HomeMy WebLinkAboutA4. West Winds PUDPage 1 of 17
15357 and 15359, City Commission Staff Report for West Winds Phase 5 Concept
Planned Unit Development (PUD) and Subdivision
Date: City Commission Meeting on September 28, 2015 at 6:00 pm in the Commission
Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana
Project Description: A Planned Unit Development concept plan and Subdivision pre-
application review for the proposed modification of the West Winds Phase 5 Planned
Unit Development to modify the approved site layout to individual lots rather than aggregated development.
Project Location: Lot 1, Block 3 and Lot 1, Block 4, West Winds Major Subdivision Phase
5 located in the NW ¼ of Section 2, T2S, R5E of PMM City of Bozeman, Gallatin
County, MT. Commonly located NE of the intersection of Davis Lane and Oak Street
and south of Winter Park Street.
Recommendation: That the City Commission review and provide comments on the PUD
Concept and Subdivision Pre-application plans. No formal action is required.
Recommended Motions: None
Report Date: Wednesday, September 23, 2015
Staff Contact: Chris Saunders, Policy and Planning Manager
Shawn Kohtz, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
The proposed alternate street section. See discussion beginning on page 9.
How will the proposed smaller lots integrate with the other development standards not proposed to be changed so the project can be successful. See discussions in several sections
on pages 8, 9, and 14.
Adequate park land provision will potentially vary depending on the intensity of use and
relationship to the balance of the West Winds development phases. An analysis of the overall West Winds project is needed. See discussion beginning on page 12.
There is a deficiency in the required PUD performance points relating to affordable housing.
Additional PUD performance points may be needed. See discussion beginning on page 12.
Project Summary
The West Winds PUD was originally approved in 2004. Several phases have been completed and it has been amended several times. A common development plan for a central park system was provided. PUD performance requirements were proposed to be met through a
combination of open space and affordable housing. Phases 1-3 are complete. Phase 4 and 5
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were recorded as final plats with some restrictions. Phases 6-8 were approved in 2013 and
2014 and are partially completed.
The application is a request to revise the approved master plan for the West Winds
Subdivision/PUD to allow construction of individually owned homes in Phase 5. The change to the master plan proposes 54 individual lots in a mix of attached and detached single-
household homes.
The application requests two new deviations and concurrent construction. The application
proposes to use three existing PUD relaxations.
The present application only addresses West Winds Phase 5. It is possible that the three lots to the east (West Winds Phase 4) could be combined or otherwise coordinated to make a
single larger project. This would also several of the comments in Section 5 but may make a
better overall project. Analysis of anything beyond Phase 5 is speculative.
The applicants describe the project as oriented towards a price range which will address
needs of persons in the median income and below range. However, it is not proposed an affordable housing project subject to income qualification and monitoring.
Staff believes there is merit to the project but some changes in approach will improve it.
Alternatives
Offer comments on proposed modification to the PUD.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 – REQUESTED DEVIATIONS/VARIANCES .................................................. 7
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS ...................................... 8
SECTION 4 - STAFF COMMENTS AND ANALYSIS ......................................................... 8
Subdivision. ........................................................................................................................ 8
Planned Unit Development Concept Plan......................................................................... 11
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 15
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 15
APPENDIX B - PROJECT BACKGROUND ....................................................................... 16
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 16
ATTACHMENTS: .................................................................................................................. 16
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SECTION 1 - MAP SERIES
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Lot Layout
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Proposed Alternate Street Section – West Winds Phase 5
Existing standard section with 31 foot paved section
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Alternate Alley Section (Woonerf) – Lakes at Valley West
Lakes at Valley West Streets and Woonerf combination
SECTION 2 – REQUESTED DEVIATIONS/VARIANCES
Existing and requested deviations are identified on page 3 of the application materials. There are three existing and two new deviations requested for this project. The application meets
the existing deviations standard. The new deviations are:
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1) Section 38.08.040.A to reduce minimum lot area for single detached homes.
2) Section 38.24.050.A.1 to construct streets which are non-standard. See the cross
section in Section 1 for a description of the proposed cross section.
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS
The Development Review Committee reviewed the application on August 12th and 19th. Staff comments are summarized in Section 5. Staff does not support the requested deviation
for streets.
The Recreation and Parks Advisory Board Subdivision Committee reviewed the application
on August 21st. A summary comment memo is attached to this report.
The Design Review Board reviewed the application informally on September 9th.
The Planning Board reviewed the application on September 8, 2014.
The City Commission is scheduled to review the project on September 28, 2015.
SECTION 4 - STAFF COMMENTS AND ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. The purpose of the Concept PUD and Subdivision Pre-
application review is for a discussion of the applicant’s proposal with the designated review
committees in order to identify any requirements and applicable standards and policies, as
well as offering the applicant the opportunity to identify major problems that may exist and
identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for consideration.
Subdivision.
Phasing: A single phase is proposed. If West Winds Phases 4 and 5 are combined then
multiple phases may be prudent. The site could be readily divided into phases with streets
such as Breeze Lane as boundaries.
Lots: Fifty-four lots are proposed, 14 for townhomes and 40 for detached single homes. One
of the requested PUD relaxations is to allow for lot sizes smaller than the standard 5,000 sq ft
minimum for detached homes. Lot sizes for detached homes range from 3,869 to 4,689. The
applicants propose to develop the area as a small lot/small home style development. The
existing minimum R-3 lot sizes are 3,000 sq ft for townhomes and 5,000 sq ft for detached homes.
The Staff considers that it possible to design homes which are proportional to small lots and
still provide quality development. However, in order to do so it is essential to consider not
just lot size but also those other standards which establish the building envelope and intensity
of use. Simply shrinking the lots and not considering other standards such as setbacks and parking can create many difficulties at the time of actual construction of homes.
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Therefore, it is necessary for design guidelines to be developed to address the balancing of
the various standards for individual lots. The design guidelines need to be more than just
suggestions but need to be binding to properly guide future construction. See discussion
below under the PUD discussion. See also discussion under the section on street design. Staff believes that it is better to allow a greater lot size reduction with proper implementation of
design guidelines than to build a substandard street.
There are other lot alternatives already available in the R-3 zoning district. Many of the
purposes of the proposed development could be met by designing the subdivision as a town
home development. Individual lot ownership allows for simpler financing, standards already exist to allow greater lot coverage and simpler setbacks, etc. The existing minimum lot size
for town homes is already in the range of the sizes requested with the deviation. Staff
believes that as a town home development the same number of homes could be created with
fewer uncertainties. In addition, there are options for zero lot line configurations where
homes can be placed for greater land efficiency without the need for a PUD.
Automobile Connection and Street Design: The development of the street network is one of
the most important and most permanent things that happen during development. Once
platted, right of way widths are extremely difficult and expensive to change. Streets are the
framework which connects all the portions of the development and to the adjacent
community. They are the bones of and set the basic structure of a community.
The site is bounded by two arterial streets, Oak Street and Davis Lane. The access to these
streets is limited so all direct vehicle access to individual lots will occur from the local
streets. These arterial streets have existing right of way and travel lanes appropriate to their
arterial category. Sidewalks will need to be installed during subdivision construction.
The development has to deal with several dead end streets. There is an opportunity to extend them with adjacent development to the east if the other owner cooperates. Addressing the
temporary termination of the roadways can occur either on-site or with appropriate
easements, off-site. Coordination with the property to the east would greatly improve the
means to address the terminations. Connection and extension of the streets will be affected
by the present gravel pit remnant pond which will need to be filled in. This will require some coordination with the owner to the east as well.
The internal streets have two types, Breeze Lane will be a standard city street and the right of
way already exists in an easement. The other local streets; Gale Lane, Mistral Lane, Zephyr
Lane, and Electric Avenue are proposed to be an alternate standard. The City can consider
alternative street sections through the PUD process. The proposed right of way is narrower, 45 feet, with curb sidewalks, parking on one side, two driving lanes, and a bike lane.
Engineering and Planning Staff do not support the proposed alternative.
The proposed cross section includes all the typical elements except the boulevard strips. The
boulevards provide important functions for snow storage, separation from vehicles,
stormwater absorption, and street tree locations. As the physical construction costs for the proposed alternate street are essentially the same as the standard local street, staff does not
believe that there would be material cost benefits which would support affordability of
housing. Staff believes that a local standard street would be a superior option and would
instead recommend modifications to lot sizes and related private development standards
instead. See discussion regarding lots, building design, and design guidelines.
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The City has approved some alternate standards before. Non-standard streets are proposed
through the PUD process; although not all PUDs propose non-standard streets. Experience
has shown that alternate standards can cause financial and operational difficulties for the end
users.
Non-standard streets must be privately maintained. Approximately 3.6% of all roads within
public right of way in the City are privately maintained. See the attached maps which show
the locations of the privately maintained streets and PUDs. The maintenance responsibility is
not merely snow removal but also responsibility for patching, milling, and ultimately the
complete replacement of the street when needed.
The most recent alternate section was for the Lakes at Valley West which proposed
“woonerfs” a form of modified alley. The City allows lots to have frontage of public streets,
on public streets and alleys, or on an alley and a green corridor. The Lakes at Valley West
used the woonerfs design to provide vehicular access to lots which had frontage on either a
full public street or a woonerf (alley) and a green corridor. Please see the cross section and site plan for the Lakes at Valley West in the Section 1, Maps.
The woonerfs design provided two lanes of travel, pedestrian access, and snow management
and as an alley was not required to provide street trees. A formal HOA was established and a
snow removal plan was developed for the woonerfs. Substantial amounts of on-street parking
were readily available on the adjacent Westmoreland Street which served to absorb overflow parking for special events. The West Winds Phase 5 project does not have such an over flow
option with no parking being provided on Davis Lane or Oak Street and only a small frontage
area on Breeze Lane. The Lakes at Valley West also had a well crafted plan for street
management and design guidelines which limited on-street parking needs. The revised street
section was carefully coordinated with adjacent lots and development standards and the overall package was of two small distinct pods within the larger street network.
The present application is distinct in that the design guidelines and maintenance structure are
not as well developed and the development is not as neatly contained within the standard
street network.
At the Planning Board meeting a question was asked of how some other streets were configured in comparison. The comparison streets were Concord Drive and Fieldstone Road.
They are located in the Westfield subdivision, SW of the intersection of S. 3rd Avenue and
Wagon Wheel Road.
The northern section of Fieldstone Road from its intersection with Wagon Wheel Rd to
where it bends south was built with an unusual section. That portion of Fieldstone Drive has a right of way width of 45-feet and a street width of 28-feet (back-of-curb to back-of-curb)
with a side walk only on the north side of the street. Parking is also limited to the north side
of the street. The southern portion of Fieldstone Rd. and Concord Dr. have a right of way
width of 60-feet (our present standard) and a curb to curb paved street width of 37-feet (2-6
feet wider than the presently allowed local street sections). It is instructive to note that the narrow section of street was constructed first and that the developer did not choose to
continue it in later phases of the subdivision.
One key distinction between the Westfield site and the proposed West Winds Phase 5 is that
the lots in Westfield are considerably larger than the current minimum standard of 5,000 for
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detached homes. Lot sizes in Westfield range from 8,894 to 15,291 sq. ft with a median of
about 11,000 sq ft. Therefore, they provide adequate room for all on-site parking and the on-
street parking is less necessary. This would be much more difficult to do in the proposed
small lot configuration of West Winds Phase 5. This is a good example of the need to coordinate the lot/home/street combination for a development rather than looking at them in
isolation.
A primary concern is snow storage for plowing. The plows store snow in the boulevards.
When boulevards are not present, snow is plowed onto the sidewalks. Residents are required
to keep their sidewalks shoveled. Subsequently, the snow ends up back on the street. Another issue with the street section proposed by West Winds Phase 5 is use of the bike lane
for snow storage in the winter. This eliminates the bike lane functionality. Some cyclists
continue to ride in the winter, and they would be forced to ride in the vehicle travel lane.
When combined with potentially icy conditions, this creates a safety issue for cyclists.
Lastly, the boulevard creates a buffer between street traffic and pedestrians as well as provides a location for trees that shade pedestrians in the summer.
Pedestrian and Bicycle Circulation: The site is bounded by two arterial streets, Oak Street
and Davis Lane. The access to these streets is limited so all direct vehicle access to individual
lots will occur from the local streets. Sidewalks will be constructed along both the arterial
and local streets. Sidewalks along arterial streets are required to be 6 feet wide. There will be some improvements required to the east to west pedestrian improvements along Winter Park
which will connect from Davis Lane to the common space in the center of West Winds.
There is an internal trail network which knits the West Winds project into adjacent open
spaces and trails.
The custom street section proposed includes a bike lane on the local streets. Typically, bike lanes are only provided on collector or arterial streets since low speeds and lower traffic
volumes on local streets makes them unnecessary. Bicycles are considered vehicles under
state law and are allowed on all streets.
The alternative road standard proposes curbwalks where the sidewalk is immediately
adjacent to the curb line. This places pedestrians closer to the motor vehicle lanes. The alternative road standard proposes tree grates within the sidewalk. The impact of the tree
grates in the absence of a boulevard strip is to narrow the actual pedestrian area and will
likely restrict easy two way travel.
Subdivision submittal materials: As the project has previously been reviewed staff supports
a waiver of many of the standard subdivision submittal materials. The determination of required parkland, stormwater facilities, traffic study, and water and sewer design must be
provided with a preliminary plat submittal.
Planned Unit Development Concept Plan
Previous Review: The project was reviewed as a PUD and has been modified several times. A summary of all the applicable conditions and requirements was prepared and recorded at
the Clerk and Recorder’s office after the 2008 amendments. There are several of the
conditions which affect issues identified in this project such as Design Guidelines, no access
limits to certain streets, the extension of Breeze Lane, Calculation of PUD points for superior
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design, and calculation of parkland. The terms and conditions will carry forward unless
specifically altered by a PUD amendment. This document includes limitations on future
additional development for both timing and mitigation of impacts. A copy of this document
is attached.
Performance Points: With a PUD, Section 38.20.090.E.2.a.7 requires at least 20
performance points. Points can be met using any combination of on-site and off-site open
space or nine other options listed in the code. The Preliminary PUD must specify how the
performance points are being met. The concept plan does not provide an inventory or
discussion of how the PUD performance requirements are met on the site.
Open space provisions for phased PUD developments: If a project is to be built in phases,
each phase shall include an appropriate share of the proposed recreational, open space,
affordable housing and other site and building amenities of the entire development used to
meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for
each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The
portion of points to be met with open space has been satisfied. Some improvements in the
open space are still required.
One unusual element of the West Winds PUD was a reliance on the provision of affordable
housing in order to meet required performance. This is partially underway with the beginning of construction on a 48 unit affordable housing complex along N. 27th Avenue. A second
parcel is also available and is seeking funding from the Montana Board of Housing to
construct a second project which would complete the required number of homes. No
construction has yet been approved for the second phase.
Condition 18 of the October 7, 2007 modifications, page 12 of the conditions of approval document, includes a specific statement that the affordable housing dwelling units must be
constructed or funds paid for cash-in-lieu of parkland for the percentage of performance
points not met. Not all affordable housing has been constructed. The applicant must either
pay funds for a percentage of the open space on the entire original PUD, or request the City
Commission to amend that condition of approval.
Condition 6 of the 2005 amendments to the PUD, page 12 of the conditions of approval
document, restricts a maximum density allowed with the presently configured open space
and affordable housing. Additional units are allowed if additional performance benefits are
provided. A careful inventory of current development will be required to verify that an
additional phase may move forward and the number of dwellings which can be allowed.
Park land and Open Space: The West Winds PUD has a complicated history in this subject.
Originally under the control of a single developer, the project has broken into several
ownerships. The final plat for Phase 5 identifies that parkland has been provided for a total of
26 homes. The proposed project request more than that. It will be necessary to proportionally
adjust park dedications. Phase 4 originally had a more intensive residential use. If the two phases are combined into a single project it may alter the amount of additional dedication
required. This subject is related to the PUD performance points, see discussion above.
There is a large centralized park in West Winds. The site is adjacent to the Regional Park
across Davis Lane. In discussion with the Recreation and Parks subcommittee it was
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discussed that it may be more beneficial to make improvements to existing dedicated park
areas and improve functionality rather than dedicate additional land. Given the near
proximity of large existing park areas it is not expected that large new parks are needed but a
micropark may be appropriate depending on the final configuration of the project.
Additional research and verification of provision of parks and open space will be required
before submittal of a preliminary plat or PUD. Comments from the RPAB are attached.
Uses: The site is zoned R-3. The project is proposed as townhomes and detached single
homes. The uses proposed are consistent with the existing zoning. The site has been planned
for residential uses since the beginning of the West Winds PUD. Staff has no objection to the proposed change to individual lots as it appears generally consistent with one of the approved
alternatives from 2008. As the proposal includes development of smaller than standard lot
sizes, Staff strongly recommends clear and distinct design guidelines that will respond to the
constraints of small lot development.
Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines for all phased PUD’s. Such information may include, but is not limited to, the following:
a. A description of submittal requirements and review procedures for the approval of
preliminary and final plans submitted in accordance with the master plan and development
guidelines (to be developed with the assistance of staff);
b. A description of the coordination with any other applicable review procedures, e.g., subdivision review;
c. A complete list of proposed or potential land uses;
d. Sign guidelines: type, location, design, illumination, size and height;
e. Perimeter buffering guidelines with specific regard to adjoining land uses;
f. Landscaping guidelines, including a description of the landscaping theme in relation to the streetscape, the buildings on site, and any proposed signage, open space treatment, parking
and circulation areas, display areas and screening;
g. Design guidelines for outdoor storage and/or display;
h. Protective covenants which may include requirements, property owners' association provisions, provisions for maintenance, etc.;
i. Parking: guidelines for design, provision for shared facilities, circulation between lots,
coordination with sidewalk system, and service areas;
j. Dimensional requirements: building heights, setbacks (interior and perimeter), open space,
etc.;
k. Architectural guidelines;
l. Provisions for utilities, communications and refuse;
m. Guidelines for noise, emissions, glare, hazardous materials, etc.; and
n. Improvements schedule.
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Due to the proposed small lot development, staff recommends that the proposed modification
to the code not be developed through individual relaxations but, that the formal application
proposes a code to be overlaid on the PUD that would be more specific and comprehensive
than individual relaxations. Staff envisions an approach that would include building envelopes and clear allowed zoning envelopes for all lots that would clearly and concisely
address setbacks, height, bulk, mass, scale, allowed encroachments, sheds, ADU’s, accessory
structures, carports, parking, and landscaping. This approach was recently used with the
Lakes at Valley West PUD and appears to have been successful.
Building Design: The proposed uses are for small home residential both attached and detached. Variety in architectural design is encouraged. The development guidelines shall include a vocabulary of acceptable materials, treatment and use of materials, patterns,
fenestration, scale and directional expression. The design guidelines should have a thorough
discussion on double fronted lots and the expectations for how those dwellings address the
street. The development guidelines are recommended to include many various visual examples of intended outcomes and options to achieve the overall design vision.
In more constrained areas small design decisions can have large impacts. It is very important
that the overall design of the project be considered with evaluation of all the zoning
requirements which would apply to individual lots. Design decisions when only considered at
the two dimensional level can create additional costs at time of actual construction such as small side yard setbacks causing expense from fire rating sidewalls to meet building code standards. Smaller homes can be more affected by design quality in establishing the character
of the neighborhood. The narrow lots and lack of alleys poses a considerable challenge to
construct quality homes which can also meet the functional requirements for access both
vehicular and human. Staff strongly recommends development of a pattern book to be used within the development to provide direction in design which is achievable in a constrained environment.
Landscaping: The concept plan does not show or describe special landscaping standards.
There do not appear to be any common open spaces that would be subject to landscaping
point requirements. All landscaping appears to occur on private lots or within public right of way. Staff recommends special attention be given to fences within the design guidelines and
landscape plans as the arterial frontage and requirement from earlier PUD approvals for
double fronted design will limit the maximum size and style of fencing along the arterial
streets. Installation by the developer of vegetative ground cover, boulevard trees, and an
irrigation system in the public right-of-way boulevard strips along all external perimeter development streets and adjacent to public parks or other open space areas is required with
any final plat application. Landscaping shall be installed prior to the final plat or financially
guaranteed.
Lighting: No special lighting is identified. Street lighting will be required per the City
Standards for spacing and maximum illuminations. LED lighting is highly recommended in all areas.
Design Objectives Plan: The DOP standards are largely inapplicable to this application.
Chapters 4 and 5 are not applicable at all. No commercial or larger buildings are proposed
which would be affected by the required standards. The specific design guidelines for the
project which are mentioned above should address issues such as those in Chapter 3.
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SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
The Development Review Committee (DRC) considered the Subdivision pre-application and
PUD concept plan on August 12th and 19th, 2015. The DRC found some significant
deficiencies in the application as shown in the attached comments. Specifically, the DRC did
not support the alternative street section. The DRC did find that there were ways to alter the project that could be supported by providing standard streets and revising the lot/home package.
The Recreation and Parks Advisory Board subdivision review committee considered the
application on August 21st. They identified that generally improvements to the existing parks
in the area would be a better option than acquisition of additional land to mitigate impacts of development. They recognized that there are many question remaining on parkland adequacy at this time.
The DRB considered the application on September 9th. A quorum was not present and the
Board did not take a formal action. The DRB did not voice support for the project as
presented. See the minutes attached.
The Planning Board considered the application on September 8th, see the attached minutes.
The City Commission will consider the proposal on September 28, 2015. The City
Commission meeting will occur at 121 North Rouse Avenue, Bozeman MT, in the City
Commission room at 6 pm.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-3” (Residential Single Household Low Density District). The intent of the R-3 residential medium density
district is to provide for the development of one- to five-household residential structures near
service facilities within the city. It should provide for a variety of housing types to serve the
varied needs of households of different size, age and character, while reducing the adverse
effect of nonresidential uses.
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman
Community Plan designates the subject property to develop as “Residential.” The
“Residential” classification designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks, low
intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate
the provision of services and employment opportunities to persons without requiring the use
of an automobile. Implementation of this category by residential zoning should provide for
and coordinate intensive residential uses in proximity to commercial centers. The residential
designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are discouraged. In limited instances the strong presence
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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 - PROJECT BACKGROUND
The original West Winds PUD was approved by the City Commission in 2004. It was 160
acres in 8 phases and included several relaxations to standards for block length, Double and Reverse frontage for lots, and block width. The PUD included authorization for some additional uses for senior housing and apartments. One lot was set aside for the construction
of affordable housing, which along with open space was used to meet the PUD performance
points requirement of Section 38.20.090.
The PUD has been amended several times, most notably in 2008 which proposed an alternate development pattern for the SW area of the development. See page 2 of the application for a map. The construction of the affordable housing component has recently begun with the
Stoneridge Apartments with 48 dwellings. A second phase is proposed and is pursuing
funding for construction.
The applicants have represented the project intended to provide a lower cost housing option due to lesser costs from smaller homes and lots. It has not been proposed that the homes be income limited or subject to monitoring or oversight for affordability criteria.
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF
Owner: ASCH, LLC, PO Box 12037, Bozeman MT 59719
Applicant: Islands LLC, PO Box 12037, Bozeman MT 59719
Representative: Haystack Development Inc., PO Box 1793, Bozeman MT 59771
Report By: Chris Saunders, Policy and Planning Manager
ATTACHMENTS:
Application material
Planning DRC comments
Engineering DRC comments
RPAB and Park staff comments
DRB comments
Planning Board Comments
Conditions of approval from 2008 PUD modification
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Map of PUD locations and street maintenance responsibilities
Map of overall street maintenance responsibilities within the City
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community planning zoning subdivision review annexation historic preservation neighborhood planning urban design GIS
CITY OF BOZEMAN
DEPARTMENT OF COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM
TO: DEVEOPMENT REVIEW COMMITTEE FROM: CHRIS SAUNDERS
DATE: AUGUST 19, 2015
RE: WEST WINDS PHASE 5 PUD MODIFICATION CONCEPT REVIEW AND SUBDIVISION PREAPPLICATION 15357 AND 15359
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Staff has reviewed the PUD Concept Plan Review for the above listed project and as a result offers the following comments for consideration. The following comments relate to Planning issues set forth in
the Planned Unit Development section of the Bozeman Municipal Code. Other issues identified by
Planning Staff are design related and as identified in the Design Objectives Plan. These issues are
generally not under the purview of the DRC and will be resolved through staff or the Design Review Board. Please note that comments are based on the materials submitted by the applicant and that there may be other issues that arise should the applicant choose to proceed with formal review:
General Comments:
a. The City supports the provision of affordable housing in the community but also requires assurance that affordability is actually executed. Please provide a specific description in the preliminary PUD application of how this will be done.
b. Many of the stated goals of the project appear to be well matched to the development standards
allowed in the R-3 district for townhomes. Please consider developing the project as a townhome
subdivision rather than as a PUD with multiple relaxations. A townhome development allows for simpler financing than condominiums and allows for smaller lot sizes of right.
c. If the desire is to do a small lot subdivision then the application needs to address all the
development standards which establish the building envelope and use intensity to ensure that the
smaller lots sizes are proportional to the homes.
d. The ability to develop the site is strongly influenced by the presence of the open water area. Filling the pond will require coordination with the property owner to the east. A joint application for the entire area is advised.
Article 38.24: Streets
a. Staff does not support the requested change to the local street cross section.
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b. The proposed alternate street standard causes several complications with future development.
Parking on only one side requires that adjacent lots provide all required parking on-site; which
due to the restricted lots sizes proposed may be problematic.
c. Curbwalks are discouraged as they create functional and maintenance difficulties and may not satisfactorily provide ADA access.
d. Private streets must be maintained by the associated owners of adjacent lots. The costs of this
maintenance may counteract cost savings from a small street section and negatively affect long
term affordability.
e. It is questionable whether adequate emergency and service access can reasonably be maintained on such a small street section. If an alternate section is proposed with a preliminary plan then the
proposal must include a maintenance plan and description of how the street will be kept clear of
obstructions to maintain a fire lane at all times.
f. The dead end of Electric Avenue should be reconfigured to provide a landscaped area between
the Oak Street right of way and the end of Electric Avenue.
g. A pedestrian connection from the end of Electric Avenue to the sidewalk along Oak Street
should be provided.
h. If the temporary accesses between streets are proposed a cross section adequate to support
emergency vehicles will be required and a mechanism established to complete the balance of
curbing and street improvements when the lots develop.
i. The intersection of Davis Lane and Baxter Lane and the intersection of Oak Street and 27th
Avenue are not operating at required levels of service. This will limit the timing of when the
project can begin construction. The Davis and Baxter intersection is in design and ROW
acquisition. The Oak and 27th intersection is scheduled for Fiscal Year 2017.
j. Section 38.22.090 states that development of the site as condominiums may still require development to comply with standard street sections.
k. The required street trees along Electric Avenue in the townhome section of the development may
be difficult to place unless shared accesses are installed. Please look carefully at driveway
locations and sizing to leave room for the required trees.
Article 38.27: Parks
a. The final plat for Phase 5 indicates that park land for 26 dwellings has been provided. Additional
park land or its equivalent will be required for any additional dwellings. The preliminary plat
must specifically identify how park requirements will be met.
b. Planning Staff does not support payment of cash-in-lieu of park land dedication.
c. If construction of improvements is proposed in lieu of land dedication it is suggested that
development of a centrally located play structure in the existing park would be appropriate.
d. The irrigation water source, permitting, and design for parks to be developed with this project
must be included in the preliminary plan submittal.
e. Please separate those improvements required as with the original Phase 5 plat from those required with the additional homes.
f. Evidence that the project participates in maintenance of the park areas within West Winds
subdivision serving the project shall be provided with the preliminary plat application.
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Article 38.20: Planned Unit Developments
a. The proposed application requests additional relaxations from City standards but does not
demonstrate a reliable public benefit to be obtained in exchange. The preliminary plan must
include a legally enforceable method to ensure the public receives benefits in exchange for the relaxations. If affordable housing is proposed it needs to conform with the requirements of
38.20.090.E.2.a(7)(a).
b. A new master landscape plan shall be provided and is required to be prepared by a qualified
landscape individual or landscape architect and at a scale that is clearly readable and easy to
review for each phase of the development. Phasing shall be provided on the landscape plan if proposed. At a minimum all perimeter landscaping and open space required shall be provided
with phase 1 if phasing of the expanded are is proposed.
c. The planned unit development design objectives and criteria in Section 38.20.090 BMC should
be reviewed carefully. The submittal for the preliminary plan must demonstrate compliance with
all the relevant criteria.
d. Section 38.20.090.E.2.a BMC All Development”– the formal application will need to discuss
how the planned unit development complies with the objectives and criteria of the mandatory
“All Development” group.
e. The architectural and landscape guidelines contained in the project’s Development Manual
should be a part of the property owners’ association (POA) documents. A copy of all existing POA documents including the covenants, restrictions, and articles of incorporation shall be
submitted to Planning Division with the formal application.
f. A complete PUD Preliminary Plan Review application shall be submitted to the Planning
Division within one calendar year of the date the Planning Division dates, signs and places
concept PUD plan review application comments in the outgoing mail.
g. The proposed development includes multiple relaxations for lot and street sizes but not for
homes. The preliminary plan submittal needs to include a comprehensive package of standards
for home sizes, setbacks, etc. to establish and protect a neighborhood character and prevent the
lots from being over built.
h. Design guidelines to address the double fronted lots along Davis Lane shall be included with the preliminary plan submittal. See amended PUD condition 9 of the May 2004 conditions in
Document 2298713.
Other comments:
Additional Chapter 38 BMC Code Provisions and comments
a. All existing relaxations granted for the PUD shall be documented and outlined in the formal
application.
b. If any additional relaxations are proposed they should be clearly listed by article and section in
the application. A justification for each new relaxation shall be provided.
c. The formal application should include a new copy of the proposed design guidelines with all changes clearly identifiable through strike through of sections to be deleted and underlining used
to denote new text. Clouds can be used to denote new exhibits or tables.
d. PUD open space is required to comply with the landscaping provisions of 38.26. This includes
required plant groupings and irrigation system. See 38.26.060 for specific landscaping points
requirements.
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e. Requested waivers for Affordable Housing and Surface Water are not approved. Other requested
waivers are approved.
Note: The comments and advice contained in this DRC memorandum are intended to assist the applicant in preparing the PUD preliminary plan application based on the limited information submitted as part of the PUD concept plan submittal. However, further comments and/or
recommendations on matters not discussed during the concept PUD plan review may arise based
on the information and supplemental data provided with the formal application and applicable comments provided by local and state agencies.
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CITY OF BOZEMAN
ENGINEERING DEPARTMENT
Alfred M. Stiff Professional Building
20 East Olive Street P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2280
fax 406-582-2263
skohtz@bozeman.net www.bozeman.net
MEMORANDUM
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TO: DEVELOPMENT REVIEW COMMITTEE, CHRIS SAUNDERS
FROM: SHAWN KOHTZ, DEVELOPMENT REVIEW ENGINEER RE: WEST WINDS PHASE 5 MAJOR SUBDIVISION PRE-APPLICATION AND PUD
CONCEPT PLAN #15357 AND #15359
DATE: 8-25-15 ------------------------------------------------------------------------------------------------------------------------------
The following should be included as conditions for any approval of this project:
1. The proposed 45-foot Street Plan does not meet the City’s requirement for local streets (City of
Bozeman (COB) Unified Development Code (UDC) 38.20.090.E.2.a.1). The City’s Local Street
Standard shall be used for all local streets.
2. Access to double frontage lots on Electric Avenue and Zephyr Lane shall be as indicated in the application materials. A no access strip shall be located along Davis Lane and Oak Street such
that drive accesses from individual lots shall be precluded from those streets (UDC 38.42.1630).
3. If used, the proposed temporary road between Zephyr Lane and Mistral Lane shall have an all-
weather surface and be maintained by the homeowner’s association. A temporary cul-de-sac that serves as a turn-around for the dead-end streets and that is located on the adjacent property may
serve as an alternative to the temporary emergency access road.
4. An adequate snow storage area must be designated outside the sight triangles but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office).
5. The proposed project will require a traffic impact study to determine impacts and mitigation
measures to the City transportation system. If a previous traffic impact study exists, that study
shall be updated for the proposed subdivision configuration. The study will indicate a failing intersection at the intersection of Davis and Baxter and a failing intersection at Oak and 27th.
The City is in the process of acquiring the right-of-way for the upgrade to Davis and Baxter.
Additionally, the City’s Capital Improvement Plan (CIP) indicates an upgrade to the intersection
of Oak and 27th in fiscal year 2017. The applicant shall provide and file with the County Clerk
and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following:
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a. Street improvements to W. Oak Street including paving, curb/gutter, sidewalk, and storm
drainage.
b. Street improvements to Davis Lane including paving, curb/gutter, sidewalk, and storm
drainage. c. Intersection improvements to the intersection of Davis Lane and Baxter Lane.
d. Intersection improvements to the intersection of W. Oak Street and N. 27th Avenue.
The document filed shall specify that in the event an SID is not utilized for the completion of
these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square
footage of property, taxable valuation of the property, traffic contribution from the development,
or a combination thereof.
6. Drive approach and public street intersection sight triangles shall be free of obstacles and plantings which at mature growth will obscure vision within the sight triangle.
7. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed
to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the
City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge
calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan. Post-development stormwater discharges leaving the site shall be
limited to the pre-development discharge rate. Additionally, low impact development practices
must be used that infiltrate, evapotranspire, or capture for reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable
precipitation.
8. Requirements for concurrent construction shall be met per UDC Section 38.39.030.D. Of
particular note are requirements to enter into an improvements agreement prior to issuance of a building permit to ensure installation of required infrastructure. A financial guarantee shall be
provided to secure the required improvements. Additionally, concurrent construction requires
approval of the final engineering design by the City Engineer and the Montana Department of
Environmental Quality prior to issuance of a building permit.
CC. ERF
Project File
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Bozeman Recreation & Parks Advisory Board
P.O. Box 1230 · Bozeman, MT · 59771
Park Plan Review
SUBJECT: West Winds PUD Phase 5
PLANNER: Chris Saunders
FROM: Subdivision Review Committee
DATE OF REVIEW: August 21, 2015
OVERVIEW:
• West Winds is a PUD first platted in 2004. Progress ceased during the economic meltdown and while it is still considered a unified development, ownership is now in
several different hands
• It is located next to the Regional Park, Bounded on the west by Davis Lane and on the
south by Oak Street.
• The proposal is for 54 lots with some townhomes but mostly single detached units on
7.24 acres.
• The most recent park plan was approved in 2008.
• Parkland previously dedicated and credited to this phase was adequate, but this new proposal is for higher density and additional parkland may be needed. The developer is
proposing completing improvements to existing park and trails as required with this
phase and addressing any dedication shortfall with additional improvements beyond
those required in an amount equal to or exceeding the cash-in-lieu equivalent.
COMMENTS:
• The existing park master plan is out of date and should be reviewed in an effort to best
address the needs of the neighborhood.
• The proposed phase is adjacent to the Regional Park and access to the existing subdivision park does not require crossing an arterial: Solid points favoring
improvements-in-lieu.
• The aim of this phase is to provide affordable single unit housing. Not requiring that any additional parkland requirement be met with real estate would aid in achieving
acceptable pricing.
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RECOMMENDATION:
• We feel that the improvements-in-lieu proposal offers the best potential result for the
residents and recommend that the developer proceed on this course with the following conditions: o An accurate accounting of the dedication shortfall be made so we know just
how much land is involved
o We revisit the impact on the existing parks when the adjacent phase 4 comes up
for review.
• We would like the proposed improvements to be prioritized to address the needs of the
neighborhood, paying particular attention to trail connectivity. This should involve an
effort on the part of the current developers and homeowners to compare their wants and
needs with the existing park plan.
Respectfully submitted,
Subdivision Review Committee of the Recreation and Parks Advisory Board
The full Recreation & Parks Advisory Board has not reviewed these findings and recommendations.
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From:Chris Kangas
To:Shawn Kohtz
Cc:Chris Saunders
Subject:Numbers and Map for Privately Maintained Rds
Date:Friday, September 11, 2015 9:50:02 AM
Attachments:Street_Maintenance_Map.pdf
Here are the numbers for the different types of roads in miles,
City Road – 195.1
County Road – 21.2
MSU Street – 7.4
Private Drive – 5.1
Privately Maintained Street – 19.7
Privately Maintained Street in Public Right of Way – 11.1
State Highway – 45.3
The State Highway number includes Main, Huffine, I-90, etc…
Please let me know if you need to see this data in any other way, thanks!
Chris K.
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S 19TH AVE COTTONWOOD RD FOWLER LN W MAIN ST
STUCKY RD
W OAK ST DAVIS LN BLACKWOOD RD
HUFFINE LN STORY MILL RD W KOCH ST
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HAGGERTY LN BIG GULCHDR
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DRN 5TH AVE BAXTER LN RED WING DR FRONTAGE RD S 8TH AVE N 19TH AVE S 15TH AVE W OLIVE ST
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W KAGY BLVD CANARY LN W ALDERSON ST
BOHARTLN
W CURTISS ST S 7TH AVE CEDAR ST ANNIE ST
W LAMME ST
W GRANT ST
W BEALL ST FLANDERS MILL RD S 9TH AVE N BLACK AVE FRONTST
S 10TH AVE HARPER PUCKETT RD HILLSIDE LN
ROBIN LN N TRACY AVE N GRAND AVE N 17TH AVE S BLACK AVE N WALLACE AVE GRAFSTW LINCOLN ST
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W HARRISON ST S 20TH AVE PEACEPIPEDR
FALLON ST SIMMENTAL WAY S 23RD AVE N BOZEMAN AVE OLDFARMRD IDA AVE N 9TH AVE RAVALLI ST N 20TH AVE MEAGHER AVE N 3RD AVE W MENDENHALL ST N 22ND AVE WESTRIDGE DR CHERRYDRN 15TH AVE WAGONWHEELRDN 10TH AVE N 11TH AVE WESTERN DR THOMAS DR N CHURCH AVE ROSE ST FOWLER AVE PLUM AVE ARNOLD ST
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SILVERWOOD DR S 22ND AVESTOCKMAN WAYMAGDALENEWAY
NASH
CREEK LNDONNAAVEN22NDAVEWINDSOR ST VENTURE WAY N 27TH AVEN 27TH AVEN 27TH AVEN 27TH AVECATAMOUNT STSORA WAYDAVIS LNWARBLERWAYCATALYST STRENEE WAYHOOVER WAYSARTAIN STBLACKBIRD DRSUNDEW LNEQUESTRIAN LN PINNACLE STAR STSPIRIT CROSSING LNMAIDEN STAR LNWEEPING ROCK LNUNIVERSITY WAYS 11TH AVES 11TH AVETSCHACHE LNBUCKRAKE AVEGALE CTTEMPEST CTCOBBLESTONE PLBUCKRAKE AVEMILKHOUSE AVEMAXAVECLIFFDEN DRHANLEY AVEWESTGATE AVEANNIE STETHAN WAY
GO
L
F
WA
Y
E CURTISS ST MCADOW AVEE OLIVE ST
SAXON WAY DURSTON RD FLANDERS WAYSHERWOOD WAYJONI STANNIE STFLANDERS CREEK AVEGLENWOOD DR PALM STLADUKE STPIN AVEYELLOWSTONE AVEBUR AVEW OAK STW OAK ST MEAGHER AVE BOYLANRDCREEKWOOD DR FOWLER AVE VALLEY DR BITTERROOTWAY
JENNIFER WAY BEAVERHEAD ST CHRISTOPHER WAYTURTLE WAY
W GARFIELD ST FOWLER AVES 11TH AVEALDER CREEK DR
BROOKDALE DR
CL
I
F
F
D
E
N
D
R
CASCADE ST
ALEXANDER ST
WATERS ST
PERRY ST
STAFFORD AVEBENEPE STBRENDEN ST
CASCADE ST SANTA ANA CTDAVIS LNBRISK CTLEEWARD CTTURBULENCE LNTRADE WIND LNHEDGEROW CTANNIEST FARMALL ST BRISBIN STENEBOE AVEROSA WAYBROOKSIDE LNTWIN LAKES AVEGALLOWAY STARABIAN AVEEQUESTRIAN LNDANUBE ST ANDALUSIAN AVEDRAFT HORSE DRTHOROUGHBRED LNRESORT DRADVANCE DRGOLDEN GATE
AVE
ALPHA DR WINNOW CIRANNIE STPOTOSI ST BREEZE LNBREEZE LNW OAK STW OAK ST HUNTERS WAYCLIFFDEN DRN 14TH AVEN 12TH AVEMANZANITA DRCRABAPPLE DROAK PARK DRJUNIPER STN 11TH AVEN 14TH AVEPATRICK STTSCHACHE LN TSCHACHE LN N 19TH AVE KIMBALL AVETILTON STFORBES AVE APEX DR
GRAF ST
S 27TH AVELANTERN DR
S 31ST AVES 30TH AVES 29TH AVES 28TH AVES 27TH AVEMEAH LN
BLACKWOOD RD PARWAY AVEPARWAYAVE GOLDENSTEIN LN
OPPORTUNITY WAY
ENTERPRISE BLVD ENTERPRISE BLVD SACCO DRS 29TH AVETECHNOLOGY BLV
D
W
HARMONSTREAMBLVDTECHNOLOGY
BLVD W
G
OL
D
E
NGATEAVETRIUMPH S
T
VICTORY ST
LOYAL DR
MOONSTONE DRANNIESTRENOVA LN RENOVA LNCORWIN STPIPESTONE ST COTTAGE PARK LNBAXTER CREEK WAYFEN WAYTROUTMEADOWSRDLOLO WAYLEMHITRAIL DR CASPIAN AVEKIMBERWICKE ST
KENYON DRASPENP OIN TE DR
LITTLECOTTAGE LN
HIGHLAND BLVD FARMHOUSE LNMADRONA LNSPRING RIDGE DRSUMMER VIEW LNKNOLLS DR
POST DRJOSEPHINE DR
MAIDEN SPIRIT STNORTHVIEWSTBOYLAN RDTANZANITE DR JARDINE AVEHANSON STE OLIVE ST
VINE ST
GRAF STAGATEAVEOPAL STSUNSTONE ST DURSTON RD
KURK DR
GO LDENSUNDRWINTER PARK STWINDWARD AVETSCHACHE LN SPRING VIEW CTAUTUMN GROVE ST
COMPETITIONDR
W BABCOCK ST
DRAGON FLY ST
STONE FLY DRWATER LILY DRMAY FLY ST
FALLON STAUTOMOTIVE AVEBEMBRICK STCLASSICAL WAY N COTTONWOOD RD S COTTONWOOD RD S COTTONWOOD RD N COTTONWOOD RD E VILLARD ST W VILLARD ST N 17TH AVEWAGON TRAIN TRLSUNNY SIDE TRLLAAGERLOOPBUFFALOO RCHARDTRLTWO TRACK WAYBLACK POWDER TRLW STEVENS ST
POND LILY DRRAVALL IS T
W BABCOCK ST STILLWATERCREEK DRMONIDA STMARIAS LNPINECREEKDR MILLCREEKDREAGLECREEKDR
MIDFIELD STMEDICINEWHEEL LNJOHN DEERE ST
S BOZEMAN AVE S ROUSE AVE BULL FROG DRHANLEYAVE
PALISADE DR
COMMONWEALTH DR
SOUTHBRIDGE DR
S 20TH
AVES 22ND
AVEVIRGINIAWAYW BABCOCK ST MICHAELGROVEAVEW MENDENHALL ST S 26TH AVEDENNISON LN
JACOBS ST
LANCE DR
CAMPUS BLVD
KAGYGARDENCT
FIELD ST
VALLEY COMMONS DR
BOARDWALK AVEFARRIER LNGALLOWAY ST CASPIAN AVEMCCAFFERTY ST WESTWINDWAY
ELLISVIEWLOOPS 15TH AVEN FERGUSON AVEN FERGUSON AVE SEENOTE #1 SEENOTE #3SEENOTE #2SEENOTE #5
SEENOTE #4
SEENOTE #6SEENOTE #6SEENOTE #6
SEENOTE #7
NOTE: CITY NOT RESPONSIBLE FOR PLOWINGOF ALLEYS IN BAXTER MEADOWS NOTE #1: COUNTY HAS SNOW PLOWING RESPONSIBILITYON MANLEY RD. FROM GRIFFIN DR. NORTH NOTE #2: CITY HAS SNOW PLOWING RESPONSIBILITY ONMcILLHATTAN RD. FROM STORY MILL RD. TO ST. ANDREWS. DR.NOTE #3: CITY HAS SNOW PLOWING RESPONSIBILITY ONSTORY MILL FROM BRIDGER DR. TO LANDFILL GATENOTE #5: CITY HAS SNOWPLOWING RESPONSIBILITY FOR BAXTER FROM N 19TH TO HARPER PUCKETTNOTE #4: CITY HAS SNOWPLOWING RESPONSIBILITY ON WILLOW WAY FROM LINCOLN TO KAGYNOTE #6: MAINTAINED BY CITY PER DIRECTION OF CITY MANAGERNOTE #7: CITY HAS SNOW PLOWING RESPONSIBILITY ON S. 3RD TO GOLDENSTIEN LN
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Revised: 5/1/15 City of Bozeman Street Maintenance Jurisdiction Map
Legend
City Limits
Street Maintenance Responsibility
City Road
County Road
MSU Street
Private Drive
Privately Maintained Street
Privately Maintained Street in Public R.O.W.
State Highway 1 0 10.5 Mile
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