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P-14027, Staff Report for The Crossing – Baxter Meadows Ph4A Subdivision
Public Hearing Date: Planning Board hearing is on January 6, 2015
City Commission hearing is on February 3, 2015
NOTE: UPDATES TO THIS STAFF REPORT THAT HAVE BEEN MADE SINCE ITS
PRESENTATION TO THE PLANNING BOARD ARE SHOWN IN RED.
Project Description: A preliminary plat for a major subdivision to allow the re-platting of 12
lots, Lots 2-7 & 10-15 in Block 3 of Baxter Meadows, Phase 4A Subdivision totaling
1.377 acres, into 10 single-household lots. The removal of the Restricted Size Lots (RSL)
designation is requested.
Project Location: Project is located southwest of the intersection of Lolo Way and Caspian
Avenue. The property is legally described as Lots 2-7 & 10-15 in Block 3 of Baxter
Meadows, Phase 4A Subdivision.
Recommendation: Approval with conditions
Recommended Motions:
Restricted Size Lots (RSL): Having reviewed the request to remove the Restricted Size Lots
(RSL) designation for these 12 lots and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in the
staff report regarding the Restricted Size Lots (RSL) and move to terminate the
designation in coordination with the final plat of this amended subdivision.
Subdivision as a whole: Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in the
staff report for application P14027 and move to approve the major subdivision with
conditions 1-8 and subject to all applicable code provisions and incorporating all prior
actions with the conditions set forth in the staff report.
Report Date: Friday, December 22, 2014
Staff Contact: Tom Rogers, Associate Planner
Bob Murray, Project Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
Non-standard Utility Locations. The Applicant has requested utilization of existing service lines
installed after the original platting of the subdivision. Staff has partially accommodated the
request by allowing non-standard locations (Condition 8) but no closer than 10 feet from an
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adjacent property boundary. The Applicant has requested a number of service lines for an
individual property to cross over onto adjacent property with an easement to allow future access.
Staff does not support this. For more information please see utility compliance.
Project Summary
The project proposes re-platting these 12-5,000 square foot lots on 1.377 acres into 10-6,000
square foot single-household lots. The application includes the request to remove the Restricted
Size Lots (RSL) designation on these 12 lots. The re-platting of the 12 existing lots makes no
changes to any adjacent property.
Alternatives
1. Approve the application with the recommended conditions 1-8;
2. Approve the application with modifications to the recommended conditions and condition
9;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report; or
4. Open and continue the public hearing on the application, with specific direction to staff
or the applicant to supply additional information or to address specific items.
January 6, 2015 Planning Board Meeting Supplement
The Planning Board held a public hearing on this preliminary plat on January 6, 2015. No public
comment was heard on the proposed subdivision. The following discussion is a brief synopsis of
the Board’s discussion:
The Planning Board considered the request to remove the Restricted Size Lots (RSL)
requirement. The Board discussed why the program was placed on hold which was
largely due the lack of effectiveness of the program as adopted and noted a new
affordable housing program was being contemplated. In conclusion, the Board voted
unanimously (7:0) to approve the removal of the RSL lots on the amended plat
application.
The review continued by discussing the merits of the re-platting of 12 lots into 10. The
Board spoke to the merits of the proposal. The Board concluded the proposal better
meets the needs of the community by providing more desirably sized lots within the
context of the area.
In conclusion the Planning Board voted (7:0) to recommend the City Commission approve The
Crossing at Baxter Meadows, Phase 4A subdivision with conditions and code provisions outlined
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in the staff report. Draft minutes have not been prepared at the time of publishing this report.
The meeting can be viewed here starting at time stamp 8:29:15.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 2
Planning Board: .................................................................................................................. 2
SECTION 1 - MAP SERIES .......................................................................................................... 3
SECTION 2 – REQUESTED VARIANCES AND ALTERNATIVE COMPLIANCE ................ 8
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 8
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ........................ 9
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS .............................................. 9
SECTION 6 - STAFF ANALYSIS and findings ............................................................................ 9
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................... 9
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 11
Preliminary Plat Supplements ........................................................................................... 12
APPENDIX A –ADVISORY CODE CITATIONS ..................................................................... 13
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ..................................... 13
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 14
APPENDIX D – NOTICING AND PUBLIC COMMENT ......................................................... 15
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ................................. 15
FISCAL EFFECTS ....................................................................................................................... 15
ATTACHMENTS ......................................................................................................................... 15
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SECTION 1 - MAP SERIES
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SECTION 2 – REQUESTED VARIANCES AND ALTERNATIVE
COMPLIANCE
No variances or alternative compliance approaches have been requested in conjunction with this
preliminary plat application.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions. These
conditions are specific to The Crossing (Baxter Meadows Ph4A) Subdivision, and are identified
and grouped by their general subject.
Recommended Conditions of Approval:
1. The final plat shall conform to all requirements of the Bozeman Municipal Code (BMC)
and the Uniform Standards for Final Subdivision Plats and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings
for public improvements were received, a platting certificate, and all required certificates.
The final plat application shall include three (3) signed reproducible copies on a 3 mil or
heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy;
and five (5) paper prints. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way,
create a waiver or other relaxation of the lawful requirements of the BMC or State law.
2. A separate Conditions and Notes sheet shall be included with each final plat.
3. The applicant shall submit with the application for final plat review and approval, a written
narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the
entire final plat submittal. This narrative shall be in sufficient detail to direct the reviewer
to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal.
4. The Restricted Size Lots (RSL) notation on Lot 2, 3, 4, 6, 7, 10, 11, 13, 14, and 15, Block
3, Baxter Meadows Phase 4a shall terminate upon final plat approval of the Amended Plat of Lots Lots 2-7 & 10-15 in Block 3 of Baxter Meadows Phase 4a Subdivision.
5. The final plat shall provide all necessary utility easements and shall be described,
dimensioned and shown on the final plat in their true and correct location. Any rear or side
yard utility easements not provided will require written confirmation from ALL utility
companies providing service indicating that rear or side yard easements are not needed.
6. Street cut permits shall be obtained for all work performed for the water and sewer service
line taps.
7. Lolo Way and Lemhi Trail Drive shall be returned to an acceptable condition once the
water and sewer service line taps have been complete.
8. All existing service lines that are a minimum of 10 feet from the new side lot line may remain. Any service that is within the 10 feet distance shall be abandoned in accordance
with City standards, and a new service installed to serve the lot, unless approved by the
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Commission.
9. If alternate utility locations are granted by the Commission, the Applicant shall grant water
and sewer maintenance easements appropriately sized, as determined by the City, for all
lots requiring said utility easements. The easements shall be recorded with Gallatin County Clerk & Recorder prior to final plat approval.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
No plat corrections are required to address code requirements.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: The Crossing (Baxter Meadows Phase 4A) major subdivision
preliminary plat
File: P-14027
Development Review Committee
The Development Review Committee (DRC) found that the application was sufficient for review
on November 26, 2014, and they recommended approval with conditions and code requirements
to the Planning Board and City Commission.
Planning Board:
The Planning Board will conduct a public hearing on the related subdivision and make a
recommendation to the City Commission. The public hearing date for the Planning Board is
January 6, 2015.
The Planning Board held its public hearing on May 6, 2014. No public comment was received.
The Planning Board voted to recommend the preliminary plat with the conditions and code
provisions as noted in this staff report.
City Commission
The scheduled public hearing date for the City Commission is February 2, 2015.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
the review period. Collectively this information is the record of the review. The analysis is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
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In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The application contains the necessary survey elements. Recently, the State of Montana has
revised the requirements for final plats. One of these requirements is a separate sheet for notes,
comments, and conditions of approval. The conditions of approval require provision of this
sheet. See Condition 3. Conditions 1, 3 and 4 address the contents of the final plats.
2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
There are several conditions of approval relating to the preparation of the final plat. See
Conditions 1-4. Additional conditions are described in following sections of this report. Those
conditions are necessary to fully satisfy the adopted standards of the City applicable to this
application.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
The application has been properly noticed, reviewed according to the required advisory bodies
established by the Bozeman Municipal Code, and the required public hearings are scheduled.
The proper review bodies have conducted their review and their recommendations are included
with this report. A pre-application review was received and reviewed and comments provided.
The application has been deemed acceptable and adequate for review.
This application was originally scheduled before the City Commission on January 26, 2015. Due
to scheduling conflicts on the Commission agenda this item was moved to the February 2, 2015
agenda. Public notice was provided prior to the change in review date. Therefore, the
application was re-noticed and a request was provided to the City Commission to continue the
application from January 26 to February 2, 2015.
The final plat to be recorded will require review to ensure that all requirements of the law and
conditions of approval have been met. Installation of required infrastructure will be verified at
that time. Failure to comply with conditions of approval will preclude approval. See Conditions
1-4.
4) Compliance with Chapter 38, BMC and other relevant regulations
Based on review of the DRC, and the Department of Community Development, all applicable
regulations appear to be met. Code provisions and site specific requirements are included in this
report for City Commission consideration.
Lot dimensions, street widths, and similar development standards are generally met by the
subdivision.
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Plan and specification review is required for all public infrastructure improvements prior to the
commencement of any work. Detailed compliance with relevant standards will be verified at that
time.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
The necessary easements for utilities are provided on the preliminary plat and will be required to
be established with the final plat for the development. Depicted dimensions appear to be
adequate to meet requirements. See Condition 4.
There is one requested modification of City service standards contained within this application.
That is to utilize the existing water and sewer services in their current locations to serve the
newly defined lots. Since 2 lots (1 on each side of the alley) are being eliminated, one set of
services will be abandoned and capped off behind the curb, or as directed by engineering and
public works. See Conditions 6-8.
Standard utility locations minimize potential catastrophic events while accessing utility lines for
maintenance and repair. The Engineering Division drafted Condition 8 which allows non-
standard utility lines to accommodate the developer’s request and to reduce the number of street
cuts to relocate utility lines in the constructed street. However, locating utility lines on adjacent
properties and memorializing their locations through easements is not a functional solution. If
utility lines are located on an adjacent property and the City needed to perform maintenance
and/or repair that would require digging up neighbors property. In addition, if the Commission
grants greater leeway in the utility locations staff included Condition 9 to insure the City has
legal access for installation, maintenance and repair of these service lines. Staff is not supportive
of granting greater leeway in utility location than provided in Condition 8.
The Applicant is requesting that all existing utility locations be utilized for this subdivision.
Therefore, staff has included a motion for the Commission to direct staff on the desired solution.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel.
Each lot within the subdivision has frontage on an existing public street which is adequate to
provide legal and physical access.
Primary Subdivision Review Criteria, Section 76-3-608
1) The effect on agriculture
The property is in the middle of an existing subdivision and surrounded by urban uses.
Development at urban densities will lessen development pressure on agricultural lands elsewhere
in the vicinity.
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2) The effect on Agricultural water user facilities
The property is in the middle of an existing subdivision and surrounded by urban uses. No
impact on agricultural water users is expected from this change.
3) The effect on Local services
Water/Sewer – Municipal water and sewer are located in the streets adjacent to these lots.
Streets – Public streets are constructed adjacent to these lots.
4) The effect on the Natural environment
The property is in the middle of an existing subdivision and surrounded by urban uses. There is
no large vegetation on the property.
5) The effect on Wildlife and wildlife habitat
The property is in the middle of an existing subdivision and surrounded by urban uses.
Continued transition of the area to urban uses will reduce the utility of the area as a feeding area.
6) The effect on Public health and safety
With the conditions identified in the staff report no negative impacts on public health and safety
have been identified. Adequate circulation for emergency vehicles is provided, services are
available within identified response times, and provision has been made for safe motor and
pedestrian circulation. Public and private utilities have either been installed or can be readily
extended to provide services. Please see also the discussion under Subdivision Review Criteria 5.
Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the DRC on January 8, 2014. With
the pre-application plan review application, waivers were requested by the applicant from
Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements” for several of the
standard preliminary plat supplements due to the nature of this previously platted/developed
property. Staff offers the following summary comments on the supplemental information
required with Article 38.41, BMC.
38.41.060.A.1 Surface Water
Supplemental information waived by the DRC.
38.41.060.A.2 Floodplains
Supplemental information waived by the DRC.
38.41.060.A.3 Groundwater
Supplemental information waived by the DRC.
38.41.060.A.4 Geology, Soils and Slopes
Supplemental information waived by the DRC.
38.41.060.A.5 Vegetation
Addressed under the primary review criteria. Supplemental information waived by the DRC.
38.41.060.A.6 Wildlife
Addressed under the primary review criteria. Supplemental information waived by the DRC.
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38.41.060.A.7 Historical Features
Supplemental information waived by the DRC.
38.41.060.A.8 Agriculture
Addressed under the primary review criteria. Supplemental information waived by the DRC.
38.41.060.A.9 Agricultural Water User Facilities
Addressed under the primary review criteria. Supplemental information waived by the DRC.
38.41.060.A.10 Water and Sewer
Addressed under the primary review criteria. Supplemental information waived by the DRC.
38.41.060.A.11 Stormwater Management
Supplemental information waived by the DRC.
38.41.060.A.12 Streets, Roads and Alleys
Addressed under the primary review criteria. Supplemental information waived by the DRC.
38.41.060.A.13 Utilities
Supplemental information waived by the DRC.
38.41.060.A.14 Educational Facilities
Supplemental information waived by the DRC.
38.41.060.A.15 Land Use
Supplemental information waived by the DRC.
38.41.060.A.16 Parks and Recreation Facilities
Supplemental information waived by the DRC.
38.41.060.A.17 Neighborhood Center Plan
Supplemental information waived by the DRC.
38.41.060.A.18 Lighting Plan
The City Engineering Department reviewed and approved the lighting plan on June 26, 2007
prior to final plat approval. No changes are proposed or required for this re-platting request.
38.41.060.A.19 Miscellaneous
Supplemental information waived by the DRC.
38.41.060.A.20 Affordable Housing
Supplemental information waived by the DRC. The Workforce Housing Ordinance, Article
10.08, BMC, has been suspended by the City Commission. However, the City Commission has
initiated an evaluation of the City’s affordable housing program. The current program was
suspended in 2011.
APPENDIX A –ADVISORY CODE CITATIONS
The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or state law. It is the duty of the applicant
to submit plans and other materials which conform to all standards. Submittal of inaccurate or
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incomplete materials may delay review of the application or prohibit its approval.
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The project site is designated as R-3 zone. The intent of this zone is established in Chapter 38,
Unified Development Code, BMC and is excerpted below.
From Section 38.08.010, BMC
A. The intent and purpose of the residential zoning districts is to establish areas within the
city that are primarily residential in character and to set forth certain minimum standards for
development within those areas. The purpose in having more than one residential district is to
provide opportunities for a variety of housing types and arrangements within the community
while providing a basic level of predictability. There is a rebuttable presumption that the uses set
forth for each district will be compatible with each other when the standards of this chapter are
met and any applicable conditions of approval have been satisfied. Additional requirements for
development apply within overlay districts. All development is subject to section 38.01.050.
Residential density is correlated with many community goals and objectives that are contained in
the city's adopted growth policy, as well as many standards and purposes of this chapter. Section
38.08.090 sets standards for minimum densities in residential districts which will advance these
goals, objectives, and purposes.
4. The intent of the R-3 residential medium density district is to provide for the development
of one- to five-household residential structures near service facilities within the city. It should
provide for a variety of housing types to serve the varied needs of households of different size,
age and character, while reducing the adverse effect of nonresidential uses.
Adopted Growth Policy Designation:
The property is designated as “Residential” in the Bozeman Community Plan.
The Plan indicates that “This category designates places where the primary activity is urban
density dwellings. Other uses which complement residences are also acceptable such as parks,
low intensity home based occupations, fire stations, churches, and schools. High density
residential areas should be established in close proximity to commercial centers to facilitate the
provision of services and employment opportunities to persons without requiring the use of an
automobile. Implementation of this category by residential zoning should provide for and
coordinate intensive residential uses in proximity to commercial centers. The residential
designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development.”
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre.
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APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description: This is an application to re-plat 12 lots, Lots 2-7 & 10-15 in Block 3 of
Baxter Meadows, Phase 4A Subdivision totaling 1.377 acres, into 10 single-household lots. The
property is bounded by Lolo Way on the north, Lemhi Trail Drive on the south, and lots adjacent
to Caspian Avenue on the east and lots adjacent to Lemhi Trail Drive on the west. The
application includes a request to remove the Restricted Size Lots (RSL) designation on the 12
existing lots. This will enable the existing 5,000 square foot lots to be re-platted into 10 lots of
6,000 square foot each.
Project Background: When this property was originally subdivided in 2007, the entire
subdivision consisted of approximately 48 acres platted into 34 lots, 2 private open space parcels,
and one lot for further subdivision. In 2007, the property owner was required to dedicate a
minimum of 10 percent of the net buildable acreage as Restricted Size Lots (RSLs) to help
address affordable housing issues. The 12 lots involved in this application were platted as 5,000
square foot RSLs for single household detached dwelling units. The RSL was recorded on the
individual lots in a manner that it appears on a title search and references the sunset provisions of
the code. The city’s affordable housing ordinance was suspended in 2011 having resulted in no
production of affordably priced homes.
To retain these 12-5,000 square foot lots might have a minor impact on reducing sprawl and
maintain a slightly higher density in the neighborhood. However, there is no requirement to build
the houses on these lots to any level of affordability to meet the intent of the affordable housing
ordinance.
APPENDIX D – NOTICING AND PUBLIC COMMENT
Notice was published in the Bozeman Daily Chronicle on December 21 and 28, 2014. Notice
was posted on site on December 18, 2014 and mailed to persons owning property within 200 feet
of the subdivision on December 18, 2014. Notice has been provided at least 15 and not more
than 45 days prior to the Planning Board and City Commission public hearings. The City
Commission public hearing is scheduled for January 26, 2015.
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owner and Applicant: Al Skogen / Chase Skogen Homes, Inc., 3698 Lemhi Trail Drive,
Bozeman, MT 59718
Representative: Mr. Mark Meissner, 5810 Stagecoach Trail Drive, Bozeman, MT 59718, and
TD&H Engineering, 234 E. Babcock, Suite 3, Bozeman, MT 59715
Report By: Tom Rogers, Associate Planner
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FISCAL EFFECTS
This application to re-plat 12 lots into 10 lots will reduce the anticipated increased property tax
revenues from new development, along with reducing the increased costs to deliver municipal
services to the property.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
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BAXTER MEADOWS SUBDIVISION - PHASE 4A
Preliminary Plat Application (Modifications to existing final platted lots)
April 2014 (Updated October 2014 – Updates shown in RED)
Preliminary Plat Application Checklist Narrative
D. Preliminary Plat Requirements
1. All information required with the pre-application plan, as outlined in Section
38.41.030 (Subdivision Preapplication Plan), BMC.
A copy of the preapplication plan is included under Tab 15 for reference.
2. Name and location of the subdivision, scale, scale bar, north arrow, date of
preparation, lots and blocks (designated by number), the dimensions and area of
each lot, and the use of each lot, if other than for single family.
See information on plat exhibit, Tab 2. (Full size under Tab 20.)
3. All streets, roads, alleys, avenues, highways, and easements; the width of the
right-of-way, grades, and curvature of each; existing and proposed road and
street names; and proposed location of intersections for any subdivision requiring
street access to arterial or collector highways.
No Road Right-of-Ways nor Alley Right-of-Ways are being modified from
their existing built state with this application. See Supplemental information
under Tab 10 and 18 for reference to existing street and alley configurations.
4. The names of adjoining platted subdivisions and numbers of adjoining certificates
of survey.
See reference information on plat exhibit (Tab 2).
5. An approximate survey of the exterior boundaries of the platted tract with
bearings, distances, and curve data indicated outside of the boundary lines.
When the plat is bounded by an irregular shoreline or a body of water, the
bearings and distances of a closing meander traverse shall be given.
See reference information on plat exhibit (Tab 2).
6. The approximate location of all section corners or legal subdivision corners of
sections pertinent to the subdivision boundary.
See reference information on plat exhibit (Tab 2).
7. If the improvements required are to be completed in phases after the final plat is
filed, the approximate area of each phase shall be shown on the plat.
No Phasing is being requested with this application. See plat exhibit (Tab 2).
8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if
the slope is between 10 and 15 percent; and 10-foot intervals if slope is 15
percent or greater.
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See reference information on site survey and on the Preliminary Plat (Tabs 2
– Full size under Tab 20).
9. List of waivers granted from the requirements of Section 38.41.060 (Additional
Subdivision Preliminary Plat Supplements), BMC during the preapplication
process.
The List of Waivers Granted is found under Tab 4.
10. Request for exemption from the Montana Department of Environmental Quality
Review as described in Section 38.41.040.11. (Request for exemption from MDEQ
Review), BMC.
See copy of Municipal Facilities Exclusion Checklist under Tab 6.
11. All appropriate certificates (refer to Chapter 38.06, BMC).
See reference information on plat exhibit (Tab 2).
E. Preliminary Plat Supplements Required for All Subdivisions
1. A map showing all adjacent sections of land, subdivision, certificates of survey,
streets and roads
See vicinity map (Tab 2), and preliminary plat (Tab 2 and 20).
2. Map of entire subdivision on either an 8.5-inch x 11-inch, 8.5-inch x 14-inch, or
11-inch x 17-inch sheet
See exhibits under Tabs 2 and 20.
3. A written statement describing any requested subdivision variance(s) and the
facts of hardship upon which the request is based. Refer to Chapter 38.35
(Variance, Deviation, and Appeal Procedures), BMC.
See List of Variance Requests under Tab 5.
4. Covenants, Restrictions, and Articles of Incorporation for the Property Owners’
Association.
All appropriate documents, as well as a guide to language required by the
U.D.C., are included under Tab 16. These are the current recorded
documents impacting the property and have not been altered.
5. Encroachment permits or a letter indicating intention to issue a permit where new
streets, easements, rights-of-way or driveways intersect State, County, or City
highways, streets or roads.
No encroachment permits are required. The portions of Baxter Lane and
Davis Lane adjacent to the subdivision have been annexed into the City as
part of this project originally. No new streets will be constructed with this
modification to the currently platted lots.
6. A letter of approval or preliminary approval from the City of Bozeman where a
zoning change is necessary.
N/A
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7. A draft of such other appropriate certificates.
N/A
8. Provision for maintenance of all streets (including emergency access), parks, and
other required improvements if not dedicated to the public or if private.
The provisions for maintenance of required improvements which are not
publicly maintained are in the HOA governing documents (see Tab 16 – See
Article 5, Page 10, of the Amended and Restated Declaration of The Crossing
at Baxter Meadows). In general, “open space” that was previously dedicated
to the public is maintained by the Homeowner’s Association; internal streets
were previously dedicated to the public, but are maintained by the
Homeowner’s Association, due to non-standard road sections. Vaquero
Parkway and Baxter Lane are publicly maintained.
9. Profile sheets for street grades greater than 5 percent.
N/A
10. If an authorized representative signs on behalf of an owner of record, a copy of
the authorization shall be provided.
N/A
11. A Noxious Weed Management and Revegetation Plan approved by the Weed
Control District for control of noxious weeds.
Tab 8 (Approved with Original Preliminary Plat App – February 2007)
The weed management plan is currently being implemented by the Property
Owner’s Association
12. A preliminary platting certificate prepared by a Montana title company.
Tab 9
F. Additional Subdivision Preliminary Plat Supplements
(Additional Updated Responses for each item can be found in Tab 10, along with the
originals from the Preliminary Plat Application in 2007)
1. Surface Water.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Surface Water Conditions are the same as they were at the time of the
original preliminary plat application in February 2007.
2. Floodplains.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Floodplain conditions are the same as they were at the time of the original
preliminary plat application in February 2007.
3. Groundwater.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
109
Groundwater conditions are the same as they were at the time of the original
preliminary plat application in February 2007.
4. Geology, soils and slope.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Geology, Soils and Slopes are the same as they were at the time of the
original preliminary plat application in February 2007
5. Vegetation.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Vegetation is generally the same as at the time of the original preliminary
plat application in February 2007.
6. Wildlife.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Wildlife is generally the same as at the time of the original preliminary plat
application in February 2007.
7. Historical features.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
There are no historical features, same as at the time of the original
preliminary plat application in February 2007.
8. Agriculture.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Agriculture features are unchanged since the time of the original preliminary
plat application in February 2007.
9. Agriculture water user facilities.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Agriculutral Water User Facilities are unchanged since the time of the
original preliminary plat application in February 2007.
10. Water and sewer.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Demand on Water and Sewer will actually slightly decrease from the original
preliminary plat application in February 2007, since there will be two fewer
lots in this phase than originally platted.
11. Stormwater management.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Stormwater Management is currently being implemented by the original
system designed and installed with the platting of this phase. Runoff will
slightly decrease because there will be two fewer lots and related site
improvements.
12. Streets, roads and alleys.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Street, Road, and Alley Configurations will remain unchanged from the time
of the original preliminary plat application in February 2007.
13. Utilities.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Northwestern Energy will require relocation of some gas stubs which were
originally installed. A current letter from them is provided stating that.
110
14. Educational Facilities.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
There are now more educational facilities in the area such as Chief Joseph
Middle School and Meadowlark Elementary, which were constructed and
put into use after the original preliminary plat application in February 2007.
15. Land Use.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Land Use patterns remain generally the same as they were at the time of the
original preliminary plat application in February 2007.
16. Parks and recreation facilities.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
Parks and Recreation Facilities dedication were provided with the original
platting of this phase, and the requirement would actually decrease since
there will be two fewer lots.
17. Neighborhood center plan.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
A neighborhood center was originally contemplated in future phases of The
Crossing, but that property provided a site for a church within those areas
that could serve that function.
18. Lighting plan.
Tab 10 (Original and Updated provided from Pre Plat App February 2007)
An SILD was not created when Phase 4A was platted. The Crossing
Property Owner’s Association accepts all responsibility for operating and
maintaining the existing street lights located within the boundary of the
subdivision. A copy of the 2014 Crossing Property Owner’s Association
Operating Budget is included under Tab 10 for reference, indicating the
funds allocated for operation and maintenance.
19. Affordable Housing.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
There is currently no affordable housing plan being implemented by the City
of Bozeman for new subdivisions. Recent adjacent and nearby subdivisions
have been approved without any provision for affordable housing. It is one
of the goals of this application to remove the Restricted Size Lot Designation
and increase lot size, so as to allow for more attainable single level housing,
which the Bozeman real estate market is currently lacking.
20. Miscellaneous.
Tab 10 (Waived – but original provided from Pre Plat App February 2007)
21. Stormwater Management Permit Application required.
N/A
Newly Defined Lots will be built on in a one by one manner, therefore the
impacted site size will be far less than what is required for a stormwater
permit.
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112
113
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BAXTER MEADOWS SUBDIVISION, P.U.D. - PHASE 4
Preliminary Plat Application
Updated October 2014
Additional Subdivision Preliminary Plat Supplements
(Per Section 38.41.060 of U.D.C.)
Contents:
1 - A. Surface Water
2 - B. Floodplains
3 - C. Groundwater
4 - D. Geology; soils and slope
5 - E. Vegetation
6 - F. Wildlife
7 - G. Historical features
8 - H. Agriculture
9 - I. Agriculture water user facilities
10 - J. Water and sewer
11 - K. Stormwater management
12 - L. Streets, roads and alleys
13 - M. Utilities
14 - N. Educational facilities
15 - O. Land use
16 - P. Parks and recreation facilities
17 - Q. Neighborhood center plan
18 - R. Lighting plan
19 - S. Miscellaneous
Appendix:
A. - Final Baxter Meadows Wetlands Impact/Mitigation Map
- U.S. Army Corps of Engineers Final Approval Letter
B. 310 Permit – Gallatin Conservation District
C. NRCS Soils Information
D. Groundwater Monitoring Data
E. Vegetation Map
F. Soils Report
The information contained herein borrows from the “Environmental Assessment,
Community Impact Report and Flood Hazard Evaluation for Baxter Meadows
Subdivision”, prepared by Wetlands West, Robert Peccia & Associates, and Mithun Inc.,
Oct. 17, 2001
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APRIL 2014 ADDITIONS SHOWN IN RED/ OCTOBER 2014 ADDITIONS SHOWN
IN BLUE
A. Surface Water
The property, commonly known as Baxter Meadows Phase 4, is approximately
4,700 feet above sea level, encompassing 48 acres that slope gradually from south to
north as is characteristic of the Gallatin Valley. The historic and current land use is
agricultural, primarily hay and crop production. The property has been leased by a dairy
operation for approximately 50 years.
One surface waterway, the Spring Ditch, traverses the property, flowing in a south
to north direction. Waterways in the greater Bozeman area have been mapped and
classified as streams, stream/ditch combinations, or ditches by the Montana Department
of Fish, Wildlife, and Parks (FWP) on the 1993 AStreams and Ditches@ map.
Stream/ditches are typically naturally occurring streams that have been historically
channelized for irrigation purposes. Ditches convey water only during the irrigation
season and are dry otherwise. According to the FWP system, Spring ditch is classified as
a stream/ditch.
The Spring ditch (Stream/ditch): The original source of this waterway was
apparently a natural spring located at the south property boundary (i.e., within the
Regional Park). Currently the water is collected underground (presumably via a french
drain system) and discharged to a pipe placed in the bottom of the man-made channel.
The channel flows north from the southeast section of the property, crosses Baxter Lane,
then flows into a wetland (W-1) located on the north property boundary.
Water Body Alteration
Approximately one thousand feet of the Spring Ditch was rebuilt, similar to the
section of Baxter-Border Ditch that has already been rebuilt in Phase 3. This allowed for
expansion of the wetlands, and has made the stream more wildlife-friendly and
aesthetically pleasing. A 310 permit from the Gallatin Conservation District was
obtained and is included under Appendix B.
Wetlands
The existing wetlands are shown on the preliminary plat. They are also further
described in the delineation report in Appendix A.
In regard to the entire project site (original Baxter Meadows property boundary)
,The United States Army Corps of Engineers has given their final approval for the
originally obtained 404 permit. A copy of that letter is included under Appendix A of
this Tab. The final wetland tabulation exceeded the anticipated requirement by 4.11
acres.
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B. Floodplains
There do not appear to be any portions of the subdivision that are within two
thousand horizontal feet and less than twenty vertical feet of a watercourse draining an
area of twenty-five square miles or more. No official floodplain delineation study has
been made for the ditches in this area. The watercourses that cross the proposed
subdivision are man controlled irrigation ditches and serve to collect groundwater and
spring discharge. Prior to final platting of Phase 4A, a 100-year floodplain study was
completed to determine if any of the lots fall within that floodplain, and it was
determined that they do not. The certification of such is denoted by the Engineer of
Record (Thomas Dean and Hoskins) on the recorded Final Plat for Baxter Meadows
Subdivision Phase 4A, and a digital copy included on the digital application documents.
C. Groundwater
[The information in this section is taken from a groundwater study of the entire
Baxter Meadows P.U.D. project done in 2000-2001. We do not expect a substantial
change in groundwater conditions since that time. Furthermore, groundwater
degradation is not expected due to the use of City of Bozeman public water and sewer
systems.]
Water-bearing materials in the area are predominantly quaternary and tertiary
alluvial fan deposits. Groundwater flows in a north-northwest direction, roughly
paralleling the slope of the ground surface (USGS 1995).
Eighteen (18) monitoring wells were installed at the site in May and June of 2000
to measure groundwater levels for design and construction purposes. Three nested
piezometers were subsequently installed in September to more accurately characterize
groundwater depths in the general location of the proposed ponds (Regional Park).
Monitoring well and piezometer locations are shown on the map included in Appendix D.
Static water levels were measured once in May/June and again in August.
Beginning in September 2000, groundwater levels have been, and will continue to be,
measured every two to three weeks until July 2001. The monitoring frequency may be
reduced from December through March once the levels stabilize. Static water level
readings measured from May through November are also included in Appendix D.
The highest groundwater level was measured at 1.6 inches below ground surface
(bgs) in MW-27 on October 17th. This well is located in the south central portion of
Section 3. (*This reading was taken where the ponds are now). Current data indicates
that static water levels (SWLs) within the subdivision development range from less than
one foot bgs in the south portion of the property (Section 3) to 9.5 feet bgs in the north
portion (Section 34). Water features for the development, such as the ponds, will be
designed to take into account existing groundwater levels.
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Well logs from residential wells indicate well depths ranging from 40 to 72 feet
and static water levels from 6 to 14 feet. The lithologic logs identified a silt loam topsoil
layer extending from 0 to 3 feet followed by alternating layers of sand and cobbles to 72
feet with intermittent narrow lenses of clay. Production rates measured in surrounding
residential, fire protection, and irrigation wells ranged from 5 to 1000 gpm.
The geotechnical evaluation performed by SK Geotechnical, dated October 19,
2001 (see Appendix F) shows six test bores in and around Phase 4, with groundwater
depths ranging from 3’-9’.
A note was included on the plat that reads: “Due to a relatively high ground water
table within this subdivision, full or partial basements are not recommended. Buildings
proposed for construction with crawl spaces or basements shall include engineer
certification regarding depth of ground water and soil conditions and proposed mitigation
methods to be submitted with each building permit.”
Steps to Avoid Degradation:
The water system for the subdivision will be constructed to Montana Department
of Environmental Quality and City of Bozeman standards, and water will be supplied by
the City. Irrigation wells will be drilled for open space areas, in order to ease the demand
on treated water. Records from existing wells in the area indicate that the aquifer is
capable of providing sufficient water quality and quantity for irrigation needs.
Wastewater will be collected in a system constructed to MDEQ and City of
Bozeman standards. The system will connect to the City=s existing system, and the
wastewater will be piped to the City=s treatment facility.
D. Geology – Soils – Slopes
Geologic Hazards
There are no known geologic hazards or areas of instability within or adjacent to
the proposed subdivision site. The entire Gallatin Valley is classified as a Seismic Zone
3. Zone 0 has the least earthquake potential, Zone 4 has the greatest potential.
Protective Measures
All new utilities will be buried, reducing the risk of property damage or personal
injury in the event of an earthquake. Buildings will be designed to withstand Seismic
Zone 3 earthquake loadings, in accordance with applicable regulations.
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Unusual Features
No significant or unusual geologic features are evident on the property. The
landform is an alluvial deposit typical of the north side of Bozeman, featuring deep soils
and variable depths to sand and gravels. Slopes range from 0% to 4% (NRCS 2000).
The property does exhibit high groundwater levels and isolated layers of impermeable
clay. Engineering measures that will be taken to overcome potential limitations are
discussed in the soils report – Appendix F.
Soils
Soil characteristics and a Gallatin County Soil Survey map of the site were
obtained from NRCS (Appendix C). Ten map units were identified within the project
area. Map units with hydric components and/or inclusions are: Threeriv-Bonebasin
loams (NRCS soil type 556A), Blossberg loam (542A), Enbar loam (509B), and
Meadowcreek loam (510B). Non-hydric soils were identified as Amsterdam silt loam
(53B), Blackdog silt loam (50B), Amsterdam-Quagle silt loam (453C), Quagle-Brodyk
silt loam (451C), Turner loam (457A), and Danvers-Quagle complex (458C).
The Enbar, Threeriv, Bonebasin, Blossberg, Meadowcreek, Turner and Danvers
soil types were identified as having severe limitations for septic system absorption fields
as a result of wetness, slow percolation, and/or poor filtering. The remaining soil types
exhibited moderate limitations. Limitations for building site development were listed as
severe for the Enbar, Bonebasin, Blossberg, Meadowcreek, Turner and Danvers soil
types as a result of wetness, caving on cut slopes, flooding, and/or shrink/swell potential.
These soil types also had severe limitations for local roads and streets as a result of the
potential for frost action. Building site and road construction limitations on the
remaining soils were rated as slight to moderate.
Design Methods to Overcome Limitations
A geotechnical evaluation has been completed site-wide to identify potential soil
limitations. (Please see report by SK Geotechnical and Peccia Engineering dated October
19, 2001, included in Appendix F). Building foundations and footings will be
constructed to account for soil limitations and high groundwater conditions. Where
necessary, topsoil layers containing clay will be over-excavated and replaced with
structural fill. Typical cross-sections of the roadway will be designed to account for site-
specific soil types. Site buildings and residences will not be constructed with basements
to accommodate high groundwater conditions, unless approved by an engineer
Cuts and Fills
Due to the flat topography of the site, areas of excessive cuts and fills are not
anticipated. If they become necessary, appropriate erosion control measures and storm
water runoff mitigation measures will be taken. The soil conditions of the subdivision
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remain unchanged since the time of the first preliminary plat and final plat application for
the Baxter Meadows Subdivision Phase 4A.
E. Vegetation
Vegetation Map
Major vegetation types are depicted on the map in Appendix E. The acreages and
type of crop and grazing land have been approximated (pers. commun. Tom Kingma).
The site has historically been hay and barley, but is now dormant.
Major vegetation types
There are four major vegetation categories within the Baxter Meadows property:
cropland (historically barley, alfalfa hay, and mixed-grass species hay), grazing land
(mixed grass species), emergent/shrub marsh (Carex spp.), and riparian stream corridors.
Cultivated crops within the property include barley and alfalfa. Grazing lands are
comprised of a variety of grass species, including fescue (Festuca spp.), orchard grass
(Dactylis glomerata), timothy (Phleum pratense), foxtail (Hordeum jubatum), and
bluegrass (Poa spp.). These species are excellent forage grasses, widespread in the
Gallatin Valley where moisture is sufficient or supplemental irrigation is available.
The riparian stream corridors have been channelized for irrigation and heavily
impacted by unrestricted cattle grazing. Although species diversity is low, the majority
of species are native and include wild celery, beaked sedge, and a few black cottonwood
trees. Broad-leafed cattail (Typha latifolia) inhabits the borrow ditches along Baxter
Lane.
Critical plant communities
The Natural Heritage Program was contacted for information on species of
concern in the vicinity of Section 3, T2S, R5E and Section 34, T1S, R5E. A survey of
the Program=s databases identified reports for three plant species of concern. The reports
are the result of a search for species of concern and communities that occur in the area
defined by the legal description with an additional one-mile buffer surrounding the
requested area.
The first plant species of concern listed is dwarf purple monkeyflower (Mimulus
nanus) observed last in 1894 in Section 34. The location accuracy for this siting is within
a five mile radius. The species is considered critically imperiled in Montana because of
extreme rarity. According to the Vascular Plants of West-Central Montana Identification
Guidebook (USDA 1991), the dwarf monkeyflower has been found in the Montana
region only on a dry gravelly slope above Sheephead Creek in the southern Bitterroot
Mountains. These habitat conditions do not currently exist within the property
boundaries. The project site consists of primarily level cultivated crop and pasture land
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with no areas of gravel exposed on the ground surface. The species was not observed
during the onsite survey conducted as part of the wetland delineation.
The second plant species identified is slender wedgegrass (Spenopholis
intermedia), a state critically imperiled species last observed in 1926 in Section 2 of T2S,
R5E. This short-lived perennial grass has been found in wet areas of valleys and
foothills, specifically the Gallatin River valley. This species has not been observed in
this region in recent history. The last known observation occurred at a site greater than
one-half mile outside the project boundaries. Its presence would not be expected on the
project site.
Small dropseed (Sporobolus neglectus) is an annual grass that is possibly
imperiled but whose status is uncertain. It was last observed in this region in 1927 at the
Montana State University (MSU) Bozeman Experiment Station Farm located in the SE 3
of Section 14, T2S, R5E. It is typically found in grasslands of the valleys and plains in
both natural and disturbed habitats although it was likely planted in this region as part of
the Station=s widespread cultivation of native species. The MSU Experiment Station is
located approximately two miles from the project. The presence of this species would
not be expected within the property boundaries.
Noxious Weeds
Canada thistle (Circium arvensis, Category I), houndstongue (Cynoglossum
officinale, Category I), musk thistle (Carduus nutans, Category IV), and poison hemlock
(Conium maculatum, Category IV) were observed within the project site. A Gallatin
County Weed Management Plan was approved by the county on May 16, 2002, and is
included in Tab 8. Weed Management is currently being handled by the Property
Owners Association.
Protective Measures
Several measures have been taken to ensure that vegetation is preserved or
enhanced. The stream corridor will be enhanced/restored to create a more natural and
diverse vegetation community with a riparian floodplain consisting of emergents, shrubs,
and trees. Setbacks of 50’ from either edge of the wetlands will be utilized to protect the
waterway. Approximately 9 acres of the phase will be preserved as open space.
F. Wildlife
Species
As a result of the heavy agricultural use and openess of cropland, few signs of
wildlife were observed within the project boundaries. Surrounding properties are
frequented by white-tailed deer, skunk, muskrat, and raccoon. A red-tailed hawk was
observed in the cottonwoods along the Spring ditch and common snipe were seen in the
emergent/shrub marsh. Neotropical migrant bird species within the area include
bobolinks, yellow warblers, song sparrows, and tree swallows. The diversity of birds is
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limited by the lack of tree and shrub species within the property. Fish species in area
waterways are expected to include brown and brook trout, although an onsite survey was
not conducted.
Critical Areas
The Natural Heritage Program was contacted for information on species of
concern in the project vicinity. The Program=s survey identified one animal species of
concern in Section 31 of T1S and R6E at the MSU Experiment Station. The status of the
stonefly (Isocapnia crinita) is considered imperiled in Montana because of rarity. No
information was given on the date of the last observation or preferred habitat. The
Experiment Station is located over two miles from the project area.
Protective Measures
Wildlife habitat and protection will be enhanced through the creation of open
space areas consisting of conservation parks, trail systems, and streams. The 100-foot
riparian corridors will facilitate wildlife migration. Fisheries habitat will be enhanced
with the creation of pool and riffle complexes and restoration of cover habitat via willow
plantings on the stream corridors. The FWP will be consulted for their input on the
stream enhancement designs as part of the 310 permitting process.
Fish Wildlife and Parks has been contacted regarding the new subdivision. Please
see Tab 7.
Additional wetland areas and stream enhancement occurred with the platting of Phase
4A.
G. Historical Features
Please see letter from the State Historic Preservation Office, Tab 14. The original
Historical Society letter is still valid and no “new” historical features are within the site
as it has been final platted previously.
H. Agriculture
Former agricultural practices at the site included crop production, dairy farming,
and cattle ranching on the entire 54 acres. However, the land has been out of production
since being purchased several years ago. Adjacent land includes the Regional Park and
development in the near future – i.e., no farmland in production. No Change to this.
I. Agricultural Water User Facilities
Spring Ditch is a stream/ditch that currently flows through the project site. The
stream will be “rebuilt” for a portion of it, and will have to flow through several culverts
to accommodate road construction. However, in all instances of modification, it will be
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designed to maintain the same flow and quantity to downstream users. As stated above,
a 310 permit from the Gallatin Conservation District, as well as a 404 permit from the
U.S. Army Corps of Engineers have already been obtained. No additional impact to any
streams or ditches will occur with this plat amendment.
J. Water and Sewer
Please see the preliminary engineering design report under Tab 21. Water and
wastewater system improvements were designed to meet City of Bozeman Standards and
State Department of Environmental Quality Standards and Regulations. No new water or
sewer lines will be installed with this amendment. It is proposed to cap 2 water and 2
sewer services that will no longer be necessary.
K. Stormwater Management
Please see the Master Utility Plan under Tab 11. Stormwater systems were
installed per the original design prior to the final platting of Phase 4A.
L. Streets, Roads, and Alleys
Description
A significant network of new roads will be required to serve the subdivision as
shown of the site plans and preliminary plat. Perimeter roads, Baxter and Davis, have
already been improved to the required standard for this phase. Refer to the Baxter
Meadows Phase 4 Traffic Study and existing street cross sections for further information,
Tabs 18 and 19. All interior roads and alley ways have been completed as part of the
final platting process with Phase 4A. No alterations or changes to roads are contemplated
with this application.
Access to Arterial
No lots will have direct access to arterials (Baxter and Davis). A 1' “no access”
strip is shown on the plat.
Modifications of Existing Streets, Roads, or Alleys
No permanent road closures are anticipated. Refer to the Baxter Meadows Traffic
Study for proposed improvements on existing roads.
Dust
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Alleys will be paved. Completed.
Pollution and Erosion
Storm water detention basins will be constructed to handle storm water runoff and
to provide sediment removal. Roads will be maintained by the HOA, except Vaquero
Parkway, which will be maintained by the City of Bozeman.
Installation and Maintenance
Subdivision roads will be installed per Montana Public Works and City of
Bozeman specifications. Maintenance of the interior streets will be performed by the
HOA, and Vaquero Parkway will be maintained by the City of Bozeman. All internal
and external road networks are in place, and no new roads will be constructed as part of
this application.
Traffic Generation and Capacity
Please refer to the Baxter Meadows Traffic Study, Tab 6. Traffic generation shall
decrease by two households from what is indicated in the original traffic study, since we
are eliminating two lots.
Bicycle and Pedestrian Pathways, Lanes, and Routes
Interior (local) streets will be built to Bozeman Standard widths from curb to
curb. A 10’ wide paved bike/pedestrian trail is planned on the Regional Park side of
Vaquero in accordance with the Bozeman trail master plan, which ties into the West
Winds subdivision to the east, and the trail through the Baxter Meadows Linear Park to
the north. A gravel trail will also run through the open space along Spring Ditch. In
addition, no block exceeds 600’ without a 30’ pedestrian trail corridor.
Traffic calming
Typical street designs within the subdivision include “curb bulbs” at intersections.
Please refer to Tab 5 for details. Also, we intend to make the intersection of Vaquero and
“C” Street a 3-way stop to discourage the use of Vaquero as a through-street.
M. Utilities
The subdivision plat has been submitted to Northwestern Energy, Qwest, Bresnan
Communications and Vivid Networks. These utility providers are currently working on
their site layouts for the subdivision. Copies of their initial response letters can be found
under Tab 7. All utility infrastructure is completed. Northwestern Energy will require
moving a few gas services with the new lot configuration, per their letter under Tab 7.
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N. Educational Facilities
The existing bus system should be able to handle the additional students generated
by the subdivision. Refer to June 14, 2005 letter from Edward Sondeno of Bozeman
School District 7 in Tab 7. The subdivision will be served by the Bozeman High School,
Chief Joseph Middle School, and the Emily Dickinson Elementary School.
Per the letter referenced above, the subdivision will generate the following
number of students at build out:
K-5 29 students
6-8 15 students
9-12 19 students
Since the time of final platting of Phase 4A, Chief Joseph Middle School was completed,
along with Meadowlark Elementary which are both within a mile of the property. The
two fewer lots will actually reduce the number of students attending from this
neighborhood.
O. Land Use
Phase 4 will generate the following types and numbers of lots:
127 Single Family Residences
1 Multi Family Lot (appx. 72 units)
1 Owners Center Lot
There will be a reduction in the number of lots within Phase 4A to 32 from 34. Density
was also decreased in the latter phases of Phase 4, by the Developer Holyoke.
P. Parks and Recreation Facilities
Phase 4 will provide 9.5 acres of land dedicated as undeveloped open space. This
equates to approximately 26% of its net area. Improvements will include an enhanced
stream and wetlands, trails, and landscaping. However, this land will not be used to meet
parkland dedication requirements. Park dedication requirements will be met with
approved carry-over from previous phases.
Please refer to Tab 13 for all relevant information on Open Space facilities and
improvements.
All Park and Open Space dedications were met at the time of final platting of Phase 4A.
Reducing the neighborhood by two lots would theoretically reduce the amount of park
and open space required.
Q. Neighborhood Center
An Owners Center will be constructed on Lot 11 of Block 7. It is anticipated to
include a reception hall, kitchen, and general purpose room. This center will be sized
125
appropriately to serve the residents of Phase 4, and will be owned and maintained by the
Phase 4 owners association.
This is no longer being contemplated within Phase 4. A church site has been established
across Vaquero from the Fire Station within the latter phases of Phase 4.
R. Lighting Plan
Please see Tab 12 for lighting information, which continues with the lighting style
used throughout Baxter Meadows. Lights are placed in accordance with the U.D.O. and
Northwestern Energy standard practices.
No S.I.L.D. was created as part of Phase 4A. The responsibility for maintenance and
operation of the street lighting is part of The Crossing Property Owners Association
Responsibility. They have budgeted for these items, and have been handling this since
the time of final platting in 2008. A copy of the lighting plan and their operating budget
are included within Tab 12.
S. Miscellaneous
Public Lands
Phase 4 borders the Gallatin County Regional Park on the south and west sides.
Phase 4 will improve access to the Park by participating in the construction of Vaquero
Parkway, which is a critical access for the Park. Additionally, the Baxter Meadows
project has donated approximately one million dollars worth of improvements to the park
to date. The developer of the newest phases of Baxter Meadows Phase 4 has direct
frontage to the 100 acre Regional Park, and as such, their Preliminary Plat Findings of
Fact spell out any requirements for road improvements along their frontage. The portions
of Vaquero Parkway required for construction with this phase were completed at the time
of Final Plat approval for Baxter Meadows Subdivision Phase 4A, thus providing
connectivity for all residents of the community to those areas of the 100 acre Gallatin
County Regional Park.
Hazards
No health or safety hazards exist on or near the subdivision, nor do land uses that
create a nuisance. No changes since original Preliminary Plat Application.
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