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Home My WebLink About22 REVISED The LakesPage 1 of 12 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Plan Date: City Commission review meeting December 8, 2014 Project Description: A Concept Planned Unit Development application for a multi-phase residential development located on 65 acres south of Durston Road, east and west of an extension of Laurel Parkway. Project Location: Tract 1 of COS 1005B and Tract 2A of COS 1005C located in the NW ¼ of Section 10 and the NE1/4 of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Recommendation: That the City Commission review and provide comments on the PUD Concept and Subdivision Pre-application plans. Report Date: Tuesday, December 02, 2014 Project Summary Property owner/applicant the Lakes at Valley West, LLC with representatives Intrinsik Architecture and Morrison-Maierle, Inc. has submitted a Concept Planned Unit Development (PUD) and Subdivision pre-application to the City proposing a Major Planned Unit Development Modification to the overall Valley West Planned Unit Development. The area proposed for modification is west of Bronken Park and the Baxter Creek Natural Area, both City Parks. The property is zoned R-1 (Residential Single Household Low Density District). A pocket neighborhood concept is proposed with access from city standard public streets and a modified alley design. Small lot single household, two and three household townhomes are proposed. The project has been reviewed by the Development Review Committee, the Design Review Board, the Wetlands Review Board, the Recreation and Parks Advisory Board Subdivision Committee and the Planning Board. A summary of comments from those advisory boards is included in Section 3. A more detailed project background can be found in Section 2 and within the application. TABLE OF CONTENTS SECTION 1 - MAP SERIES .................................................................................................... 2 SECTION 2 - PROJECT BACKGROUND ............................................................................. 5 SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS ...................................... 7 SECTION 4 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 7 SECTION 5 - STAFF COMMENTS AND ANALYSIS ......................................................... 8 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 12 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF ............................ 12 371 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 2 of 12 SECTION 1 - MAP SERIES 372 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 3 of 12 Neighborhood Plan Conceptual Phase 1 Block Layout 373 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 4 of 12 Phasing Plan Trails and Landscaping 374 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 5 of 12 SECTION 2 - PROJECT BACKGROUND The Lakes at Valley West Planned Unit Development concept plan and subdivision is a proposed plan to extend the Valley West development that exists east of Cottonwood Road onto property due west of Bronken Park and the Baxter Creek Natural Area. This property has been physically altered over time to accommodate two lakes and adjacent wetlands that were required as wetland mitigation area for the phases of Valley West east of Cottonwood Road. This area has always been a planned phase of Valley West, but the approved PUD design has changed over time. This latest proposal requests a modified design that eliminates a commercial element and City standard typical street connectivity and proposes a small lot single household and two to three household townhome pocket neighborhood design with alternative access via a modified alley design. The new layout reduces the amount of parkland area with street frontage and provides, in lieu, a combination of parkland and public access open space with less street frontage. The development has the potential for eight phases of residential development. A subdivision of the property is proposed with two initial phases of 37 single household lots, one residential multi-household lot and 19 townhouse lots with common open spaces, streets, modified alleys and parkland. 375 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 6 of 12 376 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 7 of 12 SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS The Development Review Committee reviewed the application on October, 1, 8, and 15, 2014. Staff comments are summarized in Section 5. The Recreation and Parks Advisory Board Subdivision Committee reviewed the application on October 17, 2014 and was supportive of the proposed combination of open space and City parkland around the lakes. The Board noted there was extensive pedestrian public access throughout common areas and the parkland in the proposal. The Board recommended the addition of a north/south trail connection along the west end of Bronken Park to provide additional pedestrian access to the north in lieu of an additional street between Westmoreland Drive and Cottonwood Road. A summary comment memo is attached to this report. The Design Review Board reviewed the application on October 22, 2014 and was generally supportive of the design and with the staff comments provided in this report. See the minutes from the meeting that are attached to this report for detail on the issues discussed. The Wetland Review Board reviewed the application on October 22, 2014 and focused their reviewed on the proposed setbacks from the Lakes and the Baxter Creek Natural Area/Baxter Creek and Aajker Creek. Generally a minimum of fifty feet of setback is provided from all Lakes, wetlands, and watercourses. There is an area where the fifty foot buffer extends onto lots and into the rear yard setback area. Eight lots along the north side of the West Lake have this condition. The Board recommended additional landscape plantings along the south side of those lots to contain runoff from fertilizers and chemical uses on those lots. Overall, the Board was supportive of the project and supported the proposed setbacks from natural features. The Planning Board reviewed the application on November 18, 2014. The Board was supportive of testing a new type of development paradigm with small lots for single household development and alternative access. Concerns presented at the meeting were primarily related to the viability of the modified alley design: emergency vehicle access, parking, parking enforcement, snow storage, and how it would function during the winter season. The video from the meeting can be accessed here: http://www.avcaptureall.com/Sessions.aspx#session.71c2e967-2ef8-4057-a4b1- b62ce4c2404e The City Commission is scheduled to review the project on December 8, 2014. SECTION 4 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES Planned Unit Development Relaxations are requested with this application. The applicant has identified potential relaxations to the following standards: 1. Authorize uses - to allow a mix of unit types and uses not allowed in the R-1 zoning district; 2. Lot coverage - to allow lot coverage up to 70%; 3. Lot area and width - to allow lots for single household detached units as small as 3500 square feet and to allow widths as narrow as 25 feet; 4. Yards - decreased setbacks for dwellings and garages larger than 600 square feet that encroach into the rear yard setback. 5. Blocks - to exceed block length and connectivity due to existing natural features and areas; 377 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 8 of 12 6. Alleys - to modify the City’s alley section to a woonerf design; 7. Intersection design - to allow a modification to the City’s intersection design standards to allow a shorter leg to the intersection. Modified Alley Design SECTION 5 - STAFF COMMENTS AND ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. The purpose of the Concept PUD and Subdivision Pre- application review is for a discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for consideration. Phasing: Due to the number and extent of proposed PUD relaxations proposed, staff recommends that the PUD only be applied to Phases 1 and 2 in order to test the viability of the concept without giving an entitlement to the entire property. This would allow maximum flexibility in the future to continue the pocket neighborhood concept or modify the design. Phase 1 and Phase 2 as proposed could stand alone as designed. Park land and Open Space: The application proposes a combination of dedicated City Parkland and Property Owner’s Association owned Open Space with public access. Both the City Parkland and Open Space will be maintained by the Property Owner’s Association. The dedicated parkland requires street frontage. The Plan generally provides more than the minimum 50% required, but does not have 100% street frontage due to the constraints of the Baxter Creek Natural Area. Staff recommends additional connectivity with proposed Circle X to the south to connect to the future phases of the Norton East Ranch subdivision. The Norton East Ranch project proposes additional parkland along the Baxter Creek Water Course corridor. Uses: The project is proposed as small and micro lot single household with two and three household townhomes. One multi-household lot is shown. All uses proposed are typically 378 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 9 of 12 not permitted uses with R-1 low density zoning designation. As a concept, staff is generally supportive of the uses with the required corresponding design guidelines that will direct the development without conflicts at the design and building permit stages. Staff strongly recommends clear and distinct design guidelines that will respond to the constraints of small lot development. Performance Points: With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. Points can be met using any combination of on- site and off-site open space or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. The concept plan does not provide an inventory or discussion of how the PUD performance requirements are met on the site. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines for all phased PUD’s. Such information may include, but is not limited to, the following: a. A description of submittal requirements and review procedures for the approval of preliminary and final plans submitted in accordance with the master plan and development guidelines (to be developed with the assistance of staff); b. A description of the coordination with any other applicable review procedures, e.g., subdivision review; c. A complete list of proposed or potential land uses; d. Sign guidelines: type, location, design, illumination, size and height; e. Perimeter buffering guidelines with specific regard to adjoining land uses; f. Landscaping guidelines, including a description of the landscaping theme in relation to the streetscape, the buildings on site, and any proposed signage, open space treatment, parking and circulation areas, display areas and screening; g. Design guidelines for outdoor storage and/or display; h. Protective covenants which may include requirements, property owners' association provisions, provisions for maintenance, etc.; i. Parking: guidelines for design, provision for shared facilities, circulation between lots, coordination with sidewalk system, and service areas; j. Dimensional requirements: building heights, setbacks (interior and perimeter), open space, etc.; k. Lighting; l. Architectural guidelines; m. Provisions for utilities, communications and refuse; n. Guidelines for noise, emissions, glare, hazardous materials, etc.; and o. Improvements schedule. 379 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 10 of 12 Due to the proposed small lot development, staff recommends that the proposed modification to the code not be developed through individual relaxations but, that the formal application proposes a code to be overlaid on the PUD that would be more specific and comprehensive than individual relaxations. Staff envisions an approach that would include building envelopes and clear allowed zoning envelopes for all lots that would clearly and concisely address setbacks, height, bulk, mass, scale, allowed encroachments, sheds, ADU’s, accessory structures, carports, parking, and landscaping. Pedestrian and Bicycle Circulation: A hierarchy of types of ped bike circulation is provided and connections are available both in the north/south and east/west orientations. Consideration should be given to how to keep vehicles from parking on the pedestrian facilities in the modified alleys and the timing of improvements in the common open spaces and how to provide a connection from individual dwellings to the open space walks before the dwellings are constructed. All pedestrian walkways outside of water course and wetland setbacks shall be concrete facilities to allow year-round maintenance and use. Pedestrian right-of-way used to meet block length standards must be at least 30 feet wide or the adjacent lots must provide 15 foot yards adjacent to the right of way. Pedestrian right-of-way surfacing for block length is required to be concrete. The north/south trail along Aajker Creek is recommended to be a ten foot asphalt pathway consistent with design precedent set with the Norton East Ranch Phase 3 Subdivision. Automobile Connections: A hierarchy of vehicular connections is provided in the subdivision. Laurel Parkway is proposed as an extension of the existing sections in Laurel Glen and the Norton East Ranch Subdivision. This should be built to a collector section with medians, center turn lanes and on street parking. The modified alley design is generally supported by staff, but any dead ends within the design should be eliminated. All alley sections and lot access shall be accessible from two directions. Staff has general concerns about the viability of Alley A and B and does not recommend that the PUD entitlement extend to those portions of the development until the design is tested in Phases one and two. Alley B is recommended to be constructed as a standard City local street that would extend from Westgate Avenue east across Laurel Parkway to Circle X and then be extended southward onto the Norton Ranch property. Landscaping: The concept plans shows a mixture of trees, turf, plaza landscaping areas, and stormwater areas. The majority of the landscaping will be designed into a Parks and Open Space Master Plan for Commission approval following a recommendation by the Recreation and Parks Advisory Board. Staff recommends special attention be given to the concept of buffers and how to separate residences from the open spaces with a defined boundary. Fences also are noted for special attention within the design guidelines and landscape plans. Installation by the developer of vegetative ground cover, boulevard trees, and an irrigation system in the public right-of-way boulevard strips along all external perimeter development streets and adjacent to public parks or other open space areas is required with any final plat application. Landscaping shall be installed prior to the final plat or financially guaranteed. Lighting: A hierarchy of lighting types is recommended to direct pedestrians in the evening hours. A security lighting plan should be developed to provide an adequate level of light after dark without lighting the entire development. LED lighting is highly recommended in all areas. 380 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 11 of 12 Building Design: Variety in architectural design is encouraged. The development guidelines shall include a vocabulary of acceptable materials, treatment and use of materials, patterns, fenestration, scale and directional expression. The design guidelines should have a thorough discussion on double fronted lots and the expectations for how those dwellings address the street. The development guidelines are recommended to include many various visual examples of intended outcomes and options to achieve the overall design vision. Engineering: 1. Typical sections for the streets and should be provided with the preliminary plat application. 2. A traffic impact analysis will be required for the project. 3. The preliminary plat application should include a preliminary stormwater plan. 4. No direct access from will be allowed onto Durston from the lots fronting on them. 5. Road geometry should meet the criteria in the COB design standards unless a deviation can be justified. 6. Any alleys that contain public utilities (water and/or sewer) must have a minimum of 30’ wide right of way, and cannot contain any other utilities i.e. gas, electric, ect. 7. The sidewalk on Durston must be 6’ wide and 6” thick. 8. All street and alley intersections should meet the spacing criteria in section 38.24.090.D unless a deviation can be justified. The information required by 38.24.090.H must be submitted to support any spacing deviation request. 9. The property owners will be responsible for a sewer surcharge for financing the costs of operation and maintenance of the sewage lift station. 10. Water rights will be due with the subdivision. 11. Any dead end street created by phasing that is over 1 lot deep will need to have a temporary cul-de-sac installed on the end. 12. Durston is classified as a minor arterial and requires a dedication of 50’ of right of way rather than the 45’ shown in the typical sections. 13. Project phasing shall be clearly defined in the preliminary plat submittal including installation of infrastructure. The water mains for all phases will need to be looped. 14. The south half of Durston will need to be constructed to a minor arterial standard (mirroring the north half) along the entire frontage of the subdivision. This will need to include tapers meeting AASHTO standards to transition back to the existing roadway width on the east and west. 15. All of the criteria in 38.39.030.D will need to be met to allow for concurrent construction. 16. In the woonerf and alley sections, all required clear distances between the City utilities and right of way lines, gutters, trees, and other utilities will need to be maintained. As currently shown, they don’t appear to be meeting the requirement. 17. Although no detail is provided as to future density, it appears to be problematic that such a large area on the south side of the development is only provided access from a single alley, and unlike the woonerf blocks, not surrounded by City streets. 381 Z14266 and P14044, Staff Report for The Lakes at Valley West Concept Planned Unit Development (PUD) and Subdivision Pre-application Page 12 of 12 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single Household Low Density District). The intent of the R-1 residential single-household low density district is to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Residential.” The “Residential” classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. 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 advances 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 - OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: The Lakes at Valley West, LLC, Greg Stratton, 2880 Technology Boulevard W, Bozeman, MT 59718 Representative: Intrinsik Architecture 111 North Tracy Avenue Bozeman, MT 59715 Morrison Maierle, Inc. 2880 Technology Boulevard W, Bozeman, MT 59718 Report By: Brian Krueger, Development Review Manager 382 383 384 This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 1 of 7 MINUTES DESIGN REVIEW BOARD UPSTAIRS CONFERENCE ROOM, ALFRED STIFF PROFESSIONAL BUILDING, 20 EAST OLIVE STREET WEDNESDAY, OCTOBER 22, 2014 5:30 P.M. :00 ITEM 1. CALL TO ORDER Board Members: Michael Pentecost, Chair Bill Rea Mel Howe Mark Hufstetler Less Racow Staff: Brian Krueger, Planner Chris Mehl, Commission Liaison Members of Public Susan Riggs, Intrinsik Architecture Rob Pertzborn, Intrinsik Architecture Jim Killday, The Lakes at Valley West LLC Gregg Stratton, The Lakes at Valley West, LLC skipped ITEM 2. PUBLIC COMMENT • Limited to any public matter, within the jurisdiction of the Development Review Committee, not on this agenda. • Three minute time limit per speaker. Individual items will have a public comment period at the end of Committee discussion. :40 sec ITEM 3. MINUTES OF SEPTEMBER 24, 2014 Mr. Rea requested it be noted, for the record, that they were a great set of minutes. Nicely done. No revisions. Well done. Motion to approve minutes and seconded. Motion passes unanimously. Minutes approved. 1:11 min ITEM 4. PROJECT REVIEW 1. Lakes at Valley West Concept Planned Unit Development (PUD) Application Z14266 (Krueger) South of Durston Road, West of Bronken Park A Concept PUD Application for the proposed development of 64.9 acres into a multi-phase residential development with parkland and common open space, with a proposed first and second phase of 19.8 acres to include 37 single-household lots, 1 multi-household lot, and 19 townhouse lots with PUD approval. Relaxations are proposed to multiple zoning standards. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 2 of 7 2. Lakes at Valley West Subdivision Preapplication Application P14044 (Krueger) South of Durston Road, West of Bronken Park A Subdivision Preapplication Plan Application for the proposed subdivision of 64.9 acres into two initial phases of 19.8 acres that will include 37 single-household lots, 1 multi- household lot, and 19 townhouse lots with associated streets, parkland, and common open space concurrent with a Planned Unit Development. Planner Krueger presented his staff report to Board members, stating this is a mandatory, required guidance step to provide comments, questions, and/or thoughts to aid in submitting a formal application. Staff is gathering comments at this time from various boards. The Design Review Committee, Wetland Review Board and Recreation & Parks Advisory Board have all looked at this project. This is a significant project requesting non-traditional standards. It will go before the City Commission in early December. Many of the standards seen in the current City code were begun in the original Valley West Subdivision in the early 2000’s to test designs. It is zoned R-1, but they are proposing relaxations to that zoning. The DRC has been generally supportive of most concepts. Staff believes that this project will change what is possible in Bozeman, much like the original Valley West subdivision did in 2002, with smaller structures, smaller alleys, smaller development. Staff will recommend to the City Commission phase the PUD and approve the design, and not issue a blanket PUD over the development. If the phases prove successful, they will extend that to future phases or additional modifications. 12:44 min Planner Krueger finished his presentation. 12:49 min Chair Pentecost opened for Applicant Presentation. Ms. Susan Riggs gave her presentation and commented that this is an amazing project, started in 1999, with the same property owners and much of the same design team still involved. In the Valley West neighborhood, some recent additions have been Meadowlark Elementary school, Springhill Community Church and Petra Academy. The future new high school and Sports Complex will also be built in Valley West. Valley West is surrounded by Flanders Mill, Boulder Creek, Laurel Glen, and a 120-acre Conservation Easement and Norton Ranch. Ms. Riggs reiterated that this portion has undergone quite a bit of change since 2008. The property owners wish to be innovative and provide something that isn’t currently available in the rest of Bozeman. This is the first stage in a three step process. The idea is to create residential pocket neighborhoods with small-to-medium sized homes connected by open spaces, trails and streets, and enhanced alleys, inspired by the European concept of the Woonerf. Limiting factors include the lakes, Laurel Parkway, connections to Norton Ranch Subdivision, and the watercourses – Baxter Creek and Aajacker Creek. There are also access separation requirements. The design team was inspired by the work of Ross Chapin n. Pocket neighborhoods are best developed in clusters with 12-16 units with the minimum of four. Private space, semi-private space and public space must be clearly defined with different layers (fencing, landscaping etc). The design of the buildings and siting on the lots is key to success of a This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 3 of 7 pocket neighborhood. Each neighborhood is designed to have its own gathering space and there is a large gathering space for the entire development. The developers plan to continue the excellent network of parks and open spaces found in Valley West. Transportation networks are also important. The idea that alleys can be something more than just alleys was inspiring. The Woonerf, or living street, is a lane or roadway where the primary emphasis is given to pedestrians and bicyclists. Cars are viewed as secondary in importance. Garage access is through the Woonerfs. Phase 1 has a conceptual layout. Westmoreland Dr wraps around to connect to Laurel Parkway. Phase 2 has a looping and connecting Woonerf with central green areas to create small cluster neighborhoods. Ms. Riggs closed by stating they are looking for feedback and ideas and to share thoughts with all the advisory boards and the City Commission. They are working on detailed design standards that address the diversity of architecture, etc. Two challenges they are finding are balancing privacy/community and accommodating the car, but not planning around the car. 25:39 min Chair Pentecost opened for questions of staff and applicant. Mr. Howe asked to see a view of the larger scale showing suggested buildings and asked if they are zero lot lines. Ms. Riggs replied no. There is a potential for zero lot lines in Phase 2. Ms. Racow asked about driveway access on Westmoreland Dr. Ms. Riggs replied that where possible, they will have access from the Woonerf, some have side loaded access and some have access off Westmoreland. Ms. Racow asked about ADU’s being allowed in the Woonerf. Ms. Riggs stated they have talked about allowing them over a detached garage. Mr. Rea asked about the shared wall or shared driveway concept – do people look upon that favorably? Shared walls seems like a good approach, but is it a City restriction or economic restriction? Ms. Riggs noted they are asking for a relaxation of R-1 zoning to allow duplexes, tri- plexes and townhomes. Mr. Rea wondered if it’s an economic roadblock and is it desirable or undesirable? Mr. Stratton responded it’s not one way or another, they are trying to provide a variety of housing and one way to do that is to share a wall. Mainly there are townhome lots with zero lot lines although there is one condo lot, as of now, in Phase 2. Mr. Rea then asked if they looked anything more extreme, like towers or more density or more open space? Mr. Stratton responded they wanted to provide a residential neighborhood environment and they didn’t want to get above a tri-plex. They want to create a certain atmosphere. Mr. Rea asked if the lakes are being used now – are they swimmable? Can you fish in them? Are they like the Gallatin Pond? Are they being used now? Mr. Stratton asked Mr. Rea if he has seen the current lake at Valley West and said they would be similar to that. They do stock it with fish. They have an agreement with FWP where, as long as it’s kept as public space, they will stock it in Fall. They will try to arrange a similar agreement with FWP for the new lakes. There are fishing access bridges that are already in place. People do swim in the lakes now. They are designed for swimming, This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 4 of 7 but they get deep quickly. Kayakers use them and they are set up for hockey in the winter. Some teams use them for practice. Mr. Huffstetler asked if there is a minimum size for an R-1 zoned house. Does it have to a certain square footage? Planner Krueger responded that home size is mostly market driven. Mr. Huffstetler commented about different price ranges being mixed together. Mr. Stratton stated their goal is to not get above $400,000. He thinks there is everything from 1200 to 2400 sq ft houses now, in a variety of sizes, some are as low as 900 sq ft. Mr. Huffstetler noted that some houses will look out on open space and some will look out on Durston. Are there alternatives to address that? Mr. Stratton stated Durston is not much different looking than West Babcock in Valley West, which he believes is one of the nicest in the subdivision. It has a good atmosphere and sets the tone for the entire neighborhood. He envisions something similar along Durston. They have tried to establish a view into the neighborhood and to design it so that every house either fronts or backs on to open space. The only ones that don’t are the ones along the entry. They will have a nice boulevard and streetscape. Mr. Huffstetler asked if the open spaces will be unfenced. Ms. Riggs stated they talked about it and, in their research, they found that some type of low wrought iron or picket fence is common and helps to set up the transition between public space and private space. They are not looking at tall fences. Mr. Huffstetler asked if they plan to do the same in the alleyways as well. Ms. Riggs stated that could certainly be done. She believes the Woonerf will help to define space as well. Mr. Huffstetler asked if the Woonerf has a curb. Ms. Riggs stated that it does not, it’s a flat concrete ribbon. Chair Pentecost asked if Valley West currently has minimum square footages in the covenants. The answer was no. He also asked about side yard setbacks – 5 foot and 7 foot. Ms. Riggs responded that it has to do with the goal of creating views into the neighborhood. There are potentially two different side yard setbacks - 5 and 8 feet - which could be combined. Commissioner Mehl apologized for arriving late to the meeting and perhaps his questions have already been asked. For both phases, Westmoreland is a long road and there is nowhere to cross. Is there a way to put crosswalks in it for pedestrian safety? Ms. Riggs responded that a great place to do that might be with one or two of the ends of the Woonerfs to cross directly to the park. Commissioner Mehl also asked if they studied pedestrian movement for the phases? Ms. Riggs stated that all the yellow on the figures denotes pedestrian movement. Commissioner Mehl spoke to the traffic circles in the developments to the east saying he has been told that people who live there like them very much. They are used as traffic calming devices. Why are there no traffic circles in this development? He thought that Westmoreland could have traffic circles. Mr. Stratton stated that Laurel Parkway is a collector and they thought about ways to calm traffic. They ended up putting curb bulbs there. They didn’t explore anything else. They have looked at a traffic circle on the west side on Westmoreland. Commissioner Mehl suggested the possibility of getting rights-of-way for traffic circles in intersections that could get very busy in the future. 44:48 min Chair Pentecost closed questions and opened for Board discussion. Mr. Howe reiterated that traffic circles work really well. He was skeptical at first but now, after This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 5 of 7 using them on W. Babcock, he thinks they work very well. Ms. Racow agrees. She likes traffic circles. She would like to see one on Laurel Parkway, if they are allowed on collector streets. She loves Valley West and is excited to see this final phase. She loves the concept of pocket parks. She has concerns about the Woonerf sidewalk. She finds that, in Bozeman, people park on sidewalks in alleys. She believes that people will park on the sidewalks in the Woonderf, especially since they are not raised. She suggested a spilled curb with a raised sidewalk. The lack of on-street parking will cause people to park on the sidewalk. Accessory dwelling units will add more vehicles. She likes the concept of a Woonderf and is excited to see it tried out in Bozeman. But, the difference between Europe and Bozeman is that we are a vehicle-driven society. People are not commuting on bikes from the west side of town. Every adult in a house will have a car. That is the challenge. She really likes the concept but believes more thought needs to be put into the alley sidewalk for safety reasons. Her next comment regarded the eastern lake. Please consider connecting it halfway to the southeast boundary of the lake. People will make shortcuts to it. She thinks that, overall, this is a really neat development. Mr. Rea said he smiled to himself about the traffic circles because under 6” of snow, they aren’t roundabouts any more, just straight-thrus. He’s concerned the same will happen with the Woonerf. People will park on the lawn or where ever when there is snow. He wondered how to plow it. Ms. Riggs stated they are considering adding some vertical elements to help. Mr. Rea stated he likes how its designed. He loves that they are willing to experiment and that staff is willing to let them developed it phase- by-phase to see if it works. He’s a little more concerned about future phases, especially the cul-de-sac in the southeast. That stands out as being an anomaly. He’s not a big fan of cul-de-sacs. It feels awkward. Ms. Riggs stated there is a reason for it. Planner Krueger stated there is always a story behind every design and this has to do with a master plan from a previous development that was approved at annexation that addressed many issues (conservation easement to the west, core of Baxter Creek area, Laurel Parkway, etc). Developments adjacent to each other are trying to address the current guidance from the current commission and it’s an imperfect process. Ms. Riggs stated that in the original 2008 plan, they had three connections to Norton on the south, but when Norton came in with their plan, they were not required to connect to a certain street in the Valley West plan. Mr. Stratton stated that the cul-de-sac is a reaction to what neighboring properties have done. He is in favor of the density as well as the Woonerf and is curious to see how well it will work in Bozeman. Mr. Huffstetler thought it interesting that one of the first things that came up was roundabouts because, for years, no one in Bozeman liked them or thought they would work. But now, everyone thinks they’re great and wants them all over the place. He sees the parallel between that discussion and the discussion with Woonerfs. He thinks they can work if they are designed well and he’s excited to see them tried out here. He’s thrilled. It will be challenging. He said they will need to teach people in Bozeman how to use them. He sees the interface between the interface between the alley way and the street as being crucial. How are you going to tell people that this is something unique? There has to be visual clues when you leave the street, something more than signs. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 6 of 7 Something dramatic. Ms. Riggs said they thought of some kind of pavement pattern that shook your car up a little – not a speed bump. Visually see the sign and then feel the surface that lets you know this is something different. Mr. Huffstetler said that once these are in place and people understand them, they’ll like them. He encouraged minimal distinctions at the property lines. He likes the organic community feeling. He thinks the biggest problem is that the property is too constrained. It has a narrow u-shape and is not wide enough to be creative with lot, road and street designs. Having a public road that goes around the lake looks like every other subdivision. He would like to see it done differently, especially on west end where there is room to play. Be more daring. He’s all for it and really likes the concept and is excited to see how it works out. Chair Pentecost echoed much of what was already stated. He thinks it’s a great direction. Having lived in Valley West for many, many years and at the end of the day, some things he thinks about are alley issues in the winter. When the plow goes down the alley in the morning, all the driveways are blocked. The driveway design will become the property owners’ responsibility to shovel. People park parallel in their driveways because their garages are full of stuff. Visitors can’t come visit unless they park in the driveway. Mr. Stratton commented that they are revising the current covenants to require a 20’ driveway in front of garages. They will require an additional parking space outside the garage. Alleys in Valley West have been addressed this way. He really loves the concept of rear-loaded garages in alleys. He thinks they work. Valley West was done right to begin with. One of the issues is, however, that most visitors come to the front of the house. In this case, visitors can’t get to the front of the house in winter. Continue to talk about that. The house being visible is critical. Could it be solved with additional mandated parking? ADUs have parking pads that visitors can use. Mr. Stratton stated that requiring parking in driveways addresses some of that. He doesn’t like the idea of providing another parking spot because he doesn’t like concrete, he likes green. He would rather have landscaping and two spots in the driveway. Parking has been discussed at length in their team meetings and they will continue to address it. Parking is provided for in the alleys. Mr. Pentecost asked for caution regarding trees in the 10’ area. With people parking there, those trees are going to get run over, torn out, beaten up and destroyed. Mr. Stratton stated they have discussed how to protect the trees. Another issue is parks. In the current phases of Valley West, there are no homes on the lakes. Homes are all across the street from the lake. Here, everyone’s back yards will face the lake. That lake will become ‘theirs.’ Have strong designs done on what type of fences are appropriate. Make sure there is no question when the property is purchased. Make sure they understand it is public space, not their backyard. Finally, roundabouts within neighborhood streets are not used. They need to be in the intersections of major roadways - Durston, Ferguson, Laurel Parkway – where there are traffic issues. Traffic will back up 2-3 blocks with all the development. Ms. Racow agreed with the fencing around the lakes. Have one type of fence to make it consistent along the lake to avoid choppy looks with different type of fences. 1:11:20 hrs. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 7 of 7 ITEM 5. ADJOURNMENT Since no motion and vote was required, the meeting was adjourned. The Lakes at Valley West Concept Planned Unit Development & Major Subdivision Pre Application August 2014 392 Table of Contents Narrative Vicinity Maps Site Photographs Tab 1: Concept PUD Application & Checklists Greenplan for Entire PUD Greenplan for The Lakes at Valley West Phase 1—Conceptual Layout Phase 2—Conceptual Layout Example Lot Layouts Tab 2: Pre Application Application & Checklists Waiver Requests Plan for The Lakes at Valley West Pre Application Plan for Phases 1 & 2 Parkland Exhibit & Calculations Conceptual Park Plan Typical Road Sections & Fire Turning Templates Waters of the US Exhibit Wetlands Update Letter & Permit Amendments 393 1 TheTheTheThe Lakes at Lakes at Lakes at Lakes at Valley WestValley WestValley WestValley West PUDPUDPUDPUD ModificationModificationModificationModification and Pre Application Narrativeand Pre Application Narrativeand Pre Application Narrativeand Pre Application Narrative AugustAugustAugustAugust 2014201420142014 Summary Since its original approval in 2002, the overall design of the award-winning Valley West Planned Unit Development (PUD) has continued to mature and adjust to ongoing parks and wetlands design, changing land use regulations and policies and developing adjoining properties as well as overall market conditions. Note that several significant land use changes have recently occurred – most notably, a school and church have been constructed on the property west of Ferguson Avenue in place of what was originally contemplated as a residential neighborhood. This PUD Modification application proposes to begin to complete this quality neighborhood by creating progressive residential pocket neighborhoods that are all connected by open spaces, trails, streets and enhanced alleys inspired by the European planning concept of a woonerf. Woonerfs are described in the Unified Development Code as: “streets where pedestrians and cyclists have priority over motorists1 Woonerfs may be permitted on public local streets or alleys through the1 PUD process” (38.09.030). This application also includes subdivision pre-application for Phases 1 (25 lots) and 2 (32 lots). The master plan shows likely development patterns for approximately 300 dwelling units on the entire 65 acres for reference only. The property owners require flexibility as future phases are submitted to adjust to continuing changes to the Bozeman market. There are several important known factors that influence and dimensionally challenge the overall site and design including the existing lakes, Baxter Creek Natural Area to the east, the location of Laurel Parkway, the north and south connections for Westgate Avenue, required access separation on Durston Road, the watercourse setback on Baxter Creek and a section of the watercourse setback along Aajker Creek (note that both creeks run through adjacent properties and only a portion of the setback affects the subject site). The owners and design team would like to request that both the Planning Board and City Commission review these applications in addition to the Development Review Committee to provide as much feedback as possible for use in preparation of the Preliminary Master Plan PUD and Preliminary Plat applications. PUD Modifications The proposed PUD master plan has many elements of previous plans. Most notably, the road network has been adjusted to allow connected pockets of residences. Also, the neighborhood commercial component is no longer requested. Below is a graphic representation showing the evolution of Valley West over the last 12 years. 394 2 2002 PUD Plan · Original PUD · One lake · Very limited roads and trails on west portion · School site identified 2005 PUD Plan · Modified PUD · Lots surrounding one lake · West portion more developed 2008 PUD Plan · 2nd Modified PUD · 2 lakes · Straight gridded roads and alleys 2014 PUD Plan · 3rd Modified PUD · [Note: church and school were previously modified between 2008 and 2014 plans.] · Modified grid to create pocket neighborhoods · Addition of “woonerfs” in place of alleys · No commercial node proposed in west portion 395 3 Land Use Patterns The following chart summarizes proposed land uses for the entire 65 acres The Lakes at Valley West. AcreageAcreageAcreageAcreage PercentagePercentagePercentagePercentage Open Space (Public Access Easement)Open Space (Public Access Easement)Open Space (Public Access Easement)Open Space (Public Access Easement) 14.3 acres 22% Dedicated ParklandDedicated ParklandDedicated ParklandDedicated Parkland 12.9 acres 20% ResidentiaResidentiaResidentiaResidentiallll LLLLoooottttssss 24.2 acres 37% Streets, Alleys and WoonerfsStreets, Alleys and WoonerfsStreets, Alleys and WoonerfsStreets, Alleys and Woonerfs 13.6 acres 21% TOTALTOTALTOTALTOTAL 66665555 acresacresacresacres 100%100%100%100% The following chart summarizes proposed land uses for The Lakes at Valley West, Phases 1 & 2. AcreageAcreageAcreageAcreage PercentagePercentagePercentagePercentage Open Space (Public Access Easement)Open Space (Public Access Easement)Open Space (Public Access Easement)Open Space (Public Access Easement) 3.2 acres 16% Dedicated ParklandDedicated ParklandDedicated ParklandDedicated Parkland 5.1 acres 26% Residential Residential Residential Residential LLLLoooottttssss (single (single (single (single –––– three three three three household units)household units)household units)household units) 6.1 acres 31% Streets, Alleys and WoonerfsStreets, Alleys and WoonerfsStreets, Alleys and WoonerfsStreets, Alleys and Woonerfs 5.4 acres 27% TOTALTOTALTOTALTOTAL 19.8 acres19.8 acres19.8 acres19.8 acres 100%100%100%100% In order to uphold the high design quality standards set by previous phases of Valley West, this phase will have the similar covenants as the rest of the neighborhood; however, individual pocket neighborhoods may have additional restrictions as each phase is developed. The next stage of entitlements (Preliminary PUD and Preliminary Plat) will include draft copies of these documents. Relaxations The Valley West PUD has several relaxations. Although many of the original relaxations proved successful enough to have been incorporated into updates to the Unified Development Code, the following relaxations would apply to this phase: 1) 38.08.020 “Authorized Uses” - to allow a mix of single household detached units, accessory dwelling units, duplex/triplex townhomes and a variety of multiple household condominiums in the R-1 zone. 2) 38.08.030 “Lot Coverage” – the concept of smaller lots with more shared spaces (woonerfs and open spaces) requires greater overall lot coverages up to 70 percent. 3) 38.08.040 “Lot Area and Width” - lot sizes are proposed to be smaller in area and width than currently allowed by the UDC to support the pocket neighborhood concept. The smallest lots are anticipated to be approximately 3500 SF (single household detached). The widths are anticipated to be as small as 25 feet in width. Please refer to the Pre- Application for more detail. 4) 38.08.050 “Yards” - along with smaller lots and more shared community spaces comes the need for decreases in setbacks. The specifics will be addressed in the Neighborhood Design Guidelines but will also include garages larger than 600 square feet that encroach into the rear yard setback. 5) 38.23.040 “Blocks” – many blocks in Valley West do not conform to the standard length and width requirements of the UDC. In this case the existing natural areas (including Baxter Creek Natural Area, the Aajker Creek corridor and the existing lakes) combined with access separation requirements all justify the need for unique block lengths and widths. Note that no block exceeds 1,320 linear feet. Pedestrian walks and woonerfs break longer blocks where appropriate. 396 4 6) 38.24.060 “Alleys” – alley sections are proposed to be modified from the typical alley in the Design Standards and Specifications. The proposed section detail is included under Tab 2. 7) The intersection of Westgate and Westmorland has one leg (north leg) that is 79 feet which is less than the minimum of 100 feet identified in the Design Standards for “length of tangent at intersection.” Note that relaxations are not requested from Sections 38.23.030.D “Corner Lots” and 38.24.010.A.9 “Culs-de-sac” because these sections of the code have built-in flexibility under certain conditions with an approved development plan. An Engineering access separation relaxation will be formally requested from Table 38.24.090- 3. Durston Road will have approximately 628 feet between Laurel Parkway and Westmorland Drive (to back of curb) which is slightly less than the minimum of 660’. Concurrent Construction . Concurrent construction as allowed under Section 38.39.060 is also requested as part of the PUD to start building construction of residential dwellings prior to completion of the infrastructure improvements. Municipal water distribution and sanitary sewer collection systems will be installed, tested, and approved by the City of Bozeman to provide service to these lots prior to the start of building construction. The city streets and alleys adjacent to the properties will be installed to gravel standards prior to the start of building construction. Arrangements will be made with the providers of private utilities to ensure adequate provisions are met to provide these services when they are needed. The owners/applicants will enter into an improvements agreement with the City of Bozeman to financially guarantee the remaining infrastructure in the form of a surety bond, certificate of deposit, or letter of credit. This financial arrangement will allow the approval of the final plat for Phases 1 and 2 making financing for vertical construction possible third party builders The entire development team recognizes the high level of coordination related to concurrent construction issues and will prepare a temporary facilities plan with the preliminary plat submittal to coordinate these activities throughout the project. All parties including City Staff, the developer, engineer, architect, private utility companies, building contractor, and infrastructure contractor will need to be involved early in the coordination effort to ensure a smooth process. The specific 13 criteria from Section 38.39.030.D will be addressed with the Preliminary PUD/Preliminary Plat. Neighborhood Center While each pocket neighborhood is designed to have its own shared gathering spaces, the project as a whole also includes a larger central neighborhood center located in the park southeast of the intersection of Westmorland Drive and Laurel Parkway (see dashed circle below). This area will function as a neighborhood park, with the intent as described in the Bozeman PROST plan. The focus for the improvements will be informal recreation for all age groups, with special emphasis on those citizens living in a ¼ to ½ miles radius. The area will take advantage of the existing water bodies and proximity to the natural area already established to the east. The neighborhood park will consist of neighborhood gathering spaces, shelters, a playground, Class IIA trails and fishing access points. Part of the area will receive full irrigation from groundwater wells, and the lands closest to the water’s edges will remain in a more native vegetative state, consistent with the requirements of the wetland mitigation requirements. The trails will connect with the existing Class IIA trails to the east, providing an extremely high level of connectivity throughout the Valley West PUD and beyond. 397 5 Parks, Open Space & Trails A variety of exceptional parks, natural and active open space areas and trails are found within the developed phases of Valley West. Meyers Park won a 2007 Beautification Award and a 2008 AIA Montana Honor Award. The westernmost phases propose to continue this high level of quality with a connected system of varied open spaces and trails. Please refer to the Conceptual Park Plan under Tab 2. The lakes were constructed in 2008 providing an extensive area of open water and native wetland habitat for fish and migrating waterfowl and wildlife. Area residents will be able to enjoy fishing, bird watching, and walking on a wide-spread system of gravel trails. The lakes form the west edge of a continuous 30-plus acre wetland system that extends from the Baxter Creek Natural Area/Bronken Park to the shallow-water wetland ponds located southeast of the east lake. The lakes were planted with hundreds of native trees and shrubs and wetland plants creating a natural refuge within the city limits. Approximately 5.1 acres of land is proposed to be dedicated to the City and added to Bronken Park/Baxter Creek Natural Area. Note that no new dedicated parkland is required for this project - there has always been an excess of parkland in Valley West as a whole. Now, because the planned neighborhood just west of Cottonwood Road (which was originally approved for up to 156 units) is a school and a church, there is even more excess parkland than originally contemplated. All park requirements for this subdivision are met by existing parkland - the dedication of the 5.1 acres is extra. The west lake is proposed as open space with a public access easement. PUD points will continue to be met with open space. In addition to community open space and parks, each pocket neighborhood has a shared yard / garden area connected by pedestrian paths to the shared woonerfs. Community trail connectivity is an essential component of the project. The Parks, Recreation, Open Space and Trails (PROST) Plan calls for one north/south trail connection (note two additional north/south connections directly east and west of the site) and one east/west trail connection through the property. The PUD will greatly exceed these required connections. Project phasing will be designed to avoid any temporary dead end trails. 398 6 Transportation Networks The proposed road network includes a modified grid with appropriate connectivity to surrounding and planned neighborhoods. Laurel Parkway is already partially constructed and Westgate Avenue must line up with the Laurel Glen Subdivision to the north and connect to future phases of the Norton property to the south. Only one east/west connection (Westmorland Drive) is shown for the undeveloped property to the west due to the presence of Aajker Creek (which falls on the adjacent property) and the associated critical lands. The entire eastern border of the site is adjacent to the Baxter Creek Natural Area. Frontage for several pockets of lots is being provided by Option C in Section 38.24.090.B.2.c which allows: “25 feet of frontage on an improved alley and a greenway corridor or trail corridor with public access. This option may require additional improvements to the alley to accommodate emergency access, snow removal and storage, and the provision of utilities. The alley may also require signage for the provision of emergency services.” The right-of-way width is proposed at 32 feet (22 feet clear) to accommodate the additional increased demands. Defined parallel parking spaces will alternate with landscaped areas along one side while concrete ribbons will visually pinch the perceived lane to 15 feet. Pedestrian lighting and signage will help to provide visual clues that this is shared space. See proposed section on the following page as well as the street sections provided under Tab 2. Proposed Woonerf-inspired alley section (32 feet of r/w) One cul-de-sac is proposed. While cul-de-sacs are generally prohibited (38.24.010), the UDC does allow them in certain circumstances. In this case, the cul-de-sac is required because of the adjacent park to the east, the existing lake to the north and the fixed location of Laurel Parkway to the west. Note that while three connections were shown in the 2008 conceptual plan, only two were required as part of the Norton Master Plan. A 30-foot pedestrian walkway connects the end of the cul-de-sac to the extensive trail system. Conclusions This project will complete the residential portion of the Valley West PUD. While there are many relaxations and new concepts requested with this application, flexibility is needed to allow Valley West to continue to be a progressive model neighborhood within our community. Please refer to the attached exhibits and graphics for additional information. 399 400 Aerial Image 2—2008 N 401 Aerial Image 3—2008 N 402 Zoning Map (credit: Bozeman GIS Department) N 403 Growth Policy Land Use Designation Map (credit: Bozeman GIS Department) N 404 Site Photographs—2014 405 Tab 1: Concept PUD 406 Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN FEE APPLIES- $ DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet: The Lakes at Valley West - Concept PUD Application Name: Intrinsik Architecture, Inc. Address: 111 North Tracy Avenue, Bozeman MT 59715 Phone: 406-582-8988 Email: sriggs@intrinsikarchitecture.com Name: Morrison Maierle, Inc. Address: 2880 Technology Blvd W, Bozeman MT 59718 Phone: 406-587-0721 Email: kjacobsen@m-m.net See attached exhibit South of Durston Road, east and west of Laurel Parkway extension Concept PUD Application to modify western portion of the Valley West PUD - see narrative for specifics. R-1 Vacant "Residential" Name: American Bank [contact: Craig N. Hveem] Address: PO Box 1970, 1632 West Main Street, Bozeman MT 59771 Phone: 406-522-3528 Email: 64.9 [same as above] Name: E-mail A Mailing Address: Phone: FAX: Name: The Lakes at Valley West, LLC [contact: Greg Stratton] Address: 2880 Technology Blvd W, Bozeman MT 59718 Phone: 406-599-5603 Email: gstratton2010@hotmail.com 2,827,044 24.2 1,054,152 407 Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07, revised 11/14/11) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDC section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: x x xPUD Relaxations See attached narrative x 408 PLANNED UNIT DEVELOPMENT CHECKLIST The appropriate checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Planned Unit Development – Concept Plan. The following information and data shall be submitted: PUD Concept Plan Information Yes No N/A 1. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about adjacent land uses and the uses of land within one-half mile of the subject parcel of land 2. Conceptual (sketch) drawing showing the proposed location of the uses of land, major streets and other significant features on the site and within one-half mile of the site 3. A computation table showing the site’s proposed land use allocations by location and as a percent of total site area 4. Stormwater Management Permit Application required B. Planned Unit Development – Preliminary Plan. The following information and data shall be submitted: PUD Preliminary Plan Information Yes No N/A 1. The following information shall be presented in an 8½- by 11-inch vertically bound document. The document shall be bound so that it will open and lie flat for reviewing and organized in the following order: a. Application forms b. A list of names of all general and limited partners and/or officers and directors of the corporation involved as either applicants or owners of the planned unit development c. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman growth policy d. Statement of the proposed ownership of open space areas e. Statement of the applicant’s intentions with regard to future ownership of all or portions of the planned unit development f. Estimate of number of employees for business, commercial and industrial uses g. Description of rationale behind the assumptions and choices made by the applicant h. Where deviations from the requirements of this title are proposed, the applicant shall submit evidence of successful completion of the applicable community design objectives and criteria of Section 38.20.090 (PUD Design Objectives and Criteria), BMC. The applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any element of the proposal that varies from the criterion shall be described i. Detailed description of how conflicts between land uses of different character are being avoided or mitigated j. Statement of design methods to reduce energy consumption, (e.g., home/business utilities, transportation fuel, waste recycling) Page 3 (PUD Checklist – Prepared 12/2/03; revised 9/21/04, revised 11/14/11) x x x x x Stormwater is addressed through the concurrent Subdivsion Pre Application. 409 410 411 412 413 414 415 416 Tab 2: Major Subdivision PreApplication 417 Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN FEE APPLIES- $ DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet: The Lakes at Valley West - Major Subdivision Pre-Application, Phases 1 and 2 Name: Intrinsik Architecture, Inc. Address: 111 North Tracy Avenue, Bozeman MT 59715 Phone: 406-582-8988 Email: sriggs@intrinsikarchitecture.com Name: Morrison Maierle, Inc. Address: 2880 Technology Blvd W, Bozeman MT 59718 Phone: 406-587-0721 Email: kjacobsen@m-m.net See attached. South of Durston Road, east and west of Laurel Parkway extension Major Subdivision Pre-Application - see narrative for specifics R-1 Vacant "Residential" Name: American Bank [contact: Craig N. Hveem] Address: PO Box 1970, 1632 West Main Street, Bozeman MT 59771 Phone: 406-522-3528 Email: 19.8 [same as above] Name: E-mail A Mailing Address: Phone: FAX: Name: The Lakes at Valley West, LLC [contact: Greg Stratton] Address: 2880 Technology Blvd W, Bozeman MT 59718 Phone: 406-599-5603 Email: gstratton2010@hotmail.com 862,488 6.1 265,716 418 Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07, revised 11/14/11) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDC section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: x x xPUD Relaxations See attached narrative x 419 Page 3 (Subdivision Preapplication Checklist – Prepared 11/26/03; revised 9/20/04; revised 5/10/05; revised 7/24/07, revised 11/14/11) SUBDIVISION PREAPPLICATION CHECKLIST These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Subdivision Type. First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with a Variance Second or Subsequent Minor Subdivision from a Tract of Record Major Subdivision B. Total Number of Lots. C. Proposed Uses. Indicate the number of lots (or spaces subdivisions for rent or lease, or units for condominiums) for each of the following uses: Residential, single household Park/Recreation/Open Space Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial Townhouse Industrial Other: D. Preapplication Requirements. The preapplication plan may be a freehand sketch, legibly drawn, showing approximate boundaries, dimensions, areas and distances. The plan may be drawn directly on a print of a topographic survey required for the preliminary plat. Please refer to Section 38.41.030, BMC for the specific requirements for each item. Preapplication Requirements Yes No N/A 1. The name of adjoining subdivisions and numbers of adjoining certificates of survey, along with adjacent lot and tract lines 2. Location, name, width and owner of existing or proposed streets, roads and easements within the proposed subdivision; existing streets, roads and easements within adjacent subdivisions and tracts; and the name of street or road that provides access from the nearest public street or road to the proposed subdivision 3. Location of all existing structures, including buildings, railroads, power lines, towers, and improvements inside and within 100 feet of the proposed subdivision 4. Zoning classification within the proposed subdivision and adjacent to it. The zoning proposed for the subdivision, if a change is contemplated 5. A current U.S. Geological Survey Topographic map at the largest scale available with the subdivision clearly outlined 6. Embankments, water courses, drainage channels, areas of seasonal water ponding, areas within the designated floodway, marsh areas, wetlands, rock outcrops, wooded areas, noxious weeds and areas of active faults. Include copies of any permits listed in Section 38.41.020 (Streambed, Streambank and/Wetlands Permits), BMC that have been obtained for the project 7. Location, size, and depth of sanitary and storm sewers, water mains and gas lines x 57 residential lots + 6 park/open spaces 37 1 All are part of the PUD (Triplex may be condos) 19 (16 duplex townhomes and 1 triplex townhome) 6 x x x x x x x 420 Page 4 Preapplication Requirements, continued Yes No N/A 8. Location of fire hydrants, electric lines, telephone lines, sewage and water treatment, and storage facilities 9. Subdivision block, tract, and lot boundary lines, with numbers, dimensions, and areas for each block, tract and lot 10. Street location, right-of-way width, and name 11. Easement location, width and purpose 12. Sites to be dedicated or reserved as park, common open space, or other public areas; with boundaries, dimensions and areas 13. Sites for commercial centers, churches, schools, industrial areas, condominiums, manufactured housing community, and uses other than single family residences 14. Describe how the subdivision will satisfy the requirements of Article 8 Section 10, BMC, Affordable Housing 15. An overall development plan indicating future development of the remainder of the tract, if the tract is to be developed in phases 16. A title block indicating the proposed name, quarter-section, section, township, range, principal meridian, and county of subdivision 17. Scale, north arrow, name and addresses of owners and developers, and date of preparation 18. A list of variance requests which will be submitted with the application for preliminary plat 19. List of waivers requested from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC, shall be submitted with the preapplication. The City of Bozeman shall notify the developer in writing of any waivers granted from Section 38.41.060, BMC, after the preapplication meeting or plan review 20. Stormwater Management Permit Application required E. Section 76-3-504(1)(q)(iv) of the Montana Code Annotated requires that a preapplication meeting take place no more than 30 days from the date that the agent or agency receives a written request for a preapplication meeting by the subdivider. The City of Bozeman encourages Planning Board review of preapplications for major subdivisions. Planning Board review of preapplications provides invaluable comments and recommendations to aid in the preparation of preliminary plat applications. However, Planning Board review makes it difficult to comply with the 30-day review deadline specified in state law. By marking the checkbox below, the developer agrees to a voluntary extension of the 30-day review deadline for this preapplication. If the checkbox is not marked, the preapplication WILL NOT be reviewed by the Planning Board. By marking this checkbox I agree to a voluntary extension of the 30-day review deadline for this preapplication. Applicant’s Signature: Date: Applicant’s Signature: Date: x x x x x x x x x x x PUD relaxations are noted in the narrative x xNot required with a PreApp x 421 Y:\Projects\VWW\DOCUMENTS\MUNICIPAL\Concept PUD and Sub PreApp\Concept PUD\Supporting Docs\2014-08-15 WaiverRequest.docx The Lakes at Valley West Pre Application Waivers Requests August 2014 A request to waive the requirement to provide the following supplemental information from Section 38.41.060.A is being included with this Pre-Application submittal. The subject properties are located within an approved PUD. As such, the physical conditions and the methods proposed to mitigate any potential impacts remain the same. Six waivers are requested from (2) Floodplains, (6) Wildlife, (7) Historical Features, (8) Agriculture, and (9) Agricultural Water User Facilities and (20) Affordable Housing. As part of the Preliminary Plat Application, a narration detailing this subdivision proposal’s compliance with the Valley West PUD along with a digital copy of the original reference materials will be provided. Each item is listed with the corresponding subsection number. A summary response as to the reasoning for each requested waiver is provided, where appropriate, on the following list in bold italics. 2. Floodplains. A floodplain analysis report shall be submitted with the preliminary plat in compliance with article 31 of this chapter. The subject properties are not within the 100 year floodplain and, therefore, are not subject to the provisions of Article 31. 6. Wildlife. a. Species. Describe species of fish and wildlife which use the area affected by the proposed subdivision. b. Critical areas. Identify on a plat overlay or sketch map of the proposed subdivision any known critical, significant or "key" wildlife areas, such as big game winter range, waterfowl nesting areas, habitat for rare or endangered species or wetlands. c. Pets/human activity. Describe the expected effects of pets and human activity on wildlife. d. Public access. Describe the effects on public access to public lands, trails, hunting or fishing areas. e. Protective measures. Describe any proposed measures to protect or enhance wildlife habitat or to minimize degradation (e.g., keeping building and streets back from shorelines, setting aside marshland as undeveloped open space). f. Discussion of impact; documentation. The developer shall discuss the impact of the proposed development on fish and wildlife with the state department of fish, wildlife and Parks (FWP). With the preliminary plat, the developer shall provide written documentation from FWP that: (1) Verifies that FWP has reviewed the proposed plat; (2) Lists any FWP recommendations; and (3) Outlines any mitigation planned to overcome any adverse impacts. Wildlife information was provided in the Environmental Assessment as part of the original PUD submittal. A copy of the Environmental Assessment will be provided in the Preliminary Plat Application. 422 Y:\Projects\VWW\DOCUMENTS\MUNICIPAL\Concept PUD and Sub PreApp\Concept PUD\Supporting Docs\2014-08-15 WaiverRequest.docx All enhancements to critical lands have already been permitted and completed. The lakes were constructed in 2008 providing an extensive area of open water and native wetland habitat for fish and migrating waterfowl and wildlife. Area residents will be able to enjoy fishing, bird watching, and walking on a wide-spread system of gravel trails. The lakes form the west edge of a continuous 30-plus acre wetland system that extends from the Baxter Creek Natural Area/Bronken Park to the shallow-water wetland ponds located southeast of the east lake. The lakes were planted with hundreds of native trees and shrubs and wetland plants creating a natural refuge within the city limits. 7. Historical Features. a. Affected areas. Describe and locate on a plat overlay or sketch map any known or possible historic, paleontological, archaeological, or cultural sites, structures, or objects which may be affected by the proposed subdivision. b. Protective measures. Describe any plans to protect such sites or properties. c. Procedures. Describe procedures to be followed if any historic, paleontological, archaeological, cultural sites, structures or object are found on site during site preparation and construction. d. Discussion of impact; documentation. The developer shall discuss the impact of the proposed development on any historic features, and the need for inventory, study and/or preservation with the state historic preservation office (SHPO). The developer shall provide written documentation from SHPO that: (1) Verifies that SHPO has reviewed the proposed plat; (2) Lists any SHPO recommendations; (3) Outlines any plans for inventory, study, and/or preservation; and (4) Describes any mitigation planned to overcome any adverse impacts. e. Preparation of information. Information on historical sites shall be prepared by a qualified professional, including persons with a professional or educational background in history, architectural history, archaeology, art history, historic preservation, anthropology and cultural resource management. Information regarding historical features was provided in the Environmental Assessment as part of the original PUD submittal. A copy of the Environmental Assessment will be provided in the Preliminary Plat Application. 8. Agriculture. a. Number of acres in production and type of production. b. Agricultural operations in the vicinity, and other uses of land in the general vicinity. c. The productivity of the land. d. Whether or not the property is part of a viable farm unit, and whether the property was under production during the last regular season. e. What measures will be taken, if any, to control family pets. f. Fencing of agricultural land. Describe any existing fence lines around the subdivision boundary which protect agricultural lands under an ownership other than of the developer, and 423 Y:\Projects\VWW\DOCUMENTS\MUNICIPAL\Concept PUD and Sub PreApp\Concept PUD\Supporting Docs\2014-08-15 WaiverRequest.docx describe any measure which will be taken to ensure that the owners of the subdivision will share with the owner of the agricultural lands in the continued maintenance of the fence. The subject property is located within the corporate limits of the City of Bozeman. Urban land uses, like those proposed with this subdivision, have been anticipated and are consistent with the goals and objectives of the Bozeman Community Plan. The property has not been used for agriculture in many years. Information regarding Agriculture was provided in the Community Impact Report as part of the original PUD submittal. A copy of the Community Impact Report will be provided in the Preliminary Plat Application. 9. Agricultural Water Users. a. Type, description, ownership and users of facilities. b. Written documentation demonstrating active use of facilities. If a facility is not being actively used, include a written plan for abandonment. c. Describe any proposed realignment. All realignments must comply with all relevant requirements of state law. Information regarding Agricultural Water Users was provided in the Community Impact Report as part of the original PUD submittal. A copy of the Community Impact Report will be provided in the Preliminary Plat Application. 20. Affordable Housing. Describe how the subdivision will satisfy the requirements of chapter 10, article 8. The description shall be of adequate detail to clearly identify those lots designated as subject to chapter 10, article 8 compliance requirements and to make the obligations placed on the affected lots readily understandable. a. On all lots intended to be used to satisfy the requirements of chapter 10, article 8, the allowable building envelope shall be depicted. This provision is not required at this time. 424 W W W WWWWWWWWWW W W W W W W W W W W W W W W W W W W W W WWWW WWWWWWWWWWWWWWWWWWWWW W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W WBO WBO WBO WBO WBO WBOLOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30LOT 31LOT 32LOT 7LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25SD SD SDSDSDSDRESIDENTIAL LOTSPUBLIC RIGHT OF WAYPUBLIC OPEN SPACEPRIVATE RIGHT OF WAYPHASE BOUNDARY/PROPERTY BOUNDARYLEGENDWATER INFRASTRUCTURESEWER INFRASTRUCTUREROADWAY INFRASTRUCTUREDEDICATED PARK LANDW1309.64'BASIS OF BEARINGBEARINGS SHOWN HEREON ARE RECORD,DERIVED FROM XXX.LOCATED IN THE NW1/4 SECTION 9, T2S, R5E, P.M., CITY OF BOZEMAN,GALLATIN COUNTY, MONTANAPRE-APPLICATION PLAN FORCOTTONWOOD ROADHUFFINE LANEVICINITY MAPN.T.S.PHASE 3AFERGUSON AVEBABCOCK ST.DURSTON RD.PROJECT AREAPHASE 2VICINITY MAPAREA SUMMARY- PH. 1&2LOT AREA:PUBLIC R-O-W AREA:PRIVATE R-O-W AREA:OPEN SPACE (PUBLIC):DEDICATED PARKLAND:TOTAL AREA:6.1 ac4.2 ac1.2 ac3.2 ac5.1 ac19.8 acPHASE 1R-3R-2R-1R-1PL-1UNZONEDUNZONEDR-2R-3R-4 P H A S E 2 PH A S E 3PHASE 4P H A S E 5PHASE 6PHA S E 7PHASE 8CRITICAL LANDSCRITICAL LANDSOWNERTHE LAKES AT VALLEY WEST, LLC2880 TECHNOLOGY BLVD. WEST, SUITE 273BOZEMAN, MT. 59718ZONINGCITY OF BOZEMANR-1ALLEY A WESTGATE AVENUE ALLEY BLAUREL PARKWAY CIRCLE XWESTMORLAND DRIVEDURSTON ROADTHE LAKES AT VALLEY WEST - PHASES 1 & 2PURPOSETO CREATE 57 RESIDENTIAL LOTSRESIDENTIAL DEVELOPMENT OF 57 LOTSSTORM WATER TREATMENT AREASTORM WATER TREATMENT AREAEXISTING SANITARYSEWER FORCEMAIN425 WWWW W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWBO WBO WBO WBO LOT 1 4075 sq.ft. LOT 2 3780 sq.ft. LOT 3 3780 sq.ft. LOT 4 3780 sq.ft. LOT 53780 sq.ft. LOT 63780 sq.ft. LOT 710876 sq.ft.LOT 8 3568 sq.ft. LOT 9 3155 sq.ft. LOT 10 3119 sq.ft. LOT 11 3484 sq.ft. LOT 123803 sq.ft. LOT 13 3000 sq.ft. LOT 14 3512 sq.ft. LOT 15 3746 sq.ft. LOT 163105 sq.ft.LOT 17 3022 sq.ft. LOT 184368 sq.ft. LOT 19 4218 sq.ft. LOT 202996 sq.ft. LOT 213000 sq.ft. LOT 22 3000 sq.ft. LOT 23 3956 sq.ft. LOT 244500 sq.ft.LOT 254000 sq.ft. LOT 26 4573 sq.ft. LOT 27 4365 sq.ft. LOT 28 4365 sq.ft. LOT 29 4365 sq.ft. LOT 304268 sq.ft. LOT 314000 sq.ft. LOT 32 4500 sq.ft. LOT 7 4914 sq.ft. LOT 1 5616 sq.ft. LOT 25616 sq.ft. LOT 3 5616 sq.ft. LOT 4 5471 sq.ft. LOT 5 6509 sq.ft. LOT 65752 sq.ft.LOT 84914 sq.ft.LOT 94914 sq.ft. LOT 10 5909 sq.ft. LOT 115614 sq.ft.LOT 124914 sq.ft. LOT 13 4914 sq.ft. LOT 14 4914 sq.ft.LOT 155674 sq.ft. LOT 16 6488 sq.ft. LOT 17 5760 sq.ft. LOT 18 5760 sq.ft. LOT 19 6547 sq.ft. LOT 20 5979 sq.ft. LOT 215400 sq.ft. LOT 22 5400 sq.ft. LOT 23 5400 sq.ft. LOT 24 5400 sq.ft. LOT 25 6601 sq.ft. 108.00'52.00'108.00'52.00'52.00'108.00'52.00'52.00'108.00'52.00'L=52.53'R=160.099.45'52.00'L=145.84'R=1 60.099.73'L=31.4 2' R=2 0.0 70.00'64.00'80.00'44.00' 61.43' 61.43'80.00'61.43' 61.43' 61.43' 61.43'80.00'80.00'64.22' 10.00'10.00'70.43'42.77'L=31.00'R=20.0 88.75'L=20.05' R=160.0 44.00' 64.00'80.00'61.43' 61.43'80.00'61.43' 61.43'80.00'61.43' 61.43'80.00'10.00'10.00' 64.73' 66.59'90.02'82.14'72.00'72.00'82.17'60.00'L=31 .42 'R=2 0.062.17'80.00'72.00'80.00'72.00'80.00'63.38'L=31.83'R= 20.059.60'108.02' 108.00' 108.00' 108.00' 108.00' 108.00' 108.02'60.00'62.24'50.00'50.00'50.00'50.00'50.00'56.48'54.24'50.00'50.00'50.00'99.59'35.00'35.00'35.00'35.00'35.00'40.47'108.14'35.00'35.00'35.00'35.00'35.00'35.00'101.83'108.02' 108.00' 108.00' 108.00' 108.00' 108.00'108.00' 108.00' 18.70'76.68'43.76' 35.00'35.00'43.91'73.05'L=47.16' L=41.86' L=42.01'L=27.77' 47.97'40.00'61.05'62.02'L=26.33'R=20 .0 26.11'40.00'27.97'L=3 1.4 2 'R=20.0 55.00'75.00'75.00'27.97' 75.20'55.49'40.00'40.00'28.58'L=9.66'L=23.30'R=52.0L=23.70' L=11.81' 26.11'40.00'27.98'L=31.42'R=2 0.061.08'48.04'40.05'40.05'85.68'78.65'76.62'66.49'10 5 . 6 1 '81.92'66.27'40.00'75.00'40.00'40.00'50.00'75.00' 75.00'100.00'45.00' 40.00' 10.64'L=34.70' R=650.0 L=47.28' R=650.0 L=47.28' R=650.0 L=47.28' R=650.0 L=49.54' R=650.0 40.00'45.00'100.00'45.00'40.00' L=41.92' R=550.0 L=40.01' R=550.0 L=40.01' R=550.0 L=40.01'R=550.0 L=29.36'R=550.0 10.64' 40.00' 45.00'100.00'100.00'100.00'100.00'100.00'100.00'100.00'100.00'81.32'82.10'79.89'SD SD RESIDENTIAL LOTS PUBLIC RIGHT OF WAY PUBLIC OPEN SPACE PRIVATE RIGHT OF WAY PHASE BOUNDARY/ PROPERTY BOUNDARY LEGEND WATER INFRASTRUCTURE SEWER INFRASTRUCTURE ROADWAY INFRASTRUCTURE DEDICATED PARK LAND W 1309.64'BASIS OF BEARING BEARINGS SHOWN HEREON ARE RECORD, DERIVED FROM XXX. THE LAKES AT VALLEY WEST - PHASES 1 & 2 LOCATED IN THE NW1/4 SECTION 9, T2S, R5E, P.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA PRE-APPLICATION PLAN FOR COTTONWOOD ROADHUFFINE LANE VICINITY MAP N.T.S. PHASE 3A FERGUSON AVEBABCOCK ST. DURSTON RD. PROJECT AREA PHASE 2 VICINITY MAP PHASE 1PHASE 2AREA SUMMARY- PH. 1&2 LOT AREA: PUBLIC R-O-W AREA: PRIVATE R-O-W AREA: OPEN SPACE (PUBLIC): DEDICATED PARKLAND: TOTAL AREA: 6.1 ac 4.2 ac 1.2 ac 3.2 ac 5.1 ac 19.8 ac LAUREL PARKWAYWESTMORLAND DRIVE DURSTON ROAD CRITICAL LANDS EXISTING SANITARY SEWER FORCEMAIN STORM WATER TREATMENT AREA STORM WATER TREATMENT AREA OWNER THE LAKES AT VALLEY WEST, LLC 2880 TECHNOLOGY BLVD. WEST, SUITE 273 BOZEMAN, MT. 59718 ZONING CITY OF BOZEMAN R-1 PURPOSE TO CREATE 57 RESIDENTIAL LOTS RESIDENTIAL DEVELOPMENT OF 57 LOTS 426 PARKLAND EXHIBIT The Lakes at Valley West Pre-Application - August 2014 Park Concept Plan LANDSCAPE ARCHITECTURE / PLANNING / CIVIL ENGINEERING Peaks to Plains DesignPC 404 North 31 Street, Ste. 405 Billings, Montana 59101 (406) 294-9499 Legend Baxter Creek Natural Area Berms Boulevard shade trees Bridge Crossing to Existing Trails Class II Gravel Trail Common area (see other plans) Critical Lands (wetlands) Durston Road common area enhancements Entry plaza Fishing access points (existing) Irrigated lawn Lake Native shrubs Natural/native grass Picnic Shelters (2) Playground Trail connection to adjacent property Unprogrammed open space Scale: 1”=200’ Durston Road Laurel Parkway1 3 2 5 7 4 6 8 10 9 11 12 13 14 15 16 17 18 1 1 1 12 2 3 3 4 5 5 5 5 6 6 7 7 7 7 7 7 8 8 9 10 10 10 10 10 11 11 11 12 12 13 14 14 14 15 16 1717 17 18 428 90.00'R.O.W.CENTER OF R.O.W.14.00'BLVD2.00'MINOR ARTERIAL SECTION15.00'TURN LANE12.00'DRIVE LANE12.00'DRIVE LANE5.00'BIKE5.00'SDWK1.00'1.00'5.00'BIKE13.00'BLVD6.00'SDWK2.00'25.00'TBC TO CL25.00'TBC TO CL20.00'20.00'17.00'8.00'23.00'23.00'EXISTINGROAD CL(APPROX.)3%3%PROPOSED ROAD SECTIONEXISTING ROAD SECTION2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:ROB LEMKE ON Aug/18/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WingXFIG.1BOZEMANMONTANAKDJKDJKDJ08/2014TYPICAL ROADWAY SECTIONSMINOR ARTERIAL SECTIONTHE LAKES AT VALLEY WEST429 90.00'R.O.W.CENTER OF R.O.W.22.00'ASPHALTW/PARKING& BIKE LANE22.00'ASPHALTW/PARKING& BIKE LANE14.00'BLVD14.00'BLVD2.00'C&G6.00'SDWK2.00'C&G6.00'SDWK18.50'ASPHALT& CURB18.50'ASPHALT& CURB19.50'BLVD6.00'SDWK6.00'GRASS19.50'BLVDAT TYPICAL CURB BULB LOCATIONSCOLLECTOR STREET SECTION3%3%2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:ROB LEMKE ON Aug/18/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WingXFIG.2BOZEMANMONTANAKDJKDJKDJ08/2014TYPICAL ROADWAY SECTIONSCOLLECTOR STREET SECTIONTHE LAKES AT VALLEY WEST430 60.00'R.O.W.CENTER OF R.O.W.13.50'ASPHALTW/PARKING13.50'ASPHALTW/PARKING8.50'BLVD8.50'BLVD2.00'C&G5.00'SDWK2.00'C&G5.00'SDWK11.00'ASPHALT& CURB11.00'ASPHALT& CURB13.00'BLVD5.00'SDWK5.00'GRASS13.00'BLVDAT TYPICAL CURB BULB LOCATIONSLOCAL STREET SECTION3%3%2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:ROB LEMKE ON Aug/18/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WingXFIG.3BOZEMANMONTANAKDJKDJKDJ08/2014TYPICAL ROADWAY SECTIONSLOCAL STREET SECTIONTHE LAKES AT VALLEY WEST431 32.00'R.O.W.CENTER OF ROAD15.00'ASPHALT2.00'WOONERF SECTION1.00'1.00'2%5.00'CONCRETEBORDER8.00'PARKING/ PLANTER BOXESCONCRETEBORDER2%2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:ROB LEMKE ON Aug/18/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WingXFIG.4BOZEMANMONTANAKDJKDJKDJ08/2014TYPICAL ROADWAY SECTIONSWOONERF SECTIONTHE LAKES AT VALLEY WEST432 40.00'R.O.W.CENTER OF R.O.W.9.50'ASPHALT14.50'ASPHALTW/PARKING5.00'BLVD2.00'C&G2.00'C&G5.00'SDWKALLEY SECTION2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:ROB LEMKE ON Sep/16/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WingXFIG.5BOZEMANMONTANAKDJKDJKDJ08/2014TYPICAL ROADWAY SECTIONSALLEY SECTIONTHE LAKES AT VALLEY WEST433 WBOWBO WBOWBOWBO WBO315 N. 25th Street, Suite 102Billings, MT 59101Phone: (406) 656-6000Fax: (406) 237-12010505010025HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\9109\VW-WING LAKES PH 1\WATERCOURSE-WETLAND EXHIBIT.DWG PLOTTED BY:KEVIN JACOBSEN ON Sep/17/2014COPYRIGHT MORRISON-MAIERLE, INC., 2014APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WINGFIG. ABOZEMANMTKDJKDJKDJ09/2014WATERS OF THE U.S. EXHIBITTHE LAKES AT VALLEY WESTTHE LAKES AT VALLEY WEST -WATERS OF THE U.S. EXHIBITAAJKER CREEK CENTERLINEBAXTER CREEKCENTERLINEPROPERTY LINEBAXTER CREEK 50'WATERCOURSE SETBACKAAJKER CREEK ANDADJACENT WETLAND FRINGE(WEST AND EAST SIDES)AAJKER CREEK 50'WATERCOURSE SETBACKOPEN WATEROPEN WATERDURSTON ROADALLEY AWESTGATE AVENUE ALLEY BLAUREL PARKWAY CIRCLE XWESTMORLAND DRIVEBAXTER CREEK ANDADJACENT WETLAND FRINGE(ONLY WEST SIDE SHOWN)MITIGATIONWETLANDMITIGATIONWETLAND436 1 Attn: Brian Kruger City of Bozeman Planning Office 20 East Olive Street Bozeman, MT 59715 August 19, 2014 Dear Mr. Kruger, This letter is being submitted to the City of Bozeman as part of the subdivision preapplication for the proposed Lakes at Valley West subdivision. Item (D) (6) of the Preapplication Requirements on the Subdivision Preapplication Checklist requests the inclusion of copies of any permits listed in Section 38.41.020 of the Bozeman Municipal Code that have already been obtained for the project. The Lakes at Valley West parcel (previously called Wing Lake) was included in the US Army Corps of Engineers (USACE) 404 permit, Amendment 1, (Reference number NW0-1998-90014-MTH) originally obtained for Valley West Subdivision on November 21, 2001. The permit expired in November 2010. Copies of the 404 permit approval letters for Amendments 1 (November 21, 2001), 2 (April 12, 2006), and 3 (June 13, 2006), that encompassed the Lakes at Valley West parcel are included with this letter. The 404 permit conditions required that several mitigation areas be constructed to compensate for wetland impacts throughout the Valley West project area. Compensatory mitigation included the construction of the Lakes at Valley West and the mitigation wetland located southeast of the Lakes, and the enhancement and preservation of the 50-foot watercourse setback associated with Baxter Creek that flows at the edge of the east boundary of the Lakes at Valley West parcel. The Lakes at Valley West mitigation area was constructed in 2008 and monitored from 2008 to 2012. The USACE wrote a letter on August 12, 2013, closing the Valley West permit file based on the successful completion and revegetation of all the mitigation wetlands, which included The Lakes at Valley West and the adjacent lacustrine and palustrine wetlands. The August 2013 closure letter from the USACE is included with this submittal. The Lakes at Valley West provide an extensive area of open water and native wetland habitat for fish and migrating waterfowl and wildlife. The lakes form the west edge of a continuous 30-plus acre wetland system that extends from the Baxter Creek Natural Area/Bronken Park to the shallow-water wetland ponds located southeast of the east lake. The Lakes at Valley West were planted with hundreds of native trees and shrubs and wetland plants creating a natural refuge within the city limits. If you require additional information or have any questions, please do not hesitate to contact me at 581-0655 or bvaughn@montana.com. 437 2 Sincerely, Barbara Vaughn Environmental Engineer, MS Cc: Greg Stratton Attachments: November 21, 2001, Amendment No. 1, Department of the Army approval letter April 12, 2006, Amendment No. 2, Department of the Army approval letter June 13, 2006, Amendment No. 3, Department of the Army approval letter August 12, 2013, Department of the Army File Closure Letter for Valley West 438 439 440 441 442