HomeMy WebLinkAbout34A Parks Plan - Part 2The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
Surface Water
Exhibit A shows a plat overlay of surface waters and wetlands that exist within the Lakes at
Valley West property boundaries. Surface water resources include Baxter Creek, located along
the northeast property boundary, the West Lake and East Lake, and a large palustrine wetland
complex located southeast of the East Lake. Aajker Creek is located outside the west property
boundary although the 50-foot watercourse setback extends across the west boundary into the
Lakes parcel. There is no designated floodplain for Baxter Creek. The resource conditions
associated with Baxter Creek, the Lakes, and the wetland complex are detailed in the following
sections.
Baxter Creek and Aajker Creek and the adjacent wetland fringes will be protected from
development by 50-foot watercourse setbacks in accordance with Section 38.23.100 Watercourse
setback (A) of the City of Bozeman Unified Development Code (UDC). The Lakes and the
palustine, emergent wetland complex will be protected in most areas by a 50-foot upland buffer
between the edge of the lacustrine fringe and residential lot boundaries.
Baxter Creek
The Gallatin County Conservation District (GCD) classifies Baxter Creek as a perennial stream.
The creek channel within the property is approximately 7 to 10 feet wide and 1,373 feet long,
flowing from south to north between the Baxter Natural Area city park and the Lakes at Valley
West. Baxter Creek is diverted from the Farmer’s Canal approximately 1.2 miles south of the
Lakes property. The boundaries of the open water channel and adjacent riverine fringe were
originally delineated in 1994 in anticipation of the original Valley West Subdivision plat
submittal. Fifty-foot watercourse setbacks were established from the edge of the riverine
wetland fringe in the October 2003 Preliminary Plat Application (Figure A). The watercourse
setbacks have been maintained to the present in accordance with Section 38.23.100 Watercourse
setback (A) of the City of Bozeman UDC.
Base flows fed by high groundwater and irrigation water originating in the Farmer’s Canal in
summer provide the main sources of hydrology for Baxter Creek. High flow events are typically
related to stormwater runoff events and melting valley snowpack. The reach of Baxter Creek
within the project boundaries had been negatively impacted by livestock grazing and agricultural
practices resulting in an overly wide stream channel, bank erosion, lack of pool habitat, and lack
of woody riparian vegetation. Restoration of a segment of Baxter Creek extending 1,800 feet
south of Durston Road was completed in 2006. The work included narrowing the channel,
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
stabilizing eroding banks, and enhancing fish habitat by constructing pools throughout the stream
reach located on the Lakes property. The restored banks were revegetated with salvaged sod
mats and custom seed mixes. The east side of Baxter Creek was planted with trees and shrubs as
part of the Baxter Natural Area construction in 2007. Approximately 692 containerized woody
plant materials were installed within the riparian corridor of Baxter Creek and the Baxter Creek
Natural area. The west side of the corridor was planted with trees and shrubs in fall 2008
coincident with construction of The Lakes. Planting details are included in the Vegetation
Section. The Baxter Creek corridor, adjacent riverine wetland fringe, and 50-foot watercourse
setback will be protected from development. A gravel fines trail was constructed in 2008 at the
outer edge of the watercourse setback in accordance with Section 38.23.100 of the UDC.
Aajker Creek
The GCD classifies Aajker Creek as a perennial stream, diverted from the Farmer’s Canal
approximately 1.48 miles south of the project boundaries. The creek channel north of Farmer’s
Canal has been straightened historically for agricultural purposes. The creek flows south to
north outside the Lakes property boundary. The 50-foot watercourse setback for the east side of
Aajker Creek extends across the west boundary of the Lakes parcel (Exhibit A). The
watercourse setback will be maintained within the strip of open space located at the west
subdivision boundary. A piped outlet from the bottom of the West Lake conveys overflow to
the borrow ditch located on the south side of Durston Road east of Westgate Avenue. Surface
water in the borrow ditch and the pipe outflow are diverted through a culvert across Durston
Road to a restored tributary of Aajker Creek within the Laurel Glen Subdivision. A short
segment of the borrow ditch on the south side of Durston Road is classified as a jurisdictional
water of the US based on the downgradient connection to Aajker Creek. The tributary to Aajker
Creek and Aajker Creek converge approximately 1,400 feet north of Durston Road.
Wetlands: The Lakes and Palustrine Wetland Complex
The US Army Corps of Engineers (USACE) authorized an Individual 404 permit (Permit
No.1998-90014) for the 360 Ranch Corporation to implement Phase I of the Valley West
Subdivision project on May 4, 1998, and Phase II on July 23, 1998. Proposed mitigation for the
entire project required as a condition of permit approval included relocation of the Baxter Ditch
channel, restoration and enhancement of Baxter Creek and Maynard-Border Ditch, and creation
of a 5-acre lake, a 12-acre lake, and a series of spring-fed waterfowl ponds.
Bozeman Lakes, LLC, the subsequent owners of Valley West Subdivision, applied for an
amendment to the original 404 permit in May 2001. Primary design changes included a
reduction in the number of impacted wetland acres and a change in the location of the
constructed wetland complex from an upland area west of Baxter Creek to an upland area east of
Baxter Creek. The permit amendment was approved by the USACE in a letter dated November
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
21, 2002. The USACE 404 amended permit required the construction of 49.5 acres of mitigation
wetlands across the entire Valley West site.
The wetland complex located east of Baxter Creek, currently called the Baxter Natural Area, was
constructed between January and October 2007. Eight shallow water ponds were vegetated with
salvaged wetland sod mats in spring 2007. The remainder of the wetland complex and the east
side of the riparian corridor of Baxter Creek were seeded with herbaceous species and planted
with approximately 692 containerized woody plant materials in November 2007.
Mitigation wetlands located within the current Lakes at Valley West property boundaries include
10.47 acres of open water in the West and East Lakes and an additional 9.0 acres of lacustrine
fringe and palustrine, emergent wetlands constructed adjacent to the lakes and Baxter Creek
(Exhibit A). The lakes were constructed with west and east lobes separated by the future Laurel
Glen Parkway. The shoreline was contoured to maximize safety and the extent of the lacustrine
fringe. The lake depth was excavated to a minimum of 25 feet to ensure adequate turnover,
maximize oxygen levels, and to provide a refuge for fish. The lake will be stocked under
management of Montana Fish, Wildlife, and Parks once the area is open to the public.
Anticipated uses of the public space are recreational including fishing, bird watching, and hiking.
The lacustrine fringe of the east and west lobes of Wing Lake was planted with wetland sod mats
salvaged from an onsite, non-jurisdictional wetland. The mats were placed on approximately
half of the perimeter of both lakes and around the fishing access points in June 2008. Over five
thousand wetland tubelings were planted within the lacustrine fringe of both lobes on August 27,
2008. The water levels were raised with the control structure after planting to ensure sufficient
inundation levels. Approximately 458 containerized trees and shrubs and customized seed mixes
were planted around The Lakes and the west side of the Baxter Creek riparian corridor in
September and October 2008. The clusters of trees and shrubs were staked and caged to prevent
browsing. The woody plants were manually watered during the first growing season following
installation.
The USACE wrote a letter on August 12, 2013, closing the Valley West 404 permit file based on
the successful completion of the mitigation wetlands constructed site wide including the Lakes at
Valley West and the adjacent lacustrine and palustrine wetlands. Success of the mitigation
wetlands was based on establishing an optimal percent cover of wetland and upland vegetation
and on survival of a majority (96 percent in 2012) of the woody species. The August 2013
closure letter from the USACE was included with the City Pre-application submittal. Copies of
the original and amended permit approval letters were also included with the City Pre-
Application submittal.
315 N. 25th Street, Suite 102Billings, MT 59101Phone: (406) 656-6000Fax: (406) 237-12010505010025HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\WATERCOURSE-WETLAND EXHIBIT.DWG PLOTTED BY:COOPER KRAUSE ON Jan/23/2015COPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 9109.VW-WINGEX.ABOZEMANMTKDJKDJKDJ01/2015WATERS OF THE U.S. EXHIBITTHE LAKES AT VALLEY WESTTHE LAKES AT VALLEY WEST -WATERS OF THE U.S. EXHIBITAAJKER CREEK CENTERLINEBAXTER CREEKCENTERLINEPROPERTY LINEBAXTER CREEK 50'WATERCOURSE SETBACKAAJKER CREEK ANDADJACENT WETLAND FRINGE(WEST AND EAST SIDES)AAJKER CREEK 50'WATERCOURSE SETBACKOPEN WATEROPEN WATERDURSTON ROADWESTGATE AVENUELOCAL ROADLAUREL PARKWAYWESTMORLAND DRIVEBAXTER CREEK ANDADJACENT WETLAND FRINGE(ONLY WEST SIDE SHOWN)MITIGATIONWETLANDMITIGATIONWETLAND
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
Seed Mix Descriptions
Four separate seed mixes encompass the park and open space areas
throughout the development. The seed mixes correspond with activity
use levels appropriate for the different types of ecosystems provided
throughout the development. Active park lands are a combination of Kentucky Bluegrass, Perennial
Ryegrass and Creeping Red Fescue. This irrigated mix utilizes approximately 25 percent less water than
a traditional bluegrass blend, but the species respond well to heavy pedestrian traffic and provides the
average citizen with a typical expectation of a traditional park area.
The Durston Road and Laurel Parkway open spaces and boulevards consist of three types of fescue along
with a Canada Bluegrass blend. While these areas will be irrigated as well, the fescues provide about a 50
percent reduction of water requirements, creating a quality greenbelt. These areas will not receive as
much pedestrian traffic; therefore, the fescues can be mowed less often but still project a nice green space
analysis.
The upland open space and park lands consist of a four-blend wheatgrass mix, along with brome and
other species. This seed mix allows for a 100 percent reduction in water consumption, as it does not
require irrigation. This seed mix is in locations where minimal foot traffic is expected. In most cases,
these areas will not be mowed, although an annual mowing may be performed for species diversity.
The detention ponds will receive a seed mix that survives with a periodic inundation of water and
drought. Consisting of wheatgrass, hairgrass, mannagrass and bluegrass species, this seed mix will
provide for herbaceous ground cover through multiple water events. This seed mix also has a 100 percent
reduction in water consumption, as it does not require irrigation.
Active Park Lands
60% Kentucky Bluegrass
25% Perennial Ryegrass
15% Creeping Red Fescue
Drill @ 4-5#/1000/SF
Broadcast @8-10#/1000/SF
Durston Road Open Space
35% Durar Hard Fescue
35% Sheep Fescue
15% Turf-type Tall Fescue
15% Canada Bluegrass
Drill @ 10-15#/Acre
Broadcast @ 20-30#/Acre
Upland Open Space & Park Lands
25% Green Needlegrass
20% Western Wheatgrass
20% Thickspike Wheatgrass
15% Slender Wheatgrass
13% Mountain Brome
5% Secar Bluebunch Wheatgrass
2% Blue Flax
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
Drill @ 8-10#/Acre
Broadcast @ 16-20#/Acre
Detention Ponds & Wetland Areas (only if disturbed)
6.5#PLS/Acre Slender Wheatgrass
5.0#PLS/Acre Sodar Streambank Wheatgrass
3.5#PLS/Acre Tufted Hairgrass
0.5#/PLS/Acre Fowl Mannagrass
0.25#/PLS/Acre Fowl Bluegrass
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
SEC. 38.41.060
A.(7) GENERAL DESCRIPTION OF LAND
The Lakes at Valley West continues the award-winning tradition
of parks and open space present throughout the rest of Valley West Subdivision. The open space
along Durston Road provides a neighborhood buffer that reinforces a tree-lined edge from an
urban arterial road. This edge feeds into the entry to The Lakes funneling down Laurel Parkway,
setting the stage for a green belt transportation corridor. Special attention is paid to the Parkway
median regarding scale and repetition without compromising safety and efficiency.
The east lake is bordered by the Baxter Creek Natural Area on the east. Significant wetland
mitigation activities have occurred in the natural area and along the wet perimeter of the lakes.
The north-south trail corridor on the west side of Baxter Creek will facilitate connectivity to and
from all directions, maximizing the potential use of the Natural Area without compromising
environmental commitments.
The northwest corner of the east lake will encompass active use park area. Neighborhood
gatherings are accommodated through two picnic shelters and associated improvements. A large
playground will accommodate a wide variety of play activities along with a swing set, a feature
missing in the greater Valley West park system. A combination of flat, unprogrammed open
space and large berms provide for free and imaginative play. This neighborhood gathering area
will be irrigated to support such active and intense uses. Accessible trails will connect he active
use area to the natural, reclaimed wetland edge of the lake for fishing access.
The west lake is surrounded by ample open space. Irrigated unprogrammed open space takes
advantage of flat topography on the north edge of the lake. This area creates a buffer between
private properties and the natural wetland fringe of the lake. This line is marked with the
accessible trail that separates irrigated from natural grasses. By limiting the irrigated area,
principles of water conservation contribute to the overall sustainability of the development. The
remaining lake perimeter is restored to drought-tolerant upland grasses, creating greater habitat
diversity. Greater habitat diversity attracts a variety of wildlife and avian species, thus creating
opportunities for nature-related recreation.
Together, the parks, trails and open space amenities encompass a wide variety of recreational
opportunities appealing to many different age groups. The public lands within The Lakes at
Valley West appeal to many interests, and are accessible by vehicle, bicycle and pedestrian
means. This accentuates the high quality of life attributes affiliated with the Bozeman area and
the overall development consistent with the expectations found at Valley West.
The Lakes at Valley West Subdivision – Phases 1 and 2
Preliminary Plat Application
SEC. 38.41.060
Additional Subdivision Preliminary Plat Supplements
A(9)
The final park plan shall be approved by the review authority with recommendations from both
the city recreation and parks advisory board prior to any site work.
A(10)
A preconstruction meeting is required prior to any site work.
A(11)
The Park Plan shall follow all appropriate design guidelines for city parks.
1/27/2015 Summary
OPINION OF PROBABLE COST
Project: The Lakes at Valley West
Phase: All Phases
Date:January 28, 2015
Prepared By:Peaks to Plains Design, PC
PHASE TOTAL
1 311,697$
2 174,071$
3 142,264$
4 113,323$
5 60,595$
6 30,620$
7 24,091$
8 30,804$
PROJECT TOTAL 887,467$
1/27/2015 Phase 1
OPINION OF PROBABLE COST
Project: The Lakes At Valley West
Phase: Phase 1
Date:January 28, 2015
Prepared By:Peaks to Plains Design, PC
ITEM DESCRIPTION QTY UNIT UNIT COST TOTAL RESPONSIBILITY
Deciduous Trees 1-1/2" CAL. Large Shade Trees 38 EA 220.00$ 8,360$ Developer
Ornamental Trees 1-1/2" Caliper Small Shade Trees 11 EA 185.00$ 2,035$ Developer
Coniferous Trees 5'-6' Height 8 EA 200.00$ 1,600$ Developer
Coniferous Trees #10 Ctn.2 EA 180.00$ 360$ Developer
Deciduous Shrubs #5 Ctn.38 EA 50.00$ 1,900$ Developer
Coniferous Shrubs #5 Ctn.11 EA 50.00$ 550$ Developer
Perennials #1 Ctn.50 EA 15.00$ 750$ Developer
Mulch & Fabric Bark Mulch @ 3" w/fabric for planting beds 2378 SF 0.88$ 2,093$ Developer
Edging Aluminum 127 LF 4.50$ 572$ Developer
Boulders Locally Available 11 EA 250.00$ 2,750$ Developer
Seed Mix 1 Turf Lawn Mix 90846 SF 0.10$ 9,085$ Developer
Seed Mix 2 Upland Native Mix 16245 SF 0.31$ 5,036$ Developer
Gravel Trails 6' wide 1374 LF 10.00$ 13,740$ Developer
Earthwork 107091 SF 0.08$ 8,567$ Developer
Playground Equipment Composite set and Swings 1 LS 85,000.00$ 85,000$ Developer
Playground Surfacing Engineered Wood Fiber @ 1' Depth 3755 SF 3.25$ 12,204$ Developer
Playground Edging Concrete 6" wide x12" depth 261 LF 12.00$ 3,132$ Developer
Site Furniture: Picnic Tables 4x4' Square Expanded Metal 6 EA 1,200.00$ 7,200$ Others
Site Furniture: Benches 6' benches 6 EA 1,285.00$ 7,710$ Others
Wells 35 GPM Wells 2 EA 6,500.00$ 13,000$ Developer
Irrigation Sprays for boulevard & pocket parks 16329 SF 1.00$ 16,329$ Developer
Irrigation Rotors & MPRs 74517 SF 0.55$ 40,984$ Developer
Irrigation Planting beds, island, & boxes drip 2378 SF 1.00$ 2,378$ Developer
SUBTOTAL 245,334$
MOBILIZATION & INSURANCE 5%12,267$
CONTINGENCY 10%25,760$
PROFESSIONAL FEES 10%28,336$
TOTAL 311,697$