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HomeMy WebLinkAboutA1. Pine Medow Park Plan16041, Staff Report for the Pine Meadow Major Subdivision Page 1 of 31 16041, Staff Report for the Pine Meadow Major Subdivision Public Hearing Dates: Planning Board meeting is on April 5, 2016 City Commission meeting is on April 18, 2016 Project Description: A Preliminary Plat Application to subdivide 4.104 acres into 18 single household residential lots, one (1) common open space lot, and one (1) park with the extension of West Villard Street and improvements to Valley Drive. Project Location: The subject property is addressed at 310 Valley Drive, described as Remainder of Tract 7, Smith’s Subdivision, located in the Northeast One-Quarter (NE ¼) of Section 11, Township Two South (T2S), Range Five East (R5E), P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions Recommended Motions: Parkland: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 16041 and move to approve the Pine Meadow Park Plan, improvements in- lieu with conditions and subject to all applicable code provisions. Main Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 16041 and move to approve the Pine Meadow Major Subdivision with conditions and subject to all applicable code provisions. Please note that if the Commission does not accept the proposed hybrid improvements-in-lieu of parkland proposal the subdivision will require modifications requiring material changes and cannot be approved as submitted. Report Date: Thursday, April 14, 2016 Staff Contacts: Tom Rogers, Senior Planner Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues. 98 16041, Staff Report for the Pine Meadow Major Subdivision Page 2 of 31 Project Summary The property owner and applicant JJVM Properties, LLC, PO Box 1441, Belgrade, MT 59714, represented by TD&H Engineering, 234 East Babcock, Suite 3, Bozeman, MT 59718 have submitted an application to subdivide approximately 4.104 acres into 18 single household residential lots, with a park, and a open space lot. If approved, the Pine Meadow subdivision will result in a net density of 5.24 dwelling unit per acre. Pursuant to Section 38.08.080.A, BMC the minimum residential density in an R-1 district is five (5) dwelling units per net acre. Parkland requirements are proposed to be met through a combination of land and park improvements in-lieu of parkland dedication. A complete parkland discussion can be found in Section 6, effects on local services under primary subdivision review criteria of this report. Valley Drive will be partially improved to meet minimum City standards by constructing a paved drive aisle 31 feet wide and curb and side walk only on the east half of the street. West Villard Street will be extended through the site to the west property boundary. The subject property was recently annexed into the City and zoned R-1 (Residential Single Household District). The annexation agreement allows the existing home on the property to continue to utilize on-site water and wastewater systems until further development occurs. The Pine Meadows project is adjacent to and to the west of the recently approved Valley Meadows subdiviosn. Valley Meadows created 62 townhome lots with parkland and improvements-in-liu of parkland. April 5, 2016 Planning Board Meeting Supplement The Plannng Board held a public hearing on this preliminary plat on April 5, 2016. Considerable public comment was heard on the proposed subdivision. In addition, written comment was received by the Community Development Department. Draft Planning Board minutes are aatched to this report. The Board heard the staff presentation, applicant presentation, and public comment. The Board ended the public meeting and entered Board discussion. Public comment lettera re attached to theis report. Primary public comment issues:  Enforecement of the Smith Subdivision convenants  Density  Stormwater management as a result of the improved road  Access during construction of Valley Drive  Smith Subdivision covenanats  Neighborhood character with greater density 99 16041, Staff Report for the Pine Meadow Major Subdivision Page 3 of 31 IN aconslusion the Planning Board voted 7:1 to recommend the City Commisiosn adopt the prposed park plan. The Planning Board continued by voting 7:1 to reccoemend approval of the subdiviosn as presented. A link to the Planning Board meeting can be found HERE. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. Table of Contents EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 2 Alternatives ......................................................................................................................... 3 SECTION 1 - MAP SERIES .......................................................................................................... 5 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL .......................................... 11 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 16 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ............................................ 16 SECTION 6 - STAFF ANALYSIS AND FINDINGS ................................................................. 17 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 17 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 19 Preliminary Plat Supplements ........................................................................................... 23 APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ..................................... 29 APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 29 APPENDIX D – NOTICING AND PUBLIC COMMENT ......................................................... 30 APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ................................. 31 FISCAL EFFECTS ....................................................................................................................... 31 ATTACHMENTS ......................................................................................................................... 31 100 16041, Staff Report for the Pine Meadow Major Subdivision Page 4 of 31 101 16041, Staff Report for the Pine Meadow Major Subdivision Page 5 of 31 SECTION 1 - MAP SERIES 102 16041, Staff Report for the Pine Meadow Major Subdivision Page 6 of 31 103 16041, Staff Report for the Pine Meadow Major Subdivision Page 7 of 31 104 16041, Staff Report for the Pine Meadow Major Subdivision Page 8 of 31 105 16041, Staff Report for the Pine Meadow Major Subdivision Page 9 of 31 106 16041, Staff Report for the Pine Meadow Major Subdivision Page 10 of 31 107 16041, Staff Report for the Pine Meadow Major Subdivision Page 11 of 31 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Recommended Conditions of Approval: 1. The plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and must be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application must include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 2. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 3. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 4. Phasing for the major subdivision must be clearly delineated using phase letters, in-lieu of numbers (i.e., Phase 2A, 2B, 2C and 2D), if proposed. 5. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Any rear or side yard utility easements not provide will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. 6. Should the subdivider propose subdivision perimeter fencing, a fencing plan that includes plans and specifications to fence the perimeter of the project must be provided for review and approval prior to final plat approval. Fences located in the front, side or rear yard setback of properties adjacent to any park or open space must not exceed a maximum height of 4 feet, and must be of an open construction designed in a manner to be consistent along all park land and open space areas. This requirement with appropriate exhibits of fence types must be addressed and illustrated in the home owner’s association documents. 7. Trees may not be located within 10 feet of sewer and water services. Sewer and water services must be shown on the landscaping plan of the park and open space plan, and approved by the Water/Sewer Superintendent. 108 16041, Staff Report for the Pine Meadow Major Subdivision Page 12 of 31 8. Homeowner’s association documents must address the requirements for street trees, a City of Bozeman planting permit for street trees and obtaining utility locates before any excavation begins in the City of Bozeman right-of-way. The covenants must include a planting note stating that the planting hole must be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. 9. Street lighting, including pathway intersection lighting, must be installed by the subdivider. Light locations and specifications must be provided to the City Engineer for review and approval with the public improvements plans and specifications. All street light poles must be installed a minimum of 10’ from any water or sewer main or appurtenance. 10. Any public street lighting installed by this development must be LED. 11. Subdivision lighting SILD information must be submitted to the Clerk of Commission after Preliminary Plat approval in hard copy and digital form. The final plat will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. 12. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC must be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication must be included on the final plat conditions of approval sheet, or other recordable document acceptable to the City of Bozeman. This table must include but not be limited to listing all dedicated parkland requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. The applicant must provide a minimum of 0.51 acres of dedicated parkland or equivalent thereof with the major subdivision. This amount is calculated based on 17 additional single household residential lots at 0.03 acres per dwelling of dedicated parkland. The final plat, property owner’s association documents (POA), and park master plan may not include any reference to “dedicated” open space and Public Park; rather if the areas designated as such on the preliminary plat are to be common open space owned by the POA or a park owned by the POA, or a combination thereof the plat, POA documents and park master plan must specifically designate them as common open space owned by the POA, etc. unless the applicant intends to dedicate public parkland within the subdivision. 13. The final plat must include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON- PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated with letters A, B, C, D, E, F, G and H. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved 109 16041, Staff Report for the Pine Meadow Major Subdivision Page 13 of 31 plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS). Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE). The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number ______________________(To be filled in when recorded) By: (Subdivider) Date: _____________________________ 14. The final plat must contain the following notation on its face or in a document to be recorded with the final plat pursuant to the Pine Meadows Annexation Agreement (Resolution 4501): “The existing structure may continue to utilize the on-site groundwater well for domestic use until: a) the existing well fails to the point it needs to be drilled deeper or replaced; b) the existing structure is converted to any use other than a residence; c) the existing structure is removed or destroyed, beyond 50 percent of the market value, or d) when water mains are constructed within 200 feet of the structure.” 15. The final plat must contain the following notation on its face or in a document to be recorded with the final plat pursuant to the Pine Meadows Annexation Agreement (Resolution 4501): “The existing structure may continue to utilize the on-site sewer system until: a) the existing on-site sewer system fails; b) the existing residential structure is converted to any use other than a residence; c) the existing residential structure is removed or destroyed, by whatever means, beyond 50 percent of the market value, or d) when water mains are constructed within 200 feet of the structure. If the existing on-site sewer system fails, the existing structure must connect to the public sanitary sewer main. A replacement on-site sanitary sewer system cannot be utilized. At the time the existing on-site sewer system is disconnected, the on- site system must be properly vacated and removed, which at a minimum entails the septic to be pumped and filled in with gravel/dirt, or the tank totally removed, as required by the Gallatin County Health Department. ” 16. The location of mailboxes must be coordinated with the City Engineering Department prior to their installation. 17. The applicant must 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, if not done with annexation: a. Waiver of Right-to-Protest Creation of Special Improvement Districts (SID) for the maintenance of any parks within the annexed area and/or of a City-wide Park Maintenance District. 110 16041, Staff Report for the Pine Meadow Major Subdivision Page 14 of 31 18. All streets contained within the subdivision must be within dedicated public right of way and built to city standard, unless approved as allowed by City Code. 19. A one foot no access strip must be recorded on the final plat restricting access for any lots fronting onto Durston Road. 20. The sidewalks on Durston must be 6’ wide and 6” thick. 21. The necessary right of way must be dedicated with the final plat for the following streets: a. West Villard Street (local street) – 60 feet. b. Durston Road (Minor Arterial) – 45 feet south of center line. 22. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) must transfer ownership to the City of all dedicated parkland and any open space proposed to be conveyed to the City and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property must submit with the application for final plat a warranty deed and associated realty transfer certificate or other instrument acceptable to the City Attorney transferring fee simple ownership to the City. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon dedicated parkland or City owned open space, the subdivider must provide the City an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 23. The final plat must contain the following notation on the conditions of approval sheet in the final plat: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands must be that of the property owners’ association. Maintenance responsibility must include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for the subdivision, the subdivider must transfer ownership of all common open space to the property owners’ association created by the subdivider to maintain all common open space areas within the Pine Meadow Subdivision. 24. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. 25. The subdivider must provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions. Any cost sharing agreements for maintenance must be included with the final plat. 26. Drainage plans must be required for each lot as part of the building permit application. 111 16041, Staff Report for the Pine Meadow Major Subdivision Page 15 of 31 27. The transfer of water rights or the payment of cash in lieu (CIL) of water rights shall be provided in accordance to BMC Section 38.23.180. The applicant shall contact Brian Heaston with the City Engineering Department for a determination of CIL requirements. 28. Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post- construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. 29. The applicant shall obtain permitting from the City Stormwater Program Coordinator associated with construction management of stormwater runoff. Permit requirements are located on the City’s web page (http://www.bozeman.net/Departments-(1)/Public- Works/Stormwater/Forms-and-Permits). Required permitting shall be obtained prior to construction and shall be demonstrated at the preconstruction conference. 30. The property is located within the following payback districts: Meadow Creek Sewer (Zone 7), Parcel 107 = $769.16 Far West Sewer Payback = $467.18/acre X 4.104 acres = $1,917.31 Durston Road Payback = $0.186164 per square foot of newly created lots X 178,770.96 square feet = $33,280.72 If these paybacks were not paid upon annexation, they must be paid prior to final plat approval. The applicant shall contact Katherine Maines with the City Engineering Department to determine if prior payment has been made. 31. Upon connection to the City water and sewer system, the existing on-site sewage treatment system must be properly abandoned and certification provided that the abandonment occurred. Upon disconnection of existing services, the applicant shall contact the Water and Sewer Superintendent (John Alston) to inspect the disconnected services. Any wells presently used for domestic purpose can be retained for irrigation only with no physical connection to domestic water piping. The applicant shall provide certification that there is no physical connection between an on-site well and the domestic water piping upon connection to the public water system. 32. If not already filed, 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 prior to final plat approval: 1. Intersection improvements to Ferguson Avenue and West Babcock Street 2. Intersection improvements to Ferguson Avenue and Durston Road 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 112 16041, Staff Report for the Pine Meadow Major Subdivision Page 16 of 31 square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. 33. The proposed development falls within a known area of high groundwater. No crawl spaces or basements should be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. A note shall be included on the plat indicating high groundwater conditions and that no sump pumps will be allowed. 34. The subdivision bylaws must include language regarding homeowner’s association maintenance of the detention pond. A maintenance plan shall be submitted prior to final plat approval and included in the bylaws document. 35. The street design for Valley Drive shall not contribute additional runoff to the properties on the west side of the street beyond the historic conditions of runoff to the property from the existing gravel road surface. SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS A. None have been identified SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Project Name: Pine Meadow Major Subdivision preliminary plat File: 16041 Development Review Committee The Development Review Committee (DRC) reviewed the preliminary plat application on February 17 and March 2, 2016; and as a result, found that the application, with conditions, is in general compliance with the adopted growth policy, the Montana Subdivision and Platting Act and the Unified Development Code. On March 2, 2016 the DRC recommended conditional approval of the preliminary plat application. Recreation and Parks Advisory Board The Recreation and Parks Advisory Board reviewed the proposed subdivision on February 11, 2016. The applicant requested consideration of a combination of land and improvements in- lieu of parkland dedication to meet parkland requirements. The RPAB recommended the City Commission approve the proposed park plan with dedicated land (16,360 sq/ft) adjacent to the previously approved Valley Meadow subdivision park area and improvements in-lieu of dedication of land. The RPAB comments and recommendations are attached to this report. Planning Board 113 16041, Staff Report for the Pine Meadow Major Subdivision Page 17 of 31 The Planning Board will conduct a public hearing on April 5, 2016 on the subdivision to make a recommendation on the proposed subdivision. City Commission The City Commission public hearing is scheduled for April 18, 2016 to consider the preliminary plat and make a final decision. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.03.040, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in recommended Condition No. 1, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat shall comply with the standards identified and referenced in the Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. Based on the recommendation of the DRC, RPAB, and other applicable review agencies, as well as any public testimony received on the matter, the Planning Board shall forward a recommendation in a report to the City Commission who will make the final decision on the applicant’s request. 114 16041, Staff Report for the Pine Meadow Major Subdivision Page 18 of 31 A preliminary plat application was submitted on January 26, 2016 and was reviewed against the submittal requirements required by Title 38 of the Bozeman Municipal Code (BMC). On February 2, 2016 the application was deemed acceptable for initial review. The preliminary plat was reviewed by the DRC on February 17 and March 2, 2016. The DRC and Staff determined the submittal contained detailed, supporting information that is sufficient to allow for the review of the proposed subdivision on February 17, 2016. Pursuant to Section 38.03.040.A.5.a(4), BMC the city commission shall approve, conditionally approve or deny the subdivision application by May 11, 2016, unless there is a written extension from the developer, not to exceed one year. Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday, March 20, 2016. The site was posted with a public notice on March 16, 2016. Public notice was sent to physically adjacent property owners via certified mail, and to all other property owners of record within 200 feet of the subject property via first class mail, on March 16, 2016. Public comment has been received on this project and is attached to this report. On March 30, 2016 this major subdivision staff report was drafted and forwarded with a recommendation of conditional approval by the Planning Director for consideration by the Planning Board. The Planning Board is scheduled to consider and make recommendation to the City Commission on April 5, 2016 and the City Commission is scheduled to make a final decision at their April 18, 2016 public hearing. The final decision for a Major Subdivision Preliminary Plat with fewer than 50 lots must be made within 60 working days of the date it was deemed adequate; or in this case by May 11, 2016. 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review of the DRC and the Department of Community Development all applicable regulations appear to be met. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities As noted under Staff Finding No. 2 above and required Section 38.23.060.A, all easements, existing and proposed, shall be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel All of the proposed lots have frontage to public streets constructed to City standards with lot frontage meeting the minimum standard shown on the preliminary plat. In addition, pursuant to Section 38.24.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to 115 16041, Staff Report for the Pine Meadow Major Subdivision Page 19 of 31 the standard contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development and is surrounded by residential development. Therefore, this subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities No agricultural water user facilities were discovered during review. Currently the subject property is designated as a residential area according to the City of Bozeman Community Plan; the area is zoned for residential development, and has begun to develop. Therefore, the proposed subdivision will have minimal impacts on agricultural water user facilities. 3) The effect on Local services Water/Sewer – Municipal water and sewer service will be provided by the construction of new service lines within the street rights of way. Each lot will connect to the constructed water and sewer mains designed to the appropriate design standard shall be located in the standard location as approved by the water/sewer superintendent. The existing home will be required to abandon the well and on site waste water system once City services are constructed. Streets – Valley Drive will be improved with an asphalt surface and curb, gutter and sidewalk on the east side of the street. Villard Street will be extended to Valley Drive providing alternate access to the development. Following new water and service line installations to accommodate the new lots/development, all street improvements will be constructed to acceptable City standards with curb, gutter, pavement, boulevard sidewalks and storm water facilities. Bozeman’s land development regulations place high value on an interconnected street system. This subdivision executes that purpose and design. Police/Fire – The property is located within the City’s Police and Fire emergency response area. The subdivider must obtain addresses for the new lots from the City Engineer’s Office prior to filing the final plat to facilitate emergency response to the site. Stormwater - The standard requirement for a detailed review of the final grading and drainage plan, and approval by the City Engineer, will be required as part of the infrastructure plan and specification review process prior to final plat approval. Specific locations for storm water areas are show on the face of the plat. Condition 23 requires maintenance provisions for the stormwater treatment area to enable adequate public oversight of the facilities. Parklands – The Applicant proposes creation of 17 additional single household residential lots on 3.435 acres of land which equates to 5.24 dwelling units per acre. The requirement to dedicate parkland is enabled through Section 76-3-621(2), Mont. Code Ann. and implemented 116 16041, Staff Report for the Pine Meadow Major Subdivision Page 20 of 31 pursuant to Section 38.27.020.A.1, BMC. There are both minimum and maximum dedication requirements. The parkland dedication for initial subdivision when net density is known at the time of preliminary plat of 0.03 acre per dwelling unit of land shall be provided. The applicant proposed a hybrid of parkland dedication of 0.3756 acres (16,360 square feet) and improvements in-lieu of parkland to meet minimum parkland requirements to meet Section 38.27, BMC. The proposed subdivision includes 17 additional single-households which equates to the equivalent of 0.51 acres of parkland. In addition, the specific preference of the developer (Section 38.27.030.A.2, BMC) is to improve the dedicated parkland above minimum standards to offset the requirements of Section 38.27.080, BMC. Minimum park development standards include leveling the ground, amending the soil, planting and establishing ground cover, and installation of irrigation which includes a water supply well. Section 38.27.060, BMC details park frontage requirements. The City requires dedicated parkland to have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter when: 1. Necessary due to topography, the presence of critical lands, or similar site constraints; and 2. When direct pedestrian access is provided to the perimeters without street frontage; and 3. When additional land area is provided in the park to accommodate the off-street parking which would have otherwise been provided by the additional length of perimeter streets and the additional land is developed as a parking area; or 4. When additional land area is provided in the park to accommodate the off-street parking which would have been provided by the additional length of perimeter streets and, in lieu of the constructed parking area, an equivalent dollar value of non-parking improvements within the park are provided according to the individual park plan. The proposed park has 50 percent frontage. The subject property is geographically constrained by the existing street layout. The proposed park adjoins the existing park area dedicated with the Valley Meadows subdivision to the east. Together the public park area front public streets on three sides. In addition, as elaborated below under the preliminary plat supplement Street, Road, and Alleys section, due to the linear configuration of the property park frontage greater than 50 percent would create a non-functioning street network system and seriously compromise development of the property. The City of Bozeman on-street parking design standards requires 24 linear feet of curb per parking space. Excluding vision triangles and adding the park frontage factor 8 vehicular parking spaces are lost due to the 50% park frontage condition. The Recreation and 117 16041, Staff Report for the Pine Meadow Major Subdivision Page 21 of 31 Parks Department estimates the value of each parking space at $1,166. Therefore, the required area for six parking spaces is valued at $6,996. Detailed Park Plan: 118 16041, Staff Report for the Pine Meadow Major Subdivision Page 22 of 31 The review authority may determine whether the park dedication must be a land dedication, cash donation in-lieu of land dedication or a combination of both. When making this determination, the review authority shall consider the following: 1. The desirability and suitability of land for parks and playgrounds based on size, topography, shape, location or other circumstances; and 2. The expressed preference of the developer. The Recreation and Parks Advisory Board (RPAB) subdivision reviewed the proposal on February 11, 2016. Based on site specific considerations the RPAB recommended the City Commission adopt the proposed park plan with improvements-in-lieu. Park staff, RPAB, and Planning staff find the proposed package of improvements consistent with the Park Recreation Open Space and Trails plan, the letter and intent of Article 38.27, BMC, and the Montana Subdivision and Platting Act. The RPAB provided the following comments on the proposal: 1. Given the small number of developable lots for this infill project, and given that the proposed parkland is sited adjacent to the previously platted Valley Meadows Park, and that the developer is proposing to provide additional improvements beyond the code required minimum, we find the acreage provided acceptable. 2. The petitioner has proposed to provide a basketball court in addition to the required standard park improvements. We feel this will provide a good compliment to the proposed park improvements for the Valley Meadows Subdivision, but would like to see at least one park bench provided. We also feel one park sign should be provided the park properties, with a single name for them in aggregate. Director Overton indicated that if the park sign is installed, the department would install the signage graphic. (Note: Given that North Meadows Park is only a few blocks to the east and Valley Unit Park is a few blocks to the east, a name that will not be confused with the other parks that is acceptable to the City should be selected – cp.) 3. The Committee feels that the shortage of street frontage is not a serious detriment to the proposed park given the context and that we have been more flexible with other infill projects in the past. PARK VALUE CALCULATION FOR PINE MEADOW SUBDIVISION Net developable area 3.917 AC 170625 SF Total residential units proposed 18 units Park dedication acreage requirement (17 x .03) 0.51 22216 SF Park dedication provided 0.375 16335 SF Difference - park land not provided 0.135 5881 SF 119 16041, Staff Report for the Pine Meadow Major Subdivision Page 23 of 31 Min. value of park land not provided: .135 acre @$45,000 / acre $6,075 Cost of 6 parking spaces not provided @ $1166 / space $6,996 TOTAL VALUE OF PARK NOT PROVIDED $13,071 DEVELOPER PROPOSAL FOR ADDITIONAL PARK IMPROVEMENTS Basketball court $22,000 NET DIFFERENCE $8,929 4) The effect on the Natural environment No significant physical or topographical features have been identified, (e.g., outcroppings, geological formations, steep slopes), on the subject property. Provisions will be made to address the control of noxious weeds and maintenance of the property and will be further addressed by inclusion in the existing protective covenants and compliance with the recommended conditions of approval. Infill development with municipal services has fewer impacts on the natural environment than development on urban fringes or in rural areas. 5) The effect on Wildlife and wildlife habitat The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development has been used for residential purposes. Although there are incidental small animals residing on this and adjacent property, infill development within the City limits will occur. 6) The effect on Public health and safety The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The subdivision has been reviewed by the DRC which has determined that it is in general compliance with the title. Any conditions deemed necessary to ensure compliance have been noted throughout this staff report. In addition, all subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. The Department of Community Development has reviewed this application against the listed criteria and provides the following summary for submittal materials and requirements. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on December 23, 2015. With the pre-application plan review application, waivers were requested by the applicant from Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements” for several of the standard preliminary plat supplements due to the nature of the property. The DRC granted a 120 16041, Staff Report for the Pine Meadow Major Subdivision Page 24 of 31 partial waiver to the supplemental information under 38.41.060, BMC is granted with this pre- application plan review application for: 1) Surface Water, 2) Floodplains, 5) Vegetation, 6) Wildlife, 7) Historical Features, 8) Agriculture, 9) Agricultural Water User Facilities, and 17) Neighborhood center plan. Waivers to the supplemental information for the following were not granted: 3) Groundwater, and 4) Geology-soils-slopes, 10) Water and Sewer, 11) Stormwater management, 12) Streets, roads and alleys, 13) Utilities, 14) Educational Facilities, 15) Land use, 16) Parks and recreational facilities, 18) Lighting plan, 19) Miscellaneous, and 20) Affordable Housing, Staff offers the following summary comments on the supplemental information required with Article 38.41, BMC. 38.41.060.A.1 Surface Water Supplemental groundwater information was granted a waiver to the supplemental information requirement by the pre-application process. There is no surface water on or immediately adjacent to the subject property. 38.41.060.A.2 Floodplains Supplemental groundwater information was granted a waiver to the supplemental information requirement by the pre-application process. There is no surface water on or immediately adjacent to the subject property. 38.41.060.A.3 Groundwater Groundwater tends to be moderately high in the area. Ground Water Information Center well logs indicate static water levels range from six to eight feet below ground surface. City sanitary sewer and water are proposed for the development. Surface runoff will be controlled by channeling flows into a retention basin designed to filter sediments and oil, which will reduce the potential for contamination. Mitigation for potential high groundwater includes home construction limitations in the covenants and connection to central sewer and water connection to the City of Bozeman (see Condition 34. 38.41.060.A.4 Geology, Soils and Slopes 121 16041, Staff Report for the Pine Meadow Major Subdivision Page 25 of 31 Supplemental information waived by the DRC. There are no known geologic hazards associated with the site. The property is relatively flat minimizing geologic hazards. 38.41.060.A.5 Vegetation Supplemental information waived by the DRC. No significant or critical vegetation exists on the subject property. Noxious weeds are being controlled by the required Noxious Weed Management Plan. In addition, there are ongoing performance measures required with the Weed Management Plan to insure control of noxious weeds on site. 38.41.060.A.6 Wildlife Supplement information waived by the DRC. This is a developing urban area. The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development has been used for residential purposes. Although there are incidental small animals residing on this and adjacent property infill development within the City limits will occur. 38.41.060.A.7 Historical Features Supplemental information waived by the DRC. This is a developing urban area. There are no known cultural resources or historical structures existing on the site. 38.41.060.A.8 Agriculture Supplemental information waived by the DRC. This is a developing area and this property is not used for agriculture. 38.41.060.A.9 Agricultural Water User Facilities Supplemental information waived by the DRC. There are no agricultural water user facilities on or adjacent to the subject property. 38.41.060.A.10 Water and Sewer Water for domestic and fire protection will be provided by connections to the City of Bozeman water system. Water for domestic use and fire protection will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Durston Road, Villard Street, and Meriwether Avenue. Water rights or cash-in-lieu thereof will be transferred with final plat. Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The proposed sewer collection system will connect to existing pipe located under Meriwether Avenue and connect the existing system within the Durston Road right of way. Additional water and sewer lines will be constructed to serve each individual lot. The City Engineering Department has reviewed the plans. City Engineering conditioned the subdivision 122 16041, Staff Report for the Pine Meadow Major Subdivision Page 26 of 31 that all water and sewer service lines shall be located in the standard location as approved by the water/sewer superintendent. 38.41.060.A.11 Stormwater Management Storm water facilities will be located within Common Open Space located in the north end of the subject property. Stormwater facilities will be sized appropriately to meet minimum capacity standards. The location will be identified as “common areas” on the final plat that are owned and maintained by the homeowner’s association. All storm water facility outlet structures will be properly landscaped and a minimum distance of not less than ten (10) feet from any watercourse high water mark will be required. Placement and design of the facilities will be approved by both the City Engineer’s Office and Planning Office. 38.41.060.A.12 Streets, Roads and Alleys Primary access will be provided by Durston Road, which is defined as minor arterial according to the Greater Bozeman Area Transportation Plan, 2007 Update. This section of Durston Road has been constructed to a minor arterial standard. Secondary access will be provided by an extension of Villard Street from the east which is being constructed by the Valley Meadows development. Durston Road’s current classification requires 100 feet of right of way (or 50 feet on each side of center line). In previous transportation plans minor arterials only required 90 feet of dedicated right of way (or 45 feet on each side of center line). During the Pre-App phase of the subdivision the applicant requested that the subdivision only dedicate 45 feet in order to match the dedication of the surrounding development. The City Engineer reviewed this request, and per BMC section 38.34.010.D allowed 45 feet of dedicated right of way for Durston Road Valley Drive is currently constructed to an unknown County gravel standard. Pine Meadows is required to improve Valley Drive adjacent to their property boundary. These improvements include a 31 foot wide asphalt surface with side walk, curb and gutter on the east side of the street. No additional road improvements will be completed on the west side of the street. Additionally, no improvements will take place outside the existing road right-of-way. All improvements will be constructed in one phase prior to final plat approval. To mitigate impacts caused by the development on adjacent properties the City is requiring that the street section not increase runoff to the County properties. See Condition No. 36. Section 38.23.040.B, BMC states that “Block length shall not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Block lengths can be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case shall a block exceed 1,320 feet in length.” Measuring from north to south, block lengths are 636 and 582 feet respectively. Considering the site boundaries, layout of adjacent subdivisions, and existing infrastructure, it is impractical to provide block length less than 400 feet. The east/west transportation network is established with Durston Road to the north, West Villard Street bisecting the property, and West 123 16041, Staff Report for the Pine Meadow Major Subdivision Page 27 of 31 Babcock Street further to the south. Due to the incremental annexation of the area and historical development of the neighborhood the criteria set forth under Section 38.23.040.B, are met to allow block length to exceed 400 feet. As part of the street infrastructure lighting must be installed. The physical installation of the lights is done by the developer. A special improvement lighting district is formed to provide for the maintenance and operation of the lights over time. Condition 15 requires the use of LED lighting fixtures. This does not modify the pole heights or similar physical performance features. LED street light fixtures have been tested by the City and found to have better performance with lower power consumption and less frequent failures and required maintenance than the standard lights. Therefore, as the residents of the subdivision will be responsible for paying for the ongoing expenses of the lighting, it is appropriate for the City to ensure that the most efficient and best performing lighting is installed to reduce ongoing costs and ensure that the level of service is maintained. 38.41.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. The final plat shall provide public utility easements along all front, side and rear lot lines as required by Section 38.23.050, BMC. However, in the event front and/or rear yard utility easements are used, side yard easements must still be provided on the plat unless written confirmation is submitted to the Planning Office from all utility companies and Director of Public Works indicating that front and rear yard 10-foot wide easements are adequate to service said subdivision lots. 38.41.060.A.14 Educational Facilities The Valley Meadows subdivision is within the Bozeman School District. A written request for comment was sent to the Bozeman school District. No response was provided. 38.41.060.A.15 Land Use The 18 proposed lots comply with the existing zoning designation of R-1. All lots are proposed as single household residential lots. Open Space is provided at the northern edge of the site around the stormwater retention pond, which is provided for drainage from the public street right of ways. Pine Meadow is a low density infill development converting vacant land with one existing single household on 4.104 acres into 18 residential lots. 38.41.060.A.16 Parks and Recreation Facilities The Applicant proposed a hybrid of parkland dedication and improvements in-lieu of parkland dedication for the development. Pursuant to Section 38.27.020, BMC 0.03 acres per dwelling unit shall be required. The subdivision consists of 17 additional lots which require 0.51 acres of parkland dedication. Comments from the Recreation and Parks Advisory Board (RPAB) based on the pre-application review suggested numerous revisions to the proposed park plan. The 124 16041, Staff Report for the Pine Meadow Major Subdivision Page 28 of 31 applicant revised their parkland proposal with the preliminary plat application. The RPAB supports the hybrid approach of meeting the required parkland dedication including dedicated parkland and improvement-in-lieu of parkland on February 11, 2016. The PRAB report is attached to this report. A full analysis and discussion can be found under the Local Services primary criteria evaluation above. The review authority may determine whether the park dedication must be a land dedication, cash donation in-lieu of land dedication or a combination of both. When making this determination, the review authority shall consider the following: 3. The desirability and suitability of land for parks and playgrounds based on size, topography, shape, location or other circumstances; and 4. The expressed preference of the developer. Also see primary review criteria for parklands discussion above for additional discussion. 38.41.060.A.17 Neighborhood Center Plan Supplemental information was waived by the DRC during the pre-application process. A neighborhood center is not required for this development. Pursuant to Section 38.23.020.A, BMC, only residential developments that are ten net acres in size or greater, shall have a neighborhood center. The proposed park would meet many of the performance standards for a neighborhood center. 38.41.060.A.18 Lighting Plan Subdivision or street lighting is required pursuant to Section 38.23.150.B, BMC. A lighting plan will need to be submitted for review and approval prior to the contracting, creation of an S.I.L.D. and installation of lights (Condition 11). The plan shall include a pole light detail with spacing based on high pedestrian conflict, a local street pole light at one per local street intersection, and a bollard light detail for placement at pathway/street intersections. All street lights installed shall use LED light heads lights, including bollard light, and shall conform to the City’s requirement for cut-off shields. 38.41.060.A.19 Miscellaneous Supplemental information waived by the DRC. The subdivision will not impact access to any public lands and there are no identified hazards in proximity to the subject property. 38.41.060.A.20 Affordable Housing Supplemental information waived by the DRC. The Workforce Housing Ordinance (Ordinance 1710) had been suspended by the City Commission. Subsequently, the City has adopted an inclusionary housing ordinance. This project does not count towards the City’s affordable housing goals. 125 16041, Staff Report for the Pine Meadow Major Subdivision Page 29 of 31 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-1 (Residential Single Household District). The intent of the R-1 residential single-household low density district is to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. Pursuant to Section 38.08.080, BMC, minimum net density in the R-1 District is five dwellings per net acre. A minimum is required to support efficiency in use of land and provision of municipal services, and to advance the purposes and goals of this chapter and the adopted growth policy. The development proposes creating 18 single household lots on 3.435 net acres or a net density of 5.24 units per acres. The elimination of one lot would result in a density below the minimum requirement. Adopted Growth Policy Designation: The property is designated as “Residential” in the Bozeman Community Plan. The Plan indicates that “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description A preliminary plat for a major subdivision to create 18 single household residential lots, one (1) common open space lot, and one (1) park with the extension of West Villard Street and improvements to Valley Drive on 4.104 acres. The property owner and applicant JJVM Properties, LLC, PO Box 1441, Belgrade, MT 59714 and represented by TD&H Engineering, 234 East Babcock, Suite 3, Bozeman, MT 59718 126 16041, Staff Report for the Pine Meadow Major Subdivision Page 30 of 31 submitted application to subdivide an existing parcel to create 18 single-household residential lots with park, open space, and right-of-ways. Parkland will be provided by parkland dedication and improvements in-lieu of parkland dedication. Project Background The subject properties were annexed into the City of Bozeman (Resolution No. 4501) as the Pine Meadows Annexation Agreement (Document No. 2440460) dated February 12, 2013. A pre-application was submitted on December 2, 2015. Based on comments received from the Development Review Committee and the Recreation and Parks Advisory Board, and Planning the Applicant made appropriate modification to the proposed subdivision and submitted a Preliminary Plat Application on January 26, 2016. APPENDIX C – NOTICING AND PUBLIC COMMENT A subdivision pre-application was submitted on December 2, 2015. The pre-application was reviewed by the DRC on December 16 and 23, 2015 and summary review comments were forwarded to the applicant in preparation of the preliminary plat application and granted numerous supplemental information waivers under 38.41.060, BMC. A preliminary plat application was submitted on January 26, 2016. The application was not acceptable for initial review. After the receipt of additional information required by Title 38 of the Bozeman Municipal Code (BMC) on February 5, 2016 the application was deemed acceptable for initial review on February 5, 2016. The preliminary plat was reviewed by the DRC on February 17 and March 2, 2016. The DRC and Staff determined the submittal contained detailed, supporting information that is sufficient to allow for the review of the proposed subdivision on March 2, 2016. Both the RPAB and the DRC provided favorable recommendation was forwarded for consideration by the City Commission. Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday, March 20, 2016. The site was posted with a public notice on March 16, 2016. Public notice was sent to adjacent property owners via certified mail, and to all other property owners of record within 200 feet of the subject property via first class mail, on March 16, 2016. On March 30, 2016 this major subdivision staff report was drafted and forwarded with a recommendation of conditional approval by the Planning Director for consideration by the Planning Board. The Planning Board is scheduled to consider and make recommendation to the City Commission on April 5, 2016 at 7:00 pm. On April 18, 2016 at 6:00 pm the City Commission will hold a public hearing and make the final decision the application. The final decision for a Major Subdivision Preliminary Plat must be made within 60 working days of the date it was deemed adequate; or in this case by May 25, 2016. 127 16041, Staff Report for the Pine Meadow Major Subdivision Page 31 of 31 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner: JJVM Properties, LLC, PO Box 1441, Belgrade, MT 59714 Applicant: JJVM Properties, LLC, PO Box 1441, Belgrade, MT 59714 Representative: TD&H Engineering, 234 East Babcock, Suite 3, Bozeman, MT 59718 Report By: Tom Rogers, AICP, Senior Planner FISCAL EFFECTS No unusual fiscal effects have been identified. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 128 Pine Meadow Subdivision Project Narrative The Pine Meadow subdivision consists of 18 residential lots, one common open space, and one park (expansion) parcel on a total area of 4.104 acres that is zoned R-1 (Residential single- household low density). The neighborhood layout has been designed to connect to the adjacent street and park network. Adjacent planned uses include R-1 zoning to the north (Harvest Creek Subdivision Phase 5) and east (Valley Meadows Subdivision) with county lots to the west and south. The proposed project is located along Valley Drive which is currently a gravel road built to county standards. The immediately adjacent properties to the west of the project along Valley Drive are not annexed into the City. The proposed Pine Meadow property, in its entirety, has been annexed. It is the most significant section of property already annexed along Valley Drive to date. Several unique conditions present a variety of physical and significant financial challenges for the relatively small “one-sided” project. Due to the proximity of the future Valley Meadow Park to the east, we located our dedicated park parcel immediately adjacent which will act as expansion. Our park requirement calculation is based on 17 lots as a result of one lot/residence being existing. Due to the relative size of the project, we would like to proceed with a similar format as Valley Meadows using a combination of land dedication and cash/improvements-in-lieu. Note: Valley Meadows provided approximately 40% of required park as land. Of the 0.51 acres required (17 lots * 0.3 acres/lot), we would provide approximately 0.375 acres (74% of required) with the remaining area value in improvements. An appraisal has been ordered and the information will be submitted for approval and further calculations will be completed once the information is received, reviewed and approved. Due to a variety of layout and adjacency issues, the Public Park plan does not provide 100% park street frontage. As noted above, the park has been designed to be an expansion of the existing dedicated parkland for Valley Meadow Subdivision. Park frontage is provided along Valley Drive and West Villard Street, which serves as 50% functional frontage. Cash/improvements-in- lieu will account for the equivalent of maximum frontage parking areas as is required. Existing water, sewer, and storm drain utilities are located in the Durston Road right-of-way and are proposed to be connected to as part of the subdivision infrastructure development. Water will be looped through the subdivision and connected to existing water mains in the Villard Street right-of-way that were extended with the Valley Meadows Subdivision. Water and sewer infrastructure will be extended to the south property line of the subdivision. A landscaped open space storm water detention pond will be located on the north end of the project. A landscape land has been included with this application. 129 Adjacent existing uses include: North: Harvest Creek (zoned R1) South and West: Pleasant Valley (County) East: Valley Meadow (zoned R4) There is one potential deviation request with this Preliminary Plat application. The developer, City of Bozeman Public Works Department, and City of Bozeman Engineering Department have been, and will be working to try and get the eight lots west of Pine Meadow to annex into the City of Bozeman. A requirement of this annexation would be to participate in a Special Improvements District (SID) that would include a portion of the infrastructure improvements they benefit from. If this is successful, a typical 31-foot wide city road will be constructed to the south end of the subdivision. If the lots to the west choose not to annex into the City, the City of Bozeman Engineering Department noted during the pre-application review (Pine Meadow Major Sub Pre-App #15-561, dated 12-30-15, from Shawn Kohtz) their support of a reduced street width to better match the county lots and driveways to the west. The subdivision would essentially be maintaining the county feel of the west side of the street. This reduced street width would require a deviation from the City of Bozeman Design Standards and Specifications Policy, Section IV, Roadway Design and Technical Criteria. The two possible road designs can be found in the Design Report. The developer would like to move forward with this application assuming the full street width will be constructed, but would like to reserve the right for a possible deviation if annexation does not occur. Please refer to the attached application package for additional details. 130 131 132 133 134 135 Resolution 4656 Exhibit A | Fee Schedule for Planning Review Applications 1 Fee Schedule for Planning Review Applications Effective January 1, 2016 Project application fee must include all relevant fees from the fee schedule. Please contact the Planning Division staff if you need assistance with fee estimation. The Department of Community Development will make the final, binding calculation of applicable fees for each application. Applicants will be responsible for any additional noticing costs required under Bozeman municipal code. Application Type Base Fee Scaled fee by project size Pre-Application Consultation - If these charges are incurred, the fees must be paid prior to final project approval. 1 Pre-application Consultation with City Planners $41 per hour after initial 2 hours Site Development 2 Master Site Plan $1,785 3 Site Plan $2,100 $115 per DU; Non Residential Space 0-30,000 SF - $542 per 1,000 ft2 Additional ft2- $255 per 1,000 ft2 Buildings with four or more stories- $102 per 1,000 ft2 after initial 30,000 ft2 - Subdivision Development 4 Subdivision Pre-Application (Step 1) $ 385 minor/ $840 major $41 per lot 5 Subdivision Preliminary Plat (Step 2) $1,785 minor/ $2,840 major; PLUS noticing fee of $6.50 per physically contiguous property owner $72 per lot 6 Subdivision Final Plat (Step 3) $1,580 minor/ $2,635 major $72 per lot 7 Subdivision Exemption $205 8 Condominium Review (Independent of site development process) $165 Planned Unit Development 9 PUD Concept Plan (Step 1) $1,370 10 PUD Preliminary Plan (Step 2) $1,575 $92 per DU; $285 per 1,000 ft2 of non-residential space 11 PUD Final Plan (Step 3) $1,370 $92 per DU; $285 per 1,000 ft2 of non-residential space Annexation 136 Resolution 4656 Exhibit A | Fee Schedule for Planning Review Applications 2 Application Type Base Fee Scaled fee by project size 12 Annexation (Including Initial Zone Map Amendment) $1,540 Appeals 13 Appeal of Administrative Interpretation $715 14 Appeal of Administrative Project Decision Original application fee plus $200 for public noticing via newspaper Zoning Reviews & Design Reviews 15 Commercial Reuse $125 16 Commercial/Non-Residential COA (Independent of a Site Plan or Reuse application) $335 17 Historic Neighborhood (NCOD) Design Review / Residential COA $82 18 Informal Review $270 per Board 19 Zoning Deviation $215 each 20 Zoning Variance or Subdivision Variance $1,770 21 Conditional Use Permit (CUP) $1,470 22 Special Temporary Use Permit $165 per week 23 Comprehensive Sign Plan Review $220 24 Zoning Verification $95 25 Regulated Activities in Wetlands no fee Regulatory Changes 26 Zoning Map Amendment (non-Annexation) $1,785 $57 per acre 27 UDC Text Amendment $1,620 28 Growth Policy Amendment $2,840 $31 per acre If Growth Policy Map is amended Penalty / Special Consideration Fees - If these charges are incurred, the fees must be paid prior to final project approval. 29 After the Fact Permit $300 in addition to all other applicable fees 30 3rd and Subsequent Submission of Revised Materials 1/4 of total original application fee 31 Modification / Amendment to Approved Plan $270 32 3rd or Subsequent Occupancy Site Inspection $120 33 Extension to Approved Plan $330 if City Commission approval is needed; $100 all others 34 Initial Improvements Agreement (IA) $470 OR 1 percent of face value, whichever is greater 35 Reduction in Security (other than final) $235 36 Impact Fee Deferral $61 Abbreviations: UDC = Unified Development Code; DU = Dwelling Unit; COA = Certificate of Appropriateness; NCOD = Neighborhood Conservation Overlay District; ECOD = Entryway Corridor Overlay District 137 Resolution 4656 Exhibit A | Fee Schedule for Planning Review Applications 3 Planning Review Fees for Building & Sign Permits These fees will be assessed and collected by the Building Dept. as part of the permitting process. No planning application is needed. Permit Type Planning Review Fee Sign Permit Review $130 if in Overlay District; $25 all others Residential Building Permit Review $51 Commercial/Industrial Building Permit Review $107 138 PP1CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT SUBDIVISON PRELIMINARY PLAT CHECKLIST GENERAL INFORMATION The preliminary plat submittal must include the following information. Please refer to Section 38.41.040, BMC for the specific requirements for each item. 1. All information required with the pre-application plan, as outlined in Section 38.41.030 (Subdivision Pre-application Plan), BMC. See checklist PA1. 2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single household. 3. All streets, roads, alleys, avenues, highways, and easements; the width of the right-of-way, grades, and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector highways. 4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. 5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse shall be given. 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. 7. If the improvements required are to be completed in phases after the final plat is filed, the approximate area of each phase shall be shown on the plat. 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater. 9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the pre-application process. 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC. 11. All appropriate certificates (refer to Chapter 38.06, BMC). 12. All preliminary plat supplements required for all subdivisions: Preliminary Plat Supplements Required for All Subdivisions A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads B. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch sheet C. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal Procedures), BMC. See checklist SVAR D. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association E. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of way or driveways intersect State, County, or City highways, streets or roads Preliminary Plat Checklist PP1 Page 1 of 2 Revision Date 4-27-15 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Presentation of submitted plans and specifications 139 F. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary G. A draft of such other appropriate certificates H. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private I. Profile sheets for street grades greater than 5 percent J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds L. A preliminary platting certificate prepared by a Montana title company 13. All preliminary plat supplements not waived at pre-application review by the Development Review Committee. Please refer to Section 38.41.060, BMC for the specific requirements for each item. Additional Subdivision Preliminary Plat Supplements Waived A. Surface water B. Floodplains C. Groundwater D. Geology, soils and slope E. Vegetation F. Wildlife G. Historical features H. Agriculture I. Agriculture water user facilities J. Water and sewer K. Stormwater management L. Streets, roads and alleys M. Utilities N. Educational facilities O. Land use P Parks and recreation facilities Q. Neighborhood center plan R. Lighting plan S. Affordable Housing T. Miscellaneous CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street 59715 (FED EX and UPS Only) fax 406-582-2263 PO Box 1230 planning@bozeman.net Bozeman, MT 59771 www.bozeman.net Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 4-27-15 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Presentation of submitted plans and specifications 140 Pine Meadow Subdivision Subdivision Preliminary Plat Checklist Narrative 1. All information required with the pre-application as outlined in Section 38.41.030 (Subdivision Preapplication Plan), BMC All information required with the pre-application is provided 2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single family See information on Preliminary Plat (Tab 4) 3. All streets, roads, alleys, avenues, highways, and easements; the width of the right- of-way, grades, and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector highways See information on Preliminary Plat and Supplemental Maps, Drawings, and Figures (Tabs 4 and 5) 4. The names of adjoining platted subdivisions and number of adjoining certificates of survey See information on Preliminary Plat and Adjoiners List (Tabs 4 and 6) 5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse shall be given See information on Preliminary Plat (Tab 4) 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary See information on Preliminary Plat (Tab 4) 7. If the improvements required are to be completed in phases after the final plat is filed, the approximate area of each phase shall be shown on the plat This project will be completed in one phase (N/A) 141 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater See information on Supplemental Maps, Drawings, and Figures (Tab 5) 9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the preapplication process See Item 13 below 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC See prepared Municipal Facilities Exclusion Checklist (Tab 7) 11. All appropriate certificates (refer to Chapter 38.6, BMC) See information on Preliminary Plat (Tab 4) 12. PRELIMINARY PLAT SUPPLEMENTS REQUIRED FOR ALL SUBDIVISION A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads See information on Preliminary Plat (Tab 4) B. Map of entire subdivision on either 8 ½-inch x 11-inch, 8 ½-inch x 14-inch, or 11-inch x 17-inch sheet See information on Preliminary Plat and Supplemental Maps, Drawings, and Figures (Tabs 4 and 5) C. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation, and Appeal Procedures), BMC The only deviation request at this time is that the boulevard width on both sides of Valley Drive be five feet as shown on the Master Utility Plan. The reason for this request is to preserve existing trees on the property. There is one other potential deviation request with this Preliminary Plat application. The developer, City of Bozeman Public Works Department, and City of Bozeman Engineering Department have been, and will be working to try and get the eight lots west of Pine Meadow to annex into the City of Bozeman. A 142 requirement of this annexation would be to participate in a Special Improvements District (SID) that would include a portion of the infrastructure improvements they benefit from. If this is successful, a typical 31-foot wide city road will be constructed from Durston Road to the south end of the subdivision. If the lots to the west choose not to annex into the City, the City of Bozeman Engineering Department noted during the pre-application review (Pine Meadow Major Sub Pre-App #15-561, dated 12-30-15, from Shawn Kohtz) their support of a reduced street width to better match the county lots and driveways to the west. The subdivision would essentially be maintaining the county character of the west side of the street. This reduced finished street width would require a deviation from the City of Bozeman Design Standards and Specifications Policy, Section IV, Roadway Design and Technical Criteria. The two possible road designs can be found in the Design Report. The developer would like to move forward with this application assuming the full street width will be constructed, but would like to reserve the right for a possible deviation if annexation does not occur. D. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association See information on HOA Documents (Tab 12) E. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or driveways intersect State, County, or City highways, streets or roads No encroachment permits are required (N/A). Dedicated right-of-way is provided on the preliminary plat for connection to existing City streets. The approval of the preliminary plat will act as the permit to encroach on city streets. See information on Preliminary Plat (Tab 4) F. A letter of approval or preliminary approval from the City of Bozeman where a zoning changes is necessary A zoning change is not being requested (N/A) G. A draft of such other appropriate certificates See information on Preliminary Plat (Tab 4) H. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private All streets will be dedicated to the public. Maintenance of the open spaces is described in the HOA documents (Tab 12). I. Profile sheets for street grades greater than 5 percent 143 There are no proposed streets with grades greater than 5 percent (N/A) J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided. The owner of record will sign (N/A) K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds See information on Noxious Weed Management Plan and Park Master Plan (Tab 11 and 15) L. A preliminary platting certificate prepared by a Montana title company See preliminary platting certificate (Tab 4) 13. ADDITIONAL SUBDIVISION PRELIMINARY PLAT SUPPLEMENTS A. Surface Water Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. A topographic survey was conducted on the property along with a site reconnaissance trip, there are no surface waters on the proposed property. B. Floodplains Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. The proposed property is surrounded by existing development. See City of Bozeman flooding map for further information. C. Groundwater Four test pits were excavated on the property on October 2, 2015. During excavation of these test pits, groundwater was encounter in two of the test pits at 8.0 and 9.1 feet below ground surface. One test pit excavated down to 10.1 did not encounter any ground water. Long term monitoring has not been conducted for the site. Additional research of surrounding ground water wells indicates static water levels between 6 and 10.5 feet which is consistent with our test pits. Depending on final home elevations, basements may be acceptable and should be determined on a case by case basis. Construction of basements should account for ground water if necessary. 144 D. Geology; Soils; Slopes The site is geologically characterized as containing upper tertiary sediment according to the Montana Bureau of Mines and Geology (MBMG), Geologic Map of Montana. Generally, the surface is composed of varying thicknesses of silt and or clay deposits overlying alluvial fan deposits of well-graded, gravel with sand. The gravel is predominately subrounded to angular and contains cobbles and minor amounts of silt and/or clay. Reportedly, the local alluvial fan deposits extend down to as much as 165 feet. Figure 1. Geologic Map of Bozeman Area (MBMG 2007) Site specific test pits were also conducted for the project. Based on the test pits, the site is composed of 1.4 to 2.7 feet of topsoil and lean clay over relatively dense poorly-graded gravel with clay. Based on the topographic survey of the property, the site slopes towards the north at approximately 1.3 percent. The site is best described as nearly level. Cuts and fills over three feet are not anticipated. E. Vegetation Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. After development, the majority of vegetation will be lawn, shrubs, and boulevard trees typical of residential subdivision with the exception of the open space corridor along Durston Road. Refer to the Park Master Plan (Tab 15) for additional information. 145 F. Wildlife Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. The proposed project is located within previously developed City and County land. There is little chance for wildlife to access the site without first crossing considerable areas of developed land. The property contains very few large established trees that would support significant wildlife. G. Historic Features Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. No historic or cultural sites were discovered during the survey and site investigation. State requirements will be followed if historical findings are discovered during site preparation and construction. H. Agriculture Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. There are currently no agricultural operations in the vicinity of this project. The property has not been part of a viable farm unit in the recent past and was not under production under the last regular season. It has been unused land for at least 5 years. I. Agricultural Water User Facilities Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. No historical agricultural ditches or related agricultural facilities/equipment were discovered during the site investigation and survey. J. Water and Sewer Please refer to the Preliminary Engineering Design Report (Tab 8). Water and Sewer improvements will be designed to meet City of Bozeman Standards and Regulations. K. Stormwater Management Please refer to the Preliminary Engineering Design Report (Tab 8). Stormwater improvements will be designed to meet City of Bozeman Standards and Regulations. 146 L. Streets, Roads and Alleys Description Internal subdivision roads (Valley Drive and Villard Street) in Pine Meadow are proposed to have the following characteristics:  60-foot right-of-way (standard)  Standard City of Bozeman Curb and Gutter  31 feet from back of curb to back of curb (Valley Drive)  35 feet from back of curb to back of curb (Villard Street)  15-foot curb radii at intersection streets (standard)  City of Bozeman maintained streets (standard) Some of the items above are subject to the existing lots west of Pine Meadow annexing into the City of Bozeman (see Item C above). Access to Arterials Lots will not have direct access to arterials. A 1-foot “No Access” strip is shown on the Preliminary Plat (Tab 4). Modification of Existing Streets, Roads or Alleys The existing intersection at Durston Road and Valley Drive will be rebuilt to accommodate the standard local road width heading south on Valley Drive. Dust All streets and roads will be paved. It is possible a gravel shoulder will be constructed on the west side of the road if the existing lots west of Valley Drive do not annex into the City of Bozeman. Pollution and Erosion A stormwater detention basin will be constructed to handle storm water runoff and to provide sediment removal. Roads will be maintained by the City of Bozeman. Installation and Maintenance Subdivision roads will be installed per the Montana Public Works Standard Specifications (MPWSS). Maintenance will be conducted by the City of Bozeman. 147 Traffic Generation and Capacity Please refer to Pine Meadow Traffic Study in Tab 13. Bicycle and Pedestrian Pathways, Lanes, and Routes Interior local streets will be built to Bozeman standard widths (31 feet back of curb to back of curb). Additional information can be found in the Park Master Plan (Tab 15). M. Utilities Letters including the subdivision preliminary plat have been submitted to Charter Communications, Northwestern Energy, and CenturyLink. See Agency Letters / Correspondence (Tab 10). N. Educational Facilities The Bozeman School District indicated its facilities and bus system should be able to handle the additional students created by Pine Meadow. The subdivision preliminary plat has been submitted to Bozeman School District #7. Comments from Todd Swinehart can be found in Tab 10. O. Land Use Pine Meadow will result in 18 single family lots, one open space parcel used for storm water detention, and a dedicated park. P. Parks and Recreation Facilities Due to the proximity of the future Valley Meadow Park to the east, we located our dedicated park parcel immediately adjacent which will act as expansion. Our park requirement calculation is based on 17 lots as a result of one lot/residence being existing. Due to the relative size of the project, we would like to proceed with a similar format as Valley Meadows using a combination of land dedication and cash/improvements-in-lieu. Note: Valley Meadows provided approximately 40% of required park as land. Of the 0.51 acres required (17 lots * 0.3 acres/lot), we would provide approximately 0.375 acres (74% of required) with the remaining area value in improvements. An appraisal has been ordered and the information will be submitted for approval and further calculations will be completed once the information is received, reviewed and approved. Due to a variety of layout and adjacency issues, the Public Park plan does not provide 100% park street frontage. As noted above, the park has been designed to be an expansion of the existing dedicated parkland for Valley Meadow Subdivision. Park frontage is provided along Valley Drive and West Villard 148 Street, which serves as 50% functional frontage. Cash/improvements-in-lieu will account for the equivalent of maximum frontage parking areas as is required. Q. Neighborhood Center Plan Waived per City of Bozeman Development Review Committee Memorandum dated December 23, 2015. The subdivision is under 10 acres and no neighborhood center is anticipated for this development. R. Lighting Plan Please see Tab 9 for lighting information. Intersections will be lighted as required by the City of Bozeman. Lighting for the intersection of Valley Drive and Durston Road already exists. One new light fixture at the intersection of Valley Drive and Villard Street is proposed – a HAPCO steel round light pole and Philips GARDCO LED luminaire. S. Affordable Housing Whereas providing affordable housing is not a current requirement of subdivision, it should be noted that the 17 newly created lots are smaller in nature and good candidates for entry level and/or modest new single household residences. T. Miscellaneous Public Lands Access to public lands including the Valley Unit Park and Harvest Creek Park, among others, currently exist on Durston Road. The proposed City Park will have direct access from dedicated local roads. Hazards There are no known hazards affecting this subdivision. 149 150 151 152 SURVEYED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:ENGINEERING CONSULTANTSTHOMAS, DEAN & HOSKINS, INC.153 SURVEYED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:ENGINEERING CONSULTANTSTHOMAS, DEAN & HOSKINS, INC.154 155 156 157 158 VALLEY DRIVEW. VILLARD STREET DURSTON ROAD BLOCK 1BLOCK 2EXISTINGDESCRIPTIONLEGENDNEWWVEXISTINGDESCRIPTIONNEWSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-085 MASTER UTILITYREV DATE Engineering tdhengineering.com REVISION PINE MEADOW SUBDIVISION BOZEMAN, MONTANA MASTER UTILITY PLAN B15-0851-25-16.DWG1 OF 1MMN1MRM159 SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:15085T4MONTANAWASHINGTONIDAHO GREAT FALLS-BOZEMAN-KALISPELL BY DATE DESCR LEWISTONSPOKANE REVISIONS Engineering tdhengineering.com BY DATE DESCR BY DATE DESCR JOE HORNER SUBDIVISION BOZEMAN, MONTANA SITE TOPOGRAPHY OF COS NO. G-27-A LOCATED IN THE NW 1/4 SEC. 11, T2S, R5E, P.M.M.B15-08510/30/15171/39-40,43,46-48,52-54.DWG1CB160 NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) 161 _______________________________________ N1CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site, attached to this checklist. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this checklist. Clearly label list ADJOINER NOT CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana. CERTIFICATION I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at ________________________________________________________, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net Noticing Materials Page 1 of 1 Revision Date 4-27-15 Required Forms: N1 Recommended Forms: NA X X X X X X Bradley S. Tainer 310 Valley Drive Bozeman, MT 59715 162 Proposal Pine Meadow Subdivision_____ Property Owners Adjacent to proposal site and across watercourses, roads*, etc. Within 200 feet of proposal site. Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue Adjoiner not Contiguous Contiguous 1 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 8, PLAT J-337 DORAN KEVIN P & ALYSE M 3194 OLIVER ST BOZEMAN, MT 59718-6066 X 2 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 7, PLAT J-337 HURLBURT ANDREW J 2621 W COLLEGE ST STE A BOZEMAN, MT 59718-3982 X 3 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 6, PLAT J-337 FLANAGAN WILLIAM & BIENVENUE HEATHER 3168 OLIVER ST BOZEMAN, MT 59718-6066 X 4 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 5, PLAT J-337 GUNNARSON PROPERTIES LLC 615 CRESCENT RD HAMILTON, OH 45013-3432 X 5 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 4, PLAT J-337 TILLEMAN DAVID R 3144 OLIVER ST BOZEMAN, MT 59718-6066 X 6 HARVEST CREEK SUB PH 5, S02, T02 S, R05 E, BLOCK 34, Lot 3, PLAT J-337 BRADFORD CHRISTOPHER P 3130 OLIVER ST BOZEMAN, MT 59718-6066 X 7 SMITH SUB, S11, T02 S, R05 E, Lot 1, LESS STRIP OF LAND N OF LOT STAKER ERIC ROBERT 549 VALLEY DR BOZEMAN, MT 59718-2817 X 8 SMITH SUB, S11, T02 S, R05 E, Lot 2 SILVE REECE III & RACHEL E 535 VALLEY DR BOZEMAN, MT 59718-2817 X 9 SMITH SUB, S11, T02 S, R05 E, Lot 3, REARR TR 7 PAULSON KENNETH K. 839 CUSTER AVE BILLINGS, MT 59101-2734 X 10 SMITH SUB, S11, T02 S, R05 E, Lot 4 KINDSCHI GREG A 505 VALLEY DR BOZEMAN, MT 59718-2817 X 11 SMITH SUB, S11, T02 S, R05 E, Lot 5, REARR TR 7 THOMPSON MURRAY GALE & MARY F TRUSTEES441 N VALLEY DR BOZEMAN, MT 59718-9447 X * If road is a state highway, also include Montana Department of Transportation in property owner list. Page 1 of 2 F:\PLNG\FORMS\adjoiner.list.8.01.doc 163 Proposal Pine Meadow Subdivision_____ Property Owners Adjacent to proposal site and across watercourses, roads*, etc. Within 200 feet of proposal site. Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from County Tax Records Adjoiner not Contiguous Contiguous 12 SMITH SUB, S11, T02 S, R05 E, Lot 6, REARR TR 7 STOBER GILBERT D 395 VALLEY DR BOZEMAN, MT 59718-2815 X 13 SMITH SUB, S11, T02 S, R05 E, Lot 7, REARR TR 7 POWELL SAM C JR & CAROLYN S 315 N VALLEY DR BOZEMAN, MT 59718-2657 X 14 SMITH SUB, S11, T02 S, R05 E, Lot 8, REARR TR 7 BURR MARK& PATRICE 301 N VALLEY DR BOZEMAN, MT 59718-2657 X 15 PLEASANT VALLEY SUB 1, S11, T02 S, R05 E, BLOCK 2, Lot 6 STEWART C CRAIG & MARTHA V 215 VALLEY DR BOZEMAN, MT 59718-2613 X 16 PLEASANT VALLEY SUB 1, S11, T02 S, R05 E, BLOCK 2, Lot 12, PLAT F-35 MANGOLD MACE 216 VALLEY DR BOZEMAN, MT 59715 X 17 WESTGLENN SUB, S11, T02 S, R05 E, OPEN SPACE RETENTION POND PLAT J-347 WESTGLEN HOMEOWNERS ASSOCIATION GENERAL DELIVERY BOZEMAN, MT 59718-9999 X 18 SMITH SUB, S11, T02 S, R05 E, Lot 6, LESS RW 2014 ANNEX TO BOZEMAN JBE LLC 1044 DURHAM AVE BOZEMAN, MT 59718-5917 X 19 SMITH SUB, S11, T02 S, R05 E, Lot 6B, ON W SIDE OF TR 6 640.6 X 135.45' 2014 ANNEX TO BOZEMAN JBE LLC 1044 DURHAM AVE BOZEMAN, MT 59718-5917 X 20 SMITH SUB, S11, T02 S, R05 E, Lot 6 & 7, ACRES 1.18 TAYLEN WILLIAM N & DEANA A 5170 DURSTON RD BOZEMAN, MT 59718-9052 X 21 WESTGLENN SUB, S11, T02 S, R05 E, BLOCK 4, Lot 1, ACRES 0.218, PLAT J-347 PLUS OPEN SPACE HOLZER TREVOR M & HEATHER C 197 MERIWETHER AVE BOZEMAN, MT 59718-3696 X 22 PLEASANT VALLEY SUB 1, S11, T02 S, R05 E, BLOCK 2, Lot 11, PLAT F-35 DENNY STEVEN L & ANN M 210 N VALLEY DR BOZEMAN, MT 59718-2626 X * If road is a state highway, also include Montana Department of Transportation in property owner list. Page 2 of 2 164 165 DRAFT Pine Meadow Park Master Plan January 2016 Prepared for: City of Bozeman & JJVM PROPERTIES, LLC Prepared by: With: Intrinsik Architecture, Inc. TD&H Engineering 166 Pine Meadow January 2016 Park Master Plan DRAFT 1 Park Master Plan January 2016 SECTION 1 PROJECT LOCATION AND HISTORY 2 PROJECT SCOPE 2 PARKLAND REQUIREMENTS 2 DEDICATED PARKLAND 2 PARKLAND AMENITIES 2 COMMUNITY CENTER 3 PROJECT PHASING 3 VEGETATION 3 IRRIGATION 4 SOILS 5 TRAILS 5 MAINTENANCE 6 SECTION 2 LANDSCAPE DRAWING SHEETS 9 SECTION 3 SOILS INFORMATION 10 SECTION 4 PARK AMENITIES 12 SECTION 5 COST ESTIMATES 13 167 Pine Meadow January 2016 Park Master Plan DRAFT 2 Project Location and History Pine Meadow subdivision is located at the intersection of Durston and Valley Drive in Bozeman. The park is bounded on two sides by West Villard Street and Valley Drive. The land that makes up the Pine Meadow Park has been used primarily for grazing for many years and has recently been left to grow with occasional mowing. The site is predominately grass, an existing gravel road and one existing residence. Project Scope The Pine Meadow Park Master Plan is comprised of one dedicated park space providing passive and active recreation opportunities for all surrounding residents. Pine Meadow Park will feature a basketball court as well as a basic level of improvements including shade trees, lawn grass and irrigation. The primary purpose of this document is to describe the initial level of development and maintenance of the park space. Guiding Ideas:  Effectively expand adjacent park planned to the east.  Provide connections between residential neighborhoods and park area.  Provide variety in recreation experiences and opportunities  Provide areas for passive and active recreation  Promote sense of community within the development and with surrounding neighborhoods Parkland Requirements Required Provided (acres) Remaining (acres) Parkland: 0.51 .375 .135 Dedicated Parkland The park dedication is comprised of .375 acres of dedicated parkland. The Pine Meadow Park will seek to satisfy all of its Parkland Dedications through a combination of dedicated parkland containing the site amenities above, along with providing improvements-in-lieu of land dedication. In-Lieu improvements include additional shade trees and a basketball court. The following section outlines the installation and maintenance of the dedicated park area and park amenities for Final Plat filings. The plan puts emphasis on open, maintained areas for passive and active recreation while providing a space for community gatherings and events to promote the neighborhood feel for the surrounding residents. Parkland Amenities The development of parkland amenities will be completed during the initial phase of construction by the developer as necessary to meet the Parks Master Plan goals. The current list of planned amenities include: 168 Pine Meadow January 2016 Park Master Plan DRAFT 3 1. Open lawn space 2. Youth Basketball Court 3. Shade Trees Neighborhood Center The park parcel will be designated as a Neighborhood Center for the development and surrounding neighborhoods. The park will feature a youth basketball court, shade trees and open grass area. Additionally, 4 sidewalks lead to this park. The east property line of Pine Meadow Park abuts a new park in the adjacent development. These two parks will create a neighborhood center for the homes in the immediate vicinity. No pavilion or structure is planned at this time. Project Phasing Implementation of the Park Space will be conducted at one time. There is no planned phasing of development. Financing: If the timing of parkland improvements does not line up with the Final Plat timeline; they will be bonded for in accordance with City of Bozeman requirements. 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 Freeman Maple Thornless Common Honeylocust Spring Snow Crabapple Patmore Green Ash 169 Pine Meadow January 2016 Park Master Plan DRAFT 4 Redmond Linden Grasses Herbaceous seed mixes will be dictated by the construction documents. In general, turf areas will receive a Kentucky bluegrass mix. 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 (Native Grass Berming / Openspace) 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. 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. 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. 170 Pine Meadow January 2016 Park Master Plan DRAFT 5 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. Trails There are currently no trails planned. Concrete sidewalks will provide pedestrian connections from residences to the park land and open space dedications. 171 Pine Meadow January 2016 Park Master Plan DRAFT 6 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 and park land. 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. 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 No trails are planned at this time. Turf Care Native grass areas should be mowed 3-4 times per year dependent 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 172 Pine Meadow January 2016 Park Master Plan DRAFT 7 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. 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 and on walks adjacent to Parks and Open Spaces as well as the Basketball Court. Leaf removal will be provided most likely by a landscape contractor or handyman service, as retained by the Neighborhood Association. 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. 173 Pine Meadow January 2016 Park Master Plan DRAFT 8 Head replacement should be done with the same brand to ensure efficient coverage for watering area and maintain 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. 174 Pine Meadow January 2016 Park Master Plan DRAFT 9 Section 2 PARK PLAN DRAWINGS Please refer to Pine Meadow Park submittal package for full size park plan drawings 175 Pine Meadow January 2016 Park Master Plan DRAFT 10 Section 3 SOILS INFORMATION 176 Pine Meadow January 2016 Park Master Plan DRAFT 11 177 Pine Meadow January 2016 Park Master Plan DRAFT 12 Section 4 PARK AMENITIES 42’ x 74’ Asphalt Youth Basketball Court with 2 Hoops 178 Pine Meadow January 2016 Park Master Plan DRAFT 13 Section 5 COST ESTIMATE 179 IRRIRRIRR6' WIDE SIDEWALK, TYP.6' TURFGRASS BOULEVARDBOULEVARD TREES, 50'O.C. SPACING, TYP.W10' UTILITYEASEMENT6' WIDE SIDEWALK, TYP.8' TURFGRASS BOULEVARDBOULEVARD TREES, 50'O.C. SPACING, TYP.IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRTURFGRASS TO BE IRRIGATED WITHWATER EFFICIENT ROTOR HEADSSPACED AT HEAD TO HEADCOVERAGE. TREES TO RECEIVEBUBBLER IRRIGATION.VISION TRIANGLE, TYP.IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRTURFGRASS TO BE IRRIGATED WITHWATER EFFICIENT SPRAY HEADS ATHEAD TO HEAD COVERAGE.TREES TO RECEIVE BUBBLERIRRIGATION.MAIN LINE TOWATER SOURCEIRRIGATION WELLSUPPLY POWER FORWELL ANDIRRIGATIONCONTROLLERIRRIGATION MAINLINE TO WELLWATER SOURCETREESSYMB.BOTANICAL NAMESIZETYPESPACING#COMMON NAMEPLANT SCHEDULEACER x FREEMANII ***FREEMAN MAPLE2.5" CALB & BPER PLAN3TILIA AMERICANA 'REDMOND'REDMOND LINDEN2.5" CALB & BPER PLAN3GLEDITSIS TRIACANTHOS v. INERMIS ***THORNLESS COMMON HONEYSUCKLE2.5" CALB & BPER PLAN4*** DROUGHT TOLERANT SPECIESMATUREHEIGHT50'-65'40'-60'30'-40'MATURESPREAD20'-40'30'-40'35'-50'TURF GRASS MIX (BOULEVARD AND PARK)SEEDPENNFINE PERENNIAL RYESEEDGLADE KENTUCKY BLUEGRASSSEEDBARON KENTUCKY BLUEGRASSSEEDPENNLAWN CREEPING RED FESCUE30%30%30%30%14,631 S.F.SITE AND PLANTING NOTES1.ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK2.ALL SOD AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL3.ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 24" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH4.TREES AND SHRUBS SHALL BE PLANTED IN HOLES THAT ARE A MIN. 2X WIDER THAN ROOT BALL.5.LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION OR PLANTING.6.ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS.7.ALL PLANTING BEDS TO BE MULCHED W/ SHREDDED CEDAR, W/ A MINIMUM DEPTH OF 3"8.ALL PLANTED TREES TO RECEIVE A 3-4' MIN DIAMETER MULCH RING.9.ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BERECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION10.ALL NATIVE SEED AREAS SHALL BE FENCED WITH 4' TALL WELDED WIRE FENCE AND T-POSTS FOR 1YR DURINGESTABLISHMENT.11.IRRIGATION ELEMENTS SHOWN ARE FOR CONCEPT PURPOSES ONLYdesign5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\pine meadows\autocad\pine meadows_cad_structure\00_plans\05_siteplanting\16_0119_pine meadows_plantingplan.dwg Pine Meadow Subdivision Park Bozeman, MT AMR TMS DRAFT01/20/16MASTERPARK PLANL1011L1011"=20'PARK MASTER PLAN0102020NDRAFT180 NATURALIZED GROUPINGSOF TREES , SHRUBS, ANDBOULDERS ALONG PONDEDGE6' EXISTING SIDEWALK6' TURFGRASS BOULEVARDBOULEVARD TREES, 50'O.C. SPACING, TYP.TURFGRASS TO BE IRRIGATED WITHWATER EFFICIENT SPRAY HEADS ATHEAD TO HEAD COVERAGE.TREES TO RECEIVE BUBBLERIRRIGATION.IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRMAIN LINE TOWATER SOURCEVISION TRIANGLE, TYP.10' UTILITYEASEMENTSEEDDESCHAMPSIA CESPITOSATUFTED HAIRGRASSSIZETYPENOTESBROADCAST(BOTTOMOF POND)SEED40%PASCOPYRUM SMITHIIWESTERN WHEATGRASS 'ROSANA'SEEDELYMUS TRACHYCAULUSSLENDER WHEATGRASS20%SEEDELYMUS LANCEOLATUSTHICKSPIKE WHEATGRASS10%SEEDPSEUDOROEGNERIA SPICATABLUEBUNCH WHEATGRASS10%SEEDFESTUCA OVINACOVAR SHEEP FESCUE10%SEEDPOA SECUNDA 'SHERMAN'SHERMAN BIG BLUE GRASS10%BROADCASTBROADCASTBROADCASTBROADCASTBROADCASTBROADCASTSEEDING RATE : .75 LBS/1,000 SQ/FTBOTANICAL NAMECOMMON NAMESYMRECLAMATION AND DETENTION POND SEED MIXTREES (RETENTION POND)SHRUBS (RETENTION POND)POPULUS TREMULOIDESQUAKING ASPEN2" CALB & B3POPULUS BALSIMIFERABLACK COTTONWOOD2" CALB & B 2SALIX X 'FLAME'FLAME WILLOW15 GALPOT3AMELANCHIER ALNIFOLIASASKATOON SERVICEBERRY15 GAL.POTCORNUS ALBUAREDOSIER DOGWOOD5 GAL.POT7 7TURF GRASS MIX (BOULEVARDS)SEEDPENNFINE PERENNIAL RYESEEDGLADE KENTUCKY BLUEGRASSSEEDBARON KENTUCKY BLUEGRASSSEEDPENNLAWN CREEPING RED FESCUE25%25%25%25%QTY.PLANT SCHEDULETREES (BOULEVARD) 13OTHERPIPESTONE LANDSCAPE BOULDER, Min 3'DIAMETER66,462 S.F.1,125 S.F.ACER x FREEMANII ***FREEMAN MAPLE2.5" CALB & BTILIA AMERICANA 'REDMOND'REDMOND LINDEN2.5" CALB & B50'-65'40'-60'20'-40'30'-40'MATUREHEIGHTMATURESPREAD*** DROUGHT TOLERANT SPECIESSITE AND PLANTING NOTES1.ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK2.ALL SOD AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL3.ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 24" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH4.TREES AND SHRUBS SHALL BE PLANTED IN HOLES THAT ARE A MIN. 2X WIDER THAN ROOT BALL.5.LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION OR PLANTING.6.ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS.7.ALL PLANTING BEDS TO BE MULCHED W/ SHREDDED CEDAR, W/ A MINIMUM DEPTH OF 3"8.ALL PLANTED TREES TO RECEIVE A 3-4' MIN DIAMETER MULCH RING.9.ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BERECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION10.ALL NATIVE SEED AREAS SHALL BE FENCED WITH 4' TALL WELDED WIRE FENCE AND T-POSTS FOR 1YR DURINGESTABLISHMENT.11.IRRIGATION ELEMENTS SHOWN ARE FOR CONCEPT PURPOSES ONLYdesign5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\pine meadows\autocad\pine meadows_cad_structure\00_plans\05_siteplanting\16_0119_pine meadows_plantingplan.dwg Pine Meadow Subdivision Park Bozeman, MT AMR TMS 01/20/16COMMONSPACE PLANL1021L1021"=20'COMMON SPACE PLAN0102020NDRAFT181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 April 5, 2016 City of Bozeman Department of Planning and Community Development Bozeman, MT 59771 Attn: Planning Board Via E-mail RE: Pine Meadow Subdivision Preliminary Plat application #16-041 Honorable Members of the City of Bozeman Planning Board: I, William C. Hower, living on the county end of Valley Drive am not a constituent of the City of Bozeman and you may not feel that you are accountable to me for your actions. I am a resident of the County. I will, however, hold you accountable should you approve the proposed subdivision 16-041 for the increased auto traffic and my loss of quiet enjoyment as guaranteed by law due to its presence on the county end of Valley Drive due to the inevitable traffic. I do not understand what motivates folks to stack houses a la New York City nearly on top of each other or what makes city planners give consideration to such folly especially when the land in question has clear and long standing restrictive covenants recorded on its deed. Unless, that is, that motivation is monetary, which I suspect exists. The subject plat should have no more than seven (7) homes to be in harmony with the rest of Valley Drive. The quality of life for residents will be severely impacted by such overdevelopment and all parties to this over development will be held accountable should the city and dev elopers continue to pursue duplicating Bay Ridge, Brooklyn in Bozeman. City planners; please read the City’s Code of Ethics, you will be held accountable for your actions. In closing, Bozeman is well known internationally for a high quality of life. Why do you want to mess with that? Sincerely William Christian Hower Valley Drive Bozeman, MT 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239