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HomeMy WebLinkAboutA2. Allison Phase 3Page 1 of 28 P15007, Staff Report for the Allison Phase 3 Major Subdivision Revisions to the staff report from that given to the Planning Board are depicted in red text. Public Hearing Dates: Planning Board meeting is on April 7, 2015 City Commission meeting is on April 27, 2015 Item: The Allison Phase 3 Major Subdivision, Preliminary Plat would allow the subdivision of an existing lot of approximately 52.185 acres into eight single-household lots, two open space lots, and a 48.21 acre lot with restricted development and subject to further subdivision review. Project Location: The site is generally located at the intersection of Graf Street and MacNab Street. The parcel is legally described as Allison Subdivision Phase 2, Remainder Tract A, Plat J- 306, located in the Northeast One-Quarter (NE ¼) of Section 24, Township Two South (T2S), Range Five East (R5E), P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions Recommended Motion: Having reviewed and considered the application materials, public comment, and the staff analysis, I hereby adopt the findings presented in the staff report for P15007 and move to approve the preliminary plat for the Allison Phase 3 Major Subdivision requested in application P15007 with conditions and subject to all applicable code provisions. Report Date: Wednesday, April 22, 2015 Staff Contacts: Heather Davis, Associate Planner Bob Murray, Project Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues. Project Summary The property owner, Bon Ton Inc, PO Box 906, Bozeman, MT 597717, and representative, Madison Engineering, 895 Technology Blvd Ste 203, Bozeman, MT 59718 have submitted an application to subdivide an existing lot of 52.128 acres into eight single-household lots, two open space lots, and a 48.21 acre lot with restricted development and subject to further subdivision review. Parkland requirements are met through previously dedicated parkland provided in Allison Subdivision Phase 2. 155 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 2 of 28 MacNab Street will be extended north through the property to connect with Graf Street, and Graf Street will be extended through the site to the west A complete preliminary plat application was submitted on February 11, 2015 and deemed acceptable for initial review on February 20, 2015. The City Commission is scheduled to review the preliminary plat and make a decision at their April 27, 2015 public hearing. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate or in this case by May 15, 2015. The Planning Board held a public hearing on April 7, 2015 and reviewed the preliminary plat application. The Board asked questions in regards to connectivity between the proposed development and the school and park to the north. Staff clarified the location of the existing trail connection with the proposed development. No public comment was received at the hearing. After considering findings provided in the staff report and all public comment received, the Board voted 8-0 recommending conditional approval of the preliminary plat. A copy of the video of the hearing can be found here. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable 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. 156 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 3 of 28 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .......................................................................................................... 4 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 5 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 12 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ............................................ 13 SECTION 5 - STAFF ANALYSIS............................................................................................... 14 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 15 Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann. .................... 16 Preliminary Plat Supplements ........................................................................................... 21 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY..................................... 26 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 26 APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 27 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................. 27 157 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 4 of 28 SECTION 1 - MAP SERIES MAP 1: ALLISON PHASE 3 LOCATION R-1 158 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 5 of 28 MAP 2: CURRENT ZONING P15007 159 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 6 of 28 MAP 3: FUTURE LAND USE P15007 160 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 7 of 28 MAP 4: ALLISON PHASE 3 MAP 161 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 8 of 28 MAP 5: DETAIL OF ALLISON PHASE 3 RESIDENTIAL LOTS 162 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 9 of 28 Location Photos (Source: Google Maps) Figure 1: Existing Graf Street looking west Figure 2: Existing MacNab Street looking north 163 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 10 of 28 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Mandatory compliance with the explicit terms of Chapter 38, BMC does not constitute conditions of approval. The conditions of approval may require compliance with more than the minimum standards in order to conform to the physical and economic development of the City, and to the safety and general welfare of the future lot owners and of the community at large. The applicant must comply with all provisions of the Bozeman Municipal Code which are applicable to this project. Recommended Conditions of Approval: Community Development Department: 1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 2. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 3. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 4. The subdivider shall provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions as being part of the existing Allison Subdivision property owners’ association. Any cost sharing agreements for maintenance shall be included with the final plat. 5. The Remainder Tract A shall be renamed. Said lot shall be platted as an undevelopable lot in accordance with Section 38.39.080.B.6 BMC, with the following language placed on each undevelopable lot of the final plat “Lot development subject to further subdivision review.” No public improvements shall be required for the undevelopable lot until it is subdivided as a lot which is not subject to this restriction. This language shall be placed on the conditions of approval sheet of the plat: “NOTICE IS HEREBY GIVEN to 164 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 11 of 28 all potential purchasers of Lot X, of the Allison Phase 3 Subdivision, City of Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved by the Bozeman City Commission without completion of on and off site improvements required under the Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such, this Restriction is filed with the final plat that stipulates that any use of this lot is subject to further subdivision, and no development of this lot shall occur until all on and off site improvements are completed as required under the Bozeman Municipal Code. THRERFORE, BE ADVISED, that Building Permits will not be issued for Lot X, of the Allison Phase 3 Subdivision, City of Bozeman, Gallatin County, Montana until all required on and off site improvements are completed and accepted by the City of Bozeman. No building structure requiring water or sewer facilities shall be utilized on this lot until this restriction is lifted. This restriction runs with the land and is revocable only by further subdivision or the written consent of the City of Bozeman.” 6. Prior to final plat approval, in conjunction with required or offered dedications the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owners’ association of any open space proposed to be conveyed to the property owners’ association and all its right, title, and interest in any improvements made to such open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a quit claim deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owners’ association. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon owned open space, the subdivider shall provide the property owners’ association an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 7. The final plat shall contain the following notation on the conditions of approval sheet in the final plat: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for each phase of the subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within Allison Subdivision Phase 3.” 165 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 12 of 28 8. The certificate of dedication on the final plat shall include the specific names of the streets dedicated to the public for which the City accepts. The final plat for each phase shall only reference those streets within that phase. 9. The final plat shall provide all necessary utility easements and shall be described, dimensioned and shown on each subdivision block of 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. 10. All irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates shall be provided to the City with the final plat submittal. All wells shall include a meter or other devise to determine consumption. Engineering Department: 11. All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance. 12. A 1’ wide no access strip shall be provided along the entire lot frontage of Graf Street. 13. The water main in Graf Street shall be 24” diameter in accordance with the City’s master plan. 14. A floodplain development permit is required for any work that is done within the limits of the Figgins Creek delineated 100 year floodplain. The LOMR shall be approved by FEMA prior to the final plat being filed. 15. The existing storm drain, swales, and pond will need to be relocated as part of this project. If there are existing easements, they shall be abandoned. 16. An easement shall be provided for the installation of a drain line for sump pumps from Allison Subdivision Phase II unless another means of discharge is proposed and approved by the City Engineer. The sump pump discharge shall not be combined with the storm sewer system. 17. Graf Street shall be transitioned from the section constructed to the east to the 48’ Collector standard as shown in the Transportation Plan. The transition may be accomplished across the intersection with MacNab Circle. 18. The sidewalk on the north side of Graf Street will be privately maintained. As such, it can be the standard 5’ wide, 4” thick concrete sidewalk. 19. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 20. Water rights or cash-in-lieu thereof shall be provided in accordance with Sec. 38.23.180 BMC Prior to final plat approval. 21. Prior to acceptance of publically owned infrastructure, the contractor shall provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two year warranty period. The City of Bozeman shall be named as dual oblige on the bond 166 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 13 of 28 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS a. 38.26.050.E BMC “Street Frontage” – The property owners’ association documents shall contain language stating that all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways (i.e., street boulevards) shall be landscaped, as defined in the Bozeman Municipal Code, and shall include one (1) large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. For street trees, a City of Bozeman planting permit for street trees and obtaining utility locates is required before any excavation begins in the City of Bozeman right-of-way. The covenants shall include a planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. b. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC shall be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication shall be included on the final plat conditions of approval sheet. The table shall explicitly state how much parkland credit was allocated for each lot within this phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. The applicant shall provide a minimum of 0.24 acres of dedicated parkland or equivalent thereof with this major subdivision. This amount is calculated based on 8 single household residential lots at 0.03 acres per dwelling of dedicated parkland. The final plat, property owners’ association documents (POA), and park master plan may not include any reference to “dedicated” open space and Public Park; rather if the areas designated as such on the preliminary plat are to be common open space owned by the POA or a park owned by the POA, or a combination thereof the plat, POA documents and park master plan must specifically designate them as common open space owned by the POA, etc. unless the applicant intends to dedicate public parkland within the subdivision. c. 38.38.020 and 38.38.030 BMC “Covenants” - Covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development. These covenants shall contain, but not be limited to, the following items: 1) provisions for snow removal, 2) guidelines that outline architectural and landscape guidelines for each individual lot and/or phase of the subdivision, including placement of boulevard trees, 3) common area maintenance provisions including landscape details and maintenance provisions for boulevard irrigation and trees, 4) noxious weed control, and 5) assessment of existing and future Special Improvement Districts. These documents shall be submitted to the City Attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be 167 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 14 of 28 executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Project Name: Allison Phase 3 Major Subdivision Preliminary Plat File: P15007 Development Review Committee The Development Review Committee (DRC) reviewed the Preliminary Plat application on March 4, 11, and 18, 2015 and as a result, finds that the application, with conditions, is in general compliance with the adopted Growth Policy, the Montana Subdivision and Platting Act and the Unified Development Code. The DRC recommended conditional approval of the preliminary plat application. Recreation and Parks Advisory Board, Subdivision Committee The Recreation and Parks Advisory Board (RPAB) Subdivision Committee did not review the proposed preliminary plat as no parkland is proposed with Phase 3. All the parkland required for Phase 3 was dedicated with Phase 2. Planning Board The Planning Board held a public hearing on April 7, 2015 and reviewed the preliminary plat application. The Board asked questions in regards to pedestrian connectivity and use of existing parkland for park dedication credit. Staff clarified the location of the existing trail connection with the proposed development, the school and parkland, and clarified the use of existing parkland for credit does not require improvements to the existing parkland. No public comment was received at the hearing. After considering the findings provided in the staff report and all public comment received, the Board voted 8-0 recommending conditional approval of the preliminary plat. Planning Board resolution No. P15007 is attached to this report. A copy of the video of the hearing can be found here. City Commission The City Commission is scheduled to hold a public hearing and review the preliminary plat on April 27, 2015. SECTION 5 - STAFF ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. This analysis is a summary of the completed review. 168 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 15 of 28 Applicable Subdivision Review Criteria, Section 38.03.040, BMC. The applicant must comply with all provisions of the Bozeman Municipal Code, which are applicable to this project, prior to receiving final plat approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in recommended condition one, the final plat must comply with State statute and the Bozeman Municipal Code including the newly adopted ARM’s from the State. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat shall comply with the standards identified and referenced in the Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. Based on the recommendation of the DRC and other applicable review agencies, as well as any public testimony received on the matter, the Planning Board shall forward a recommendation in a Resolution to the City Commission who will make the final decision on the applicant’s request. A complete preliminary plat application was submitted on February 11, 2015 and deemed acceptable for initial review on February 20, 2015. The preliminary plat was reviewed by the DRC on March 4, 11, and 18, 2015. On March 18, 2015 the DRC reviewed the revised materials and provided a favorable recommendation on the application to the Planning Board and City Commission. Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday, March 22, 2015. The site was posted with a public notice on March 19, 2015. Public notice was sent to adjacent property owners via certified mail, and to all other property owners of record within 200 feet of the subject property via first class mail, on March 19, 2015. No written public comment has been received on the application as of the writing of this staff report. 169 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 16 of 28 On April 2, 2015 this major subdivision staff report was drafted and forwarded to the Planning Board with a recommendation of conditional approval. The Planning Board is scheduled to hold a public hearing on the application on April 7, 2015. The City Commission is scheduled to review the preliminary plat and make a decision at their April 27, 2015 public hearing. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate or in this case by May 15, 2015. 4) Compliance with Chapter 38, BMC and other relevant regulations Based upon the review of the DRC, all applicable regulations appear to be met. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities Easements are shown on the preliminary plat in conformance with requirements. As required under Section 38.23.060.A BMC, all easements, existing and proposed, shall be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel All of the proposed lots have frontage to adjacent perimeter streets meeting minimum standards. Vehicular access to each lot is proposed via curb cuts to perimeter streets. Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann. The Montana Subdivision and Platting Act, Section 76-3-608, M.C.A. establishes the following primary review criteria for the governing body to consider when evaluating subdivisions. Staff, the DRC and other applicable review agencies have made comments in relation to those and other criteria as described below, and have recommended conditions of approval as outlined at the beginning of this staff report. 1) The effect on agriculture The subject property is designated as Residential according to the City of Bozeman Community Plan. The subject property is zoned for residential development and the area to be subdivided on the subject property is not in agricultural production. Therefore, this subdivision will not have adverse effects on agriculture. The restricted 48 acres to the west is in current agricultural use and past crop production include fava beans. The restricted lot is required to go through further review prior to development. 170 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 17 of 28 2) The effect on Agricultural water user facilities There are no changes or impacts identified to agricultural water user facilities located on the proposed subdivided area of the subject property. 3) The effect on Local services Water/Sewer – Municipal water and sewer mains exist in the adjacent street right-of-ways. The applicant has provided the necessary water and sewer design report for review by the City Water/Sewer and Engineering Departments. Final approval of the water distribution system and sewage collection/disposal system will be obtained through normal approval procedures of preliminary and final plat review by the City Engineering Department, Superintendent of Water/Sewer, and Montana Department of Environmental Quality. Streets – The DRC has determined that the adjacent streets have capacity to accommodate this development. The proposed subdivision will be primarily accessed from Graf Street and secondary access provided by MacNab Street. MacNab Circle provides for lot access within the subdivision. The proposed subdivision improvements will include the installation of two local streets: MacNab Street and MacNab Circle constructed to current City design standards. Graf Street will be constructed to a collector standard within the subdivision. Graf Street will be centered within a 90-foot right-of-way with a 42-foot wide roadway (back to back curb) east of Macnab Street, matching the existing Graf Street to the east in Allison Phase 2 and a 48-foot wide (back to back curb) west of Macnab Street. Graf Street is a collector street and is proposed to have a five-foot sidewalk and 14-foot boulevard on the north side, and a 10- foot wide sidewalk and 10-foot boulevard on the south side. The Greater Bozeman Area Transportation Plan (2007) identifies Graf Street, continuing west to South 19th Street as recommended Major Street Network Improvement project. Macnab Street is a local street with a 35' width (back to back curb) connecting to the existing Macnab Street with the same width. Macnab Circle will be an extension of Macnab Street ending with a cul-de-sac for traffic turn around. Sidewalk and boulevard widths will be five-foot and 7.5-feet respectively. The dedicated right-of-way width for Macnab Street/Circle is 60-feet. The ownership and maintenance of the subdivision streets will be accepted by the City of Bozeman. Stormwater – The applicant submitted a preliminary design report for stormwater management for review by the City Engineering Department. The standard requirement for a detailed review of the final grading and drainage plan, and approval by the City Engineer, will be required as part of the infrastructure plan and specification review process prior to final plat approval. The stormwater detention facilities are located within the open space lots. A detention pond serving Allison Phase 2 to the east exists on the property. This pond will be re-graded to continue to treat Phase 2 stormwater runoff as well as the additional runoff generated from Phase 3 development. 171 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 18 of 28 In order to provide adequate maintenance for the stormwater system all facilities which are on privately held land must be located within a public stormwater easement per Condition 12. Police/Fire – The property is located within the City’s Police and Fire emergency response area. The subdivider must obtain addresses for the new lots from the City Engineering Department prior to filing the final plat to facilitate emergency response to the site. Mitigation of impacts on fire services will be mitigated with the payment of the fire impact fees due with building permits for new homes and the contributions to the general fund. Parklands – Dedicated parkland is required and has been previously provided in the Allison Phase 2 subdivision. Three acres of parkland was previously dedicated with Phase 2, leaving 1.92 acres remaining for future development. The application proposes to utilize 0.24 acres (10454.4 square feet) of parkland previously provided. Additional parkland tracking is required to be provided on the final plat in compliance with code requirement b. Allison Phase 3 Subdivision will be joining the existing Allison Subdivision property owners’ association and per Condition 4, requiring the project to provide a cost sharing agreement for maintenance with final plat. 172 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 19 of 28 Figure 3: Vicinity Park Map 4) The effect on the Natural environment This property is located in an area of the City which has been identified and developed for residential uses at urban density and no changes are proposed that would impact the natural environment. No significant physical or topographical features have been identified (e.g., outcroppings, geological formations, steep slopes) on the proposed subdivided area of the property. The applicant has entered into an agreement for a Noxious Weed Management and Revegetation Plan with the Gallatin County Weed Control District. The plat notes that due to high groundwater full or partial basements are not recommended. The 48.2 acre restricted lot will be subject to additional subdivision review prior to development authorization. The restricted lot includes the existing Figgins Creek, recreational trail, and wetland area to the west. Allison Phase 2 Parkland (3 acres) Phase 3 173 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 20 of 28 5) The effect on Wildlife and wildlife habitat No known endangered species or critical game ranges have been identified on the subject property. This area of the City has been identified and developed for urban purposes in a location of the City where no physical features, established vegetation, or habitat exist, which reduces the potential for development of any wildlife habitat. There is a relatively low number of wildlife species inhabiting the existing property. Wildlife occasionally seen include: deer, small mammals, and song birds. The westerly property boundary and residential lot lines were laid out to provide a corridor along Figgins Creek for wildlife passage. The 50-foot water course and wetland setback areas will also be planted with native vegetation to maintain the natural environment. There are no known critical areas designated for wildlife. There are no public lands, hunting or fishing areas near the subdivision so there will be no negative impact on access to hunting or fishing. Montana Fish, Wildlife and Parks reviewed the Preliminary Plat and recommends the following: • Avoid any activity near surface waters that might destabilize existing channels • Avoid disturbing riparian and wetland vegetation • Avoid situations that might deliver pollutants or sediments to surface waters • Avoid triple culvert designs to benefit aquatic waterlife and maintenance issues • Recommend fully spanning the creek. As a response to MT FWP recommendations, the following has been incorporated in to the project: • The western property boundary and residential lots adjacent to Figgins Creek were laid out to provide a 50-foot setback from the watercourse and wetlands; • Graf Street is proposed to terminate prior to impacting Figgins Creek and the wetlands associated with the Creek; • All storm water runoff will be directed to a new detention pond where pollutants will have time to settle out before flowing into Figgins Creek. 6) The effect on Public health and safety The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The subdivision has been reviewed by the DRC which has determined that it is in general compliance with the regulations. Any other conditions deemed necessary to ensure compliance have been noted throughout this staff report. In addition, all subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, M.C.A. and as a result, the DRC has reviewed this application against the listed criteria and further provides the following summary for submittal materials and requirements. 174 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 21 of 28 Preliminary Plat Supplements A subdivision pre-application plan review for Allison Phase 3 was completed by the DRC on November 12, 2014. Staff offers the following summary comments on the supplemental information required with Article 38.41, BMC. 38.41.060.A.1 Surface Water Surface waters on the property include wetlands and an intermittent stream, Figgins Creek, as described in the Waters of the US Delineation Report. No surface water exists on the area proposed for subdivision. Figgins Creek flows parallel with the western boundary of the subdivision on the restricted lot. Wetlands exist along the Figgins Creek corridor. The wetlands and Figgins Creek will not be impacted by the development of Phase 3. A 50-foot development setback from the wetlands and surface water is required for development. The detention pond in Open Space Area A overlaps the water course setback by 20 feet, which is allowable per the Bozeman Municipal Code. There will not be any water body alteration. All buildable lots have been platted outside of the watercourse setback area except for Block 1 Lot 1 and 2, and Block 2, Lot 4, which is partially within the 50’ wetland and water course setback. However, there is adequate area outside of the setbacks for a building envelope on those lots. Any activity within the identified watercourse and/or wetlands area (i.e., road construction) will require all applicable permits (i.e., 310, 404, Turbidity exemption, etc.). 38.41.060.A.2 Floodplains A partial waiver was granted for floodplains. The proposed subdivision is located adjacent to regulated floodplain and within the 100-year floodplain as identified on FEMP Map Panel No.0818D. The applicant is applying for an amendment to the FEMP Flood Insurance Rate Map, alleging that the current FEMA Flood Insurance Rate Map incorrectly mapped the floodplain on the property. As a result, a Letter of Map Amendment has been prepared and submitted to the City and FEMA for approval. Roadway Improvements proposed for the subdivision will require fill in the floodplain and therefore a floodplain development permit application will be required with the City. The preliminary plat included with this submittal reflects the amended flood plain. The Figgins Creek floodway will not be impacted. Condition number 4 requires the applicant to obtain a floodplain development permit for any work that is done within the limits of the Figgins Creek delineated 100 year floodplain. The LOMR shall be approved by FEMA prior to the final plat being filed. 38.41.060.A.3 Groundwater Monitoring of groundwater conditions was conducted across the site in January and February 2015 using five monitoring wells, the locations and depths of which are shown in Section 8C of the attached applicant materials. The groundwater was also monitored previously between May 2000 and May 2006. According to the supplemental information provided by the applicant, groundwater at the site is expected to vary between 4 and 9 feet below ground surface, based on available NRCS soils information. This is consistent with the January 2015 groundwater 175 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 22 of 28 monitoring findings. Typically, groundwater levels are expected to be higher during spring runoff and drop during the summer, fall, and winter seasons. Central sewer and water, connecting to the City of Bozeman, are proposed for this project. This will minimize the potential for groundwater degradation. Channeling storm-water flows into detention basins will limit discharges to pre-development rates and will control surface water runoff. In addition, these basins will reduce the amount of sediments and contaminants within the surface runoff, thus limiting the potential for contamination of downstream aquifers. Additional Groundwater Monitoring information is included in the attached application materials, section 8C. A note is proposed to be included on the final plat that due to high ground water conditions in the area 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. Installation of municipal water and sanitary sewer services will greatly reduce any concerns regarding the potential of groundwater degradation. 38.41.060.A.4 Geology, Soils and Slopes A partial waiver was granted for geology, soils and slopes. There are no known geologic hazards, areas of instability, or unusual soil, topographic or geologic conditions present on site. The site topography slopes approximately at a 1.5% in a north-northwesterly direction. Proposed road and lot grades will not exceed 3-percent and slope work will not exceed a 4:1 horizontal:vertical ratio. No cut or fills will exceed two feet with the exception of the Graf Street approach to Figgins Creek. The approach is raised approximately four feet to provide sufficient clearance for the future placement of culverts under the roadway and to reduce impacts to Figgins Creek. The Building Department will require a soils report for each lot prior to approving a building permit. 38.41.060.A.5 Vegetation A partial waiver was granted for Vegetation. Existing vegetation on the property consists of native grasses and plants. There are no known critical plant communities on the property and no trees exist on the subdivision property. 38.41.060.A.6 Wildlife A partial waiver was granted for Wildlife. Due to the agricultural history of the property and limited mature vegetation in the area, any potential impacts to wildlife and wildlife habitat are limited to small mammals and ground nesting birds, but also larger mammals such as deer frequent the property. No known endangered species or critical game ranges have been identified in the area. The 50-foot watercourse setback along the existing watercourse will protect any riparian environment already established on the property. Montana Fish Wildlife and Parks was contacted regarding the subdivision. Montana Fish, Wildlife and Parks (FWP) reviewed the Preliminary Plat and recommend the following: 176 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 23 of 28 • Avoid any activity near surface waters that might destabilize existing channels • Avoid disturbing riparian and wetland vegetation • Avoid situations that might deliver pollutants or sediments to surface waters • Avoid triple culvert designs to benefit aquatic waterlife and maintenance issues • Recommend fully spanning the creek. As a response to FWP’s recommendations, the following has been incorporated in to the project: • The western property boundary and residential lots adjacent to Figgins Creek were laid out to provide a 50-foot setback from the watercourse and wetlands; • Graf Street is proposed to terminate prior to impacting Figgins Creek and the wetlands associated with the Creek; • All storm water runoff will be directed to a new detention pond where pollutants will have time to settle out before flowing into Figgins Creek. 38.41.060.A.7 Historical Features A partial waiver was granted for Historical Features. The State Historic Preservation Office has determined that no historical features exist on the subject property. The Office states that as long as there is no disturbance or alteration to structures over fifty years of age there is a low likelihood cultural properties will be impacted. The detailed report is included in Section 9F of the attached applicant submittal materials. 38.41.060.A.8 Agriculture A partial waiver was granted for Agriculture. This is a developing area and proposed subdivided area is not used for agriculture. The adopted Growth Policy identifies this property as Residential. The zoning designations and adopted Growth Policy do not contemplate agricultural uses for this property. The adjacent restricted lot to the west is in current agricultural use and past crop production included fava beans. The restricted lot is subject to subdivision review if further developed. 38.41.060.A.9 Agricultural Water User Facilities A partial waiver was granted for Agriculture Water User Facilities. There are no agricultural water user facilities on the subdivided area. 38.41.060.A.10 Water and Sewer New water and wastewater infrastructure will be installed on site to serve the development's residents. The new infrastructure will require connection to the existing city-owned water and wastewater facilities installed as part of the Allison Subdivision Phase 2. There are existing water and sewer mains in Graf Street and MacNab Street. The design of these original Allison Subdivision facilities accounted for the development of the proposed lot, so adequate capacity already exists in the system for the additional demands resulting from the development of Phase 3. 177 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 24 of 28 The applicant has provided the necessary water and sewer design report for review by the City Water/Sewer and Engineering Departments. Final approval of the water distribution system and sewage collection/disposal system will be obtained through normal approval procedures of preliminary and final plat review by the City Engineer’s Office, Superintendent of Water/Sewer, and Montana Department of Environmental Quality. 38.41.060.A.11 Stormwater Management As this property generally slopes from south to north, drainage swales will convey stormwater from the ends of the proposed streets to an existing detention pond on the northern portion of the property. The stormwater detention facilities will be located within the Open Space lots A and B. Condition number 18 states that the existing storm drain, swales, and pond will need to be relocated as part of this project. Final approval of the stormwater system will be obtained through the City Engineering Department. 38.41.060.A.12 Streets, Roads and Alleys The DRC has determined that the adjacent streets have capacity to accommodate this development. The proposed subdivision will be primarily accessed from Graf Street and secondary access provided by MacNab Street. MacNab Circle provides for lot access within the subdivision. The proposed subdivision improvements will include the installation of two local streets: MacNab Street and MacNab Circle constructed to current City design standards. Graf Street will be constructed to a collector standard within the subdivision. Graf Street will be centered within a 90-foot right-of-way with a 42-foot wide roadway (back to back curb) east of Macnab Street, matching the existing Graf Street to the east in Allison Phase 2 and a 48-foot wide (back to back curb) west of Macnab Street. Graf Street is a collector street and is proposed to have a five-foot sidewalk and 14-foot boulevard on the north side (see condition 18), and a 10- foot wide sidewalk and 10-foot boulevard on the south side. Condition 13 requires a 1’ wide no access strip along the entire lot frontage of Graf Street. The Greater Bozeman Area Transportation Plan (2007) identifies Graf Street, continuing west to South 19th Street as recommended Major Street Network Improvement project. Macnab Street is a local street with a 35' width (back to back curb) connecting to the existing Macnab Street with the same width. Macnab Circle will be an extension of Macnab Street ending with a cul-de-sac for traffic turn around. Sidewalk and boulevard widths will be five-foot and 7.5-feet respectively. The dedicated right-of-way width for Macnab Street/Circle is 60-feet. The ownership and maintenance of the subdivision streets will be accepted by the City of Bozeman. 38.41.060.A.13 Utilities The gas, electric, phone and fiber optic services will be extended into the subdivision from the existing internal and perimeter streets. All private utilities servicing the subdivision will be installed underground. The standard utility easements have been provided with the preliminary 178 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 25 of 28 plat. The final plat includes the easement notation required with the Certificate of Dedication as set forth in the Unified Development Code. All utilities will be required to coordinate their installation and location with the installation of the infrastructure. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. 38.41.060.A.14 Educational Facilities The applicant solicited comments from the Bozeman School District and received a letter confirming that the Bozeman School District could accommodate the new students anticipated to come from this subdivision. The subdivision is in the Morning Star Elementary School, Sacajawea Middle School, and Bozeman High School attendance areas. The letter indicated that the existing bus system can accommodate the estimated number of additional students. 38.41.060.A.15 Land Use The eight lot subdivision is planned for single household residential uses as allowed in the underlying R-1 (Residential Single-household Low Density District) zoning district and is compliance with residential zoning Section 38.08.080 BMC. The residential net density (8 dwelling units per 2.435 acres) is 3.25 dwelling unit/acre. 38.41.060.A.16 Parks and Recreation Facilities The parkland dedication requirements for this subdivision will be satisfied with public parklands dedicated with a previous phase, Allison Phase 2 subdivision. Three acres of parkland was previously dedicated with Phase 2, leaving 1.92 acres remaining for future development. The application proposes to utilize 0.24 acres (10454.4 square feet) of parkland previously provided. Additional parkland tracking is required to be provided on the final plat in compliance with code requirement b. Allison Phase 3 Subdivision will be joining the existing Allison Subdivision property owner’s association and per Condition 4, requiring the project to provide a cost sharing agreement for maintenance with final plat. 38.41.060.A.17 Neighborhood Center Plan The required 0.24 acre parkland dedication for the proposed subdivision was provided for in Phase 2. The proposed 3.97 acre development is less than the 10-acre threshold requirement to provide a Neighborhood Center. 38.41.060.A.18 Lighting Plan Street lights are proposed around the perimeter of the subdivision and at all intersections in accordance with the City of Bozeman Design Standards and Specifications Policy. Final approval of the lighting system will be obtained through the City Engineering Department. 38.41.060.A.19 Miscellaneous There are no public lands other than parkland within 200 feet of the subdivision or any health or hazards on site or adjacent to the subject property. 179 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 26 of 28 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. APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject area of the property to be subdivided 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. The 48.21 acre lot restricted development subject to further subdivision review is zoned R-1, R-3 and R-4. Adopted Growth Policy Designation: The property is designated as “Residential” in the Bozeman Community Plan. This 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 – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description The property owner, Bon Ton Inc, PO Box 906, Bozeman, MT 597717, and representative, Madison Engineering, 895 Technology Blvd Ste 203, Bozeman, MT 59718 have submitted an application to subdivide an existing lot of 52.128 acres into eight single-household lots, two open 180 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 27 of 28 space lots, and a 48.21 acre lot restricted development subject to further subdivision review. Parkland requirements are met through previously dedicated parkland provided in Phase 2. MacNab Street will be extended north through the property to connect with Graf Street, and Graf Street will be extended through the site to the west. APPENDIX C – NOTICING AND PUBLIC COMMENT A subdivision pre-application was submitted on November 12, 2014. A subdivision pre- application plan review was completed by the DRC on January 7, 2015. Summary review comments were forwarded to the applicant in preparation of the preliminary plat applications. A complete preliminary plat application was submitted on February 11, 2015 and deemed acceptable for initial review on February 20, 2015. The preliminary plat was reviewed by the DRC on March 4, 11, and 18, 2015. On March 18, 2015 the DRC reviewed the revised materials and provided a favorable recommendation on the application to the Planning Board and City Commission. Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday, March 22, 2015. The site was posted with a public notice on March 19, 2015. Public notice was sent to adjacent property owners via certified mail, and to all other property owners of record within 200 feet of the subject property via first class mail, on March 19, 2015. No written public comment has been received on the application as of the writing of this staff report. On April 2, 2015 this major subdivision staff report was drafted and forwarded to the Planning Board with a recommendation of conditional approval. The Planning Board held a public hearing on April 7, 2015 and reviewed the preliminary plat application. The Board asked questions in regards to pedestrian connectivity and use of existing parkland for park dedication credit. Staff clarified the location of the existing trail connection with the proposed development, the school and parkland, and clarified the use of existing parkland for credit does not require improvements to the existing parkland. No public comment was received at the public hearing. After considering the findings provided in the staff report and all public comment received, the Board voted 8-0 recommending conditional approval of the preliminary plat. Planning Board resolution No. P15007 is attached to this report. A copy of the video of the hearing can be found here. The City Commission is scheduled to review the preliminary plat and make a decision at their April 27, 2015 public hearing. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate or in this case by May 15, 2015. 181 P15007, Staff Report for the Allison Phase 3 Major Subdivision Page 28 of 28 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Bon Ton Inc., PO Box 906 Bozeman, MT 59771-0906 Representative: Madison Engineering, 895 Technology Blvd Ste 203, Bozeman, MT 59718 Report By: Heather Davis, Associate Planner FISCAL EFFECTS No unusual fiscal effects have been identified. ATTACHMENTS 1. Preliminary Plat 2. Applicant’s submittal materials 3. Planning Board Resolution P15007 The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 182 e-mail: meridiansurveying@yahoo.com MERIDIAN LAND SURVEYING, INC. www.meridianmontana.com 1970 STADIUM DRIVE, SUITE B, BOZEMAN MT, 59715 TOM GNAUCK | 406.580.4495MIKE LAPP | 406.579.1746(406) 586-0262 | (406) 586-5740 FAX Suite 203, bozeman, mt 59718 895 Technology Boulevard PROJECT SURVEYOR: DRAWN BY: REVIEWED BY: DATE:PROJECT NO. Sec.T.R. 1/4 OF SHEETSec.T.R. 1/4 1 3 City of Bozeman, Montana Director of Public Works _____________________________________________________________ DATED this _____________ day of __________________, ____________. being dedicated to such use. City of Bozeman for the public use of any and all lands shown on the plat as conform to the law, approves it, and hereby accepts the dedication to the the accompanying plat has been duly examined and has found the same to I, Director of Public Works, City of Bozeman, Montana, do hereby certify that CERTIFICATE OF DIRECTOR OF PUBLIC WORKS Treasurer of Gallatin County ____________________________________________________ Dated this______ day of ___________, _______ and levied on the land to be surveyed have been paid. examined and that all real property taxes and special assessments assessed do hereby certify that the accompanying Subdivision Plat has been duly I, _________________________the Treasurer of Gallatin County, Montana CERTIFICATE OF COUNTY TREASURER Clerk and Recorder of Gallatin County ____________________________________________________ Document Number ____________________ Records of the Clerk and Recorder, Gallatin County, Montana. and recorded in Book ___________ of Plats on Page _______________, at _________ o'clock ____.M. this _______ day of ___________ my office at: Montana, do hereby certify that the foregoing instrument was filed in I, ____________________Clerk and Recorder of Gallatin County, CERTIFICATE OF CLERK AND RECORDER � A NATNOM �ROYEVRUS DNAL LANOISSEFORPDERETSI G E RNo. 13601 LS GNAUCK THOMAS ALLISON SUBDIVISION PHASE 3 City of Bozeman, Montana Director of Public Works _________________________________________________________ DATED this _____________ day of __________________, ____________. review. is excluded from the requirement for Montana Department of Environmental Quality facilities. Therefore, under the provisions of §76-4-125(2)(d) MCA, this subdivision and can be provided with adequate storm water drainage and adequate municipal of the Bozeman growth policy which was adopted pursuant to §76-1-601 et seq., MCA, City of Bozeman, Montana, a first-class municipality, and within the planning area Gallatin County, Montana, is within the Allison Subdivision Phase 3, DEPARTMENT OF ENVIRONMENTAL QUALITY REVIEW CERTIFICATE OF EXCLUSION FROM MONTANA ALLISON PH 3 148-112-2-15 ML TG TG 24 2 S.5 E. My commission expires 11/26/2015 Bozeman, MT 59715 895 Technology Boulevard Residing at: Notary Public for the State of Montana Chris Budeski Signature ______________________________________________ Notarial Seal the day and year first written above. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Corporation executed the same. executed the within instrument and acknowledged to me that such Eugene Graf III known to me to be the President of the Corporation, before me, a Notary Public in and for said state, personally appeared On this ______________day of ______________________, 2015, County of ________________________) s.s. State of _________________________) Eugene Graf III, President __________________________________________By: Bon Ton Inc. Montana Registration No. 13,601 L.S. Thomas Gnauck, PLS _______________________________ Dated this 14th day of January, 2015. and the Bozeman Municipal Code. the Montana Subdivision and Platting Act (MCA 76-3-101 through 76-3-625), accompanying plat and as described in accordance with the provisions of Allison Subdivision Phase 3, and platted the same as shown on the certify that between January 13th, 2015, and ______________, 2015 I surveyed I, Thomas Gnauck, the undersigned, Registered Land Surveyor, do hereby CERTIFICATE OF SURVEYOR GALLATIN COUNTY, MONTANA OF SECTION 24 TOWNSHIP 2 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN, LOCATED IN THE NORTHEAST ONE-QUARTER AND THE SOUTHEAST ONE-QUARTER A SUBDIVISION OF REMAINDER TRACT A OF ALLISON SUBDIVISION PHASE 2, PRELIMINARY PLAT - CERTIFICATES THIS SURVEY WAS PERFORMED FOR OWNER OF RECORD: BON TON INC. THE PURPOSE OF THIS SURVEY IS TO CREATE AN 8-LOT SUBDIVISION and across each area designated on this plat as "Utility Easement" to have and to hold forever. the construction, maintenance, repair and removal of their lines and other facilities in, over, under, cable television, water or sewer service to the public, the right to the joint use of an easement for whether public or private, providing or offering to provide telephone, electric power, gas, internet, The undersigned property owners, hereby grant unto each and every person, firm or corporation, MacNab Street. dedicated to the public for which the city accepts responsibility for maintenance include Graf Street and dedicated to public use. The lands included in all streets, avenues, alleys and parks or public squares obligation to maintain the lands included in all streets, avenues, alleys and parks or public squares hereby City accepts no responsibility for maintaining the same. The owners agree that the City has no avenues, alleys, and parks or public squares dedicated to the public are accepted for public use, but the for the public use and enjoyment. Unless specifically listed herein, the lands included in all streets, parks or public squares shown on said plat are hereby granted and donated to the City of Bozeman City of Bozeman, Gallatin County, Montana; and the lands included in all streets, avenues, alleys and The above described tract of land is to be known and designated as Allison Subdivision Phase 3 Montana. of Section 24, Township 2 South, Range 5 East, Priciple Meridian Montana (P.M.M), Gallatin County, County Clerk and Recorder located in the Northeast One-Quarter and Southeast One-Quarter A tract of land being Remainder Tract A of Allison Subdivision Phase 2, on record with the Gallatin the following described tracts of land, to-wit: subdivided and platted into lots, blocks, roads and alleys, as shown by this plat hereunto included, We, the undersigned property owners, do hereby certify that we have caused to be surveyed, CERTIFICATE OF DEDICATION Director of Public Works ______/______/2015______________________________________ Registration No. 10825 PE Chris Budeski, PE ______/______/2015______________________________________ President, Bon Ton Inc. Eugene Graf III ______/______/2015______________________________________ infrastructure improvements, subject to the above indicated warranty. the City of Bozeman, and the City hereby accepts possession of all public The subdivider grants possession of all public infrastructure improvements to for a period of two years from the date of acceptance by the City of Bozeman. The subdivider hereby warrants against defects in these improvements 2. 1. the Improvements Agreement for Allison Subdivision Phase 3: The following improvements have been financially guaranteed in accordance with 3. 2. 1. Installed Improvements: accompanying this plat. or financially guaranteed and covered by the improvements agreement have been installed in conformance with the approved plans and specifications, of this title or as a condition(s) of approval of Allison Subdivision Phase 3, certify that the following improvements, required to meet the requirements professional engineer licensed to practice in the State of Montana, hereby I, Eugene Graf III, Subdivider, and I, Chris Budeski, a registered CERTIFICATE OF COMPLETION OF IMPROVEMENTS President, Bon Ton Inc. Eugene Graf III ______/______/2015______________________________________ Document Number___________________ Document Number___________________ Document Number___________________ property owners association created by The subdivider hereby grants ownership of all non-public infrastructure improvements to the 3. 2. 1. Financially Guaranteed Improvements: 3. 2. 1. Installed Improvements: covered by the subdivision improvements agreement accompanying and recorded with this plat. Chapter 38 or other City design standards, or have been financially guaranteed and are with any approved plans and specifications prepared in accordance with the standards of condition of approval of the subdivision plotted herewith, have been installed in conformance required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as I, Eugene Graf III, hereby further certify that the following non-public improvements, for maintaining the same. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility 3. 2. Open Space Parcels A & B 1. below for their use and enjoyment: The following are hereby granted and donated to the property owners association noted COMPLETION OF NON PUBLC IMPROVEMENTS CERTIFICATE OF TRANSFER OF OWNERSHIP & 183 e-mail: meridiansurveying@yahoo.com MERIDIAN LAND SURVEYING, INC. www.meridianmontana.com 1970 STADIUM DRIVE, SUITE B, BOZEMAN MT, 59715 TOM GNAUCK | 406.580.4495MIKE LAPP | 406.579.1746(406) 586-0262 | (406) 586-5740 FAX Suite 203, bozeman, mt 59718 895 Technology Boulevard N 89° 04' 34" E - 1509.38' (R) N 89° 05' 00" E - 1509.40' (M) S 30° 30' 59" W - 85.40' (R) S 30° 32' 23" W - 85.37' (M) N 74° 33' 44" W - 80.87' (R) N 74° 33' 07" W - 80.99' (M) S 35° 24' 20" W - 251.39' (R) S 35° 23' 27" W - 251.28' (M) S 25° 50' 48" W - 120.83' (R) S 25° 52' 37" W - 120.94' (M) N 89° 17' 05" E - 192.79' (R) N 89° 18' 15" E - 192.76' (M)S 00° 11' 35" E - 619.03' (R)S 00° 11' 13" E - 619.18' (M)S 89° 48' 25" W - 776.10' (R) S 89° 49' 18" W - 776.10' N 00° 16' 47" E - 247.53' (R) N 00° 17' 55" E - 247.53'N 00° 31' 02" E - 1314.85' (R)N 00° 31' 24" E - 1314.62' (M)N 00° 31' 02" E - 901.47' (R)N 00° 31' 24" E - 901.74' (M)CH. L. = 339.66' (M) CH. BRG. = S 23° 36' 45" W (M) L = 340.46' (M) Δ = 13° 37' 3" (M) R = 1432.50' (R) NON-TANGENT CURVE S 21° 44' 26" W - 182.94' (R) S 21° 45' 37" W - 182.93' N 89° 19' 17" E - 37.09' (R) N 89° 23' 34" E - 37.09' S 00° 40' 43" E - 60.00' (R) S 00° 40' 18" E - 60.00'S 20° 47' 30" W - 806.27' (R)S 20° 47' 55" W - 806.20'S 40° 21' 17" W - 273.89' (R) S 40° 21' 05" W - 273.85' (M) S 89° 49' 18" W - 396.71' S 89° 49' 18" W - 379.39' 32.75' S 89° 18' 15" W 155.64' S 22° 58' 21" W 90.83' S 02° 40' 19" W 220.76' S 23° 14' 35" W 90.76' S 00° 11' 18" E 58.44' S 89° 48' 42" W 106.13' S 31° 49' 03" W 115.33' N 89° 48' 25" E 48.210 ACRES TRACT A REMAINDER LOT 1 LOT 1LOT 3LOT 2 LOT 2LOT 2LOT 4LOT 1 OSPA A 146.92' N 89° 48' 42" E229.66'N 00° 11' 18" W247.60'N 00° 11' 18" W116.92' N 89° 48' 25" E 116.92' N 89° 48' 25" E 136.51'N 00° 11' 13" W84.28'N 00° 11' 13" W90.77'N 00° 11' 13" W45.00'N 00° 11' 13" W45.00'N 00° 11' 13" W109.94'S 00° 11' 13" E92.68'S 00° 11' 13" ES 89° 49' 18" W - 116.91' N 89° 48' 25" E - 97.22' N 89° 48' 25" E - 97.86' 116.92' 116.92'C1C2 C3 C430.00'30.00' S 89° 49' 18" W 15.00' S 00° 11' 13" E block 1block 2block 345'45'30' 30' 30' 30' 5 0' RAD IU S C590.83'N 02° 40' 19" E116.57' N 89° 48' 42" E53.07'N 31° 49' 03" E53.07'N 31° 49' 03" E119.85'N 23° 14' 35" E100.91'N 23° 14' 35" E162.35' N 89° 48' 25" E 58.44' N 89° 48' 42" E 114.70' N 89° 48' 42" E 92.64'N 00° 11' 18" W109.95'N 00° 11' 18" W92.65'N 00° 11' 18" W109.95'N 00° 11' 18" W90.76'N 00° 11' 18" W53.90'N 00° 11' 18" WN 89° 49' 18" E - 202.48' S 52° 35' 12" E - 81.42' N 89° 18' 15" E - 127.47' 65.30' N 89° 18' 15" E 113.20'N 29° 49' 33" E90.70'N 22° 58' 21" E64.94'N 22° 58' 21" E32.75' N 89° 18' 15" E 115.33' N 89° 48' 25" E 73.91'N 00° 11' 18" W70.76'N 00° 11' 18" WCURVE RADIUS DELTA LENGTH CHORD BEARING CHORD LENGTH CURVE TABLE C5 C1 C2 C3 C4 50.00' 50.00' 50.00' 79.18'71.16' 71.92'65.88' 46.96'45.25' 15.07'15.01' 36.68'35.86' 50.00' 50.00' TRACT B, C.O.S. 266144 SE¼NW¼ SEC. 24 ALLISON ANNEXATION43 SUBJECT TRACT, CERTIFICATE OF SURVEY No. 79242 LOT 5, BLOCK 10, ALDER CREEK SUB PHASE 341 LOT 4, BLOCK 10, ALDER CREEK SUB PHASE 340 LOT 3, BLOCK 10, ALDER CREEK SUB PHASE 339 LOT 2, BLOCK 10, ALDER CREEK SUB PHASE 338 LOT 1, BLOCK 10, ALDER CREEK SUB PHASE 337 OPEN SPACE 4, BLOCK 10, ALDER CREEK SUB PHASE 336 PUBLIC PARK, BLOCK 10, ALDER CREEK SUB PHASE 235 LOT 7, BLOCK 10, ALDER CREEK SUB PHASE 234 LOT 1, BLOCK 1, ALDER CREEK SUB PHASE 133 LOT 2, BLOCK 1, ALDER CREEK SUB PHASE 132 LOT 4, BLOCK 3, ALLISON SUB PHASE 231 LOT 5, BLOCK 3, ALLISON SUB PHASE 230 LOT 1, BLOCK 4, ALLISON SUB PHASE 229 LOT 2, BLOCK 4, ALLISON SUB PHASE 228 LOT 3, BLOCK 4, ALLISON SUB PHASE 227 LOT 1, MINOR SUB 8426 PARK LAND, ALLISON SUB PHASE 225 LOT 1, MINOR SUB 26624 LOT 2, MINOR SUB 26623 LOT 3, MINOR SUB 26622 LOT 4, MINOR SUB 26621 LOT 4, MINOR SUB 266 R/R R.O.W.20 FIGGIN'S ADDITION 4TH PHASE LOT 1, BLOCK 9,19 FIGGIN'S ADDITION 4TH PHASE LOT 2, BLOCK 9,18 FIGGIN'S ADDITION 4TH PHASE LOT 3, BLOCK 9, 17 FIGGIN'S ADDITION 4TH PHASE LOT 4, BLOCK 9, R/R R.O.W.16 FIGGIN'S ADDITION 4TH PHASE LOT 4, BLOCK 9,15 FIGGIN'S ADDITION 4TH PHASE LOT 5, BLOCK 9,14 FIGGIN'S ADDITION 4TH PHASE LOT 6, BLOCK 9, R/R R.O.W.13 FIGGIN'S ADDITION 4TH PHASE LOT 6, BLOCK 9,12 FIGGIN'S ADDITION 4TH PHASE LOT 7, BLOCK 9,11 FIGGIN'S ADDITION 4TH PHASE LOT 8, BLOCK 9,10 FIGGIN'S ADDITION 4TH PHASE LOT 9, BLOCK 9,9 FIGGIN'S ADDITION 4TH PHASE LOT 10, BLOCK 9,8 FIGGIN'S ADDITION 4TH PHASE LOT 11, BLOCK 9,7 FIGGIN'S ADDITION 4TH PHASE LOT 12, BLOCK 9,6 FIGGIN'S ADDITION 4TH PHASE LOT 13, BLOCK 9,5 FIGGIN'S ADDITION 4TH PHASE LOT 13, BLOCK 9, R/R R.O.W.4 FIGGIN'S ADDITION 4TH PHASE LOT 14, BLOCK 9,3 LOT 1, MINOR SUB 3712 LOT 2, MINOR SUB 371A1 TRACT B, C.O.S. 266144 SE¼NW¼ SEC. 24 ALLISON ANNEXATION43 SUBJECT TRACT, CERTIFICATE OF SURVEY No. 79242 LOT 5, BLOCK 10, ALDER CREEK SUB PHASE 341 LOT 4, BLOCK 10, ALDER CREEK SUB PHASE 340 LOT 3, BLOCK 10, ALDER CREEK SUB PHASE 339 LOT 2, BLOCK 10, ALDER CREEK SUB PHASE 338 LOT 1, BLOCK 10, ALDER CREEK SUB PHASE 337 OPEN SPACE 4, BLOCK 10, ALDER CREEK SUB PHASE 336 PUBLIC PARK, BLOCK 10, ALDER CREEK SUB PHASE 235 LOT 7, BLOCK 10, ALDER CREEK SUB PHASE 234 LOT 1, BLOCK 1, ALDER CREEK SUB PHASE 133 LOT 2, BLOCK 1, ALDER CREEK SUB PHASE 132 LOT 4, BLOCK 3, ALLISON SUB PHASE 231 LOT 5, BLOCK 3, ALLISON SUB PHASE 230 LOT 1, BLOCK 4, ALLISON SUB PHASE 229 LOT 2, BLOCK 4, ALLISON SUB PHASE 228 LOT 3, BLOCK 4, ALLISON SUB PHASE 227 LOT 1, MINOR SUB 8426 PARK LAND, ALLISON SUB PHASE 225 LOT 1, MINOR SUB 26624 LOT 2, MINOR SUB 26623 LOT 3, MINOR SUB 26622 LOT 4, MINOR SUB 26621 LOT 4, MINOR SUB 266 R/R R.O.W.20 FIGGIN'S ADDITION 4TH PHASE LOT 1, BLOCK 9,19 FIGGIN'S ADDITION 4TH PHASE LOT 2, BLOCK 9,18 FIGGIN'S ADDITION 4TH PHASE LOT 3, BLOCK 9, 17 FIGGIN'S ADDITION 4TH PHASE LOT 4, BLOCK 9, R/R R.O.W.16 FIGGIN'S ADDITION 4TH PHASE LOT 4, BLOCK 9,15 FIGGIN'S ADDITION 4TH PHASE LOT 5, BLOCK 9,14 FIGGIN'S ADDITION 4TH PHASE LOT 6, BLOCK 9, R/R R.O.W.13 FIGGIN'S ADDITION 4TH PHASE LOT 6, BLOCK 9,12 FIGGIN'S ADDITION 4TH PHASE LOT 7, BLOCK 9,11 FIGGIN'S ADDITION 4TH PHASE LOT 8, BLOCK 9,10 FIGGIN'S ADDITION 4TH PHASE LOT 9, BLOCK 9,9 FIGGIN'S ADDITION 4TH PHASE LOT 10, BLOCK 9,8 FIGGIN'S ADDITION 4TH PHASE LOT 11, BLOCK 9,7 FIGGIN'S ADDITION 4TH PHASE LOT 12, BLOCK 9,6 FIGGIN'S ADDITION 4TH PHASE LOT 13, BLOCK 9,5 FIGGIN'S ADDITION 4TH PHASE LOT 13, BLOCK 9, R/R R.O.W.4 FIGGIN'S ADDITION 4TH PHASE LOT 14, BLOCK 9,3 LOT 1, MINOR SUB 3712 LOT 2, MINOR SUB 371A1 PROJECT SURVEYOR: DRAWN BY: REVIEWED BY: DATE:PROJECT NO. Sec.T.R. 1/4 OF SHEETSec.T.R. 1/4 N 2 3 ALLISON SUBDIVISION PHASE 3 ALLISON PH 3 148-112-2-15 ML TG TG 24 2 S.5 E. Long. W 111° 03' 07.07028" Lat. N 45° 39' 20.11720" Autonomous GPS Position Geodetic North @ BASIS OF BEARING Scale 1" = 40' Scale 1" = 200' RESIDENTIAL LOTS ALLISON PHASE 3 DETAIL OF N N (C) (R) (M) TD&H YPC TD&H YPC YPC TD&H YPC TD&H YPC TD&H REBAR REBAR YPC CENTER TD&H YPC TD&H YPC CUMMINGS BC BEST BC SECTION 24 DEDICATED BY THIS SUBDIVISION: TYPICAL UTILITY EASEMENTS AS 10'ADJOINING SURVEYS ADJOINERS INDEX BOUNDARY AND REMAINDER TRACT A GALLATIN COUNTY, MONTANA OF SECTION 24 TOWNSHIP 2 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN, LOCATED IN THE NORTHEAST ONE-QUARTER AND THE SOUTHEAST ONE-QUARTER A SUBDIVISION OF REMAINDER TRACT A OF ALLISON SUBDIVISION PHASE 2, PRELIMINARY PLAT - CERTIFICATES THIS SURVEY WAS PERFORMED FOR OWNER OF RECORD: BON TON INC. THE PURPOSE OF THIS SURVEY IS TO CREATE AN 8-LOT SUBDIVISION Open Space Public Access Calculated Record Measured Calculated Position Center of Section Corner One-Sixteenth Corner (Not Utilized By This Survey) Found Property Corner Found Property Corner Meridian Orange Plastic Cap Right-of-Way Centerline Easement Line Adjoining Property Boundary Line Property Boundary Line STREET PROPERTY ADJOINING BOUNDARIES FRONT LOT PROJECT AREA 10612 ft² 9484 ft² 1457 ft² 13183 ft² 12855 ft² 10834 ft² 16981 ft² 13957 ft² 15232 ft² 16894 ft² 0.346 acres 2.435 acres 48.210 acres 1.194 acres 52.185 acres SUBDIVISION AREAS Total Road Right-Of-Way Remainder Tract Residential Lots Open Space ARNOLD STREET MACNAB STREETMACNAB CIRCLEMACNAB STGRAF ST 48.210 ACRES BOUNDARY LEGEND GRAF STREET MACNAB CIRVICINITY MAP NOT TO SCALE LOT 1 LOT 2 OSPA B LOT 3 LOT 4 LOT 1 LOT 2 LOT 1 LOT 2 OSPA A12 26 TRACT A REMAINDER 3 4 5 6 7 8 9 10 11 1213 14 1516 17 18 19 20 21222324 25 26 27 28 29 30 31 32333435 36 3738394041 42 43 44 27 28 29 30 31 3233343536 OSPA 184 e-mail: meridiansurveying@yahoo.com MERIDIAN LAND SURVEYING, INC. www.meridianmontana.com 1970 STADIUM DRIVE, SUITE B, BOZEMAN MT, 59715 TOM GNAUCK | 406.580.4495MIKE LAPP | 406.579.1746(406) 586-0262 | (406) 586-5740 FAX Suite 203, bozeman, mt 59718 895 Technology Boulevard TRACT A REMAINDER LOT 1 LOT 1LOT 3LOT 2 LOT 2LOT 2LOT 4LOT 1 OSPA A 4965496549654970497049704970497049704970CB CS MH WV PMPHN 4975497549754975 497549754975497549754975 4975 PTPHN CB WV CB MH MH4980 49804 9 8 0 4980 498049804980 4980 4980 4980 4980 CB CB 67 68 66 block 1block 2block 3LOT 1 LOT 2 OSPA B LOT 3 LOT 4 LOT 1 LOT 2 LOT 1 LOT 2 OSPA A PROJECT SURVEYOR: DRAWN BY: REVIEWED BY: DATE:PROJECT NO. Sec.T.R. 1/4 OF SHEETSec.T.R. 1/4 3 3 ALLISON SUBDIVISION PHASE 3 ALLISON PH 3 148-111-30-15 ML TG TG 24 2 S.5 E. MH WV Scale 1" = 40' Scale 1" = 200' RESIDENTIAL LOTS ALLISON PHASE 3 DETAIL OF N N CS CB MH PHN PT SECTION 24 ADJOINERS INDEX BOUNDARY AND REMAINDER TRACT A THIS SURVEY WAS PERFORMED FOR OWNER OF RECORD: BON TON INC. THE PURPOSE OF THIS SURVEY IS TO CREATE AN 8-LOT SUBDIVISION GALLATIN COUNTY, MONTANA OF SECTION 24 TOWNSHIP 2 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN, LOCATED IN THE NORTHEAST ONE-QUARTER AND THE SOUTHEAST ONE-QUARTER A SUBDIVISION OF REMAINDER TRACT A OF ALLISON SUBDIVISION PHASE 2, PRELIMINARY PLAT - CONDITIONS OF APPROVAL POND DETENTION PROPOSED PER FILM 85, PAGE 4829 30' WATER MAIN EASEMENT PER FILM 85, PAGE 4829 30' WATER MAIN EASEMENT Eugene Graf III, President, Bon Ton Inc. By: ____________________________________________________ Bon Ton, Inc. zoning regulations, easements, or other documents as allowed by law or by local regulations. 1-23-15. Changes to any land-use restrictions or encumbrances may be made by amendments to covenants, and all conditions of subdivision application have been satisfied. The information shown hereon is current as of The text and/or graphics shown hereon represent the requirements by the governing body for final plat approval CERTIFICATE OF CONDITIONS OF APPROVAL Homes on corner lots to have the same orientation as adjacent homes on street.8. and/or future park Maintenance District. All Open Space and Public Access areas are to be owned and maintained by the homeowners association7. and/or future park Maintenance District. All Public Parks are dedicated to the city, but maintained by the homeowners association6. upon the lot. within 30 days said sidewalk for their lot(s) regardless of whether other improvements have been made hereon, any lot owner who has not constructed said sidewalk shall, without further notice, construct to occupancy of any structure on the property. Upon the third anniversary of the recordation of the plat City standard residential sidewalks shall be constructed on all public street frontages of a property prior5. Municipal Code (B.M.C.) said easement shall apply. If a utility easement is greater than the building setback required under Chapter 38 of the Bozeman4. All lots are subject to a 10-foot wide front yard utility easement.3. All downstream water user facilities will not be impacted by this Subdivision.2. than two (2) feet above the established elevation from the top of curb of the adjoining street. of residential and commercial construction. The finish floor of all residential structures shall be not less first consulting a professional engineer licensed in the State of Montana and qualified in the certification residential dwellings or commercial structures with full or partial basements not be constructed without Due to the potential of high ground water tables in the areas of this subdivision, it is recommended that1. NOTES TO BE ABANDONED EXISTING STORM LINE Open Space Public Access Transformer Phone Pedestal Catch Basin Curb Stop Water Valve Sewer Manhole Storm Manhole Storm line Water Line Sewer line Proposed Storm line Proposed Water Line Proposed Sewer line Floodplain Wetland Setback Line Easement Line Adjoining Property Boundary Line Property Boundary Line SETBACK COURSE 50' WATER SETBACK COURSE 50' WATER SETBACK COURSE 30' WATER SETBACK 50' WETLAND FLOODPLAIN 100 YEAR LIMIT OF FLOODPLAIN 100 YEAR LIMIT OF ARNOLD STREET MACNAB STREETMACNAB CIRCLEMACNAB STGRAF ST GRAF STREET C.O.A. LEGEND S. 11TH AVE.MACNAB CIR26 TRACT A REMAINDER 27 28 29 30 31 3233343536 OSPA 26 19 21222324 1820 17 25 16 15 14 1213 11 10 9 8 7 6 4 5 3 21 44 43 42 34353738394041 36 3233 31 30 29 28 27 185 ALLISON PHASE 3 MAJOR SUBDIVISION PRELIMINARY PLAT SUBMITTAL Prepared for: Bon Ton, Inc PO Box 906 Bozeman, MT 59771 Prepared by: 895 Technology Blvd, Suite 203 Bozeman, MT 59718 FEBRUARY 2015 186 G:\MADISON ENGINEERING\PROJECTS\2014\14-163 Allison PH III\Application\Working Folder\Prelim Plat App Cvr Ltr - Allison PH III.doc 895 Technology Blvd, Suite 203 ♦ Bozeman, MT 59718 ♦ (406) 586-0262 ♦ Fax (406) 586-5740 MADISON ENGINEERING February 11th, 2015 Mr. Brian Krueger Development Review Manager City of Bozeman Planning Department 20 East Olive Bozeman, MT 59715 RE: Allison Subdivision Phase 3 Preliminary Plat Application 8 Lot Major Subdivision J.O. #14-163 Attached please find the Preliminary Plat Application submittal package for the proposed 8-lot Allison Subdivision Phase 3. The subdivision contains 52.19 total acres, with 3.98 acres proposed to be developed for development and 48.21 acres proposed as a remainder tract. Included in this submittal package are the following items: • Development Review Application and Preliminary Plat Checklist; • Platting Certificate • Neighborhood Ordinance Compliance Certificate; • Certificate of Adjoiners, Adjoiners List, 3 sets of mailing labels, and 1 set of stamped envelopes; • Subdivision Narrative and Supplemental Information; • 2 full hard and 18 partial copies of the Preliminary Plat Application and Map; • Two digital versions on CD-ROM; and • $2,165.00 review fee. The proposed Allison Phase III Subdivision was previously submitted, reviewed and received preliminary plat approval. The layout of the roads, sanitary sewer and water mains have not changed. No parkland dedication is required with this subdivision as it was previously provided with Phase II. No variances or deviations are requested with this application. 187 Mr. Brian Krueger February 11th, 2015 Project: Allison PH III Subdivision Preliminary Plat Page 2 Please review the submitted material at your earliest convenience and schedule the required City review meetings. If you have any question please feel free to contact us at 586-0262. Sincerely: ________________________________ Chris Budeski, PE Principal/Owner cc: Bon Ton file 188 189 191 192 193 195 196 197 199 201 203 205 206 207 209 210 211 212 213 215 217 219 221 222 223 225 227 228 229 230 231 232 233 234 235 236 237 238 239 241 243 245 247 249 250 251 252 253 254 255 256 257 258 259 260 261 262 264 265 267 268 269 270 271 272 273 275 277 278 279 280 281 282 283 285 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 306 308 309 310 311 312 314 316 317 318 319 320 321 322 323 324 325 326 LOCATION MEADOWCREEK MT Established Series Rev. DES-WDB-JCK 05/2013 MEADOWCREEK SERIES The Meadowcreek series consists of very deep, somewhat poorly drained soils that formed in alluvium. They are on flood plains, flood-plain steps, drainageways, and stream terraces. Slopes are 0 to 4 percent. Mean annual precipitation is about 305 mm, and mean annual air temperature is about 6 degrees C. TAXONOMIC CLASS: Fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls TYPICAL PEDON: Meadowcreek loam, cultivated (colors are for dry soil unless otherwise noted). Ap--0 to 13 cm; grayish brown (10YR 5/2) loam, very dark grayish brown (10YR 3/2) moist; weak fine and medium subangular blocky structure; slightly hard, friable, moderately sticky and slightly plastic; many very fine roots; strongly effervescent; moderately alkaline (pH 8.0); abrupt smooth boundary. (10 to 18 cm thick) A1--13 to 25 cm; grayish brown (10YR 5/2) loam, very dark grayish brown (10YR 3/2) moist; weak medium prismatic structure parting to weak fine and medium subangular blocky; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many fine tubular and interstitial pores; strongly effervescent; moderately alkaline (pH 8.0); clear smooth boundary. (8 to 20 cm thick) A2--25 to 38 cm; gray (10YR 5/1) silt loam, very dark gray (10YR 3/1) moist; weak medium prismatic structure; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; slightly alkaline (pH 7.4); clear smooth boundary. (0 to 15 cm thick) Bg1--38 to 69 cm; light brownish gray (10YR 6/2) loam, dark grayish brown (10YR 4/2) moist; few fine distinct brown (7.5YR 5/3) moist redox concentrations; weak coarse prismatic structure; few thin very dark grayish brown (10YR 3/2) moist, layers of soil; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; neutral (pH 7.0); gradual smooth boundary. (13 to 38 cm thick) Bg2--69 to 79 cm; gray (10YR 6/1) sandy loam, dark grayish brown (10YR 4/2) moist; common fine distinct brown (7.5YR 5/4) moist redox concentrations; weak coarse prismatic structure; slightly hard, friable, nonsticky and moderately plastic; common very fine roots; many very fine tubular and interstitial pores; 5 percent gravel; neutral (pH 7.2); clear smooth boundary. (0 to 12 cm thick) 2C--79 to 152 cm; varigated colors, very gravelly sand; single grain; loose, nonsticky and nonplastic; few very fine roots; 55 percent gravel; neutral (pH 7.2). TYPE LOCATION: Lewis and Clark County, Montana; 396 meters south and 610 meters east of the NW corner of sec. 8, T. 10 N., R. 3 W. Latitude is 46 degrees, 30 minutes, 35 seconds; longitude is 112 degrees, 00 minutes, 47 seconds. 327 RANGE IN CHARACTERISTICS: Soil temperature - 5.5 to 8.3 degrees C Mollic epipedon thickness - 25 to 38 cm Depth to lithologic discontinuity - 50 to 100 cm Depth to seasonal high water table - 60 to 100 cm A horizons Hue: 10YR or 2.5Y Value: 4 or 5 dry; 2 or 3 moist Chroma: 1 or 2 Texture: loam, silt loam, clay loam, or silty clay loam with thin strata of sandy loam or sandy clay loam Clay content: 18 to 35 percent Rock fragments: 0 to 15 percent--0 to 10 percent gravel; 0 to 5 percent cobbles Electrical conductivity: 0 to 8 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.6 to 8.4 Bg horizons Hue: 10YR, 2.5Y or 5Y Value: 5 or 6 dry; 3 or 4 moist Chroma: 1, 2, or 3 Texture: loam, sandy loam, sandy clay loam, or silt loam, with some thin strata of fine sandy loam Clay content: 18 to 25 percent Rock fragments: 0 to 5 percent gravel Electrical conductivity: 0 to 4 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.1 to 8.4 2C horizon Texture: sand, coarse sand or loamy sand Clay content: 0 to 10 percent Rock fragments: 35 to 75 percent--35 to 70 percent gravel; 0 to 15 percent cobbles and stones Reaction: pH 6.1 to 8.4 COMPETING SERIES: There are no competing series. GEOGRAPHIC SETTING: Landform - flood plains, flood-plain steps, drainageways, and stream terraces Elevation - 1,067 to 1,890 meters Slope - 0 to 4 percent Parent material - alluvium Climate - long, cold winters; moist springs; warm, dry summers Mean annual precipitation - 254 to 483 mm Mean annual air temperature - 3.9 to 7.2 degrees C Frost-free period - 70 to 130 days GEOGRAPHICALLY ASSOCIATED SOILS: None listed. DRAINAGE AND PERMEABILITY: Somewhat poorly drained; moderate over very rapid permeability. 328 USE AND VEGETATION: Meadowcreek soils are used mainly for irrigated crops. Some small areas are used for rangeland. Potential native vegetation is mainly western wheatgrass, slender wheatgrass, tall reedgrass, basin wildrye, prairie cordgrass, tufted hairgrass, sedges, and forbs. DISTRIBUTION AND EXTENT: Meadowcreek soils are of moderate extent in western Montana. MLRAs - 43B, 44B, 46, 58A. MLRA SOIL SURVEY REGIONAL OFFICE (MO) RESPONSIBLE: Bozeman, Montana SERIES ESTABLISHED: Choteau-Conrad Area, parts of Teton and Pondera Counties, Montana, 1991; proposed in Lewis and Clark County, Montana, 1979. REMARKS: Diagnostic horizons and features recognized in this pedon are: Mollic epipedon - from 0 to 38 cm (Ap, A1, and A2 horizons) Redox concentrations - 38 to 79 cm (Bg1 and Bg2 horizons) Lithologic discontinuity - at 79 cm (2C horizon) Particle-size control section - from 25 to 100 cm (A2, Bg1, Bg2, and part of the 2C horizons) Meadowcreek soils have a frigid temperature regime, an ustic moisture regime and an aquic moisture subclass. Redox depletions were not recorded at the type location in 1979. The need for documentation in support of the Fluvaquentic subgroup is recognized and should be investigated. ADDITIONAL DATA: Soil interpretation record - MT0407 National Cooperative Soil Survey U.S.A. 329 Soil Map—Gallatin County Area, Montana (Allison Sub Phase 3) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/3/2015 Page 1 of 3505487050549505055030505511050551905055270505535050554305055510505487050549505055030505511050551905055270505535050554305055510495920496000496080496160496240496320496400 495920 496000 496080 496160 496240 496320 496400 45° 39' 12'' N 111° 3' 9'' W45° 39' 12'' N111° 2' 45'' W45° 38' 49'' N 111° 3' 9'' W45° 38' 49'' N 111° 2' 45'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 150 300 600 900Feet 0 50 100 200 300Meters Map Scale: 1:3,390 if printed on A portrait (8.5" x 11") sheet. 330 MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websoilsurvey.nrcs.usda.gov Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 18, Sep 3, 2014 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jul 28, 2011—Aug 19, 2011 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Gallatin County Area, Montana (Allison Sub Phase 3) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/3/2015 Page 2 of 3331 Map Unit Legend Gallatin County Area, Montana (MT622) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 350B Blackmore silt loam, 0 to 4 percent slopes 47.8 83.6% 510B Meadowcreek loam, 0 to 4 percent slopes 7.6 13.2% 542A Blossberg loam, 0 to 2 percent slopes 1.8 3.2% Totals for Area of Interest 57.2 100.0% Soil Map—Gallatin County Area, Montana Allison Sub Phase 3 Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/3/2015 Page 3 of 3 332 MACNAB CIRCLEMACNAB STREET ALLISON SUBDIVISIONPHASE 2WETLANDSMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718PHONE (406) 586-0262 FAX (406) 586-5740ALLISON SUBDIVISION PHASE 3WETLAND DELINEATIONBOZEMAN, MT1 inch =0SCALE100 feet20050 100 333 334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359 360 361 ARIETA™13 LED Area Luminaire TYPE 4 TYPE 3 TYPE 2 TYPE 5 1 1 2 3 2 3 Elegant Silhouette. High Performance. Rightsized. ARCHITECTURAL The minimimal profile of the ARIETA 13 creates an appealing and unobtrusive day form. The luminaire structure is designed to maximize the performance of LEDs in a sleek profile that transitions effortlessly to the pole. The finish can be tailored to the site with three standard paint colors: Dark Bronze, Black or White. TECHNOLOGY LEADING Coupled with a modern aesthetic, ARIETA 13 features best in class performance and forward thinking options. Optical Design • 95% Lumen Output at 100,000 hours • Up to 121 Lumens/Watt Efficacy • Precision Micro-lens Optics in Type 2, 3, 4 and 5 Distributions • Dark Sky Friendly with a Zero Uplight BUG Rating Control Features • Motion Sensor • Programmable Power Supply • ANSI C136.41 Dimming Receptacle UNRIVALED VALUE ARIETA 13’s value is realized both in low initial cost and lifetime energy savings. Because of Leotek’s high volume manufacturing and economies of scale, ARIETA is available at unmatched price levels. A Leotek developed universal mounting bracket simplifies retrofit installations by not requiring any redrilling of poles, further reducing initial costs. With energy savings of up to 70% over HID sources and significantly reduced maintenance costs, ARIETA 13 adds up to shortest payback in the industry. Sample Distribution Performance AR13 15M 0.2 Isofootcandle Curves Axes: X times Mounting Height 362 © 2014 Leotek Electronics USA All Rights Reserved. 1955 Lundy Ave. San Jose, CA 95131 408.380.1788 leotek.com ARIETA 18 | Courtyard Marriott | Milpitas, CA ARIETA 18 | VacaValley Hospital | Vacaville, CA 10YEAR WARRANTY ARIETA 13 features all the benefits of the larger ARIETA 18 but is scaled for lower mounting height applications. PARKING LOTS CAMPUSES OFFICE COMPLEXES RESIDENTIAL STREETS BICYCLE PATHS PUBLIC PARKS 363 © 2015 Leotek Electronics USA LLC www.leotek.com AR13_v012715 Specifications subject to change without notice ARIETA™13 LED Area Luminaire AR13 Project Type Catalog No. Product LED No. & Type Voltage Nominal Color Temperature2 Distribution Finish3 Drive Current4 Options AR13 4M 6M 10M 15M 18M 20M1 MV HV 120-277V 347-480V NW CW 4000K 5000K 2 3 4 5 Type 2 Type 3 Type 4 Type 5 BK DB WH Black Dark Bronze White 350 530 700 350mA 530mA 700mA BSK RPA HSS5 FDC6 PCR PCR5 PCR7 SC MSL77 MSL37 FSIR100 PPS8 ORR ORL WL Bird Spider Kit Round Pole Adaptor House Side Shield Fixed Drive Current NEMA Photocontrol Receptacle ANSI 5-wire Photocontrol Receptacle ANSI 7-wire Photocontrol Receptacle PCR Shorting Cap Motion Sensor with L7 Lens Motion Sensor with L3 Lens Motion Sensor Configura- tion Tool Programmable Power Supply Optics Rotated Right Optics Rotated Left Utility Wattage Label Notes: 1 20M available with MV only 2 4000K AND 5000K standard, consult factory for other color temperatures. 3 Black, Dark Bronze or White standard, consult factory for other finishes. 4 Factory set drive current, field adjustable standard. Refer to performance data on page 3. 5 Flush mounted shield factory installed, also available for field installion. House Side Shield cuts light off at 1/2 mounting height behind luminaire. 6 Non-field adjustable drive current. Specify 350mA, 530mA or 700mA setting. 7 Motion Sensor available with MV only. Motion Sensor default setting dims luminaire to 50% when no motion detected for 5 minutes. Field adjustable using FSIR100 for alternate settings. See L7 or L3 Lens coverage details on page 4. Consult factory for MS specified with ANSI 5-wire or 7-wire Photocontrol Receptacle. Luminaire warranty is limited to 5 years with a Motion Sensor. PCR option is required for On/Off control using light detection. 8 Consult factory for programming. Ordering Information Sample Catalog No. AR13 6M MV NW 5 BK 700 MSL3 Luminaire Data Weight 15.4 lbs [7 kg] EPA 0.47 ft2 8.0 in[203 mm]8.7 in[220 mm]3.8 in[96 mm]13.5 in[343 mm]14.3 in [363 mm] 25.6 in [650 mm] 364 © 2015 Leotek Electronics USA LLC www.leotek.com AR13_v012715 Specifications subject to change without notice ARIETA™13 LED Area Luminaire AR13 Housing Die cast aluminum housing with universal mounting design allows for attachment to exist- ing pole without redrilling for retrofit applica- tions. Square pole mounting standard, round pole adapter option available. Meets ANSI C136.31-2001 Normal Application Vibration Standards. All hardware is stainless steel. Elec- trical components are accessed without tools and are mounted on removable power door. Power door features quick electrical discon- nects to terminal block and LED board. Light Emitting Diodes Hi-flux/Hi-power white LEDs produce a minimum of 95% of initial intensity at 100,000 hours of life. LEDs are tested in accordance with IES LM-80 testing procedures. Mean cor- related color temperature of 4000K (standard) and 70 minimum CRI. LEDs are 100% mercury and lead free. Optical Systems Micro-lens systems produce IES Type 2, Type 3, Type 4 or Type 5 distributions. Luminaire produces 0% total lumens above 90⁰ (BUG Rating, U=0). Electrical Power Supply drive current is field adjustable (350mA, 530mA or 700mA). 0-10V dimmable power supply is standard. Power supply fea- tures a minimum power factor of .90 and <20% Total Harmonic Distortion (THD). EMC meets or exceeds FCC CFR Part 15. Transient voltage complies with ANSI C62.41 Cat. A. Integral surge protector is tested per ANSI/IEEE C62.45 procedures based on ANSI/IEEE C62.41.2 defi- nitions for standard and optional waveforms for Location Category C High. Photocontrol receptacle or ANSI C136.41 5-wire or 7-wire dimming receptacle is optional. Photocontrol or control module is provided by others. Finish Housing receives a fade and abrasion resistant, epoxy polyester powder coat. Listings/Ratings/Labels Luminaires are UL listed for use in wet loca- tions in the United States and Canada. Optical systems maintain an IP66 rating. Design Lights Consortium qualified product. Assembled in the United States. Wattage label complies to ANSI C136.15-2011. Photometry Luminaires are photometrically tested by certified independent testing laboratories in accordance with IES LM-79 testing procedures. Warranty 10-year limited warranty is standard on all luminaires and components. 5-year limited warranty on luminaires with a motion sensor. Luminaire Specifications Performance Data See next page 365 © 2015 Leotek Electronics USA LLC www.leotek.com AR13_v012715 Specifications subject to change without notice ARIETA™13 LED Area Luminaire AR13 Performance Data All data nominal, consult factory for IES files or LM-79 reports. Type 5 No. of LEDs & Type Drive Current (mA) System Wattage (W) Delivered Lumens (Lm) Efficacy (Lm/W)BUG Rating 4M 350*18 2170 121 B2 U0 G1 530 28 3080 110 B2 U0 G1 700 37 3850 104 B2 U0 G1 6M 350 26 3120 120 B2 U0 G1 530 39 4430 114 B2 U0 G1 700 52 5530 106 B3 U0 G1 10M 350 43 5190 121 B3 U0 G1 530 65 7380 114 B3 U0 G1 700 86 9210 107 B3 U0 G2 15M 350 65 7790 120 B3 U0 G1 530 97 11080 114 B3 U0 G2 700 129 13818 107 B4 U0 G2 18M 350 78 9340 120 B3 U0 G2 530 116 13290 115 B4 U0 G2 700 155 16580 107 B4 U0 G2 20M 350*87 10380 119 B3 U0 G2 530 129 14770 114 B4 U0 G2 700 172 18420 107 B4 U0 G2 Note: * DLC qualification at 350mA limited to 120-240V 366 © 2015 Leotek Electronics USA LLC www.leotek.com AR13_v012715 Specifications subject to change without notice ARIETA™13 LED Area Luminaire AR13 Motion Sensor (Optional) Specifications Motion Sensor (Optional) Data 2.33 in[59.2 mm] 0.78 in[19.7 mm] 0 636912 12 10 20 0 15 5 151820 15 18 20 20 10 0 10 20 0 20 10 10 20 40 ft 44 ft L3 Lens Coverage Top View L3 Lens Coverage Side View 3 9 L3 Lens Dimensions 3.2 in[81.3 mm] 1.04 in[26.4 mm]50' 25' 0' 25' 50' 0' 50' 25' 25' 50' 100' 0'10'10'20'20'30'30'40'40' 0' 27' 40' 50'50' L7 Lens Coverage Top View L7 Lens Coverage Side View L7 Lens Dimensions Description Digital passive infrared luminaire integrated outdoor occupancy sensor provides high/low/off control based on motion detection. Initial setup and subsequent sensor adjustments are made using a handheld configuration tool. PCR option is required for On/Off control using light detection. Operation Standard factory setting will dim the luminaire to 50% until motion is sensed and then it will power to 100%. When motion is not detected for five minutes, the luminaire will dim back to 50%. Ramp up and fade down times are adjustable, but initially set to NONE. The percent dimming and time durations may be field adjusted as required using FSIR-100 configuration tool. FSIR-100 user guide available at: www.wattstopper.com. Optical System Multi-cell, multi-tier Fresnel lens with a 360 degree view detects unobstructed motion within one mounting height, up to 20ft maximum (standard). Consult factory for higher mounting height requirements. Finish Sensor exterior ring and lens are white polycarbonate, UV and impact resistant. Listings/Ratings Sensor is TUV, UL and cUL listed, IP66 rated and CE compliant. Warranty 5-year limited warranty on luminaires and components with a motion sensor. 367 368 369 370 371 372 373 374 375 376 377 378 379 380 381 382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 406 408 410 411 412 413 414 416 417 418 419 420 421 422 423 424 425 426 428 430 432 434 436 437 438 439 440 442 444 445 446 447 448 450 451 452 453 454 455 456 457 458 459 460 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 507 508 509 510 511 512 513 514 515 516 Allison Phase 3 Major Subdivision 1 RESOLUTION #P15007 RESOLUTION OF THE CITY OF BOZEMAN PLANNING BOARD REGARDING A MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION TO SUBDIVIDE AN EXISTING LOT CONTAINING APPROXIMATELY 52.185 ACRES INTO EIGHT RESIDENTIAL SINGLE HOUSEHOLD LOTS, TWO OPEN SPACE LOTS AND A 48.21 ACRE LOT WITH RESTRICTED DEVELOPMENT AND SUBJECT TO FURTHER SUBDIVISION REVIEW ON PROPERTY LOCATED IN THE ALLISON SUBDIVIDSION PHASE 2, REMAINDER TRACT A, PLAT J-306, LOCATED IN THE NORTHEAST ONE-QUARTER (NE ¼) OF SECTION 24, TOWNSHIP TWO SOUTH (T2S), RANGE FIVE EAST (R5E), P.M.M. GALLATIN COUNTY, MONTANA. WHEREAS, the City of Bozeman has adopted a growth policy pursuant to Section 76-1- 601, M.C.A.; and WHEREAS, the City of Bozeman Planning Board has been created by Resolution of the Bozeman City Commission as provided for in Title 76-1-101, M.C.A.; and WHEREAS, the property owner Mahar Montana Homes, 1627 W. Main Street, #370, Bozeman, MT represented by C&H Engineering and Surveying, Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 submitted a Major Subdivision Preliminary Plat Application to subdivide an existing lot containing approximately 5.01-acres into nine residential single-household lots with two open space lots and park land on property described as Lot 4, COS 35-C, located in the Northeast One-Quarter (NE ¼) of Section 25, Township Two South (T2S), Range Five East (R5E), P.M.M. Gallatin County, Montana; and WHEREAS, the proposed Major Subdivision Preliminary Plat Application has been properly submitted, reviewed, and advertised in accordance with the procedures of Section 38.03 of the Bozeman Unified Development Code; and WHEREAS, the City of Bozeman Planning Board held a public hearing on Tuesday, April 7, 2015, to review the application and any written public testimony on the request for said Major Subdivision Preliminary Plat Application; and WHEREAS, no written comments or oral testimony by the general public concerning the subdivision were received; and WHEREAS, members of the City of Bozeman Planning Board discussed the proposed preliminary plat application in regards to the character of the area and the intent of the subdivision and zoning district; and WHEREAS, the City of Bozeman Planning Board moved to recommend approval of the preliminary plat application with the recommended conditions of approval provided in the staff report; and 517 Allison Phase 3 Major Subdivision 2 WHEREAS, the City of Bozeman Planning Board reviewed the application against the requirements of the Montana Subdivision and Platting Act and found that, with conditions, the Major Subdivision Preliminary Plat Application would comply with those requirements; and NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City of Bozeman Planning Board, having heard and considered public comment, adopted the findings presented in the staff report for P15007 and voted 8:0 to recommended to recommend approval of the preliminary plat application with the conditions as outlined in the staff report: 1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 2. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 3. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 4. The subdivider shall provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions as being part of the existing Allison Subdivision property owners’ association. Any cost sharing agreements for maintenance shall be included with the final plat. 5. The Remainder Tract A shall be renamed. Said lot shall be platted as an undevelopable lot in accordance with Section 38.39.080.B.6 BMC, with the following language placed on each undevelopable lot of the final plat “Lot development subject to further subdivision review.” No public improvements shall be required for the undevelopable lot until it is subdivided as a lot which is not subject to this restriction. This language shall be placed on the conditions of approval sheet of the plat: “NOTICE IS HEREBY GIVEN to all potential purchasers of Lot X, of the Allison Phase 3 Subdivision, City of Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved by the Bozeman City Commission without completion of on and off site improvements required under the Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such, this Restriction is filed with the final plat that stipulates that 518 Allison Phase 3 Major Subdivision 3 any use of this lot is subject to further subdivision, and no development of this lot shall occur until all on and off site improvements are completed as required under the Bozeman Municipal Code. THRERFORE, BE ADVISED, that Building Permits will not be issued for Lot X, of the Allison Phase 3 Subdivision, City of Bozeman, Gallatin County, Montana until all required on and off site improvements are completed and accepted by the City of Bozeman. No building structure requiring water or sewer facilities shall be utilized on this lot until this restriction is lifted. This restriction runs with the land and is revocable only by further subdivision or the written consent of the City of Bozeman.” 6. Prior to final plat approval, in conjunction with required or offered dedications the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owners’ association of any open space proposed to be conveyed to the property owners’ association and all its right, title, and interest in any improvements made to such open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a quit claim deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owners’ association. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon owned open space, the subdivider shall provide the property owners’ association an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 7. The final plat shall contain the following notation on the conditions of approval sheet in the final plat: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for each phase of the subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within Allison Subdivision Phase 3.” 8. The certificate of dedication on the final plat shall include the specific names of the streets dedicated to the public for which the City accepts. The final plat for each phase shall only reference those streets within that phase. 9. The final plat shall provide all necessary utility easements and shall be described, dimensioned and shown on each subdivision block of the final plat in their true and 519 Allison Phase 3 Major Subdivision 4 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. 10. All irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates shall be provided to the City with the final plat submittal. All wells shall include a meter or other devise to determine consumption. 11. All stormwater facilities not on property dedicated to the City of Bozeman require public utility easements for storm water facility maintenance. 12. A 1’ wide no access strip shall be provided along the entire lot frontage of Graf Street. 13. The water main in Graf Street shall be 24” diameter in accordance with the City’s master plan. 14. A floodplain development permit is required for any work that is done within the limits of the Figgins Creek delineated 100 year floodplain. The LOMR shall be approved by FEMA prior to the final plat being filed. 15. The existing storm drain, swales, and pond will need to be relocated as part of this project. If there are existing easements, they shall be abandoned. 16. An easement shall be provided for the installation of a drain line for sump pumps from Allison Subdivision Phase II unless another means of discharge is proposed and approved by the City Engineer. The sump pump discharge shall not be combined with the storm sewer system. 17. Graf Street shall be transitioned from the section constructed to the east to the 48’ Collector standard as shown in the Transportation Plan. The transition may be accomplished across the intersection with MacNab Circle. 18. The sidewalk on the north side of Graf Street will be privately maintained. As such, it can be the standard 5’ wide, 4” thick concrete sidewalk. 19. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 20. Water rights or cash-in-lieu thereof shall be provided in accordance with Sec. 38.23.180 BMC Prior to final plat approval. 21. Prior to acceptance of publically owned infrastructure, the contractor shall provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two year warranty period. The City of Bozeman shall be named as dual oblige on the bond CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS a. 38.26.050.E BMC “Street Frontage” – The property owners’ association documents shall contain language stating that all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways (i.e., street boulevards) shall be landscaped, as defined in the Bozeman Municipal Code, 520 Allison Phase 3 Major Subdivision 5 and shall include one (1) large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. For street trees, a City of Bozeman planting permit for street trees and obtaining utility locates is required before any excavation begins in the City of Bozeman right-of-way. The covenants shall include a planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. b. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC shall be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication shall be included on the final plat conditions of approval sheet. The table shall explicitly state how much parkland credit was allocated for each lot within this phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. The applicant shall provide a minimum of 0.24 acres of dedicated parkland or equivalent thereof with this major subdivision. This amount is calculated based on 8 single household residential lots at 0.03 acres per dwelling of dedicated parkland. The final plat, property owners’ association documents (POA), and park master plan may not include any reference to “dedicated” open space and Public Park; rather if the areas designated as such on the preliminary plat are to be common open space owned by the POA or a park owned by the POA, or a combination thereof the plat, POA documents and park master plan must specifically designate them as common open space owned by the POA, etc. unless the applicant intends to dedicate public parkland within the subdivision. c. 38.38.020 and 38.38.030 BMC “Covenants” - Covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development. These covenants shall contain, but not be limited to, the following items: 1) provisions for snow removal, 2) guidelines that outline architectural and landscape guidelines for each individual lot and/or phase of the subdivision, including placement of boulevard trees, 3) common area maintenance provisions including landscape details and maintenance provisions for boulevard irrigation and trees, 4) noxious weed control, and 5) assessment of existing and future Special Improvement Districts. These documents shall be submitted to the City Attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. 521 Allison Phase 3 Major Subdivision 6 DATED THIS DAY OF , 2015 Resolution #P15007 _____________________________ ____________________________ Heather Davis Erik Garberg, Chairperson Department of Community Development City of Bozeman Planning Board 522