. Because it
was determined that no adverse impacts would result to a cultural resource, project approval was
recommended. However, if cultural resources are discovered during site preparation and
construction, they should be evaluated in terms of National Register significance.
38.41.060.A.8 Agriculture
There are no existing or proposed agricultural uses on this property, nor is it part of a viable farm
unit. The site was not used for agricultural production during the regular last season. The
property adjacent to the subdivision site on the north contains agricultural farm land, is used for
grazing cattle, and is fenced along its south boundary. The fence is not on the proposed
subdivision property, and will continue to be maintained by the landowner. A covenant for the
subdivision will require pets to be on a leash at all times when off the owner’s property. In
additions, all pets must be restrained and controlled when near ponds, creeks, in open space, in
parks or on a trail system.
38.41.060.A.9 Agricultural Water User Facilities
There are no existing or proposed agricultural water user facilities on the property. The Waters
of the US Delineation Report submitted with the application identifies the location, extent, and
characteristics of the jurisdictional WUS located within the site. Supplemental information
submitted by the applicant includes a correction to this report, noting that the USGS map
included in the report shows the Spring Ditch diverging from Farmer’s Canal. However, more
recent mapping and a field investigation show that Spring Ditch arises from a culvert north of
Oak Street and southeast of the Regional Park, and that it appears to be fed by historic drain tiles
located on the property south of where the channel starts. The source of the Section Line Ditch
is also the Farmer’s Canal around two miles south of the project site. Although Farmer’s Canal
is an agricultural water source, the water on site will not be used for agricultural purposes, nor
will the subdivision result in any impact to agricultural water user facilities.
A Farmer’s Canal Board member submitted a letter dated August 18, 2014 stating that the
proposed impacts to the Section Line Ditch and the Spring Ditch are acceptable if construction is
started in the fall, with a request for notification prior to starting construction. Prior to
conducting any construction during spring or summer, the Farmer’s Canal Board requests
notification regarding potential impacts to downstream agricultural water users, particularly the
effects of dewatering on sub-irrigation. The Farmer’s Canal Board expects the subdivision
association to ensure that ditches running through the subdivision stay clean and free of debris.
Code Requirement 2 under Section 4 of this staff report requires a correction for final plat
approval that addresses BMC Section 38.23.060.D regarding easements for agricultural water
facilities.
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38.41.060.A.10 Water and Sewer
New water and sanitary sewer infrastructure will be installed on site to serve future development.
The new infrastructure will require connection to City-owned water and wastewater facilities
installed as part of the Baxter Meadows Subdivision. There are existing water and sewer mains
in Ferguson Avenue, Cattail Street, Kimberwicke Street, as well as running north-south through
the site. An existing sanitary sewer lift station is located just south of the proposed Cattail Street
extension in the northwest corner of Lot 5 as shown on the preliminary plat. The water and
sewer facilities for Baxter Meadows Subdivision were designed to accommodate development
on the subject property; therefore, adequate capacity has been built in to the existing system for
this project. The City Engineering and Water and Sewer Divisions have reviewed the plans and
find there is adequate capacity to serve the subdivision. Final approval of the water distribution
system and sewage collection/disposal system will be obtained through normal approval
procedures of infrastructure and final plat review by the City Engineering Division,
Superintendent of Water/Sewer, and Montana Department of Environmental Quality.
38.41.060.A.11 Stormwater Management
A preliminary stormwater management plan was provided in the application. The system is
designed to remove solids, silt, oils, grease and other pollutant from the runoff from the private
and public streets and all lots. The lots will remain under one owner and the stormwater
detention facilities will be located within easements. Storm water from Phase 1 streets and Lot 1
development will be collected in curbs and gutters and transported in storm sewers to a detention
basin located in the northeast corner of the public park as shown in a revised drawing submitted
after project review by DRC and RPAB. This stormwater facility location was determined
through coordination with the City Engineering Division during street improvements
infrastructure review and permitting for the extension of Ferguson Avenue and Cattail Street.
Outlet structures control the release rate from the detention basins to preconstruction runoff rates.
38.41.060.A.12 Streets, Roads and Alleys
Cattail Street: The proposed subdivision requires the extension of Cattail Street approximately
2,670 feet west of Davis Lane to Ferguson Avenue, centered along the northern property
boundary of the site and within a 90-foot wide easement. Currently, a gravel roadway exists
where Cattail Street is to be extended. Upon full construction, the Cattail Street extension will
have a pavement width of 48 feet; however, the developer is only building approximately two-
thirds of the southern portion of the street. The northern third of the street will be built when
development occurs on the adjacent land to the north. The street section for Cattail Street
from south to north includes: a 6' sidewalk, a 14' boulevard (5’ boulevard along wetlands), 24'
pavement section centerline (10.5' drive lane, 5' bike lane, 8' parking lane to face of 6” curb),
and an 11' pavement section from centerline to the northern edge of pavement. Impacted
wetlands will be mitigated off-site as discussed above in the staff report.
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Kimberwicke Street: A portion of Kimberwicke Street along the south-eastern part of the
subdivision site will be extended in a future phase approximately 743 feet east to connect with
Davis Lane. The street section for this extension will provide continuity with the existing
design along the southern boundary of the site. It will have a 35-foot pavement width
(including 6” curbs),6.5-foot wide boulevards and 5-foot wide sidewalks along the north side
of the street. The Kimberwicke extension will impact approximately 4,500 square feet of
wetland #1, which will be mitigated for off-site as discussed above in the staff report.
Ferguson Avenue: Ferguson Avenue will be improved from Kimberwicke Street approximately
883 feet north to the Cattail Street Extension. Currently, this portion of the roadway is asphalt
millings. Upon full construction, Ferguson Ave will have a pavement width of 48 feet within a
90-foot wide easement; however, the developer is only building approximately two-thirds of
the eastern portion of the street. The western third along the Chief Joseph Middle School
frontage will be built in the future. The street section for Ferguson Avenue includes: a 6'
sidewalk, a 14' boulevard, 24 feet of pavement (including a 6” curb) to the centerline (10.5'
drive lane, 5' bike lane, 8' parking lane to face of curb), and 11' of roadway from centerline to
the western edge of pavement.
Local Streets: Three local streets will be constructed within the subdivision to provide resident
access to Kimberwicke and Cattail Streets. There will be no direct local street access to Davis
Lane from the subdivision. The three local streets will all be 35 feet wide within a 60' right-of-
way and will total approximately 2885 linear feet of new roadway. A roundabout is proposed
at the intersection of two of the local streets to aid in traffic flow and control. All local streets
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will have 6.5-foot wide boulevards and 5-foot wide sidewalks on both sides of the street. All
roads are designed per Montana Public Works Standard Specification with the City of
Bozeman Modifications as well as the Montana Department of Transportation Standards. All
streets within the subdivision shall have dedicated rights-of-way and be built to city standards.
Construction Schedule: Roadway construction for the Cattail Street extension and Ferguson
Avenue improvements as described above has commenced and is programmed to be completed
later this fall if weather conditions permit. Condition 19 is recommended to prohibit issuance of
building permits for Lots 2 and 3 until the improvements on the Cattail Street extension and
Ferguson Avenue have been completed and accepted by the City Engineer.
Traffic Impact Studies: A Preliminary Traffic Impact Study prepared by Marvin & Associates
for the subdivision was submitted with the application. As exact trip generation numbers
based on number on units to be built are not yet available, relative traffic impacts cannot be
accurately determined at this stage in the review process. The trip generation attributable to
the Four Points Subdivision is estimated to be between 3,000 and 5,000 Average Daily Trips
(ADT). The greatest potential impacts would be at Davis Lane intersections as the highest
volumes of subdivision traffic would access Davis Lane. It is likely that mitigating measures
may be required at the intersection of Davis Lane and Baxter Lane. Additionally, left turn
lanes on Davis Lane at the intersections of Kimberwicke Street and Cattail Lane will likely be
warranted in the future. Stop control on minor streets will facilitate the operation of these
intersections at acceptable levels of service. Current conditions have been estimated, and
subsequent information will contain new traffic data, trip generation numbers, and supporting
calculations. Condition 24 recommends additional traffic analyses be required with future
development reviews.
38.41.060.A.13 Utilities
There are existing private utilities in Cattail Street, Ferguson Avenue and Kimberwicke.
Northwestern Energy participated in review of the project as a member of the Development
Review Committee to ensure provision of electricity and natural gas service to the subdivision.
In addition, Northwestern has advised that they will work concurrently and in cooperation with
other utilities and services, including telephone, internet, and cable TV providers to provide for
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their respective infrastructure in joint utility trenches. All utilities will be located underground
and per City of Bozeman Standards. Private utility easements are required on the final plat.
38.41.060.A.14 Educational Facilities
A letter from the Bozeman Public Schools Director of Facilities, Todd Swinehart, was
submitted with the application. This letter discusses the school system's ability to
accommodate the increased enrollment as a result of Four Points Subdivision.
38.41.060.A.15 Land Use
The 54.28-acre property is currently vacant land with zoning of R-3 (Residential Medium
Density) and R-4 (Residential High Density). The preliminary plat shows two lots proposed for
multi-household development and dedication of a public park in Phase 1. The remaining two
lots shown are constrained by relatively large wetlands and will be restricted from development
subject to future subdivision review.
38.41.060.A.16 Parks and Recreation Facilities
A first minor subdivision is exempt from providing parkland pursuant to Section
38.27.020.B, BMC. However, the applicant proposes to dedicate public park land in the
amount of 5.082 acres in the first phase of the project. A Park Master Plan has been submitted
for this public park that describes park amenities including a Community Center with a
playground, and provides information on vegetation, irrigation, trails and maintenance. RPAB
reviewed the park plan and forwarded a positive recommendation, with a request to change the
sidewalk that bisects the site east to west providing a safe route for students on the way to and
from school. Sheet 3 of 3 of the preliminary plat includes a table summarizing park land
requirements, indicating a total of 6.03 acres of required parkland for the entire subdivision,
based on 0.03 acres per unit at 12 units per developable acre, which excludes future parkland
dedication and wetlands. Note #1 on this table indicates that additional parkland will be
provided in Lot #5 as determined through subsequent development reviews.
38.41.060.A.17 Neighborhood Center Plan
A neighborhood center plan is included in the Park Master Plan submitted with the application
and reviewed by RPAB.
38.41.060.A.18 Lighting Plan
Subdivision lighting is proposed at intersections on streets within the subdivision, and on
perimeter streets as shown on the lighting plan. Cut sheets were provided indicating proposed
lighting is in conformance with applicable code requirements. Final design of the lighting
system is required with the infrastructure plan submittal and shall be in accordance with the
City’s adopted Engineering Design Standards and Specifications.
38.41.060.A.19 Miscellaneous
The subdivision will not impact access to any public lands and there are no identified health or
safety hazards on or near the subject property.
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38.41.060.A.20 Affordable Housing
Currently, the Workforce Housing Ordinance (Ordinance 1710) had been suspended by the City
Commission; therefore workforce housing is not required with this development.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Approximately fifteen percent (eight acres) of the subject property is zoned R-3 (Residential
Medium Density), with the remaining eighty-five percent (forty-six acres) zoned R-4
(Residential High Density). The portion of the site zoned R-3 lies along the western side of the
parcel across from Chief Joseph Middle School. Phase I of the project includes dedication of
approximately 5 acres for a public park in the portion of the site zoned R-3. Phase I also
includes two lots for multi-household development; Lot 2 that is zoned R-3, and Lot 4 zoned R-
4. The remaining lots shown on the preliminary plat are zoned R-4 and are restricted from
development until further subdivision review. A large portion (twenty-one acres) of Lots 4 and 5
contains wetlands to be preserved as open space with public access.
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.
The intent of the R-4 residential high density district is to provide for high-density residential
development through a variety of housing types within the city with associated service functions.
This will provide for a variety of compatible housing types to serve the varying needs of the
community's residents. Although some office use is permitted, it shall remain as a secondary use
to residential development. Secondary status shall be as measured by percentage of total building
area.
Adopted Growth Policy Designation:
The residential land use category has been assigned to the proposed subdivision property on the
Future Land Use Map in the Bozeman Community Plan. 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
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per net acre. A higher density may be considered in some locations and circumstances. A
variety of housing types can be blended to achieve the desired density. Large areas of single
type housing are discouraged. In limited instances the strong presence of constraints and natural
features such as floodplains may cause an area to be designated for development at a lower
density than normally expected within this category. All residential housing should be arranged
with consideration of compatibility with adjacent development, natural constraints such as
watercourses or steep slopes, and in a fashion which advance the overall goals of the Bozeman
growth policy. The residential designation is intended to provide the primary locations for
additional housing within the planning area.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
The proposal includes the subdivision of one existing tract of land of approximately 54 acres into
five lots. In Phase I, Lot 1 will be dedicated as a public park, Lots 2 and 3 will be available for
initial development with multi-household housing, and lots 4 and 5 will be restricted subject to
further subdivision review prior to authorizing development. This subdivision is a first minor
subdivision from a tract of record and does not require Planning Board review or a public
hearing.
Water and sewer will connect to city services. All stormwater runoff will be managed on site in
retention ponds.
APPENDIX C – NOTICING AND PUBLIC COMMENT
A subdivision pre-application was submitted on March 26, 2014. The pre-application was
reviewed by the Development Review Committee (DRC) on April 9, 16 and 23, 2014 and
summary review comments were forwarded to the applicant in preparation of the preliminary
plat application.
A preliminary plat application was submitted on July 23, 2014 and was deemed unacceptable for
initial review on August 1, 2014. Revised application materials were submitted on August 20,
2014 and deemed acceptable for initial review. The preliminary plat was reviewed by the DRC
on September 3, 10 and 17, 2014. On September 17, 2014, the DRC determined that the
application and additional supporting materials submitted were adequate for continued review,
and further recommended approval with conditions and code provisions to be forwarded to the
City Commission for consideration.
Public notice was sent to property owners of record within 200 feet of the subject property via
first class mail, on September 11, 2014. Notice was also posted on the site September 12, 2014.
On October 3, 2014 this minor subdivision staff report with a recommendation of conditional
approval was forwarded to the City Commission, which is scheduled to make a final decision on
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the application at their October 13, 2014 public meeting. The final decision for a First Minor
Subdivision from a Tract of Record Preliminary Plat must be made within 35 working days of
the date it was deemed adequate for review, or in this case by November 4, 2014.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: Michael Tracy, 31922 Paseo Monte Vis, San Juan Capo, CA 92675-3415
Applicant: Four Points, MT LLC, 31922 Paseo Monte Vis, San Juan Capo, CA 92675-3415
Representative: Madison Engineering, 895 Technology Boulevard, Ste 203, Bozeman, Mt
59718
Report By: Valerie Sutton, Senior Planner, Brian Krueger, Development Review Manager and
Dustin Johnson, Development Review Engineer
APPENDIX E – PUBLIC COMMENT AND ADDITIONAL INFORMATION
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Public Comment List:
1.Sandie Hammer, submitted comments via email on September 30, 2014 related to concerns
about traffic congestion on the roadway system.
2. Christine L. Koch, submitted a letter dated October 1, 2014 related to concerns about weeds,
lack of property maintenance, and traffic congestion .
Copies of Public Comment Received:
9-29-14
To Whom It May Concern on the Community Development Department,
I can only speak for myself as I have not physically spoken with the other board members, but
one of my fellow members sent me a link as he was concerned when he heard another multi-
family project was being projected for Baxter Meadows with little or no public input. We were
all shocked when we saw the 195 apartment complex going up with NO ACCESS road to Davis
Lane!!!! I project each of those apartments will come with 2 cars apiece, bringing a minimum of
400-800 more trips a day onto Baxter Lane, alone!!! I cannot even begin to fathom who thought
that was a good idea.
I tried (unsuccessfully) to plead our case for the completion of Cottonwood Road to Baxterl, on
the west side of the new Soccer Complex. Oh no, again your office folded with Flanders Mill (a
garbage built road-not to city standards) and Baxter being the only access. Now we, the
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taxpaying residents of our landlocked "island" at Baxter Meadows, will not only have M-F to
deal with unbelievable traffic, but on weekends, too. Thank you so much.
Now, again we hear about Four Points Subdivision, a multi-family development that is going to
pave Cattail to Davis (this should have been done when the school was built). What about the
other end of FERGUSON-from Baxter to OAK!!!! I have heard residents complain just as
loudly about Durston and Ferguson as the planning was just not thought out well. Oak should be
punched through, also. Davis and Baxter need a light, but you can't have one as you do not have
the Right of Way. You just continue to allow more subdivisions without the infrastructure to
uphold it! Please consider those of us that are becoming landlocked. I would hate to ever see an
emergency in this area, during the busy time as it could be a catastrophe. I personally will not
vote for the new "Law and Justice Center" when we have the powers at be, only hearing a few
taxpayer's voices.
I will be at the meeting on October 16 at 6:30.
Sincerely,
Sandie Hammer
4229 Fjord Court
Bozeman, MT 59718
(406)581-3033/587-9882
sandie@sandiehammer.com
I am sending a hard copy to
Community Development Department C/O Valerie Sutton or Bryan Krueger
203 E. Olive St. PO Box 1230
Bozeman, MT 59771-1230
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Staff Response to Public Comment:
Traffic issues: The Four Points Minor Subdivision has proposed to construct Ferguson at the
western boundary of their development and Cattail Street at their northern boundary. All of the
lots created with this subdivision will require further review by the development review committee prior to any issuance of any building permits. The construction of Ferguson and Cattail Streets will finally provide an additional route east out of Baxter Meadows onto Davis.
Public Works is aware of the increasing demand for improvements to the transportation network
on the west end of town. At this time there are multiple RFPs for engineering design work for Oak Street, Durston Road, Cottonwood Road, and the intersection of Baxter and Davis. In addition, the developer for the Flanders Mill Subdivision has agreed to construct Ferguson
Avenue from Baxter Lane to Oak Street with their first phase with the hopes of completing the
street in 2015. Public right-of-way is currently available for Ferguson – Baxter to Oak Street, as
well as for the extension of Oak-Ferguson to Flanders Mill.
Crowding in nearby schools: A letter dated July 22, 2014, from Todd Swinehart, PE, Director of
Facilities for Bozeman Public Schools, states that the proposed subdivision is currently within
the Meadowlark Elementary School, Chief Joseph Middle School and Bozeman High School
attendance areas. Approximately 18 new students expected with development of Phase I of the
subdivision, with 8 students in Pre-K, 4 students in 6-8, and 6 students in 9-12 grades. Mr.
Swinehart advises that population growth and demographic shifts in the future may necessitate
boundary realignments to existing schools which could modify the designated attending schools.
If a designated school attendance area’s student population exceeds the school’s capacity,
attendance at an alternate school may be required. Mr. Swinehart also states that the existing bus
system can accommodate the estimated number of additional students.
Weeds and general nuisance issues: The applicant submitted a copy of an approved Weed
Management Plan for the Four Points Minor Subdivision stating that noxious weeds shall be
treated by July 1 of each year with a follow-up treatment by October 15 of each year (if needed).
According to a July 9, 2014 cover memo from John Ansley, Coordinator of the Gallatin County
Weed District, attached to the Weed Management Plan, Final Plat Approval will be denied or
delayed if noxious weed treatment has not occurred. Other nuisance complaints are handled
through the city’s code enforcement process.
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(406) 586-0262 | (406) 586-5740 FAX
Suite 203, bozeman, mt 59718
895 Technology Boulevard
PROJECT SURVEYOR:
DRAWN BY:
REVIEWED BY:
DATE:PROJECT NO.
Sec.T.R. 1/4
1 OF
SHEETSec.T.R. 1/4
586.4490 Fax
586.5599 Office
Bozeman, MT 59715
Suite B
1970 Stadium Drive,
3
FOUR POINTS MINOR SUBDIVISION
THIS SURVEY WAS PERFORMED FOR FOUR POINTS MT LLC
THE PURPOSE OF THIS SURVEY IS TO CREATE A 5-LOT MINOR SUBDIVISION
COS 2202C
064-738-19-14
NH
TG
NH
34 1 S.5 E.
City of Bozeman, Montana
Director of Public Works
_____________________________________________________________
DATED this _____________ day of __________________, ____________.
being dedicated to such use.
City of Bozeman for the public use of any and all lands shown on the plat as
conform to the law, approves it, and hereby accepts the dedication to the
the accompanying plat has been duly examined and has found the same to
I, Director of Public Works, City of Bozeman, Montana, do hereby certify that
CERTIFICATE OF DIRECTOR OF PUBLIC WORKS
Treasurer of Gallatin County
____________________________________________________
DATED this______ day of ___________, _______
and levied on the land to be surveyed have been paid.
examined and that all real property taxes and special assessments assessed
do hereby certify that the accompanying Subdivision Plat has been duly
I, _________________________the Treasurer of Gallatin County, Montana
CERTIFICATE OF COUNTY TREASURER
Clerk and Recorder of Gallatin County
____________________________________________________
Document Number ____________________
Records of the Clerk and Recorder, Gallatin County, Montana.
and recorded in Book ___________ of Plats on Page _______________,
at _________ o’clock ____.M. this _______ day of ___________
my office at:
Montana, do hereby certify that the foregoing instrument was filed in
I, ____________________Clerk and Recorder of Gallatin County,
CERTIFICATE OF CLERK AND RECORDER
A
NATNOM ROYEVRUS DNAL LANOISSE
FORP
DERETSI
GERNo. 13601 LS
GNAUCK
THOMAS
City of Bozeman, Montana
Director of Public Works
_________________________________________________________
DATED this _____________ day of __________________, ____________.
review.
is excluded from the requirement for Montana Department of Environmental Quality
facilities. Therefore, under the provisions of §76-4-125(2)(d) MCA, this subdivision
and can be provided with adequate storm water drainage and adequate municipal
of the Bozeman growth policy which was adopted pursuant to §76-1-601 et seq., MCA,
City of Bozeman, Montana, a first-class municipality, and within the planning area
Gallatin County, Montana, is within the Four Points Minor Subdivision,
DEPARTMENT OF ENVIRONMENTAL QUALITY REVIEW
CERTIFICATE OF EXCLUSION FROM MONTANA
City of Bozeman, Montana
Director of Community Development
_____________________________________________________________
DATED this _____________ day of __________________, ____________.
of the Subdivision and Platting Act, §76-3-101 et. seq., MCA, and the Bozeman Municipal Code.
Subdivision Plat has been duly reviewed, and has been found to conform to the requirements
I, Director of Community Development, do hereby certify that the accompanying Minor
CERTIFICATE OF GOVERNING BODY
Montana Registration No. 13,601 L.S.
Thomas Gnauck, PLS
_______________________________
Dated this 3rd day of July, 2014.
and the Bozeman Municipal Code.
the Montana Subdivision and Platting Act (MCA 76-3-101 through 76-3-625),
accompanying plat and as described in accordance with the provisions of
Four Points Minor Subdivision, and platted the same as shown on the
certify that between March 22nd, 2013, and July 3rd, 2014 I surveyed
I, Thomas Gnauck, the undersigned, Registered Land Surveyor, do hereby
CERTIFICATE OF SURVEYOR
My commission expires 11/26/2015
Bozeman, MT 59715
895 Technology Boulevard
Residing at:
Notary Public for the State of Montana
Chris Budeski
Signature
______________________________________________
the day and year herein above written.
and acknowledged to me that said L.L.C. executed the same. Witness my hand and seal
the person who signed the foregoing instrument as Luke Tracy of FOUR POINTS MT LLC.
a Notary Public in and for said state, personally appeared Luke Tracy, known to me to be
On this ______________day of _____________________________, 2014, before me,
County of _______________________)
s.s.
State of _________________________)
Luke Tracy
By: ____________________________________________________
FOUR POINTS MT LLC
GALLATIN COUNTY, STATE OF MONTANA
TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN,
No. 2202C LOCATED IN THE SOUTHEAST ONE-QUARTER OF SECTION 34,
A MINOR SUBDIVISION OF A TRACT 2A1 OF CERTIFICATE OF SURVEY
PRELIMINARY PLAT - CERTIFICATES
and across each area designated on this plat as "Utility Easement" to have and to hold forever.
the construction, maintenance, repair and removal of their lines and other facilities in, over, under,
cable television, water or sewer service to the public, the right to the joint use of an easement for
whether public or private, providing or offering to provide telephone, electric power, gas, internet,
The undersigned property owners, hereby grant unto each and every person, firm or corporation,
Cattail Street, Kimberwicke Street, Ferguson Avenue, Milkhouse Avenue and Streets A & B.
dedicated to the public for which the city accepts responsibility for maintenance include:
dedicated to public use. The lands included in all streets, avenues, alleys and parks or public squares
obligation to maintain the lands included in all streets, avenues, alleys and parks or public squares hereby
City accepts no responsibility for maintaining the same. The owners agree that the City has no
avenues, alleys, and parks or public squares dedicated to the public are accepted for public use, but the
for the public use and enjoyment. Unless specifically listed herein, the lands included in all streets,
parks or public squares shown on said plat are hereby granted and donated to the City of Bozeman
City of Bozeman, Gallatin County, Montana; and the lands included in all streets, avenues, alleys and
The above described tract of land is to be known and designated as Four Points Minor Subdivision
SUBJECT to all easements of record or apparent from a visual inspection of the property.
containing 54.278 acres, more or less.
thence South 89 41’ 46" West a distance of 532.20 feet to a to the Point of Beginning
thence South 81 55’ 55" West a distance of 66.53 feet to a TD&H yellow plastic cap;
thence South 89 42’ 34" West a distance of 278.56 feet to a TD&H yellow plastic cap;
thence South 48 21’ 31" West a distance of 90.16 feet to a TD&H yellow plastic cap;
thence South 89 41’ 02" West a distance of 10.00 feet to a calculated position;
thence South 89 41’ 02" West a distance of 203.12 feet to a TD&H yellow plastic cap;
thence South 89 42’ 15" West a distance of 682.03 feet to a TD&H yellow plastic cap;
thence North 00 13’ 33" West a distance of 44.89 feet to a TD&H yellow plastic cap;
thence South 89 42’ 03" West a distance of 715.83 feet to a TD&H yellow plastic cap;
thence South 89 42’ 03" West a distance of 50.00 feet to a TD&H yellow plastic cap;
of said Tract 2A1;
thence South 00 14’ 42" West a distance of 897.16 feet to the calculated position of the southeast corner
corner of said Section 34;
thence North 89 51’ 42" East a distance of 2648.41 feet to the calculated position of the east one-quarter
of said Tract 2A1;
thence North 00 20’ 40" East a distance of 928.31 feet to the calculated position of the northwest corner
of said Tract 2A1;
thence South 89 41’ 46" West a distance of 45.00 feet to the calculated position of the southwest corner
Beginning at a TD&H yellow plastic cap near the southwest corner of said Tract 2A1;
Principal Meridian Montana (P.M.M), Gallatin County, Montana being more particularly described as follows:
Clerk and Recorder located in the Southeast One-Quarter of Section 34, Township 1 South, Range 5 East,
A tract of land being Lot 2A1 of Certificate of Survey No. 2202C, on record with the Gallatin County
the following described tracts of land, to-wit:
subdivided and platted into lots, blocks, roads and alleys, as shown by this plat hereunto included,
We, the undersigned property owners, do hereby certify that we have caused to be surveyed,
CERTIFICATE OF DEDICATION
198
50.25’
S 21 06’ 50" W
(406) 586-0262 | (406) 586-5740 FAX
Suite 203, bozeman, mt 59718
895 Technology Boulevard
N 89 51’ 44" E - 2648.43’ (R)
N 89 51’ 42" E - 2648.41’ (C)BASIS OF BEARINGSS 00 14’ 42" W - 897.22’ (R)S 00 14’ 42" W - 897.16’ (C)S 89 41’ 57" W - 715.80’ (R)
S 89 42’ 03" W - 715.83’ (M)
S 89 41’ 57" W - 50.00’ (R)
S 89 42’ 03" W - 50.00’ (C)
S 89 41’ 57" W - 682.07’ (R)
S 89 42’ 15" W - 682.03’ (M)
S 89 41’ 57" W - 203.06’ (R)
S 89 41’ 02" W - 203.12’ (M)
S 89 41’ 57" W - 10.00’ (R)
S 89 41’ 02" W - 10.00’ (C)
N 00 18’ 03" W - 45.00’ (R)
N 00 13’ 33" W - 44.89’ (M)S 48 25’ 27" W - 90.20’ (R)
S 48 21’ 31" W - 90.16’ (C)S 89 41’ 57" W - 278.47’ (R)
S 89 42’ 34" W - 278.56’ (M)
S 81 56’ 02" W - 66.61’ (R)
S 81 55’ 55" W - 66.53’ (M)S 89 41’ 57" W - 532.19’ (R)
S 89 41’ 46" W - 532.20’ (M)
S 89 41’ 57" W - 45.00’ (R)
S 89 41’ 46" W - 45.00’ (C)N 00 20’ 56" E - 928.28’ (R)N 00 20’ 40" E - 928.31’ (C)248.24’223.96’30’ 30’29.94’36.59’
284.36’N 00 20’ 40" E - 883.17’N 89 51’ 42" E - 280.52’N 00 00’ 00" W - 440.06’N 00 00’ 00" W - 314.09’161.92’
N 90 00’ 00" E56.98’S 65 42’ 49" E196.65’
N 90 00’ 00" E
100.00’N 00 00’ 00" E441.20’N 00 00’ 00" E138.00’N 00 00’ 00" W366.28’137.85’70.00’166.65’
161.92’496.13’60.28’138.16’56.98’60.28’107.93’N 16 37’ 51" E90.84’N 49 31’ 26" W185.02’N 02 06’ 15" W60.28’N 22 40’ 22" ES 00 14’ 42" W - 807.30’S 89 41’ 30" W - 716.20’
166.65’56.98’
161.92’
60.00’
S 00 00’ 00" E
30’ 30’30’ 30’355.25’2293.16’
50’ 50’C1C2C4C3C5
C6
C7
C8
C9
50’ 30’
50’ 30’
N 89 51’ 42" E - 2212.97’
1025.89’1187.08’
30.00’
367.68’
60.27’
N 00 00’ 00" W
96.14’
N 00 00’ 00" W
N 90 00’ 00" E - 574.25’
621.75’
N 90 00’ 00" E
361.44’N 00 00’ 00" WL = 93.87’
»¿˛ = 26´ 53
R = 200.00’
CURVE
L = 93.87’
»¿˛ = 26´ 53
R = 200.00’
CURVE
RADIUS DELTA LENGTH CHORD BEARING CHORD LENGTH
CURVE TABLE
CURVE
PROJECT SURVEYOR:
DRAWN BY:
REVIEWED BY:
DATE:PROJECT NO.
Sec.T.R. 1/4
2 OF
SHEET
Scale 1" = ’
Sec.T.R. 1/4
586.4490 Fax
586.5599 Office
Bozeman, MT 59715
Suite B
1970 Stadium Drive,
3
FOUR POINTS MINOR SUBDIVISION
THIS SURVEY WAS PERFORMED FOR FOUR POINTS MT LLC
THE PURPOSE OF THIS SURVEY IS TO CREATE A 5-LOT MINOR SUBDIVISION
PROJECT AREA
N
(As Noted)
The Eastern Boundary of Lot 2A1
BASIS OF BEARING
COS 2202C
064-738-19-14
NH
TG
NH
34 1 S.5 E.
100
2.618 acres
LOT 2
2.838 acres
LOT 3
4.423 acres
LOT 4
31.739 acres
LOT 5
P.O.B.FERGUSON AVENUECATTAIL STREET
DAVIS LANEKIMBERWICKE STREET
KIMBERWICKE STREET
KIMBERWICKE STREET
MILKHOUSE AVENUEGALLATIN GREEN BOULEVARDVAQUERO PARKWAYUN-PLATTEDOF SECTION 34NE… & E‰E‰NW…CATTAIL CREEK SUB. PH 2ALOT 1, BLOCK 10UNPLATTEDSECTION 35S‰N‰NW…SW…UNPLATTEDPLAT J-353-DPH 1SUBDIVISIONBAXTER MEADOWS PHASE 2B PLAT J-506LOT 1, BAXTER MEADOWS SUBPHASE 2B PLAT J-506BAXTER MEADOWS SUBLOT RPHASE 6 PLAT J-466
PARK E, BAXTER MEADOWS SUB
PHASE 6 PLAT J-466OPEN SPACE, BAXTER MEADOWS SUBPHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 5, BLOCK 16 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 4, BLOCK 16 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 3, BLOCK 16 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 2, BLOCK 16 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 1, BLOCK 16 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 11, BLOCK 15 PHASE 6 PLAT J-466BAXTER MEADOWS SUBLOT 1, BLOCK 15 PHASE 2C PLAT J-410
BAXTER MEADOWS SUB
LINEAR PARK
PHASE 2C PLAT J-410BAXTER MEADOWS SUBLOT 7, BLOCK 10CATTAIL CREEK SUB. PH 2ALOT 5, BLOCK 11THIS SUBDIVISION
DEDICATED BY
50’ R.O.W.
THIS SUBDIVISION
DEDICATED BY
45’ R.O.W.
THIS SUBDIVISION
DEDICATED BY
45’ R.O.W.
THIS SUBDIVISION
DEDICATED BY
45’ R.O.W.
DEDICATED BY THIS SUBDIVISION:
TYPICAL UTILITY EASEMENTS AS
EXTERIOR BOUNDARIES
INTERIOR BOUNDARIES
10’ 10’20’20’SEC. 34 SEC. 35
STREET A
DOC. #2074573
45’ STREET EASEMENT
DOC. #2103143
50’ STREET EASEMENT
PER PLAT J-506
90’ R.O.W.
60’ R.O.W.
DOC. #2103143
90’ STREET EASEMENT 30’ 30’EXISTING 8" PVC
SANITARY SEWER MAIN
5.359 acres
PUBLIC PARK
LOT 1
OF STREET A
FOR THE FUTURE EXTENSION
AND UTILITY EASEMENT
60’ PUBLIC ROAD
OF STREET B
FOR THE FUTURE EXTENSION
AND UTILITY EASEMENT
60’ PUBLIC ROAD
STREET BPER DOC. No. 2117814
ACCESS EASEMENT
SEWER & WATER &
GALLATIN COUNTY, STATE OF MONTANA
TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN,
No. 2202C LOCATED IN THE SOUTHEAST ONE-QUARTER OF SECTION 34,
A MINOR SUBDIVISION OF A TRACT 2A1 OF CERTIFICATE OF SURVEY
PRELIMINARY PLAT - BOUNDARIES
Calculated One-Quarter Corner Position
Calculated Corner Position
Found Property Corner
Alpine Aluminum Cap
Adjoining Property Line
Easement Line
Property Boundary Line
21.374 acres
5.359 acres
20.244 acres
7.301 acres
54.184 acres
SUBDIVISION AREAS
Total
Road Right-Of-Way
Residential Lots
Dedicated Parkland
Wetland Open Space (Public Access)
LEGEND
VICINITY MAP NOT TO SCALE
280.00’110.80’110.08’
220.00’87.06’86.49’
220.00’87.06’86.49’
280.00’110.80’110.08’
180.00’76.30’75.73’
120.00’50.87’50.49’
180.00’76.30’75.73’
120.00’50.87’50.49’
27.49’24.75’
C1
C3
C2
C7
C6
C5
C4
C9
C8
17.50’
199
(406) 586-0262 | (406) 586-5740 FAX
Suite 203, bozeman, mt 59718
895 Technology Boulevard
46854685
4685
WV
MH MH
4690
469046904690469046904690
46904690 46904690
4690 469046904690469046904690
469046904690469046904690
4690 4690469046904690
4690
4690
46
90
46904690
4690
WV
MH
MH
WV
WV
WV
MH MH
WV WVWV
GMPM
MH
4695469546954695469546954695469546954695469546954695
4695 469546954695469546954695469546954695
4695469546954
69
5469546954695
469546954695469546954695 4695469546954695469546954695469546954695
4695
4695
4695
46954695 4695
46954695469546954695469546954
6
95469546954695 MH MH
WV
MH
MH
WV
WV
WV
MH
WVWV
MH
MH
WV
MH
WVWV
47004700470047004700
47004700470047004700 47004700470047004700470047004700470047004700470047004700470047004700470047004700470047004700470047004700
4700
4700
470047004700
4700
470047004700
WV
MH
WV
MH
WVWVWV
WV
MH
WV
MH
WV
WV
WV
MH
WVWV
WV WV
MH
MH
WV
WV
MH
47054705WV
S
PROJECT SURVEYOR:
DRAWN BY:
REVIEWED BY:
DATE:PROJECT NO.
Sec.T.R. 1/4
3 OF
SHEET
Scale 1" = ’
Sec.T.R. 1/4
586.4490 Fax
586.5599 Office
Bozeman, MT 59715
Suite B
1970 Stadium Drive,
3
FOUR POINTS MINOR SUBDIVISION
THIS SURVEY WAS PERFORMED FOR FOUR POINTS MT LLC
THE PURPOSE OF THIS SURVEY IS TO CREATE A 5-LOT MINOR SUBDIVISION
N
(As Noted)
The Eastern Boundary of Lot 2A1
BASIS OF BEARING
COS 2202C
064-738-18-14
NH
TG
NH
34 1 S.5 E.
100 FERGUSON AVENUECATTAIL STREET
DAVIS LANEKIMBERWICKE STREET
KIMBERWICKE STREET
KIMBERWICKE STREET
MILKHOUSE AVENUEGALLATIN GREEN BOULEVARDVAQUERO PARKWAYDEDICATED BY THIS SUBDIVISION:
TYPICAL UTILITY EASEMENTS AS
EXTERIOR BOUNDARIES
INTERIOR BOUNDARIES
10’ 10’20’20’SEC. 34 SEC. 35
STREET A
MH
WV
WETLAND AREA
WETLAND
AREA
WETLAND
AREA
EXISTING 8" DI WATER MAIN
EXISTING 8" PVC
SANITARY SEWER MAIN
EXISTING
UNDERGROUND
POWER LINE
EXISTING
UNDERGROUND
GAS MAIN
8" DI WATER MAIN
8" PVC SANITARY
SEWER MAIN
EXISTING
UNDERGROUND POWER
LINE & TELEPHONE
EXISTING
UNDERGROUND
GAS MAIN
EXISTING
UNDERGROUND POWER
LINE & TELEPHONE
EXISTING 8" PVC
SANITARY SEWER MAIN
EXISTING
UNDERGROUND
TELEPHONE LINE
EXISTING 8" DI
WATER MAIN
EXISTING 8" PVC
SANITARY SEWER MAIN
EXISTING 8" PVC
SANITARY SEWER
MAIN
EXISTING 8" PVC
SANITARY SEWER
MAIN
EXISTING 8" WATER
MAIN
EXISTING ASPHALT PARKING
EXISTING CONCRETE
CURB & GUTTER
EXISTING DITCH
TO BE PIPED
EXISTING
STREAM
EXISTING GRAVEL
ACCESS ROAD
SETBACK
50’ WETLAND
SETBACK
50’ WETLAND
SETBACK
50’ WETLAND
PUBLIC ACCESS
OPEN SPACE
PUBLIC ACCESS
OPEN SPACE
PUBLIC ACCESS
OPEN SPACE STREET BLIFT STATION
EXISTING SANITARY SEWER
PUBLIC PARK
LOT 1
LOT 2 LOT 3
LOT 4
LOT 5
SETBACK
50’ WETLAND
GALLATIN COUNTY, STATE OF MONTANA
TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN,
No. 2202C LOCATED IN THE SOUTHEAST ONE-QUARTER OF SECTION 34,
A MINOR SUBDIVISION OF A TRACT 2A1 OF CERTIFICATE OF SURVEY
PRELIMINARY PLAT - CONDITIONS OF APPROVAL
Luke Tracy
By: ____________________________________________________
Four Points MT LLC
by law or by local regulations.
be made by amendments to covenants, zoning regulations, easements, or other documents as allowed
shown hereon is current as of 8-18-14. Changes to any land-use restrictions or encumbrances may
final plat approval and all conditions of subdivision application have been satisfied. The information
The text and/or graphics shown hereon represent the requirements by the governing body for
CERTIFICATE OF CONDITIONS OF APPROVAL
Homes on corner lots to have the same orientation as adjacent homes on street.11.
Areas designated as WETLANDS are subject to a 50-foot setback.10.
association (Four Points Homeowners) and/or future park Maintenance District.
All Open Space and Public Access areas are to be owned and maintained by the homeowners 9.
(Four Points Homeowners) and/or future park Maintenance District.
All Public Parks are dedicated to the city, but maintained by the homeowners association8.
SETBACK
20’ BUILDING
SETBACK
20’ BUILDING
SETBACK
20’ BUILDING
SETBACK
15’ BUILDINGSETBACK
15’ BUILDING
SETBACK
15’ BUILDING
SETBACK
15’ BUILDING
SETBACK
15’ BUILDING
SETBACK
15’ BUILDING
SETBACK
15’ BUILDINGMILKHOUSE AVENUESETBACK
50’ WETLAND
SETBACK
50’ WETLAND
SETBACK
15’ BUILDING
FRONTAGE
DAVIS LANE
ALONG ALL
1’ NO-ACCESS STRIP
30-foot trail easements are to be provided within wetland setback areas.7.
upon the lot.
within 30 days said sidewalk for their lot(s) regardless of whether other improvements have been made
hereon, any lot owner who has not constructed said sidewalk shall, without further notice, construct
to occupancy of any structure on the property. Upon the third anniversary of the recordation of the plat
City standard residential sidewalks shall be constructed on all public street frontages of a property prior6.
Municipal Code (B.M.C.) said easement shall apply.
If a utility easement is greater than the building setback required under Chapter 38 of the Bozeman5.
All lots are subject to a 20-foot wide side yard utility easement.4.
A 1-foot wide vehicular No-Access easement exists for Lots along Davis Lane.3.
All downstream water user facilities will not be impacted by this Subdivision.2.
than two (2) feet above the established elevation from the top of curb of the adjoining street.
of residential and commercial construction. The finish floor of all residential structures shall be not less
first consulting a professional engineer licensed in the State of Montana and qualified in the certification
residential dwellings or commercial structures with full or partial basements not be constructed without
Due to the potential of high ground water tables in the areas of this subdivision, it is recommended that1.
NOTES
Water Valve
Sewer Manhole
Water Line
Sewer line
Fence Line
Overhead Power Line
Underground Power Line
Underground Telephone Line
Underground Gas Line
Underground Fiber Optic Line
1’ No-Access Strip
Setback Line
Adjoining Property Line
Easement
Property Boundary Line
21.651 acres
5.082 acres
20.244 acres
7.301 acres
54.278 acres
SUBDIVISION AREAS
Total
Road Right-Of-Way
Residential Lots
Dedicated Parkland
Wetland Open Space (Public Access)
LEGEND
200
LOT 15.359 ACRESZONED R-3LOT 22.643 ACRESZONED R-3LOT 32.827 ACRESZONED R-4LOT 44.427 ACRESZONED R-4BAXTERMEADOWSSUBDIVISIONPHASE IBAXTERMEADOWSSUBDIVISIONPHASE 6BAXTERMEADOWSSUBDIVISIONPHASE 6BAXTERMEADOWSSUBDIVISIONPHASE 6BAXTERMEADOWSSUBDIVISIONPHASE 2BBAXTERMEADOWSSUBDIVISIONPHASE 2C& 2DBAXTERMEADOWSSUBDIVISIONPHASE 2BS1/2 NW1/4SW1/4S35 T01S R5ES1/2 NW1/4SW1/4S35 T01S R5ECATTAILCREEKSUBDIVISIONPHASE 2ACATTAILCREEKSUBDIVISIONPHASE 2A &2BNE1/4 & E1/2E1/2 NW1/4S34 T01S R5EDAVIS LANE CATTAIL STREETFERGUSON AVENUEKIMBERWICKE STREETMILKHOUSE AVENUE
STREET AKIMBERWICKE STREETPHASE IPHASE IIFUTURE PHASELOT 532.478 ACRESZONED R-4STREET B
SHEETMADISON ENGINEERING
895 TECHNOLOGY BLVD, SUITE 203
BOZEMAN, MT 59718
(406) 586-0262 (406) 586-5740 FAXOFFOUR POINTSPHASING PLANC1FOUR POINTS MINOR SUBDIVISION
PHASING PLAN
BOZEMAN, MT
11" =0SCALE100'200'50'100'VICINITY MAPPLANPRELIMINARYPHASE IPHASE IIFUTURE PHASE201
Four Points Subdivision Preliminary Plat Supplemental Information Narrative
Page 1 of 10
Four Points Subdivision
Additional Subdivision Preliminary Plat
Supplements
Sec. 38.41.060., BMC
1. Surface Water
2. Floodplains
3. Groundwater
4. Geology, Soils and Slope
5. Vegetation
6. Wildlife
7. Historical Features
8. Agriculture
9. Agriculture Water User Facilities
10. Water and Sewer
11. Stormwater Management
12. Streets, Roads and Alleys
13. Utilities
14. Educational Facilities
15. Land Use
16. Parks and Recreation Facilities
17. Neighborhood Center Plan
18. Lighting Plan
19. Miscellaneous
20. Affordable Housing
202
Four Points Subdivision Preliminary Plat Supplemental Information Narrative
Page 2 of 10
Introduction
This report presents the proposed Four Points Subdivision for review and approval as a 5-lot
minor subdivision in the northwest section of Bozeman, Montana. The site is situated north of
Kimberwicke Street and the Baxter Meadows Subdivision, east of Ferguson Avenue, south of
Cattail Street, and west of Davis Lane (COS 2202C, Lot 2A1). This parcel was originally slated
for development as part of the Baxter Meadows Subdivision. Currently, the 54.28-acre property
is primarily vacant land, and the developer wishes to subdivide the land for the purposes of
creating multi-family housing with an emphasis on park space and wetlands habitat. There are
approximately 17 acres of wetlands and stream channels on the property. The majority of these
sensitive areas will be protected, and any impacted areas for road development will be mitigated
for off site. The land currently includes a sanitary sewer lift station as well as two gravel access
roads and sewer and water main infrastructure running north-south across the site. There is also
sanitary sewer main infrastructure in Ferguson Ave and Cattail St, all of which was previously
developed as part of Baxter Meadows Subdivision. These existing mains will be utilized to
provide service to the development. Cattail Street will be extended west of Davis Lane parallel
to the north property boundary. The location of Cattail Street is dictated by the City of Bozeman
street grid. Three additional interior streets will be constructed to access the residential units.
The project's goals reflect those of the Bozeman 2020 Community Plan in which the City
emphasizes the balance between regional growth and the preservation of natural resources and
recreational opportunities. The overall development will occur in five phases with a mix of
residential uses and park space being provided. 51.94 acres are zoned R-4 and 2.64 acres are
zoned R-3. The first phase of the project includes the development of a 5.08 acre park as Lot 1
and the development of the 2.64 acres of R-3 as Lot 2. Phase II of the project includes the
development of 2.83 acres of R-4 as Lot 3. Lots 4 and 5 are zoned R-4 and will be developed in
future phases and will likely go through additional subdivision review.
New water and wastewater infrastructure will be installed on site to serve the development's
residents. The new infrastructure will require connection to the existing City-owned water and
wastewater facilities installed as part of the Baxter Meadows Subdivision. There are existing
water and sewer mains in Ferguson Avenue, Cattail Street, Kimberwicke Street, as well as
running north-south through the site. The design these Baxter Meadows Subdivision facilities
accounted for the development of the proposed Lot 2A1, so adequate capacity already exists in
the system for the additional demands resulting from the development of Lot 2A1.
The extension of Cattail Street as well as Kimberwicke Street will provide access to the
development from both the north and south, respectively, via the development of local streets.
During the first phase of construction it is proposed , Cattail Street, Ferguson and Milkhouse
Avenue will be constructed, and a portion of local Street A (yet to be named) will be constructed.
203
Four Points Subdivision Preliminary Plat Supplemental Information Narrative
Page 3 of 10
The remainder of Street A as well as Kimberwicke Street and an additional local street will be
constructed in future phases of the project. All streets will be constructed per the City of
Bozeman standards.
1. Surface Water
The surface waters that exist currently within the proposed subdivision are wetlands, various
waters of the U.S., and spring ditches. Please reference the accompanying map, Waters of the
U.S. Impact, provided in Section 9B, for the delineated surface waters. As shown this map, 1.78
acres (77,567 sf) of the existing wetlands will be affected due to either the extension of Cattail
Street and Kimberwicke Street. All impacted wetland areas will be mitigated for off-site. There
will be 50 foot development setbacks will be applied to surface water.
Description of Impacts
The Spring Ditch (W-3) flows from south to north through the west half of the property. The
wetland fringe next to the channel was widened for mitigation for Baxter Meadows in 2005. The
stream channel has a well-developed and diverse understory with little erosion. The stream is
approximately 2 to 3 feet wide with 1 foot high banks. Trees and shrubs planted in 2005 are still
developing. The stormwater ditch on the east side of W-3 is a straight channel densely vegetated
with cattails. Water in the ditch ponds at the downstream manhole intake prior to the discharge to
Spring Ditch. The 1 foot deep pond is vegetated with common spikerush and cattails. Wetland 1
encompasses 10.77 acres of palustrine wetland. The west and south edges of the pre-existing
wetland were expanded in 2005 for mitigation for Baxter Meadows. Trees and shrubs were
planted on the upland buffer west and south of the wetland. A pre-existing willow shrub
overstory is located in the northeast corner of W-1. Wetland 4 was a pre-existing palustrine
wetland that will be impacted by development. The south boundary of the wetland contains
several willow shrubs. Wetland 5 is a mitigation palustrine wetland within the floodplain of the
Spring Ditch that was constructed in 2005 and will not be impacted. There are no woody species
in W-5. Water of the US 13 is a stormwater pond with little wetland vegetation on the rocky
bank slopes. Waters of the US No. 11 and wetlands 2, 9, and 10 that have developed in the
borrow ditches north and south of the Cattail Street alignment will be impacted by the road
construction. The only structure is a maintenance shed at the north boundary that houses the
sewer pump for Baxter Meadows.
204
Four Points Subdivision Preliminary Plat Supplemental Information Narrative
Page 4 of 10
2. Floodplains
The proposed Four Points Subdivision is not included in the jurisdictional area of the floodplain
regulations. The property is located on Panel 0804D of the Official FEMA Floodplain Maps,
which is not a printed panel as it is designated as an area with no special flood hazards and not
within the 100-year floodplains.
3. Groundwater
Monitoring of groundwater conditions has been conducted across the site in 2014 via 15
monitoring wells, the locations and depths of which are shown in Section8 D. Between February
15th and June 24th, seven measurements were recorded in each well. Our monitoring has shown
that the majority of the site is impacted by seasonal high groundwater within six feet of the
ground surface. The average groundwater across the entire site over the duration of the
monitoring period was 4.46 feet. The shallowest water was observed in the central-western part
of the property at depths as shallow as 1.33 feet and an average depth of 2.57 feet over the
monitoring period. The southeastern portion of the property also had notably shallow
groundwater at depths as shallow as 2.03 feet and an average depth of 2.96 feet.
Due to the site's high groundwater table, the construction of roads, utilities, and foundations will
likely require temporary dewatering, the amount of which will depend on local conditions and
the time of year that the construction commences. In order to prevent groundwater and moisture-
related problems in the subdivision's homes, there will need to be restrictions with respect to the
depth of crawl spaces and also the possible requirement of slab-on-grade foundations in certain
areas of the subdivision. This will be determined once the roadways are designed. The
subdivision covenants will include a section on minimum finished floor elevations (above street
grades) to fully inform all property buys of the high groundwater.
Central sewer and water, connecting to the City of Bozeman, are proposed for this project. This
will minimize the potential for groundwater degradation. Channeling storm-water flows into
detention basins will limit discharges to pre-development rates and will control surface water
runoff. In addition, these basins will reduce the amount of sediments and contaminants within the
surface runoff, thus limiting the potential for contamination of downstream aquifers.
4. Geology; soils; slopes.
A geotechnical report for the property prepared by Allied Engineering is provided in Section
10B.
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5. Vegetation
The parcel has over 17 acres of diverse wetland and waterways vegetated with grasses, sedges,
rushes, willows and may other wetland species. Otherwise, the site is grassland area that is
heavily infested with noxious weeds. Noxious weeds shall be controlled as directed by the
approved Gallatin County Weed Control District Management Plan. A map of the noxious weed
infestation is provided with the approved Noxious Weed Management Plan in Section 7B.
The project will preserve approximately 15 out of 17 acres of wetlands delineated on the
property in 2013, and all impacted wetland areas will be mitigated for off-site. Appropriate
setbacks will be applied to all sensitive areas such as wetlands and streams to preserve these
critical areas. To protect vegetation from construction impacts, construction will be completed
during mid-summer following peak surface water flows and Best Management Practices will be
placed between the edge of the right-of-ways for road construction and any wetlands, streams or
spring ditches.
6. Wildlife.
The Department of Fish, Wildlife & Parks has evaluated the site and has reported that the site
may host deer, foxes, raptors, pheasants, and other birds. FWP's principle concern is for impacts
to fish, as is typical for this type of development and its potential to harm local waterways. FWP
recommends avoiding the following: activity near surface waters, disturbance of riparian or
wetland vegetation, and situations that might deliver pollutants to surface water. A letter from
FWP with more detailed discussion is provided in Section 4.
Effects from human activity will be minimal because the site does not contain significant wildlife
aside from in the wetlands and watercourse areas, which will be substantially preserved. The
subdivision is subject to the City of Bozeman animal control laws that require licensing of pets
and leashes on dogs. All the lands included in all streets, avenues, alleys and public parks or
public squares shall be donated to the City of Bozeman for public use and enjoyment, providing
additional public access to the area.
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7. Historical features
According to Larry Lahren, Ph.D. of Anthro Research Inc., the entire site is (was) a cultural
resource site, with two areas in particular identified in the subject area: the Spring irrigation ditch
system and the NPRR Low Line. These two sites may be significant to the broad patterns of our
history as irrigation, agricultural development, and early transportation systems. However, field
reconnaissance evaluations on July 16, 2014 indicated that subsequent surface, land
modifications during the past 100 plus years have resulted in a lack of sufficient integrity to
convey the significance. Therefore, Dr. Lahren suggests the proposed project will not adversely
affect any National Register properties and recommends project approval.
Protective measures of the two significant areas identified will include periodic monitoring
during site preparation and construction. If cultural resources are discovered during this process,
the will be evaluated in terms of National Register significance by the project archaeologist and a
mitigation plan will be designed and implemented. Upon completion of the monitoring, a final
report of findings and recommendations will be submitted to the Montana State Historic
Preservation Office. The full written comments received from Dr. Larhen are provided in
Section 10G with a plat overlay of the cultural resource evaluation area.
8. Agriculture
There are no existing or proposed agricultural uses for this property, nor is the property part of a
viable farm unit or was it under production during the last regular season. The property adjacent
to the north of the Four Points Subdivision contains agricultural farm land, grazing cattle and a
fence along the boundary. The fence is not on the Four Points Subdivision property and will
continue to be maintained by the landowner. According to the Four Point Community
Association Covenants, all pets shall be on a leash at all times when off the owner's property.
All pets must be restrained and controlled when near ponds, creeks, in open space, in parks or on
the trail system.
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9. Agricultural water user facilities
There are no existing or proposed agricultural water user facilities on the property. The Water of
the US Delineation Report in Section 10A identifies the location, extent, and characteristics of
the jurisdictional wasters of the United States located within the property. However, a correction
must be noted for Section 1.1 of this report. The USGS map shows the Spring Ditch, a perennial
stream, diverging from the Farmer's Canal as stated in the report, however this map appears to be
out of date. A review of Google Earth as well an onsite review by Barbara Vaughn,
environmental specialist, shows that Spring Ditch arises from a culvert north of Oak Street and
southeast of the Regional Park. It appears to be fed by historic drain tiles located on the property
south of where the channel starts.
The source of the Section Line ditch is the Farmer's Canal approximately 2 miles south of the
site, as originally stated in Section 1.1 of the report. Although the Farmer's Canal is an
agricultural water source, the water on site will not be used for agriculture, nor will there be any
impact to agricultural water user facilities as a result of this subdivision. Comments from the
Farmer's Canal representative regarding the proposed subdivision have been included in Section
4 Agency Letters & Responses.
10. Water and sewer
New water and wastewater infrastructure will be installed on site to serve the development's
residents. The new infrastructure will require connection to the existing City-owned water and
wastewater facilities installed as part of the Baxter Meadows Subdivision. There are existing
water and sewer mains in Ferguson Avenue, Cattail Street, Kimberwicke Street, as well as
running north-south through the site. The design these Baxter Meadows Subdivision facilities
accounted for the development of the proposed Lot 2A1, so adequate capacity already exists in
the system for the additional demands resulting from the development of Lot 2A1. The Baxter
Meadows Subdivision water and wastewater design report is provided in Section 10 C & D.
11. Stormwater management
A stormwater management plan is included in Section 10E. The system is designed to remove
solids, silt, oils, grease and other pollutants from the runoff from the private and public streets
and all lots. The lots will remain under one owner and the storm water detention facilities will
be located within easements.
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Four Points Subdivision Preliminary Plat Supplemental Information Narrative
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12. Streets, roads and alleys
The proposed subdivision requires the extension of Cattail Street approximately 2,670 feet west
of Davis Lane to Ferguson Avenue, centered along the northern property boundary of the site
(COS 2202C, Lot 2A1) and within a 90 foot wide easement. Currently, a gravel roadway exists
where Cattail Street is to be extended. Upon full construction, the Cattail Street extension will
be 48 feet wide from TBC to TBC, however the developer is only building approximately two-
thirds of southern portion of the street. The northern third of the street will be built with the
development of the adjacent land to the north. The developer will build Cattail Street from south
to north as follows: a 6' sidewalk, a 14' boulevard (5' boulevard along wetlands), 24' pavement
section from TBC to centerline (10.5' drive lane, 5' bike lane, 8' parking lane to face of curb), and
11' pavement section from centerline to the northern edge of pavement. Impacted wetlands will
be mitigated off-site.
A portion of Kimberwicke Street on the south-eastern part of the property will be extended in a
future phase approximately 743 feet east to connect with Davis Lane. Kimberwicke will be
extended to provide continuity with the existing design along the southern boundary of the site.
It will be 35 feet wide from TBC to TBC with a 6.5 foot wide boulevards and 5 foot wide
sidewalks along north side of the street. The Kimberwicke extension will impact approximately
4500 square feet wetland #1, which will be mitigated for off-site.
Ferguson Avenue will also be paved from Kimberwicke Street approximately 883 feet north to
the Cattail Street Extension. Currently, this portion of the roadway is asphalt millings. Upon full
construction, Ferguson Ave will be 48’ wide from TBC to TBC within a 90' wide easement,
however the developer is only building approximately two-thirds of the eastern portion of the
street. The western third will be built in the future. The developer will build Ferguson Ave from
east to west as follows: a 6' sidewalk, a 14' boulevard, 24' of roadway from TBC to centerline
(10.5' drive lane, 5' bike lane, 8' parking lane to face of curb), and 11' of roadway from centerline
to the western edge of pavement.
Three local streets will be constructed throughout the project to provide resident access to
Kimberwicke and Cattail Streets. There will be no direct local street access to Davis Lane from
the subdivision. The three local streets will all be 35 feet wide from TBC to TBC within a 60'
ROW and will total approximately 2885 feet of new roadway. There will be a roundabout at the
intersection of two of the local streets to aid in traffic flow and control. All local streets will also
have 6.5 foot wide boulevards and 5 foot wide sidewalks on either side of the street. All roads
are designed per Montana Public Works Standard Specification with the City of Bozeman
Modifications as well as the Montana Department of Transportation Standards.
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Four Points Subdivision Preliminary Plat Supplemental Information Narrative
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All construction activities in the area will be required to have adequate dust control and erosion
control practices based on City and MDEQ standards. Temporary erosion control will also be
provided at dead ends of streets between each phase of construction. All interior local roads will
be constructed by the developer and maintained through construction. Upon acceptance of road
improvements, these roads will be maintained by the City of Bozeman.
A Preliminary Traffic Impact Study has been prepared by Marvin & Associates for the
subdivision and is provided in Section 10H. At the present time, platting documents have not
advanced to a stage where definitive residential development numbers are available. Therefore,
exact trip generation numbers cannot be developed to determine relative traffic impacts. The
trip generation attributable to the Four Points Subdivision is estimated to be between 3,000 and
5,000 ADT. The greatest potential impacts would be at Davis Lane intersections as the highest
volumes of subdivision traffic would access Davis Lane. It is likely that mitigating measures
may be required at the intersection of Davis Lane and Baxter Lane. Additionally, left turn lanes
on Davis Lane at the intersections of Kimberwicke Street and Cattail Lane will likely be
warranted in the future. Stop control on minor streets will facilitate the operation of these
intersections at acceptable levels of service. Current conditions have been estimated, and
subsequent information will contain new traffic data, trip generation numbers, and supporting
calculations.
13. Utilities
There are existing private utilities in Cattail Street, Ferguson Avenue and Kimberwicke.
Northwestern Energy has been contacted to ensure electricity and natural gas service to the
subdivision. A copy of the preliminary plat has been sent for review and comment. In addition,
Northwestern has advised that they will work concurrently and in cooperation with other utilities
and services, including telephone, internet, and cable TV providers to provide for their
respective infrastructure in joint utility trenches. All utilities will be located underground and
per the City of Bozeman Standards.
14. Educational facilities
A letter from the Bozeman Public Schools Director of Facilities, Todd Swinehart, is included in
Section 4. This letter discusses the school system's ability to accommodate the increased
enrollment as a result of Four Points Subdivision.
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Four Points Subdivision Preliminary Plat Supplemental Information Narrative
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15. Land use
The 54.28-acre property is currently vacant land with zoning of R-3 (Residential Medium
Density) and R-4 (Residential High Density). The developer wishes to subdivide the land into 5
lots for the purpose of creating multi-family housing with an emphasis on park space and
wetlands habitat. The proposed configuration of the minor subdivision is illustrated on the
Preliminary Plat provided in Appendix 9A. Lots 1 & 2 will be developed in Phase I of the
project, with Lot 1 being open park space (5.36± net acres) and Lot 2 being R3 (2.64± net acres).
Lot 3 will be developed as R4 (2.83± net acres) in Phase II. Lot 4 (2.46± net acres) and Lot 5
(12.8± net acres) will be developed as R4 in future phases. The exact types of multi-family
housing structures is yet to be determined.
16. Parks and recreation facilities.
The required information is provided in the Park Master Plan & Parkland Dedication Summary
in Section 7A.
17. Neighborhood center plan.
The neighborhood center plan is provided in the Park Master Plan & Parkland Dedication
Summary in Section 7A.
18. Lighting plan
A lighting plan with the required information is provided in Section 10I.
19. Miscellaneous
The subdivision will not affect access to public lands nor are any health or safety hazards on or
near the subdivision.
20. Affordable housing
Currently, the City of Bozeman does not require “Workforce Housing” with land development.
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Symbol Plant Name (Scientific)Size @
Planting
Mature
Size Qty
Plant Table
Emerald Lustre Maple Acer
platenoides)
Littleleaf Linden (Tilia cordata)
Skyline Honeylocust (Gleditsia
triacanthos v. Inermis)
Colorado Spruce (Picea pungens)
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1.5-2"50-60'
1.5-2"40-50'
1.5-2"50-60'
8-10'50-60'Four Points Subdivision50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:customearthdesigns@gmail.compg 1 of 1Date: 20 July 2014Revised: Park Master Plan ConceptProject for: Bozeman, MontanaChad Rempfer, Landscape DesignerC:\Users\Chad\Desktop\Custom Earth Designs\logo\ced_logo.jpgScale 1"=40'-0"
Typical Boulevard Planting plan Scale 1"=20'-0"Date: 12 August 2014Revised: October 2014 225
CATTAIL STREETDETENTION POND #1 PLANFIGURE L1.1MADISON ENGINEERING895 TECHNOLOGY BLVD., SUTIE 203 BOZEMAN, MT 59718PHONE (406) 586-0262 FAX (406) 586-5740FOUR POINTS SUBDIVISIONSTORMWATER DETENTION POND #1BOZEMAN, MTDETENTION POND TYPICAL SECTION1" =0SCALE30'601530226
CATTAIL STREETDETENTION POND #2 PLANFIGURE L1.0MADISON ENGINEERING895 TECHNOLOGY BLVD., SUTIE 203 BOZEMAN, MT 59718PHONE (406) 586-7355 FAX (406) 586-7357FOUR POINTS SUBDIVISIONSTORMWATER DETENTION POND #2BOZEMAN, MTDETENTION POND TYPICAL SECTION1" =0SCALE50'10025100227
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FERGUSON AVENUE
CATTAIL STREETDAVIS LANESTREET AKIMBERWICKE ST.DETAIL1 ENV1.0TYPICAL CATTAIL STREET ROADWAY SECTIONPLANWATERS OF THE U.S.1" =0SCALE100'20050100WETLAND IMPACTSWATERS OF THE U.S. IMPACTSSHEETMADISON ENGINEERING
895 TECHNOLOGY BLVD, SUITE 203
BOZEMAN, MT 59718
(406) 586-0262 (406) 586-5740 FAXOFFOUR POINTSWETLANDSFOUR POINTS - MAJOR SUBDIVISION
WATERS OF THE U.S. IMPACTS
BOZEMAN, MTENV1.0238
MARVIN & ASSOCIATES 1300 N. Transtech Way Billings, MT 59102
Mailing Address: P.O. Box 80785 Billings, MT 59108-0785 Phone: 406-655-4550 FAX: 406-655-4991
Email: bobm@marvinassociates.com
Chris Budeski, P.E.
Madison Engineering
895 Technology Blvd.
Bozeman, MT 59718
July 15, 2014
Re: Four Points Minor Subdivision
Preliminary TIS
Please allow this letter to serve as a preliminary Traffic Impact Study (TIS) for the above noted development. The Four Point Minor Subdivision lies within the
Baxter Meadows Subdivision, which was originally planned in the 1990s.
Numerous traffic impact studies and TIS updates have been completed for
subsequent subdivision phases of the subdivision’s master plan. At the present
time, all of the land within Four Points Subdivision is vacant. However, apartments are currently under construction south of Kimberwicke Street, east of
Vaquero Drive and developers are currently in the process of platting an update
to Baxter Meadows Phase 2 property south of Kimberwicke Street, between
Caballo Avenue and Davis Lane.
At the present time, platting documents have not advanced to a stage where
definitive residential development numbers are available. Therefore, exact trip
generation numbers can’t be developed to determine relative traffic impacts.
When exact development numbers are available in the coming weeks, a final TIS
will be completed.
Four Point Subdivision is located in the northeast corner of the Baxter Meadows
Subdivision and would access Davis Lane to the east, via Cattail Lane and
Kimberwicke; Ferguson Avenue to the west; an extension of Cattail Lane to the
North; and Ferguson Avenue and Vaquero Parkway to the North. Current City of Bozeman Traffic Impact Study standards require that all major intersections
within a one half mile distance of the subdivision be assessed for potential
impacts. Thus, intersections that could have potential impacts would be the
intersections of Baxter Lane and Davis Lane, Ferguson Avenue and Baxter Lane,
Cattail Lane and Davis Lane, as well as Kimberwicke Street and Davis Lane.
Existing Conditions
The current average daily traffic (ADT) volumes on potentially impacted streets
are:
Davis Lane – North of Baxter Lane = 4,350 South of Baxter Lane = 4,300 Baxter Lane – West of Davis Lane = 4,000 East of Davis Lane =4,350
Ferguson Avenue = 600
The intersection of Baxter Lane and Davis Lane was recently converted from
two-way stop control to four-way stop control based upon the TIS for the Baxter
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MARVIN & ASSOCIATES 1300 N. Transtech Way Billings, MT 59102
Mailing Address: P.O. Box 80785 Billings, MT 59108-0785 Phone: 406-655-4550 FAX: 406-655-4991
Email: bobm@marvinassociates.com
Meadows Phase 4 subdivision. The intersection of Ferguson Avenue and Baxter Lane is a three legged, single lane roundabout that can accommodate
substantially more traffic than currently exists.
Trip Generation
Trip generation attributable to the Four Point Subdivision is estimated to be between 3,000 and 5,000 ADT based upon the total land area and variable
density levels that could be developed
Trip Distribution
Distribution of trips would be approximately 30% of the trips to and from the north, 25% to and from the south, 25% to and from the east, and 20% to and
from the west.
Traffic Assignment
The highest volumes of subdivision traffic would access Davis Lane and thus, the highest potential for impacts would be at Davis Lane intersections.
Conclusions
Given the moderate to high magnitude of trip generation potential associated with
this subdivision and potential for impacts on Davis Lane, it is likely that some mitigating measures may be required at the intersection of Davis Lane and
Baxter Lane. Since the intersections of Kimberwicke Street and Cattail Lane with
Davis Lane will be primary accesses to the subdivision, it is speculated that stop
control on the minor streets will allow those intersections to operate at acceptable
levels of service. However, left-turn lanes on Davis Lane at both intersections would likely be warranted.
Current conditions have been estimated and no other definitive calculations have
been performed for the preliminary TIS. Subsequent information will contain new traffic data, trip generation numbers, and supporting calculations. If there are any clarifications or information required at this time, feel free to contact me.
Sincerely,
Robert R. Marvin, P.E., P.T.O.E.
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_______________________________________________________________________________________________________
July 22, 2014
Brianna Baker, EI
Madison Engineering, Inc.
895 Technology Blvd, STE 203 Bozeman, Montana 59718
Via email: brianna@mad-eng.com
Subject: Proposed Four Points Subdivision Phase 1 & 2
Tract 2A1 of COS 2202C, N ½ of the SE ¼ of Section 34,
Township 01 South, Range 05 East, P.M.M.
Dear Ms. Baker,
Referencing your letter sent July 15th, 2014 concerning the evaluation of the subject development.
We would expect that the developed area for Lots 2 & 3 (comprising 5.47 acres total) could produce 35 multi-family units and would generate the following students:
Pre-K-5 8 Students
6-8 4 Students
9-12 6 Students
This does not include the development of Lot 1 (comprised of 5.36 acres) which is being set aside as open
park space.
As of this date, the proposed development will be in the Meadowlark Elementary School, Chief Joseph
Middle School and Bozeman High School attendance areas. Population growth and demographic shifts in
the future may necessitate boundary realignments to existing schools which could modify the designated attending schools. Similarly, if a designated school attendance area’s student population exceeds the
school’s capacity; attendance at an alternate school may be required.
Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual
homes are developed to provide a Safe Route to School pathway for students to safely traverse the developed and existing roadways.
Our existing bus system can accommodate the estimated number of additional students. Please let us know if there are any changes to the proposed development as this could modify the above student projections.
Sincerely,
_________________________ Todd Swinehart, PE
cc: Steve Johnson, Deputy Superintendent of Operations – Bozeman Public Schools Vance Ruff, Transportation Coordinator – Bozeman Public Schools
Todd Swinehart, PE
Director of Facilities
(406) 522-6009 todd.swinehart@bsd7.org
Bozeman Public Schools
404 West Main, PO Box 520
Bozeman, MT 59771-0520 www.bsd7.org
254
Dear Ms. Baker;
Thank you for the ability to comment on the proposed Four Points minor subdivision.
The subdivision is located near existing development, but may host deer, foxes, raptors,
pheasants, and other birds. We applaud the interest in keeping existing wetlands and open
space, and encourage developers to retain existing vegetation undisturbed as much as
possible. If present on the sites, mature cottonwoods should be retained for raptor perching and
nesting.
Based on the materials you have provided, our principle concern for impacts to fish at this time
is generic to this type of development and its potential to harm local waterways. In general you
should plan to avoid any activity (road building and associated infrastructure, building
construction, utility placement) near surface waters that might destabilize existing channel
configurations. You will want to avoid disturbing riparian or wetland vegetation. And you will
want to avoid situations that might deliver pollutants to surface waters as can happen for
example when paved surfaces concentrate oil or other petroleum products that can be washed
into channels by rain or snowmelt. Drainage within the development is a critical consideration to
avoid increasing sediment or other contaminants that might be delivered to local waterways.
Julie Cunningham
FWP Wildlife Biologist
406-994-6341
juliecunningham@mt.gov
Michael W. Vaughn
FWP Fisheries Biologist
406-994-6938
mvaughn@mt.gov
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Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
BAXTER MEADOWS SUBDIVISION
PHASE I
BOZEMAN ELEMENTARY DISTRICT NO 7
404 W MAIN ST
BOZEMAN, MT 59715-4579
CERTIFIED MAIL
NE1/4 & E1/2 E1/2 NW 1/4 SECTION 34
T01S R05E
GEORGE E WESTLAKE
15008 SE GRAHAM RD
VANCOUVER, WA 98683-8541
CERTIFIED MAIL
CATTAIL CREEK SUBDIVISION PHASE
2A & 2B
BLOCK 11 LOT 4
JASON W ROYLANCE
125 LAKE CREEK RD
SALMON, ID 83467-5136
BLOCK 11 LOT 5
ELAINE S LOCATI
20 CLOVER VIEW DR
HELENA, MT 59601-0251
CERTIFIED MAIL
S1/2 N1/2 E1/2 NW 1/4 SW1/4 SECTION 35
T01S R05E
RONALD AAFEDT
PO BOX 375
HARDIN, MT 59034-0375
CERTIFIED MAIL
S1/2 NW 1/4 SW1/4 SECTION 35 T01S R05E
LARRY D KIRKPATRICK & KAREN LANZ
6496 DAVIS LN
BOZEMAN, MT 59718-8863
CERTIFIED MAIL
TRACT IN W1/2 SW 1/4 SECTION 35 T01S
R05E
PURINTON & CO INC
PO BOX 20777
BILLINGS, MT 59104-0777
BAXTER MEADOWS SUBDIVISION
PHASE 2B
BAXTER MEADOWS APARTMENTS LLC
9980 S 300 W STE 310
SANDY, UT 84070-3654
CERTIFIED MAIL
BAXTER MEADOWS PHASE 2C & 2D
RECORD OWNER
WBC LP
PO BOX 11060
BOZEMAN, MT 59719-1060
CERTIFIED MAIL
BLOCK 10 LOT 1
CHRISTOPHER D & JENNAE C LIBERTY
2490 LASSO AVE
BOZEMAN, MT 59718-8039
CERTIFIED MAIL
BLOCK 10 LOT 2
MICHAEL W & KATHRYN J
HETHERINGTON
2472 LASSO AVE
BOZEMAN, MT 59718-8039
BLOCK 10 LOT 3
DONALD W OLSSON
PO BOX 10025
BOZEMAN, MT 59719-0025
260
Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
BLOCK 10 LOT 7
SETH J & LISA C HEDGE
2493 FERGUSON AVE
BOZEMAN, MT 59718-8052
CERTIFIED MAIL
BLOCK 10 LOT 8
JUSTIN ROBERT PRIGGE
2479 FERGUSON AVE
BOZEMAN, MT 59718-8052
BLOCK 10 LOT 9
CHAD A ERIKSSON
2451 FERGUSON AVE
BOZEMAN, MT 59718-8052
BAXTER MEADOWS SUBDIVISION
PHASE 6
BLOCK 14 LOT 5
DALLAS FINANCIAL LLC
2504 W MAIN ST STE I PMB 140
BOZEMAN, MT 59718-3966
CERTIFIED MAIL
BLOCK 15 LOT 1
JACOB J NELSON
1045 REEVES RD STE E
BOZEMAN, MT 59718-7701
CERTIFIED MAIL
BLOCK 15 LOT 2
CHRISTINE L KOCH
2488 FERGUSON AVE
BOZEMAN, MT 59718-8052
BLOCK 15 LOT 3
MICHAEL V & JORDAN MICHAEL
PRESTER
3696 BATCHWEAVE RD
BELGRADE, MT 59714-8668
BLOCK 15 LOT 4
WYATT A HICKS
2454 FERGUSON AVE
BOZEMAN, MT 59718-8052
BLOCK 15 LOT 5
CHERYL J ECKYL
2442 FERGUSON AVE
BOZEMAN, MT 59718
BLOCK 15 LOT 11
S & P FINANCIAL LLC
2504 W MAIN ST STE I PMB 140
BOZEMAN, MT 59718-3966
CERTIFIED MAIL
BLOCK 15 LOT 12
MICHAEL T VIVIAN & REGINA A
CAROLAN
2487 MILKHOUSE AVE
BOZEMAN, MT 59718
BLOCK 15 LOT 13
MITCHELL KANE URDAHL
2479 MILKHOUSE AVE
BOZEMAN, MT 59718-7355
BLOCK 15 LOT 14
SHANA SKRADSKI
2465 MILKHOUSE AVE
BOZEMAN, MT 59718-7355
BLOCK 15 LOT 15
RONALD S & SHANEY B EVANS
2451 MILKHOUSE AVE
BOZEMAN, MT 59718
261
Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
BLOCK 16 LOT 1
LELAND, PAULA & CORRIE KRUGERUD
1541 SEYMOUR LAKE RD
WISE RIVER, MT 59762
CERTIFIED MAIL
BLOCK 16 LOT 2
TRAVIS & TERESA VERGE
3874 KIMBERWICKE ST
BOZEMAN, MT 59718
CERTIFIED MAIL
BLOCK 16 LOT 3
JOE OWENS
3858 KIMBERWICKE ST
BOZEMAN, MT 59718-5702
CERTIFIED MAIL
BLOCK 16 LOT 4
COLLIN ALLEN McCULLOUGH
3834 KIMBERWICKE ST
BOZEMAN, MT 59718-5702
CERTIFIED MAIL
BLOCK 16 LOT 5
TRENTON J & ALISA LISTER
3814 KIMBERWICKE ST
BOZEMAN, MT 59718
CERTIFIED MAIL
BLOCK 16 LOT 6
JERRY L & CONNIE L & AMANDA J
OLSON
320 ERICKSON GATE
LEE, IL 60530-9727
BLOCK 16 LOT 7
HILLARY A SMITH
2477 GALLATIN GREEN BLVD
BOZEMAN, MT 59718-7379
BLOCK 16 LOT 8
CODY & MONIQUE WENZEL
2467 GALLATIN GREEN BOULEVARD
BOZEMAN, MT 59718
BLOCK 16 LOT 9
BRIAN & KERI THORPE
2459 GALLATIN GREEN BOULEVARD
BOZEMAN, MT 59718
BLOCK 16 LOT 18
PAMELA SUSAN HEPOLA
50 E RIVERCREST DR
HOUSTON, TX 77042-2501
BLOCK 16 LOT 19
MATTHEW WIELAND
2482 MILKHOUSE AVE
BOZEMAN, MT 59718-7355
BLOCK 16 LOT 20
TREVOR SMITH
82 MAKENNA CT
BOZEMAN, MT 59718-6639
BLOCK 16 LOT 23
MICHAEL STEVEN BARRETT
2448 MILKHOUSE LANE
BOZEMAN, MT 59718
CATTAIL CREEK SUBDIVISION PHASE
2A BLOCK 10 LOT 1
WHISPERING PINES CONDOS:
RECORD OWNER
WARBLER DEVELOPMENT LLC
PO BOX 10968
BOZEMAN, MT 59719
CERTIFIED MAIL
262
Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
UNIT #1
JESSICA SORENSON
2920 4TH AVE S
GREAT FALLS, MT 59405-3139
CERTIFIED MAIL
UNIT #2
NB RENTAL LLC
449 12TH AVE SW
SIDNEY, MT 59270
CERTIFIED MAIL
UNIT #3
STERLING TRUST COMPANY CUSTODIAN
6800 PATTERSON RD
BOZEMAN, MT 59715-7827
CERTIFIED MAIL
UNIT #3
KIMBERLY MEYER
6800 PATTERSON RD
BOZEMAN, MT 59715-7827
CERTIFIED MAIL
UNIT #3
JEFFERY MEYER
6800 PATTERSON RD
BOZEMAN, MT 59715-7827
CERTIFIED MAIL
UNIT #4
WILLIAM D & TAMARA K VANDENBOS
453 FRANCES HEIGHTS RD
VALIER, MT 59486
CERTIFIED MAIL
UNIT #5
LEIF E & SHARON S CHRISTIANSEN
43 NAFTZINGERTOWN RD
MOHRSVILLE, PA 19541-9782
CERTIFIED MAIL
UNIT #6
CHRISTOPHER HAYDEN
2663 TYPHA CT, UNIT 6
BOZEMAN, MT 59718
CERTIFIED MAIL
UNIT #7
MICHELE L SNOWBERGER
PO BOX 1295
BELGRADE, MT 59714-1295
CERTIFIED MAIL
UNIT #8
CHARLES SENNER, INC.
3003 ARBUCKLE LN
SPRING HILL, TN 37174-5211
CERTIFIED MAIL
UNIT #9
RUTH NOEMI ROSALES GARCIA
3333 TURTLE CREEK DR APT 324
PORT ARTHUR, TX 77642-8088
CERTIFIED MAIL
UNIT #10
LOGAN J & KRISTEN R SCHELVAN
2621 TYPHA CT, UNIT 10
BOZEMAN, MT 59718-7173
CERTIFIED MAIL
UNIT #11
TIMOTHY B ARMFIELD
2621 TYPHA CT, UNIT 11
BOZEMAN, MT 59718-7173
CERTIFIED MAIL
UNIT #12
JAMES & AZURE TARPEY
281 SADDLE PEAK CIR
BOZEMAN, MT 59715-8440
CERTIFIED MAIL
263
Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
UNIT #13
BRIAN KILBURN
2608 TYPHA CT, UNIT 13
BOZEMAN, MT 59718-7179
CERTIFIED MAIL
UNITS #14 & #15
GARRETT & EMILY KRUSHEFSKI
3209 LILY DR
BOZEMAN, MT 59718-6089
CERTIFIED MAIL
UNIT #16
FRAISER DANFORTH OPEL
2420 NW QUIMBY ST, APT 10
PORTLAND, OR 97210-2661
CERTIFIED MAIL
UNIT #16
GORDON LEE OPEL
2420 NW QUIMBY ST APT 10
PORTLAND, OR 97210-2661
CERTIFIED MAIL
UNIT #17
JULIA B. ROBERTS
2642 TYPHA CT, UNIT 17
BOZEMAN, MT 59718-7180
CERTIFIED MAIL
UNIT #18
DANIEL & DAWN MILLER
638 McCOY RD
BELT, MT 59412
CERTIFIED MAIL
UNIT #19
ERICA N & GWENETTE L PERRY
2642 TYPHA CT, UNIT 19
BOZEMAN, MT 59718-7180
CERTIFIED MAIL
UNIT #20
JEFFERY D & NANCY E BINGMAN
PO BOX 160003
BIG SKY, MT 59716-0003
CERTIFIED MAIL
UNIT #21
CHARLES JOHN TURNER
4040 S MOUNTAIN VIEW RD
MOLT, MT 59057-2157
CERTIFIED MAIL
UNIT #22
LAVERNE SORENSON
2694 TYPHA CT, UNIT 22
BOZEMAN, MT 59718-7181
CERTIFIED MAIL
UNIT #23
JACKIE A KASTELITZ
2694 TYPHA CT, UNIT 23
BOZEMAN, MT 59718-7181
CERTIFIED MAIL
UNIT #24
LINDA & JAMES CLARK
PO BOX 524
BOZEMAN, MT 59771
CERTIFIED MAIL
264
Four Points Subdivision
COS 2202C Lot 2AI Adjoiner's List
July 21, 2014
CATTAIL CREEK SUBDIVISION PHASE
2A & 2B
CORNERSTONE CONDOMINIUMS:
EVERT WIERDA & JAMES WIERDA
13707 CAMP CREEK ROAD
MANHATTAN, MT 59741
UNIT #2714A
BRENT R & CALLAN M NAGY
2714 FEN WAY APT A
BOZEMAN, MT 59718
UNIT #2714B
TENEEA HYAMS
26 N PLUM CREST CIRCLE
SPRING, TX 77382
UNIT #2714C
KATHRYN A BUSHNELL & JENNIFER
FLINT
2714 FEN WAY APT C
BOZEMAN, MT 59718
UNIT #2728A
CHRISTIAN GURLEY
2728 FEN WAY AVE, APT A
BOZEMAN, MT 59718
UNIT #2728B
STEPHEN PATRICK YOUNG
2728 FEN WAY APT B
BOZEMAN, MT 59718
UNIT #2728C
ANNE WANGSGARD & CRAIG GAGNE
65 DRIFTER DRIVE
BOZEMAN, MT 59718
UNIT #2728D
SEAN F & ELIZABETH A SMITH
13 WITHERSPOON ST
WHITE HOUSE STATION, NJ 08889
265
266
Piezometer
Well Ground Elevation 02.15.14 04.01.14 04.08.14 04.26.14 05.09.14 05.21.14 06.24.14 Average
#1 4694.44 6.75 5.32 5.68 6.07 4.37 4.35 4.75 5.33
#2 4695.18 6.50 4.33 4.72 5.05 5.13 5.16 5.33 5.17
#3 4694.36 5.50 1.33 1.82 2.30 2.21 2.26 2.55 2.57
#4 4698.12 6.00 3.74 4.39 4.79 4.85 4.67 4.74 4.74
#5 4699.24 5.50 3.76 4.12 4.51 4.44 4.42 4.55 4.47
#6 4698.7 5.50 3.97 4.28 4.28 4.38 4.38 4.33 4.45
#7 4694.62 5.75 2.16 2.53 2.78 2.71 2.72 2.88 3.08
#8 4700.7 6.25 5.90 6.23 5.28 5.81 5.48 4.82 5.68
#9 4697.68 6.00 3.58 4.10 3.75 4.10 4.08 3.84 4.21
#10 4692.52 6.00 2.39 2.87 3.07 3.02 3.13 3.29 3.40
#11 4696.41 5.50 3.96 4.65 4.50 4.50 4.59 4.55 4.61
#12 4697.98 6.50 4.73 5.17 4.97 5.04 5.05 5.19 5.24
#13 4699.33 6.25 4.74 5.26 4.88 4.99 4.99 5.03 5.16
#14 4702.27 7.00 5.48 5.71 5.46 5.78 5.70 5.66 5.83
#15 4701.13 4.00 2.03 2.48 2.93 2.94 3.12 3.19 2.96
Four Points Major Subdivision Groundwater Depths
Depth Below Ground Elevation
267