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HomeMy WebLinkAbout011 Appendix D.3 - Condo ExhibitsEXHIBIT A LEGAL DESCRIPTION __________ as shown on the survey attached hereto. EXHIBIT B ANNEXABLE AREA EXHIBIT C CITY OF BOZEMAN REQUIRED COVENANTS 1. City Required Covenants. The covenants contained in this Exhibit are included as a condition of preliminary and final plat approval and are required by the City of Bozeman. The covenants contained in this Exhibit may not be amended or revoked without the approval of the governing body of the City of Bozeman. 2. Dissolution of Association. The Association may not be dissolved without the approval of the City of Bozeman. 3. Property Boundaries. The boundaries of the Property may not be altered without approval of the City of Bozeman. 4. Remedy of City for Failure to Maintain. The Association shall maintain the Common Open Spaces in reasonable order and condition in accordance with the plan approved by the City of Bozeman. If the Association fails to maintain the Common Open Spaces in accord with the approved plan, the City of Bozeman may cause written notice to be served upon the Association. The written notice must set forth the manner in which the Common Open Spaces have failed to be maintained in a reasonable condition. In addition, the notice must include the demand that the deficiencies noted be cured within thirty (30) days thereafter and must state the date and place of a public meeting to be held within fourteen (14) days of the notice. At the time of the public meeting, the City Commission may modify the terms of the original notice as to deficiencies and may extend the time within which the same may be cured. If the deficiencies set forth in the original notice or modification(s) are not cured within the time set, the City may enter upon such Common Open Spaces and maintain the same for a period of one (1) year, in order to preserve the taxable values of the properties within the development and to prevent the Common Open Spaces from becoming a public nuisance. Such entry and maintenance must not vest in the public any right to use the Common Open Spaces not dedicated to public use. Before the one (1) year period expires, the City Commission must, upon its own initiative or upon written request of the Association, call a public meeting and give notice of such meeting to the Association. At the meeting, the Association and/or residents of the development may show cause why maintenance by the City should not be continued for a succeeding year. If the City Commission determines that it is not necessary for the City to continue such maintenance, the City must cease such maintenance at the time established by the City Commission. Otherwise, the City must continue maintenance for a next succeeding year subject to a similar meeting and determination at the end of each year thereafter. A. The cost of maintenance by the City must be a lien against the common facilities of the development and the Units within the development. The City Commission must have the right to make assessments against Units in the development on the same basis that the Association could make such assessments. Any unpaid assessments shall be a lien against the Units, enforceable the same as a mortgage against such Units. The City may further foreclose its lien on the common facilities by certifying the same for the county treasurer for collection as in the case of collection of general property taxes. B. Should the Association request that the City assume permanent responsibility for maintenance of the common facilities, all common facilities must be brought to City standards prior to the City assuming responsibility. The assumption of responsibility must be by action of the City Commission and all costs to the bring the common facilities to City standards must be the responsibility of the Association. The City may create special financing mechanisms so that those Units within the area affected by the Association continue to bear the costs of such maintenance. C. The City must assume permanent responsibility for maintenance of public area and facilities when a dedicated funding mechanism is adopted. 5. Park and Open Space Maintenance Plan. A. Responsible Party. (1) City Park. With the creation of the City-Wide Park Maintenance District, the City of Bozeman maintains responsibility for all maintenance of recreation and other facilities within dedicated parks. The City Park is a dedicated park. The Declarant will be responsible for maintaining pathways, open space, and parkland in the City Park until the construction of all improvements in the City Park are complete. At such time, the City of Bozeman Parks Department will take over maintenance of the City Park. (2) Common Open Spaces. The Association shall be responsible for liability insurance, local taxes, and maintenance of recreation and other facilities in the Common Open Space areas, including without limitation common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. The assessments levied by the Board for the maintenance, upkeep, repair, and operation of Common Open Space areas like all other assessments, shall become a lien on each Unit within the West Park Condominiums. The Board may, in its discretion, adjust the assessments to meet the changing needs of the community and the areas serving the community. B. Required Maintenance. Maintenance includes, without limitation, the following (1) Landscape Person. The Association shall enter into an annual contract with a certified landscape person for upkeep and maintenance. (2) Wetland Maintenance. The West Park Neighborhood Condominiums constructed wetland is intended to be a natural area that does not require routine maintenance. The following maintenance items have been identified: (i) Monitor and control noxious weeds annually; (ii) If casual use trails become established, provide signing to discourage this use; (iii) Clean up trash on an annual basis; (iv) If annual monitoring indicates a lack of diversity of plant species consideration can be given to encouraging other species to propagate. (3) 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. (4) Trails. Natural fines trails will not be plowed. These trails will be inspected regularly and receive routine patching and surface maintenance to prevent erosion or unsafe conditions. Weeds on the trails will be controlled following City of Bozeman standards, set by the City Parks Division, and using industry standards or as part of the weed control plan described in this Park and Open Space Maintenance Plan. (5) 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 to conserve and not over water. (6) Noxious Weed Control. A weed control program will be developed that conforms to the requirements of the City of Bozeman, Gallatin County Wed Control Board Supervisor and NRCS. This program will consist of an annual visit in June to spot spray where necessary, including trails and sidewalks. Weeds will be sprayed by a licensed contractor, according to industry and local standards, on a regular basis, using appropriate applications and products. The utmost care will be taken to protect water sources, park users and adjacent property owners. The City of Bozeman shall be notified of 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. (7) Fertilization. Fertilization should be minimized to prevent un- necessarily 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 mid to late summer. It is recommended that slow-release fertilizer be used to prevent excessive shoot growth and to provide turf nutrition over an 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 and maples. Birches and maples should be pruned in mid-July to prevent bleeding. 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. (8) Snow and Leaf Removal. Snow removal will be provided within the park by a snow removal service retained by the Association. Sidewalks must be cleared within 24 hours after the end of a snowfall event per Bozeman Ordinance 1529. The Association will be responsible for clearing snow on sidewalks, on walks adjacent to Parks and Open Spaces and the South 19th boulevard; no snow removal will be performed on the natural fines trails. Leaf removal will be provided most likely by a landscape contractor or handyman service, as retained by the Association. (9) 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 monthly for necessary adjustments. Drip emitters should be periodically checked, and the entire system should be regularly monitored for line breaks, head breakage, and vandalism. Head replacement should be done with the same brand to ensure efficient coverage for the system 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 left off until spring. Any necessary watering during the winter months should be done with a tank to prevent damage to the irrigation system. (10) 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 open space areas. (11) Refuse. Refuse within the open spaces will be collected weekly by a service retained by the Association or the party responsible for maintenance. 6. Storm Water Management System Operation & Maintenance Manual. The Storm Water Management System Operation & Maintenance Manual is set forth in Exhibit H. Maintenance of the Stormwater Facilities must be provided by the Association, with the exception of storm sewer mains, inlets, or manholes located in streets dedicated to the City of Bozeman for public use, and such items will be maintained by the City, until the City establishes a stormwater maintenance district or other dedicated funding source and affirmatively accepts responsibility for maintenance. 7. Construction in Open Spaces. Open Space shown in the approved final plan or in the approved plat application must not be used for the construction of any structures not shown on the final plan. 8. Agricultural Uses. Unit Owners and residents within the Property are informed that adjacent uses may be agricultural. Unit Owners accept and are aware that standard agricultural and farming practices can result in dust, animal odors, and noise, smoke, flies, and machinery noise. Standard agricultural practices feature the use of heavy equipment, chemical sprays, and the use of machinery early in the morning and sometimes late into the evening. All fences installed by the Declarant or Association that border agricultural lands must be maintained by the Association. EXHIBIT D PERCENTAGE OF INTEREST IN THE GENERAL COMMON ELEMENTS EXHIBIT E SITE PLAN EXHIBIT F FLOOR PLANS EXHIBIT G CERTIFICATE OF FLOOR PLAN The undersigned, being a duly registered professional _______________ in the State of Montana, herewith certifies the following: That the floor plans for Buildings _____ and Units ____ of the WEST PARK NEIGHBORHOOD CONDOMINIUMS are being filed simultaneous with the Declaration. The floor plans fully and accurately depict the layout of the Units, the Unit designation, the location and dimensions of each Unit, and the common areas to which each Unit has access. Construction of the Building and Units was substantially completed on __________. DATED: ____________________ ________________________________________ REGISTERED PROFESSIONAL ______________ Number: _________________________________ EXHIBIT H STORM WATER MANAGEMENT SYSTEM OPERATION AND MAINTENANCE MANUAL Page 2 of 6 Table of Contents 1 Introduction ......................................................................................................................... 3 2 Proposed Development ....................................................................................................... 3 2.1 Project Location and Description .................................................................................. 3 2.2 Development Description ............................................................................................. 3 2.3 Development Horizon .................................................................................................. 3 3 Existing Area Conditions ..................................................................................................... 3 3.1 Existing Land Cover and Slopes .................................................................................. 3 3.2 NRCS Soils .................................................................................................................. 3 3.3 Site Groundwater Levels .............................................................................................. 4 3.4 Existing Drainage Features .......................................................................................... 4 4 Major Drainage Basins ........................................................................................................ 4 5 Methodologies .................................................................................................................... 4 5.1 Design Methodology .................................................................................................... 4 5.2 Storm Water Runoff Analyses ...................................................................................... 4 5.3 Storm Drain Piping ....................................................................................................... 5 5.4 Storm water Retention Facilities................................................................................... 5 6 Maintenance ....................................................................................................................... 5 7 Conclusions ........................................................................................................................ 6 List of Exhibits Exhibit A Vicinity Map Exhibit B Post-Development Drainage Basins Exhibit C Proposed Retention Pond Layout List of Appendices Appendix A NRCS Soil Report Appendix B Groundwater Data Appendix C Operation and Maintenance Manual Page 3 of 6 1 INTRODUCTION This design report summarizes the preliminary plan for management of storm water runoff from the West Park subdivision proposed to be located in Bozeman, Gallatin County, Montana. The information contained in this report summarizes the basis of design for necessary storm drainage improvements. The methodology and analysis procedures utilized in the design of the subdivision storm water management improvements are based on the standards found in the City of Bozeman Design Standards and Specifications Policy with Addendum Numbers 1 thru 7, dated March 13, 2020 (City of Bozeman Public Works Department – Engineering Division). 2 PROPOSED DEVELOPMENT 2.1 Project Location and Description The following is the legal description for the property. Lot R1A through R1D of Phase 6 of Norton East Ranch Subdivision to be platted through an amended plat to be known as the West Park Neighborhood. Project is located in the N ½ of Section 9, Township 2 South, Range 5 East, Principal Meridian, Gallatin County, Montana. The West Park development is a proposed 40-acre multi-family neighborhood bordered by the Valley West Subdivision to the east, Vaughn Drive (local) to the north, Laurel Parkway (collector) to the west and West Babcock (collector) to the south. This project is located within the City of Bozeman, Montana. See the vicinity map (Exhibit A) for location details. A non- jurisdictional wetland currently divides the subdivision, running North-South from the North property boundary to around the center of the subdivision. Block 1 Open Space Lot 1 is a 0.66- acre lot in the north side of the proposed subdivision. 2.2 Development Description The West Park subdivision is proposed to include multifamily residential units. The development consists of 4 lots for multifamily residential units. The property is zoned R-4. 2.3 Development Horizon Development of the subdivision infrastructure to support Block 1 Lot 1 and the development of Block 1 Lot 1 of the West Park Subdivision is to begin development a soon as the entitlement approvals are in place. The development timeline for the remaining lots is unknown. 3 EXISTING AREA CONDITIONS 3.1 Existing Land Cover and Slopes The existing property is primarily vacant, agricultural land. The existing slopes range from 0% to 4%, generally draining from south to north. 3.2 NRCS Soils Data on existing site soils is provided in the Gallatin County Area, Montana Soil Survey dated September 2, 2021 through Web Soil Survey (WSS) operated by the United States Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS). According to information obtained from WSS, the Phase 1 contains two soil types – Hyalite- Beaverton Complex and Meadowcreek Loam. See Appendix A for the complete Soil Resource Report. Page 4 of 6 3.3 Site Groundwater Levels Groundwater levels beneath the proposed subdivision experience seasonal variations, but are generally quite high. Morrison-Maierle observed groundwater levels in 7 wells between March 24, 2021 and March 30, 2022. See complete groundwater data in Appendix B, including a map showing the locations of each well as well as a groundwater surface that was interpolated based on well measurements at the highest groundwater level on March 2, 2022. Due to the high groundwater, fill will be required in most areas to ensure storm water facilities are not inundated. The retention ponds are designed with a 1’ separation between the pond bottom and seasonal high ground water. Pond #1 has a bottom elevation of 4782.1’ and the highest groundwater from the surface at the pond bottom is 4781.04’. Similarly, Pond #2 has a pond bottom of 4780.7 with the highest groundwater being 4779.61’. 3.4 Existing Drainage Features As previously noted, a non-jurisdictional wetland is in the center of the North end of the subdivision. The majority of the runoff from the subdivision will flow towards the proposed retention ponds with overflow running offsite to the north. Phase 1 of the previous Norton East Ranch subdivision created 10 stormwater ponds for detention and retention. Retention pond 1 is located in the Northwest corner of Lot 1 of the West Park Subdivision and retain the 10-year, 2-hour storm. Detention ponds 4 and 6 are located in the Southwest corner of Block 2 Open Space Lot 1 of the West Park subdivision. Both ponds detain the 10-year, 2-hour storm with outlets that direct stormwater to the northwest and are conveyed under the Laurel Parkway right-of-way. The City of Bozeman shall determine which entity is responsible for maintaining these existing ponds as they serve adjacent property and not the proposed development. 4 MAJOR DRAINAGE BASINS Runoff from the public right-of-way (ROW) will be analyzed in this report. Individual private lots will need to account for storm water management during their individual site plan process, though this analysis will account for the pre-development flows. The site is split into two separate drainage basins. One basin includes offsite runoff from Vaughn Drive and Pond Lilly Drive and the second basin includes existing runoff from Laurel Parkway as Retention Pond #1 from Design Report Stormwater Management Norton East Ranch Subdivision, Phase 5 prepared by C&H and will be relocated. See Exhibit C. 5 METHODOLOGIES This section documents the methodologies and assumptions used to conduct the storm water runoff analyses for the proposed development. Preliminary drainage plan methodology and analyses are based on the City of Bozeman’s Design Standards and Specifications Policy. 5.1 Design Methodology The storm water management system for the proposed development utilizes a system of curb, gutter, inlets, piping, detention facilities, and surface retention basins to collect, convey, and store storm water runoff. Summaries of runoff estimates, inlet and piping capacities, and retention volumes are provided in the sections that follow. 5.2 Storm Water Runoff Analyses Page 5 of 6 Storm water runoff analyses were performed using the Rational Method for post-development conditions. The analyses included evaluations of the 25-year design storm recurrence interval for inlet and piping system design. 5.3 Storm Drain Piping The storm drain piping system for the proposed development is designed to have maximum reliability of operation, minimal maintenance requirements, and to ensure that inlets function to their design capacities while meeting necessary area drainage requirements. The 25-year design storm has been selected as the basis for design as that is the City of Bozeman requirement from the Design Standards and Specifications Policy. These require that storm drain piping be designed to have a minimum velocity of 3.0 feet per second (fps) at the design depth of flow, or when flowing full, to prevent sediment deposits. In addition, pipes will be designed to be above the seasonal high groundwater level to prevent groundwater infiltration to pipes, structures and ponds. Inlets will be placed at all low points in the curb line and at intervals to limit gutter flow depth to 0.15’ below the top of the curb. Inlets and pipes will be designed to convey a 25-year storm runoff from ROWs. Inlet locations and required spacing will be developed later as the infrastructure design is finalized. 5.4 Storm water Retention Facilities Storm water runoff will be stored in two permanent retention ponds in Block 1 Open Space Lot 1, north of Block 1 Lots 1 and 2. Pond capacity will be designed to store runoff from a 10-year 2- hr event from the rights-of-way and pre-development flows from the private lots for Block 1 Lots 1 and 2. See the tables below for basin areas and minimum required storage volumes. Also, see Exhibit B for basin locations and Exhibit C for proposed retention pond volumes and elevations. Note that the roads adjacent to Lots 1, 2, 3 and 4 will be built higher than the existing conditions. Runoff is expected to pond locally and infiltrate into the ground in these sites prior to site development. 6 MAINTENANCE Storm drain inlets, catch basins, and piping should be inspected at least once per year and following large storm events by West Park Neighborhood Condominium Owners Association. Any Page 6 of 6 necessary repair or maintenance should be prioritized and scheduled through the spring, summer, and fall. These items may include inspecting for any damage, removing blockages, cleaning and flushing the length of pipes, establishing vegetation on bare slopes at or near inlets, and sediment removal. Maintenance of the retention basin is also essential. General objectives of maintenance are to prevent clogging, standing water and the growth of weeds and wetland plants. This requires frequent unclogging of the outlets, inlets, and mowing. Cleaning out sediment with earth-moving equipment may also be necessary in 10 to 20 years. An Operation and Maintenance Manual is included in Appendix C. Maintenance responsibility and maintenance requirements of the two existing ponds that serve the initial phases of the Norton East Ranch Subdivision shall be determined by the City of Bozeman. 7 CONCLUSIONS Runoff from the development of the West Park Subdivision right-of-ways will be conveyed to retention ponds for storage and treatment. Roadways, inlets, pipes and ponds will be designed to meet all City of Bozeman Design standards. A comprehensive drainage plan will be developed to ensure the proposed storm water management system is adequate. © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2022 N:\10130\001.01 PrePlat\ACAD\Exhibits\Vicinity Map.dwg Plotted by ben berry on Apr/1/2022 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 10130.001 EX-A WEST PARK SUBDIVISION VICINITY MAP BOZEMAN MONTANA BTB BTB JRN 04/2022 1,500 3,0000 SCALE IN FEET PROJECT LOCATION 12W12W12W12W12W12W12W8W BPBPBPBPBPBPBP15S15S15S15S15S15S15S15SS S S S S S W W W W W WWW WW8S8S8S 8S8SHH HH HH HH HH HH LAUREL PARKWAYPOND LILLY DRIVEVAUGHN DRIVE VAUGHN DRIVE BAXTER CREEK4755 4755 4760 4760 4760OVERFLOW TO EXISTING WETLAND BLOCK 1 LOT 1 4.33 AC BLOCK 1 LOT 2 5.24 AC BLOCK 2 LOT 1 6.94 AC BLOCK 3 LOT 1 4.66 AC WEST BABCOCK STREET15SD15SD15SDEXISTING DETENTION POND 4, 11,687SF (16,288CF) FROM NORTON PHASE 1 BY OTHERS PROPOSED RETENTION POND#2 FOR BASIN 2 MIN STORAGE VOL = 6,679 CF PROPOSED VOL = 6,757 CF FLOW ARROW (TYP.) PROPOSED RETENTION POND #1 FOR BASIN 1 MIN STORAGE VOL = 8,571 CF PROPOSED VOL = 8,857 CF UNDEVELOPED LOTS WILL BE BELOW ROAD GRADE. STORMWATER WILL POND IN THE LOTS AND INFILTRATE. LAUREL PARKWAY RUNOFF PREVIOUSLY CALCULATED BY OTHERS EXISTING DETENTION POND 6, 27,26SF (3,415CF) FROM NORTON PHASE 1 BY OTHERS BLOCK 1 OPEN SPACE LOT 1 0.63AC BLOCK 2 OPEN SPACE LOT 1 3.98AC EXISTING RENTENTION POND #1 BY C&H 6,695 CF TO BE REMOVED AND REPLACED BY PROPOSED RENTION POND #2 © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2022 N:\10130\001.01 PrePlat\ACAD\Exhibits\Basins.dwg Plotted by celine saucier on Aug/25/2022 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 10130.001 EX-B WEST PARK SUBDIVISION PRELIMINARY DRAINAGE BASINS AND RETENTION POND LAYOUT BOZEMAN MONTANA BTB BTB JRN 04/2022 1 100 2000 SCALE IN FEET 1 2 BLOCK 1OPEN SPACELOT 115SD15SD15SD15SD 15SD 15SD 15SD15SD15S D 15S D12SD15SD15SD478347824781478047794783 4 7 8 4 47834782 4:1 4:1478447 8 4 4784 4783RETENTION POND #1VOLUME: 8,857 CF©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE,2022Plotted by celine saucier on Aug/25/2022DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle2880 Technology Blvd WestBozeman, MT 59718406.587.0721www.m-m.netN:\10130\001.01 PrePlat\ACAD\Exhibits\Retention Ponds.dwg 10130.001.01EX-CWEST PARK SUBDIVISIONOPEN SPACE ARETENTION PONDSBOZEMANMTRSNBTBJRN08/202225500SCALE IN FEETRUNOFF FROMLAUREL PARKWAYLEGENDRETENTION POND # 2VOLUME: 6,757 CFVAUGHN DRIVEBLOCK 1OPEN SPACELOT 1BLOCK 1LOT 1BLOCK 1LOT 2OVERFLOW FROM POND #1TO POND #2OVERFLOW FROM POND #2TO WETLANDSRUNOFF FROMPOND LILY DRIVEAND SOUTH VAUGHNDRIVERUNOFF FROMVAUGHN DRIVEGROUND WATER ELEVATION(TYP)EXISTINGELEVATION(TYP)4782.104784.104780.704782.20EXISTING MINOR CONTOUREXISTING MAJOR CONTOURGROUNDWATER MINOR CONTOURGROUNDWATER MAJOR CONTOURPROPOSED MINOR CONTOURPROPOSED MAJOR CONTOURNOTE: PONDS OWNED AND MAINTAINEDBY WEST PARK NEIGHBORHOODCONDOMINIUM OWNERS ASSOCIATION.4780 United States Department of Agriculture A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Gallatin County Area, Montana West Park Subdivision Natural Resources Conservation Service March 29, 2022 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://www.nrcs.usda.gov/wps/ portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/? cid=nrcs142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require 2 alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. 3 Contents Preface....................................................................................................................2 How Soil Surveys Are Made..................................................................................5 Soil Map..................................................................................................................8 Soil Map (West Park Subdivision)........................................................................9 Legend................................................................................................................10 Map Unit Legend (West Park Subdivision).........................................................11 Map Unit Descriptions (West Park Subdivision).................................................11 Gallatin County Area, Montana.......................................................................13 448A—Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes....................................................................................................13 509B—Enbar loam, 0 to 4 percent slopes...................................................15 510B—Meadowcreek loam, 0 to 4 percent slopes......................................16 537A—Lamoose silt loam, 0 to 2 percent slopes........................................17 748A—Hyalite-Beaverton complex, 0 to 4 percent slopes..........................19 References............................................................................................................22 4 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area. They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes; the general pattern of drainage; the kinds of crops and native plants; and the kinds of bedrock. They observed and described many soil profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently, soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate, water resources, soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform, a soil scientist develops a concept, or model, of how they were formed. Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless, these observations, supplemented by an understanding of the soil-vegetation-landscape relationship, are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments, distribution of plant roots, reaction, and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes (units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile. After the soil 5 scientists classified and named the soils in the survey area, they compared the individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components; the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions. Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping, intensity of mapping, design of map units, complexity of the landscape, and experience of the soil scientist. Observations are made to test and refine the soil-landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand, silt, clay, salt, and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components. The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress, samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests. Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area, they drew the boundaries of these bodies on aerial photographs and Custom Soil Resource Report 6 identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately. Custom Soil Resource Report 7 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 8 9 Custom Soil Resource Report Soil Map (West Park Subdivision)505820050583005058400505850050586005058700505880050589005059000505820050583005058400505850050586005058700505880050589005059000491000 491100 491200 491300 491400 491500 491000 491100 491200 491300 491400 491500 45° 41' 4'' N 111° 6' 59'' W45° 41' 4'' N111° 6' 28'' W45° 40' 35'' N 111° 6' 59'' W45° 40' 35'' N 111° 6' 28'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,270 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 25, Sep 2, 2021 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Sep 10, 2012—Nov 12, 2016 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Custom Soil Resource Report 10 Map Unit Legend (West Park Subdivision) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 448A Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes 4.6 5.5% 509B Enbar loam, 0 to 4 percent slopes 4.4 5.2% 510B Meadowcreek loam, 0 to 4 percent slopes 30.0 35.7% 537A Lamoose silt loam, 0 to 2 percent slopes 10.3 12.3% 748A Hyalite-Beaverton complex, 0 to 4 percent slopes 34.8 41.4% Totals for Area of Interest 84.1 100.0% Map Unit Descriptions (West Park Subdivision) The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not Custom Soil Resource Report 11 mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. Custom Soil Resource Report 12 Gallatin County Area, Montana 448A—Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 56sq Elevation: 4,450 to 5,300 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Farmland classification: Farmland of local importance Map Unit Composition Hyalite and similar soils:70 percent Beaverton and similar soils:20 percent Minor components:10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Hyalite Setting Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Parent material:Loamy alluvium Typical profile A - 0 to 5 inches: loam Bt1 - 5 to 9 inches: clay loam Bt2 - 9 to 17 inches: silty clay loam 2Bt3 - 17 to 26 inches: very cobbly sandy clay loam 3C - 26 to 60 inches: very cobbly loamy sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high (0.20 to 0.57 in/hr) Depth to water table:About 48 to 96 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Available water supply, 0 to 60 inches: Low (about 4.4 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: R043BP818MT - Upland Grassland Hydric soil rating: No Custom Soil Resource Report 13 Description of Beaverton Setting Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Parent material:Alluvium Typical profile A - 0 to 5 inches: cobbly loam Bt - 5 to 21 inches: very gravelly clay loam Bk - 21 to 25 inches: very cobbly coarse sandy loam 2Bk - 25 to 60 inches: extremely cobbly loamy coarse sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:About 48 to 96 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:15 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Available water supply, 0 to 60 inches: Low (about 3.7 inches) Interpretive groups Land capability classification (irrigated): 4s Land capability classification (nonirrigated): 6s Hydrologic Soil Group: B Ecological site: R043BP818MT - Upland Grassland Hydric soil rating: No Minor Components Meadowcreek Percent of map unit:5 percent Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS359MT - Subirrigated (Sb) 15-19" p.z. Hydric soil rating: No Beaverton Percent of map unit:5 percent Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS354MT - Shallow to Gravel (SwGr) 15-19" p.z. Hydric soil rating: No Custom Soil Resource Report 14 509B—Enbar loam, 0 to 4 percent slopes Map Unit Setting National map unit symbol: 56vp Elevation: 4,400 to 6,000 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 37 to 45 degrees F Frost-free period: 90 to 110 days Farmland classification: All areas are prime farmland Map Unit Composition Enbar and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Enbar Setting Landform:Flood plains Down-slope shape:Linear Across-slope shape:Linear Parent material:Loamy alluvium Typical profile A - 0 to 22 inches: loam Cg - 22 to 49 inches: sandy loam 2C - 49 to 60 inches: very gravelly loamy sand Properties and qualities Slope:0 to 4 percent Depth to restrictive feature:More than 80 inches Drainage class:Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:About 24 to 42 inches Frequency of flooding:RareNone Frequency of ponding:None Calcium carbonate, maximum content:10 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Available water supply, 0 to 60 inches: Moderate (about 8.8 inches) Interpretive groups Land capability classification (irrigated): 3w Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C Ecological site: R044BP815MT - Subirrigated Grassland Hydric soil rating: No Custom Soil Resource Report 15 Minor Components Nythar Percent of map unit:10 percent Landform:Flood plains Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS365MT - Wet Meadow (WM) 15-19" p.z. Hydric soil rating: Yes Straw Percent of map unit:5 percent Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS355MT - Silty (Si) 15-19" p.z. Hydric soil rating: No 510B—Meadowcreek loam, 0 to 4 percent slopes Map Unit Setting National map unit symbol: 56vt Elevation: 4,200 to 5,950 feet Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Farmland classification: Prime farmland if irrigated Map Unit Composition Meadowcreek and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Meadowcreek Setting Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Parent material:Alluvium Typical profile A - 0 to 11 inches: loam Bg - 11 to 25 inches: silt loam 2C - 25 to 60 inches: very gravelly sand Properties and qualities Slope:0 to 4 percent Depth to restrictive feature:More than 80 inches Drainage class:Somewhat poorly drained Custom Soil Resource Report 16 Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:About 24 to 42 inches Frequency of flooding:None Frequency of ponding:None Maximum salinity:Nonsaline to slightly saline (0.0 to 4.0 mmhos/cm) Available water supply, 0 to 60 inches: Low (about 5.1 inches) Interpretive groups Land capability classification (irrigated): 2e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Ecological site: R044BP815MT - Subirrigated Grassland Hydric soil rating: No Minor Components Blossberg Percent of map unit:10 percent Landform:Terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS365MT - Wet Meadow (WM) 15-19" p.z. Hydric soil rating: Yes Beaverton Percent of map unit:5 percent Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS354MT - Shallow to Gravel (SwGr) 15-19" p.z. Hydric soil rating: No 537A—Lamoose silt loam, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 56wp Elevation: 4,000 to 5,000 feet Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Farmland classification: Farmland of local importance Map Unit Composition Lamoose and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Custom Soil Resource Report 17 Description of Lamoose Setting Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Parent material:Alluvium Typical profile A - 0 to 9 inches: silt loam Bg - 9 to 27 inches: silt loam 2C - 27 to 60 inches: very gravelly loamy sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:About 12 to 24 inches Frequency of flooding:None Frequency of ponding:None Maximum salinity:Nonsaline to very slightly saline (0.0 to 3.0 mmhos/cm) Available water supply, 0 to 60 inches: Low (about 5.8 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 5w Hydrologic Soil Group: B/D Ecological site: R044BP815MT - Subirrigated Grassland Hydric soil rating: Yes Minor Components Bonebasin Percent of map unit:10 percent Landform:Terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS365MT - Wet Meadow (WM) 15-19" p.z. Hydric soil rating: Yes Meadowcreek Percent of map unit:5 percent Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS343MT - Subirrigated (Sb) 9-14" p.z. Hydric soil rating: No Custom Soil Resource Report 18 748A—Hyalite-Beaverton complex, 0 to 4 percent slopes Map Unit Setting National map unit symbol: 570v Elevation: 4,350 to 6,150 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Farmland classification: Farmland of local importance Map Unit Composition Hyalite and similar soils:70 percent Beaverton and similar soils:20 percent Minor components:10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Hyalite Setting Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Parent material:Loamy alluvium Typical profile A - 0 to 5 inches: loam Bt1 - 5 to 9 inches: clay loam Bt2 - 9 to 17 inches: silty clay loam 2Bt3 - 17 to 26 inches: very cobbly sandy clay loam 3C - 26 to 60 inches: very cobbly loamy sand Properties and qualities Slope:0 to 4 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high (0.20 to 0.57 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Available water supply, 0 to 60 inches: Low (about 4.4 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: R043BP818MT - Upland Grassland Hydric soil rating: No Custom Soil Resource Report 19 Description of Beaverton Setting Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Parent material:Alluvium Typical profile A - 0 to 5 inches: cobbly loam Bt - 5 to 21 inches: very gravelly clay loam Bk - 21 to 25 inches: very cobbly coarse sandy loam 2Bk - 25 to 60 inches: extremely cobbly loamy coarse sand Properties and qualities Slope:0 to 4 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:15 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Available water supply, 0 to 60 inches: Low (about 3.7 inches) Interpretive groups Land capability classification (irrigated): 4s Land capability classification (nonirrigated): 6s Hydrologic Soil Group: B Ecological site: R043BP818MT - Upland Grassland Hydric soil rating: No Minor Components Hyalite Percent of map unit:5 percent Landform:Stream terraces, alluvial fans Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS354MT - Shallow to Gravel (SwGr) 15-19" p.z. Hydric soil rating: No Turner Percent of map unit:5 percent Landform:Stream terraces Down-slope shape:Linear Across-slope shape:Linear Ecological site:R044BS355MT - Silty (Si) 15-19" p.z. Hydric soil rating: No Custom Soil Resource Report 20 Custom Soil Resource Report 21 References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/national/soils/?cid=nrcs142p2_054262 Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580 Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/ home/?cid=nrcs142p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/ detail/national/landuse/rangepasture/?cid=stelprdb1043084 22 United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/soils/scientists/?cid=nrcs142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/? cid=nrcs142p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf Custom Soil Resource Report 23 3/24/2021 4/7/2021 4/21/2021 5/6/2021 5/19/2021 6/2/2021 6/16/2021 7/1/2021 7/14/2021 7/28/2021 8/11/2021 8/25/2021 9/8/2021 9/22/2021 10/20/2021 11/17/2021 12/8/2021 1 TH-11 1.47 1.31 1.72 1.71 1.81 1.80 2.12 2.30 2.32 2.38 2.21 1.97 2.10 2.20 2.31 1.71 1.57 2 TH-14 0.37 0.37 0.90 0.98 1.04 1.02 1.32 1.52 1.55 1.67 1.55 1.37 1.37 1.53 1.55 1.01 0.67 3 TH-18 2.69 2.90 3.11 3.07 3.16 3.04 3.27 3.73 3.80 3.88 3.74 3.49 3.53 3.56 3.44 3.30 3.20 4 TH- 16 1.23 0.81 1.47 1.40 1.65 1.52 1.90 2.19 2.22 2.39 2.26 1.99 2.17 2.33 1.88 1.68 1.52 5 TH-4 0.65 0.31 0.98 1.07 1.33 1.28 1.77 2.09 2.13 2.28 2.02 1.71 1.89 2.13 - 1.46 0.82 6 TH-1 3.02 2.58 3.20 3.13 3.18 3.11 - - - - - - - - - - - 7 TH-8 1.17 1.01 1.57 1.53 1.73 1.75 2.18 2.45 2.43 2.54 2.26 1.95 2.19 2.46 2.73 1.73 1.55 All Measurements Shown on This Sheet are Water Depths Below Existing Ground In Feet. Cells marked with "-" notes that there was no water in the well. 0.36 -0.05 -0.26 -0.31 -0.65 -0.27 -0.13 -0.20 -0.070 -0.02 0.23 -0.17 -0.07 0.20 0.10 1.47 0.19 -0.15 -0.36 -0.35 -0.69 -0.24 -0.15 -0.17 -0.090 -0.05 0.16 -0.11 -0.02 0.14 0.02 0.15 0.66 0.03 -0.12 -0.18 -0.36 -0.40 -0.06 -0.43 -0.16 -0.060 0.06 0.26 -0.13 0.01 0.10 0.07 0.04 3.21 0.54 -0.15 -0.25 -0.41 -0.66 -0.32 -0.23 -0.06 -0.090 0.18 0.26 -0.05 -0.07 0.32 0.07 -0.02 1.54 0.42 -0.18 -0.40 -0.62 -1.00 -0.38 -0.21 -0.26 -0.110 0.10 0.32 -0.20 -0.07 0.09 0.07 0.78 0.57 -0.19 -0.21 -0.55 -0.66 0.39 -0.12 -0.26 -0.40 -0.65 -0.32 -0.20 -0.28 -0.050 -0.05 0.28 -0.09 -0.02 0.16 0.11 -0.04 1.50 0.36 -0.14 -0.27 -0.43 -0.67 -0.27 -0.23 -0.19 -0.08 0.04 0.25 -0.13 -0.04 0.18 0.08 0.03 1.53 Well Number Previous Label DATES OF MEASUREMENT (2021) WEST PARK SUBDIVISION MONITORING WELLS - 10130.001 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 4.50 2/23/2021 4/14/2021 6/3/2021 7/23/2021 9/11/2021 10/31/2021 12/20/2021 2/8/2022 Depth Below Ground (ft)DateNorton Ranch 2021 Ground Water Depth Below Ground Well 1 Well 2 Well 3 Well 4 Well 5 Well 6 Well 7 1/5/2022 1/19/2022 2/2/2022 2/10/2022 2/16/2022 2/23/2022 3/2/2022 3/9/2022 3/16/2022 3/23/2022 3/30/2022 1 TH-11 1.69 1.79 1.88 1.80 1.62 1.60 0.48 1.47 1.37 1.45 1.37 2 TH-14 1.05 1.04 1.30 1.05 0.83 0.91 0.06 0.68 0.53 0.63 0.57 3 TH-18 3.21 3.20 3.26 3.27 3.17 3.20 2.51 2.91 2.85 2.87 2.75 4 TH- 16 1.53 1.66 1.75 1.70 1.54 1.56 0.34 1.43 1.41 1.43 1.36 5 TH-4 1.04 1.21 1.49 1.39 1.17 1.24 0.14 0.89 0.79 1.14 1.07 6 TH-1 - - - - - - 2.46 3.12 3.32 - - 7 TH-8 1.76 1.91 2.09 2.0 1.81 1.87 0.39 1.39 1.35 1.45 1.39 -0.1 -0.1 0.1 0.2 0.0 1.1 -1.0 0.1 -0.1 0.1 0.0 -0.3 0.3 0.2 -0.1 0.9 -0.6 0.2 -0.1 0.1 0.0 -0.1 0.0 0.1 0.0 0.7 -0.4 0.1 0.0 0.1 -0.1 -0.1 0.0 0.2 0.0 1.2 -1.1 0.0 0.0 0.1 -0.2 -0.3 0.1 0.2 -0.1 1.1 -0.8 0.1 -0.4 0.1 -0.7 -0.2 -0.1 -0.2 0.1 0.2 -0.1 1.5 -1.0 0.0 -0.1 0.1 Average= -0.09 -0.16 0.09 0.18 -0.04 1.08 -0.79 0.04 -0.11 0.08 WEST PARK SUBDIVISION MONITORING WELLS - 10130.001 Well Number Previous Label DATES OF MEASUREMENT (measurements are ground water depth below ground elevation in feet) 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 12/30/2021 1/9/2022 1/19/2022 1/29/2022 2/8/2022 2/18/2022 2/28/2022 3/10/2022 3/20/2022 3/30/2022 4/9/2022 Depth Below Ground (ft)DateNorton Ranch 2022 Ground Water Depth Below Ground Elevation Well 1 Well 2 Well 3 Well 4 Well 5 Well 6 Well 7 © 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS © 2022 TomTom TRACT 1 11.85 acs. TRACT 2 6.79 acs. TRACT 3 12.30 acs. TRACT 4 10.04 acs. 4780.86 4787.52 4784.42 4785.88 4790.88 4793.11 4791.85 4780 4785 4790-1.66%-0.79%-1.21%-1.25%© PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE,2022 N:\10130\001.02 Site Plan\ACAD\Civil\Worksheet\groundwater\10130.002 Groundwater Exhibit.dwg Plotted by celine saucier on Aug/21/2022 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 10130.001 EX-B WEST PARK SUBDIVISION GROUNDWATER MONITORING WELL MAP BOZEMAN MONTANA BTB BTB JRN 4/1/2022 100 2000 SCALE IN FEET GROUNDWATER MON. WELL #5 (TH-4) GROUNDWATER MON. WELL #6 (TH-1) GROUNDWATER MON. WELL #4 (TH-16) GROUNDWATER MON. WELL #3 (TH-18) GROUNDWATER MON. WELL #2 (TH-14) GROUNDWATER MON. WELL #7 (TH-8)GROUNDWATER MON. WELL #1 (TH-11) GROUNDWATER SURFACE INTERPOLATED FROM WELL MEASUREMENTS TAKEN MARCH. 2, 2022 EXISTING GROUND (TYP) EXISTING DETETION POND #4, NORTON PHASE 1 WETLANDS (TYP) MW MW MW MW MW MW MW POND #2 BTM: 80.7 GROUNDWATER: 79.61 POND #1 BTM: 82.1 GROUNDWATER: 81.04 Storm Water Management System Operation & Maintenance Manual West Park Subdivision Bozeman, Montana Prepared For: 8FC, LLC Prepared By: 2880 Technology Blvd. W. • PO Box 1113 • Bozeman, MT 59771 (406) 587-0721 • www.m-m.net West Park - Phase 1 Storm Water Operation & Maintenance Manual 1 Site Data Location: West Park Subdivision Lot R1A through R1D of the Norton East Ranch Subdivision Phase 6, located in the NE 1/2 of Section 9, Township 2 South, Range 5 East, Principal Meridian, Gallatin County, Montana Approximate WGS84 Reference Latitude: 45° 40' 51" N Approximate WGS84 Reference Longitude: 111° 6' 45” W The Project lies in the south east corner of the property and encompasses about 40 acres. Ownership of Stormwater Facilities: Stormwater facilities within the public rights-of-way are to be owned by the City of Bozeman. Stormwater facilities outside of the public rights-of-ways are to be owned by the West Park Neighborhood Condominium Owners Assocation. Responsible Party for Maintenance: For those storm water management system elements outside of dedicated public rights-of-way, the HOA, West Park Neighborhood Condominium Owners Association shall designate a qualified professional entity or individual to perform all monitoring. The name, address and telephone number of the entity or individual shall be provided to the City of Bozeman Public Works Department. The owner's representative shall be required to keep a log of all required inspections and maintenance required. The log shall be made available to the City of Bozeman Public Works Department for review as requested. The City of Bozeman shall determine if the maintenance for the existing Ponds 4 and 6, which were constructed as part of and serve the initial phases of Norton East Ranch Subdivision is to be completed by the City of Bozeman, or if another entity is to maintain these ponds are located in Block 2, Open Space Lot 1. Land Use & Site Area: The proposed West Park Subdivision project is located in Bozeman, Gallatin County, Montana. Generally, the property is bordered by Vaughn Drive to the north, the Valley West subdivision to the east, West Babcock Street to the south, and Laurel Parkway to the west. West Park subdivision is proposed to include 4 lots of multi-family residential uses. West Park - Phase 1 Storm Water Operation & Maintenance Manual 2 Storm Water Management Systems: The proposed West Park subdivision development is to include a system of storm drainage inlets, piping, and surface storm water retention systems and underground retention systems. The project area is divided into three distinct major, post-development drainage basins for drainage from the street rights-of- way for Pond Lily Drive, Vaughn Drive, and a portion of Laurel Parkway, which are shown in in Figure 1 on the following page. Basin 1: Pond Lily Drive & Vaughn Drive Storm water runoff from Pond Lilly Drive and the southern portion of Vaughn Drive will be collected in the roadway gutter and conveyed to inlets at two separate low points in Vaughn Drive, and then a retention pond in the northwest corner of Block 1 Open Space Lot 1, which will retain the 10-year, 2-hour design storm recurrence interval. The same retention pond will receive runoff from Block 1 Lot 2. Overflow for this retention pond #1 will be conveyed to an oversized retention pond #2, and if necessary overflow from pond #2 will be conveyed to an existing constructed wetland located in Bronken Park north of Vaughn Drive via a culvert designed to accommodate the 25-year design storm recurrence interval. Basin 2: Laurel Parkway Storm water runoff from portions of Laurel Parkway will be collected via a system of inlets and piping sized to accommodate the 25-year design storm recurrence interval in accordance with City of Bozeman design standards. This runoff will be conveyed to a relocated retention pond in the east side of Block 1 Open Space Lot 1. The pond will retain the 10-year, 2-hour design storm recurrence interval and overflow into the constructed wetland located in Bronken Park north of Vaughn Drive. West Park - Phase 1 Storm Water Operation & Maintenance Manual 3 Figure 1: Major Drainage Basins West Park - Phase 1 Storm Water Operation & Maintenance Manual 4 Inspection & Maintenance Storm water facilities and permanent Best Management Practices (BMPs) must be inspected in accordance with this document. All documentation on scheduled inspections, times of inspections, maintenance completed, remedial actions taken to make repairs, and any modifications or reconstruction of the storm system shall be maintained on-site. Disposal of the accumulated sediment must be in accordance with all applicable local, state, and federal guidelines and regulations. If any drainage structure or outfall indicates the presence of petroleum, the petroleum material shall be removed and disposed of immediately in accordance with applicable regulations. Pavement Sweeping & Vacuuming: All paved areas shall be swept twice a year, scheduled in spring and fall. Inlets & Catch Basins All inlets and catch basins shall be inspected to ensure they have adequate sump capacity, hoods are in place, frames and grates are not damaged, and internal concrete and grout is intact.  Inspect catch basins four times per year and following large storm events.  Clean sump annually or whenever basin sump becomes filled with sediment to half its depth (0’-4 1/2”). If inspection indicates the presence of petroleum, the petroleum material shall be removed and disposed of immediately in accordance with applicable regulations. Storm Drain Manholes & Overflow Control Structures All storm drain manholes and overflow control structures shall be inspected to ensure manhole frames and covers are not damaged, inlet and outlet pipes are draining freely, and internal manhole concrete and grout is intact.  Inspect structures annually and following large storm events.  Clean structures as field determined. If inspection indicates the presence of petroleum, the petroleum material shall be removed and disposed of immediately in accordance with applicable regulations. West Park - Phase 1 Storm Water Operation & Maintenance Manual 5 Piping All storm drain piping shall be inspected for any damage and/or blockages.  Inspect piping annually and following large storm events.  Length of pipes should be cleaned and flushed as field determined. Surface Retention System: Maintenance of the surface retention basin is also essential. General objectives of maintenance are to prevent clogging, standing water and the growth of weeds and wetland plants. This requires frequent unclogging of the outlets, inlets, and mowing. Cleaning out sediment with earth-moving equipment may also be necessary in 10 to 20 years.  Inspect surface every three (3) months and following large storm events.  Remove any accumulated trash.  Sediment removal is to be provided as required. More frequent sediment removal via hand tools may reduce or eliminate the need for earth-moving equipment for sediment removal at a later date. If inspection indicates the presence of petroleum, the petroleum material shall be removed and disposed of immediately in accordance with applicable regulations. Housekeeping Operations Good housekeeping and material management reduces the risk of spills or other accidental exposure of materials and substances to storm water runoff.  All materials stored on-site must be stored in a neat, orderly manner in their appropriate containers and, if possible, under a roof or other enclosure.  Products shall be kept in their original containers with the original manufacturer’s label.  Substances should not be mixed with one another unless recommended by the manufacturer.  Whenever possible, all of a product will be used up before disposing of a container.  Original materials labels and material safety data sheets (MSDS) shall be kept by the Owner.  Petroleum products:  All on-site vehicles and parking areas shall be monitored weekly for leaks and spills. Spills shall be cleaned immediately.  Petroleum products shall be stored under cover and shall be in tightly sealed containers that are clearly labeled.  Fertilizers:  Fertilizers shall only be used in the minimum amounts as recommended by the manufacturer.  The contents of any unused fertilizer shall be transferred to a clearly labeled, sealable plastic bin to avoid spillage. West Park - Phase 1 Storm Water Operation & Maintenance Manual 6  Paints solvents.  All paints and solvents shall be stored in original manufacturer’s containers in a covered location.  The use of paints and solvents shall, whenever possible, be limited to service or storage bays. Where not possible, the work area shall be protected with impermeable drop clothes or tarps. At no point shall material be used in parking or access ways that are tributaries to the drainage system. Spill Control Practices  Manufacturer's recommended methods shall be clearly posted for spill clean-up and hotel personnel shall be made aware of the procedures and the locations of cleanup information and supplies.  Material and equipment necessary for spill clean-up will be kept on-site in a designated material storage area. Equipment will include, but not be limited to, brooms, dust pans, mops, rags, gloves, goggles, absorbent materials, sand, sawdust, and plastic & metal trash containers specifically kept and labeled for this purpose.  All spills must be cleaned-up immediately after discovery.  Spills of toxic or hazardous material must be reported to the appropriate state, local, or federal agency, as required by-law. Winter Maintenance Activities  Snow plowing operations shall stockpile snow, ice and accumulated materials in areas where snow melt will flow into the on-site drainage systems, including drainage basins.  During winter conditions sand use site-wide shall be applied to the minimum extent possible to maintain safe conditions and limit accumulations within the storm water management systems.  The usage of sodium chloride or chloride containing materials for snow and ice removal is not recommended so as to avoid the introduction of salts to the storm water management system. Emergency Contacts PLEASE CALL 9-1-1 FOR ALL POTENTIAL EMERGENCIES City of Bozeman Fire Department: (406) 582-2350 City of Bozeman Police Department: (406) 582-2000