HomeMy WebLinkAboutC3. Flanders Mill Master Plan1
REPORT TO: Honorable Mayor and City Commission
FROM: Chris Saunders, Planning and Policy Manager Wendy Thomas, Director of Community Development
SUBJECT: Adoption of the Flanders Mill Subdivision Final Park Plan. Application 15-512.
MEETING DATE: February 29, 2016
AGENDA ITEM TYPE: Consent
RECOMMENDATION: That the City Commission adopt the Flanders Mill Subdivision Final Park
Plan.
BACKGROUND: On September 8, 2014, the City Commission approved the findings of fact
completing the preliminary plat approval to subdivide 136.75 acres together with the required
supplementary plans and information to 295 residential lots, open space, and streets in seven phases.
The developer has applied for final plat review and approval for Phase 1. The preliminary plat was
unanimously approved (5:0) by the City Commission on July 7, 2014.
A plan for development of the public parks associated with this subdivision was reviewed with the
preliminary plat. The City Commission granted preliminary approval to the park plan. The final park
plan has now been submitted. This park plan applies to the entire subdivision and is not limited to just
the area in Phase 1. An easement has been provided to legally secure all the parkland for the entire
subdivision in all phases.
UNRESOLVED ISSUES: None determined at this time.
ALTERNATIVES: 1) Approve the final park plan as presented and recommended.
2) Deny the final plat.
FISCAL EFFECTS: None
Attachment: Final Park Plan
Report compiled on February 19, 2016
Commission Memorandum
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Parks Master Plan
April 2014
Update for PH 1 Final Plat: 10.12.15
Prepared for:
City of Bozeman
&
Flanders Mill, LLC
Prepared by:
With:
Bechtle Architects
TerraQuatic
C&H Engineering
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Parks Master Plan
1
Parks Master Plan
April 2014
SECTION 1
PROJECT LOCATION AND HISTORY 2
PROJECT SCOPE 2
DEDICATED PARKLAND AND OPEN SPACE 2
PERIMETER PATH 3
PARKLAND AND OPEN SPACE AMENITIES 4
COMMUNITY CENTER 4
PROJECT PHASING 4
DEDICATED PARKLAND BY PHASE 4
VEGETATION 5
IRRIGATION 7
SOILS 7
PLAYGROUNDS 7
TRAILS 8
MAINTENANCE 9
SECTION 2
LANDSCAPE DRAWING SHEETS
SECTION 3
SOILS INFORMATION
SECTION 4
PLAYGROUND EQUIPMENT CONCEPT, PICNIC SHELTERS CONCEPT, BRIDGES CONCEPT, FITNESS TRAIL CONCEPT
AND FENCE CONCEPTS
SECTION 5
COST ESTIMATES
SECTION 6
VARIANCE AND ALTERNATE COMPLIANCE LETTERS
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Project Location and History
Flanders Mill is located near the Regional Park in Bozeman. The property is bounded by
Flanders Mill Road, East Baxter Lane and Ferguson Ave. The land that makes up the Flanders
Mill Subdivision has been used primarily for agriculture and livestock production for many
years. The site is predominately grass land and agricultural land.
Project Scope
The Flanders Mill Master Park Plan is comprised of three main components: Dedicated Park
areas, Common Open Space areas (with Public Access Easements) and a trails network. The
primary purpose of this document is to describe the initial level of development and
maintenance of the parks, trails and common open space. The second objective is to show a
concept for future recreation facilities that could complement those installed by the developer.
Guiding Ideas:
• Provide connections between residential neighborhoods and park / open space areas.
• Provide variety in recreation experiences and opportunities
• Provide areas for passive and active recreation
• Protect, retain and improve native and natural drainage corridors
• Minimize hard or impervious surface
• Address current parkland needs while also minimizing impacts to wetlands and streams
Dedicated Parkland and Common Open Space
Dedicated parkland and Common Open Space will make up 36.38 acres of the Flanders Mill
subdivision.
The Flanders Mill Subdivision is in a unique position with regards to its Common Open Space
and Park Lands dedications. Working with City staff and planners, we are requesting to take
advantage of Section 38.27.100 in the Bozeman UDO. Flanders Mill Subdivision will seek to
satisfy all of its Park Land dedications through a combination of Dedicated Park Land and
Common Open Space (with blanket Public Access Easements). Through the combination of
these spaces the Flanders Mill Subdivision will be dedicating 36.38 acres of land for public
recreation (12.09 acres Park Land and 24.29 acres of Common Open Space). The dedicated
spaces contain wetlands, ponds, trails, playgrounds, manicured lawns, fitness stations, pavilions
and other major park amenities. Approximately 9.69 acres of the total park and open space is
comprised of wetlands, ponds or stream resulting in 26.69 acres of useable acreage.
The following section outlines the installation and maintenance of all dedicated park areas for
Final Plat filings. The plan puts emphasis on open, maintained areas for passive and active
recreation. There will also be a playground with age appropriate equipment, which will be
installed with Phase II or later. Part of the parkland is adjacent to a watercourse corridor and
the natural character of this area will be maintained to the greatest extent possible. Plantings
along the watercourse shall be appropriate to the environment and are detailed on Sheets L1.4,
L1.5 and L1.6.
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Perimeter Path
The Developer has met with City Engineering and Planning staff to review the Multi-Use Path
plan for the perimeter of the project. On all perimeter streets of the project, the Developer will
install and maintain 8' paved multi-use paths (Class I Trail). It is the intent to create a more park
like experience along the edges of the development. These paths will also serve as important
linkages to existing and planned community amenities. The 100 acre Gallatin Park, Oak Springs
Park, Meadowlark Elementary and a proposed Soccer Complex would all be served by the new
trails provided with Flanders Mill Subdivision.
The Developer seeks to eliminate the use of standard boulevard sidewalks. The multi-use path
will be maintain a greater average distance from the road than a sidewalk would and allow for
more shared pedestrian and bicycle traffic with increased confidence for users.
All landscape standards for street trees, landscape and irrigation would be adhered to.
Additional trees, above the boulevard requirement, are planned to create a more pleasant edge
to the development.
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Parkland and Open Space Amenities
The development of parkland amenities will be phased by the developer as necessary to meet
the Parks Master Plan goals. The current list of planned amenities include:
1. Fitness trail with individual workout stations (for young and old pedestrians alike).
2. 6' wide Class II trails along all stream and wetland corridors, including all park areas.
3. 8' wide Class I trail in all perimeter Open Space Corridors along Flanders Mill Road, East
Baxter Lane and Ferguson Avenue.
4. Benches at intermittent intervals along streams and paths
5. Playgrounds at both the north and south parks along with picnic pavilions and benches.
Future climbing boulders could also be incorporated as interest and funding are
realized.
6. Ice skating pavilion if pond is deemed suitable for winter use.
Community Center
The north park parcel will be designated as the Community Center. This park will feature the
majority of park pavilions and picnic tables. In addition, a large playground and extensive
mowed lawns will provide for multiple recreation opportunities. There is on-street parking
available around 100% of this park parcel. Additionally, 11 trails and sidewalks lead to this park.
Project Phasing
Implementation of the Parks and Open Space plans will be conducted at each phase of Final
Plat. The unique exception is Phase 1. During Phase 1 the Developer will seek to complete all
central stream corridor, wetland mitigation, wetland enhancement and watercourse trails. In
addition, the Developer may seek to dedicate the south park because of the extensive work in
the area. The development of all this land (23.339 acres) will put the entire development
permanently ahead of its Park and Open Space requirements (as would be calculated on a # of
Units / Phase basis at Final Plat for each phase).
Parkland and Open Space by Phase
Required Provided (acres)
Phase 1: 1.44 23.339 (stream corridor, south park and Ferguson Open Space
Parcels)
Phase 2: 1.56 0.408
Phase 3: 0.93 0.808
Phase 4: 1.26 1.774
Phase 5: 1.02 2.066
Phase 6: 1.62 3.403
Phase 7: 3.27 4.582
Total: 11.10 36.38
Future Improvements: The Park Master Plan (Sheets L1.0 through L1.7) show a comprehensive
vision for future park improvements. The installation of playgrounds, exercise stations, dog
waste stations, benches, trash enclosures and all other amenities will be installed during each
phase of project development.
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Financing: All Park, Common Open Space, watercourse improvements, street boulevards
adjacent to the parks and detention stormwater basins for any phase of the subdivision will be
bonded with the Final Plat for that phase. A cost estimate has been provided under Section 5.
Construction: Any and all site work (including trails) must be preceded by a preconstruction
meeting with the City of Bozeman. All plans, improvements, structures and plantings must be
approved by the City prior to installation. Building Permits are required for any structural
improvements. Any deviation from the Park Master Plan must be submitted to the City and
approved before construction.
Vegetation
All vegetation shall be quality nursery stock and construction documents will dictate further
specifications and species selection. A variety of species shall be selected to ensure that a pest
or disease event does not decimate the entire project. Trees, shrubs and herbaceous plants will
be chosen for their size, hardiness and aesthetic nature. Plants used will be regionally native
and/or adapted to the extent possible.
Trees
All trees are subject to approval by the City of Bozeman. Tree selection should be based on the
recommended species list provided by the City of Bozeman. Tree size and selection shall be
varied in order to create visual interest and a varied genetic palette.
Recommended Tree List
Colorado Blue Spruce
Northwoods Red Maple
Quaking Aspen
Cottonwood
Common Honeylocust
Spring Snow Crabapple
American Linden
Norway Maple
American Elm
Shrubs
Shrubs used within the watercourse setback will be used to enhance the existing native
vegetation, increase native habitat and provide a varied visual experience. Plants will be
chosen based on hardiness, aesthetic quality and size. The City Forester will approve final plant
selection for all woody plant material.
Recommended Shrub List
Booth Willow
Bebbs Willow
Yellow Willow
Peachleaf Willow
Red Osier Dogwood
Alder
Common Chokecherry
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Grasses
Herbaceous seed mixes will be dictated by the construction documents. In general, turf areas
will receive a Kentucky bluegrass mix, detention areas will be seeded with a mix tolerant of wet
conditions. All areas disturbed by construction will be properly prepared and seeded with a
narrow spacing drill seeder. Before seeding, the soil shall be loosened to a minimum depth of
six inches in order to improve initial root development. The soil will not be compacted in any
manner. Sufficient compaction is readily achieved through the grading process and normal
rainfall. Fertilizer should be applied prior to planting to insure healthy plant development.
Recommended Turf Grass Mix (Dedicated Parkland and Boulevards)
Pennfine Perennial Rye 30%
Glade Kentucky Bluegrass 30%
Baron Kentucky Bluegrass 30%
Pennlawn Creeping Red Fescue 10%
Recommended Native Grass Mix (Disturbed areas and Water Detention areas)
Common Name Scientific Name Pounds/Acre*
Slender wheatgrass Agropyron trachycaulum 4.0
“Sodar” streambank wheatgrass Agropyron riparium 5.0
Canada wildrye Elymus Canadensis 4.0
Covar sheep fescue Festuca ovina 1.0
Western wheatgrass Agropryon smithii 4.0
*Based on a drill-seeding rate of approximately 18.0 pounds PLS (pure live seed) per acre.
The rates will be doubled for hand broadcast seeding, which is 36.0 pounds PLS per acre.
Watercourse Setback Plantings
Any area disturbed within the watercourse setback shall be reclaimed with native plant
material. Area of disturbance will be assessed at time of construction. Appropriate plantings
will be determined by a professional landscape designer and submitted to the City of Bozeman
for approval before construction.
Recommended Plant Species for Watercourse Setback
Common Name Scientific Name Pounds/Acre*
Slender wheatgrass Agropyron trachycaulum 10.0
“Sodar” streambank wheatgrass Agropyron riparium 3.0
Tufted hairgrass Deschampsia cespitosa 3.0
Fowl bluegrass Poa palustris 0.25
American mannagrass Glyceria grandis 0.25
Slender rush Juncus tenuis 0.06
*Based on a drill-seeding rate of approximately 16.56 pounds PLS per acre. The rates will be
doubled for hand broadcast seeding, which is 33.12 pounds PLS per acre. Arctic rush (Juncus
articus) can be substituted for slender rush.
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Irrigation
All irrigation systems will be designed to meet City of Bozeman requirements.
Irrigation systems will be compatible with Maxicom systems. All water lines shall be schedule
40 PVC. Black Poly pipe is unacceptable. Pipe shall be installed at a minimum depth of twelve
(12) inches, main lines at eighteen inch minimum depth. If this depth is unachievable, the Parks
Division must be consulted. No stacking of irrigation lines shall be permitted. Four (4) inches of
sand shall be placed beneath pipe, and four (4) inches of sand above the pipe, to
prevent compaction and settling. Sprinkler heads will be installed on manufactured swing joints
(schedule 80 w/ o-rings). Heads to be installed must be approved by the Parks Division and shall
be gear driven, with interchangeable nozzle sizes, unless noted otherwise, and shall be capable
of producing the specified gpm and coverage area and shall be set to manufacturers’
specifications. Electrical locate tape shall be installed along all lines. Upon completion of
installation, all warranty and maintenance information, as well as well logs and pump
warranties and information, if applicable, and an “as- built” map shall be supplied to the City of
Bozeman Parks Division and HOA.
Soils
All soils to be used on public park land shall be inspected by and meet the approval of City of
Bozeman Parks Division Staff prior to installation and shall meet the minimum depth
requirement of 8 inches. All rock in excess of 1 inch in diameter shall be removed. Soil tests (a
sieve analysis and soil analysis) shall be performed prior to planting to determine the
classification and texture of the soils, along with any nutrient deficiencies. The classification and
texture will determine what amendments, if any, are needed, while the soil analysis will help
correct any nutrient problems with a pre-plant fertilization.
* Guidelines for soils - The soil will be deemed acceptable if: it is less than 35% clay and less
than 70% sand, and 70% silt. Ph must not exceed 8.4. The soil will be screened at 1” minus for
rocks and debris; topsoil depth will be at least 8 inches. The sub base, after grading, will be
scarified to a depth of twelve inches to insure drainage throughout the profile.
Amendments may vary depending on existing soils, but will generally consist of 60% coarse
sand (generally concrete sand), 20% organics (C: N ratio below 30) and 20% approved native
soil. Soils will be mixed, prior to installation, with a screener / mixer machine, or applied in
layers on site and mixed thoroughly with a deep rototiller. Depth of amended soil will be a
minimum of ten (10) inches. There will be no compaction following the grading process.
Fertilizer, and the rate at which it will be applied, should be dictated by the soil test report.
Playgrounds
Playgrounds shall be installed on Parkland managed by the HOA (or by the City of Bozeman at
such time as a Park Maintenance District is created). All playgrounds must be approved by a
Certified Playground Safety Inspector (CPSI) and meet ASTM F1487-01, CPSC and ADA
guidelines and specifications. Playgrounds shall be age appropriate, for area served, and be
signed accordingly. There shall be an adequate use zone area around equipment, approved
material in use zone, which meets impact attenuation criteria as specified in ASTM 1292, and
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adequate drainage. All installation plans, materials list, construction guidelines, maintenance
information and manufacturer’s name shall be supplied to the HOA/City of Bozeman’s Parks
Division, upon completion of playground installation. All work will be overseen and approved by
a CPSI. No wooden structures will be approved.
Kompan is the favored option for play structures and final selection will be subject to City of
Bozeman approval. Cut sheets for preferred equipment are provided in this submittal under
Tab 4.
Trails
Class I Trails
1. Single surfaced tread with width of eight feet. Tread width may be reduced to 36 inches for
a maximum distance of 10 feet to pass or preserve significant features such as rock formations,
important vegetation, etc.
2. Tread surface will be asphalt. The tread material including any base course
will have a total minimum thickness of six inches.
3. The minimum cleared zone will be tread width plus 2 feet to either side of the tread
and 10 feet vertical.
4. Maximum sustained running grade is 5%. A 10% maximum grade is allowed for a
maximum distance of 30 feet.
5. Tread will be raised above adjacent surfaces and have a 1 to 2 inch crown. Where this
requirement is not possible, the tread will have a 1 to 20 cross slope and/or side
ditches outside the cleared zone. Stream crossings will be over culverts or bridges.
Only dips or slot-entrance drainpipe will be used for cross tread water stops.
6. Wood chips are not an acceptable tread material for Class I trails.
8. Adequate visibility for safety.
9. The minimum acceptable trail easement width is 25 feet.
10. Trail entrances will be signed describing the degree of ADA access.
11. All above items may be modified to meet current ADA specifications.
Class II Trails shall be a minimum of 72 inches in width. Trail bed must be excavated a minimum
of 6 inches deep, prior to installation of tread mix. All existing organic material shall be
completely removed from the proposed trail location and subgrade sterilized. Tread mix shall
be installed in two parts. The first 3 inch lift shall be of ¾” Road mix, compacted, and then the
top 3 inches of 3/8th inch minus gravel (natural fines). Natural fines used for these trails shall
consist of 80% sand, 10% silt and 10% clay. If the material falls outside of these parameters, the
City Of Bozeman Parks Divisions must be consulted for approval or modification. If the natural
fines tread mix does not contain enough clay or silt binder, additional binder must be mixed in.
Alternative soil stabilizer products are acceptable, but must be approved by the City of
Bozeman Parks Division. Trail bed must be filled up to original surface along both edges with a
cross slope of 2% cross slope to provide for water drainage and meet ADA requirements. Tread
mix must be rolled flat and compacted after installation, maintaining a 2% cross slope. (If
moisture content is not adequate for compaction, water should be added prior to rolling and
compacting). Where terrain allows, slope of trail should not exceed 20:1 with a cross slope no
greater than 50:1 (2%) to provide for ADA accessibility. All damage to surrounding features
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and/or vegetation shall be reclaimed immediately. Encroaching weeds, due to trail
construction, shall be treated and controlled for a minimum of 2 years after trail section is
completed. Minimum overhead clearance shall be 96" for pedestrian and bike traffic, and 120"
for equestrian traffic.
Maintenance
Responsible Party
The Association shall be responsible for liability insurance, local taxes and maintenance of
recreation and other facilities in the common space areas. The assessments levied by the Board
for the maintenance, upkeep, repair and operation of common areas like all other assessments,
become a lien on each lot within the Flanders Mill Subdivision. The Board may, in its discretion,
adjust the assessments to meet the changing needs of the community and the areas serving the
community.
The Association shall enter into an annual contract with a certified landscape nursery person for
upkeep and maintenance. The Association will be responsible for park maintenance until such
time a City wide Park Maintenance District is created. The Association shall also be responsible
for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent
sidewalks and/or landscaping in street boulevards.
The Declarant will be responsible for maintaining pathways, open space and parkland until 50
percent of the lots are sold. At such time, the Association will take over maintenance.
Maintenance will include the following as well as care and replacement of playground
equipment (CPSI approved) and/or site furnishings, replacement of doggie pick-up bags and
emptying of refuse containers. Any and all work and/or park fixtures must meet standards set
by the City Parks Division.
Trees and Shrubs
A contractor will be hired to perform park maintenance. Maintenance duties to be performed
will consist of spring and fall clean up, routine mowing, lawn patching, care and replacement of
dead trees and/or shrubs. All tree trimming and pruning must be performed by a certified
arborist as outlined in City Ordinance 12.30.040 in coordination with Forestry Division. All trees
on public property are subject to City of Bozeman permits and ordinances.
Trails
Natural fines trails will not be plowed. These trails will be inspected regularly and receive
routine patching and surface maintenance to prevent erosion or unsafe conditions. Weeds on
the trails well be controlled following City of Bozeman standards, set by the City Parks Division,
and using industry standards or as part of the weed control plan described in this document.
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Turf Care
Native grass areas should be mowed 3-4 times per year dependant on rainfall levels The first
mowing should occur at the end of May, and the second time should take place around mid
July, with the final mowing in Mid October.
Kentucky bluegrass areas should be maintained between 2"-4 1/2" and should receive
approximately 12" water between June 1st and late September. This translates to about 1"
water per week for lawn areas. Mowing will not be done during extremely wet periods or when
sub-grade is saturated or with standing water. Established lawns can receive a deep, but less
frequent watering in order to conserve and not over water.
Noxious Weed Control
A weed control program will be developed that conforms to the requirements of the City of
Bozeman, Gallatin County Wed Control Board Supervisor and NRCS. This program will consist
of an annual visit in June to spot spray where necessary, including trails and sidewalks. Weeds
will be sprayed by a licensed contractor, according to industry and local standards, on a regular
basis, using appropriate applications and products. The utmost care will be taken to protect
water sources, park users and adjacent property owners. The City of Bozeman shall be notified
of any and all applications of pesticides and/or herbicide on public lands. Signs shall be posted
prior to application in appropriate and noticeable locations identifying the product applied and
the date applied. Signs will remain in place for a minimum of two days after treatment.
Records shall be maintained in accordance with State of Montana Pesticide Act, Administrative
Rule 4.10.207 and copies submitted to the City of Bozeman Parks Division.
Fertilization
Fertilization should be minimized to prevent unnecessarily high amounts of nutrients running
off into streams and wetlands on and off the site. No fertilizer should be applied within 50ft of
streams or wetlands to further minimize the potential for contamination through run-off. Trees
and shrubs inside the 50ft buffer should be monitored and if fertilization is necessary, capsule
fertilizer should be used.
Lawns should be fertilized once in spring with a 24-4-24 blend after the last frost and with a 21-
3-21 in made to late summer. It is recommended that slow release fertilizer be used to prevent
excessive shoot growth and to provide turf nutrition over and extended period of time. Lawns
should be fertilized according to manufacturer standards. Annual soil test should be performed
to check nutrient levels and determine whether changes are necessary.
Outside the 50ft buffer, shade trees should be fertilized in April with a 16-10-9 blend plus iron
and zinc. Other trees should be fertilized with food spikes but no fertilization of woody
vegetation should occur past mid July. Trees under one year old should not be fertilized.
Evergreens should be pruned as necessary in June and shade tree pruning should be done in
April, except for birches. Birches should be pruned in mid July. All trees should be continually
monitored for pests and diseases throughout the growing season. Woody vegetation should be
deep watered right before the ground freezes.
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Snow and Leaf Removal
Snow removal will be provided within the park by a snow removal service retained by the
Neighborhood Association. Sidewalks must be cleared within 24 hours after the end of a
snowfall event per Bozeman Ordinance 1529. The Home Owner’s Association will be
responsible for clearing snow on sidewalks, on walks adjacent to Parks and Open Spaces and
the South 19th boulevard; no snow removal will be performed on the natural fines trails. Leaf
removal will be provided most likely by a landscape contractor or handyman service, as
retained by the Neighborhood Association.
Playground Inspection
Playground inspection should be performed on an annual basis by an independent contractor
certified as a National Certified Playground Safety Inspector. The inspectorshall submit a report
to the City of Bozeman Parks and Recreation Department. The Neighborhood Association is
responsible for hiring the independent contractor.
Irrigation System
The irrigation system should be charged in April, after the ground thaws and plants start
growing. The manual drain valves should be turned to the closed position and well pump
power switch turned on. The controller should be programmed for the anticipated water
requirements for the current month. All heads should be checked for breakage and proper
coverage and check on a monthly basis for necessary adjustments. Drip emitters should be
periodically checked and the inter system should be regularly monitored for line breaks, head
breakage and vandalism.
Head replacement should be done with the same brand to ensure efficient coverage for the
shall working pressure and dispersal at an equal precipitation rate. The height of heads should
be checked to avoid damage from mowers or maintenance equipment.
Winterization should take place during the last week of October. Power to the well pump
should be shut off and all manual drain valves opened. To flush out the lines, a high power air
pump shall be connected to the quick coupler valves and air should be run through the system.
Each valve zone should be opened and closed until all water is completely flushed out, then the
controller should be turned off and water lift off until spring. Any necessary watering during
the winter months should be done with a tank to prevent damage to the irrigation system.
Animal Control
Pets should be leashed at all times while in the parks and open space and residents must clean
up after their pets. If rodents become a problem with regards to damaging plant material or
posing a health risk to residents or pots, rodent control should be utilized. However, no poison
is permitted on within parkland or open space areas.
Refuse
Refuse within the parks and open space will be collected weekly by a service retained by the
Neighborhood Association or the party responsible for maintenance.
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Section 2
PARK PLAN DRAWINGS
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Section 3
SOILS INFORMATION
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Section 4
PARK AMENITIES
Tot Lot Concept Young Children Playground Concept
Bench Concept
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Fitness Trail Equipment
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Bridge Concept (Actual bridge may vary)
Picnic Pavilion Concept
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**Refer to Flanders Mill Design Guidelines for the location and layout of all fence types.
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Section 5
COST ESTIMATE
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Section 6
Variance and Alternate Compliance Letters
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Waiver of Park dedication and Alternate Compliance
Section 38.27.100 Waiver of Park dedication
Flanders Mill Subdivision is an almost 137 acre development on the northwest edge of the City of Bozeman.
The subdivision is bounded by on three sides by Flanders Mill Road, East Baxter Lane and Ferguson Ave
and features expansive open space, ponds, extensive wetland and stream restoration as well as dedicated
parks.
The Flanders Mill Subdivision is in a unique position with regards to its Common Open Space and Parkland
dedications. Working with City staff and planners( meeting with Mitch Overton and Chris Saunders on
2/19/14), we are requesting to use Section 38.27.100 in the Bozeman UDO to satisfy our requirements for
recreation and park dedication. Flanders Mill Subdivision will seek to satisfy all of its Parkland dedications
through a combination of Dedicated Parkland and Common Open Space (with blanket Public Access
Easements). Through the combination of these spaces the Flanders Mill Subdivision will be dedicating
36.38 acres of land for public recreation (12.09 acres Park Land and 24.29 acres of Common Open Space).
The dedicated spaces contain wetlands, ponds, trails, playgrounds, manicured lawns, fitness stations,
pavilions and other major park amenities.
Review Criteria:
1. We believe that the granting of this variance and approval of alternate compliance will not be
detrimental to public health, safety or general welfare. The extensive installation of amenities, trails,
significant protection of wetlands and creation of a functioning stream corridor will all enhance the
quality of life for residents and increase potential habitat for birds and small mammals.
2. Because of the extensive wetlands associated with the property it becomes very difficult to improve
parkland in an efficient and well functioning manner. The trails, amenities and parks are woven
through the project and serve to link adjacent properties and parks to the future residents of this
project. The Developer has engaged TerraQuatic to meet with the Wetlands Review Board to
determine the best practices to mitigating impacts to wetlands and ensuring that our project meets
all applicable standards for wetlands protection, enhancement and mitigation.
3. The implementation will not cause a substantial increase in public costs. The two Park parcels will
be dedicated to the City of Bozeman as is normal practice in development. The entire remainder of
Common Open Space will be owned and maintained by the HOA. A Public Access Easement will
be placed over all open space to ensure that in the future the City or other necessary entities may
travel the trail corridor or Open Space to make repairs or improvements to the site as necessary.
4. The granting of the variance and alternate compliance will not cause non-conformance with other
provisions of the subdivision or zoning codes. The granting of the alternate compliance will ensure
that more than 26% of the total project will remain open and accessible to the public.
A layout of all proposed Parkland and Common Open Space has been provided in the Parks Master Plan as
part of the Flanders Mill Preliminary Plat Submittal.
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Variance and Alternate Compliance
Section 38.24.080 Sidewalks
Flanders Mill Subdivision is an almost 137 acre development on the northwest edge of the City of Bozeman.
The subdivision is bounded by on three sides by Flanders Mill Road, East Baxter Lane and Ferguson Ave
and so extensive pedestrian facilities are required.
The Developer is requesting a Variance from the standard boulevard sidewalk requirements and providing
an Alternate Compliance as suggested by the Department of Community Development in their pre-
application comments.
Review Criteria:
1. We believe that the granting of this variance and approval of alternate compliance will not be
detrimental to public health, safety or general welfare. The trails will allow pedestrians to move
from one destination to the next at a greater distance from adjoining roads. Since the trails will also
be 8' wide there is less conflict between multi-modal uses than would normally be encountered on a
standard 5ft sidewalk.
2. No specific hardship is encountered with this request. The developer seeks to create a more park
like atmosphere for pedestrians and the linkages would fit better with the surrounding development.
The trails link subdivision parks, county parkland and significant amounts of permanent open
space.
3. The implementation will not cause a substantial increase in public costs. The trail will be built by the
Developer and maintained by the HOA. Language for the maintenance of the trails will be placed in
the HOA documents.
4. The construction of these trails will not cause non-conformance with other provisions of
subdivision or zoning codes. The trail is simply meant to replace the boulevard sidewalk as a means
of safe pedestrian routing.
A layout of the proposed trails are included in the Pre Plat Submittal. A color illustration has also been
included in the Parks Master Plan document.
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Flanders Mill April 2014
Parks Master Plan
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FLANDERS MILL
BOZEMAN, MT
FLANDERS MILL
PARK PLAN
TMS
FLANDERS
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DIR:L1.0OVERALLPARK ANDTRAILS PLANSCALE 1:160160'0320'NORTHFLANDERS MILL ENTRANCE CONCEPT10/12/15October 2015OVERALL PARK AND TRAILS PLAN1L1.043
FLANDERS MILL
BOZEMAN, MT
FLANDERS MILL
PARK PLAN
TMS
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DIR:L1.1CENTRAL PARK ANDCOMMUNITY CENTERCONCEPT30060'DRAWING IS FOR ILLUSTRATIVE PURPOSES ONLYSCALE 1:3010/12/15October 201544
FLANDERS MILL
BOZEMAN, MT
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PARK PLAN
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DIR:L1.2WETLANDPARK50'0100'SCALE 1:50DRAWING IS FOR ILLUSTRATIVE PURPOSES ONLY10/12/15October 201545
FLANDERS MILL
BOZEMAN, MT
FLANDERS MILL
PARK PLAN
TMS
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DIR:L1.3TRAILS PLANSCALE 1:160160'0320'NORTHN.T.S.TYPICAL OPEN SPACE / STREAM CORRIDOR2L1.3TRAIL PLAN1L1.3SCALE 1:16010/12/15October 201546
FLANDERS MILL
BOZEMAN, MT
FLANDERS MILL
PARK PLAN
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DIR:L1.4PLANTINGPLANSCALE 1:100100'0200'LOCATION KEY10/12/15October 201547
FLANDERS MILL
BOZEMAN, MT
FLANDERS MILL
PARK PLAN
TMS
FLANDERS
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c://design5/clients
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DIR:L1.5PLANTINGPLAN100'0200'LOCATION KEYSCALE 1:10010/12/15October 201548
FLANDERS MILL
BOZEMAN, MT
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PARK PLAN
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DIR:L1.6PLANTINGPLAN100'0200'LOCATION KEYSCALE 1:10010/12/15October 201549
FLANDERS MILL
BOZEMAN, MT
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PARK PLAN
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DIR:L1.7MEDIANPLANTINGSCALE 1:55'010'NORTH VALVEEVENLY SPACEDSPRAY NOZZLES W/HEAD-TO-HEADCOVERAGEIRRIGATION MAIN LINE TOSUPPLY WELLIRRIGATION CONCEPT (FOR DESIGN INTENT ONLY; FINAL DESIGN AND AS-BUILTS BY CONTRACTOR)1L1.710/12/15October 201550
SCALE 1:1010'020'NORTHANNIE ST MEDIAN PLANTINGS: SECTION DFLANDERS MILL
BOZEMAN, MT
ANNIE ST
MEDIAN
PLANTING
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DIR:L1.8MEDIANPLANTINGLOCATION KEY4L1.8ANNIE ST MEDIAN PLANTINGS: SECTION A1L1.8ANNIE ST MEDIAN PLANTINGS: SECTION B2L1.8ANNIE ST MEDIAN PLANTINGS: SECTION C3L1.8SCALE 1:1010'020'NORTH SCALE 1:1010'020'NORTH SCALE 1:1010'020'NORTH
NORTH
10/12/15October 201551
SCALE 1:1010'020'NORTHANNIE ST MEDIAN PLANTINGS: TRAFFIC CIRCLEFLANDERS MILL
BOZEMAN, MT
ANNIE ST
MEDIAN
PLANTING
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DIR:L1.9MEDIANPLANTINGLOCATION KEY2L1.9SCALE 1:1010'020'NORTHANNIE ST MEDIAN PLANTINGS: SECTION E1L1.9NORTH
10/12/15October 201552