HomeMy WebLinkAbout001- Prelim Plat Mod NarrativeFerguson Farm II
Preliminary Plat – MOD
September 2023
Table of Contents
Narrative
1. Preliminary Plat Application Information, Forms & Checklists
2. Team
3. Project overview
4. Conformance with Growth Policy
5. Compliance with Supplemental Standards
6. Response to conditions of approval
Appendices
Appendix A.1 - Vicinity Map
Appendix A.2 - Future Land Use map
Appendix A.3 - Existing Zoning
Appendix A.4 - Buildable Land Area
Appendix A.5 - Block Frontage
Appendix A.6 - Site Circulation
Appendix A.7 – 3D Map
Appendix A.8 - Green Plan
Appendix A.9 - Phasing Plan
Appendix A.10 – 12’ Access Zone Map
Appendix B – USGS Vicinity Map
Appendix C – Weed Management Plan
Appendix D – Preliminary Platting Certificate
Appendix E.1– Bylaws, & CCRs
Appendix E.2 – Design Regulations
Appendix F – Existing Plat 395
Appendix G – Design Reports
Appendix H – Soils Report
Appendix I – Traffic Impact Study
Appendix J – Flood Hazard Evaluation
Appendix K – Ditch Correspondence
Appendix L.1 – Wetland Delineation Report
Appendix L.2 – Surface Water Exhibits
Appendix M – CILWR Determination
Appendix N.1 – Draft SID Waiver
Appendix N.2 – Concurrent Construction Request
Appendix O.1 – Ground Water Memo
Appendix O.2 – Ground Water Map
Appendix Q – MDT Approach Letter
Appendix R – Completion of Improvements request
Appendix S – Service Provider Letter
Appendix T – Sky Bridge Exhibits
Appendix U – Easement Maintenance Agreement
Appendix V.1 – Preliminary Plat Approval Letter
Appendix V.2 – Preliminary Plat Findinds of Fact
Appendix W.1 – Preliminary PUD Approval Letter
Appendix W.2 – Preliminary PUD Findinds of Fact
1. Project Team
Owners & Applicants
Boardwalk Properties, Inc.
101 E. Main Street, Suite D
Bozeman, Montana 59715
406.586.3132 (office)
406.586.8692 (fax)
406.539.7374 (cell)
delaney@delaneynco.com
Combs Capital LC
1095 Cougar Drive
Bozeman, MT 59718
Consultant Team
Engineer & Project Manager Landscape Architect
Caddis Engineering Cashman Nursery and Landscaping
(Attn: Matt Cotterman) 2055 Springhill Road
226 Timberline Drive Bozeman, MT 59718
Bozeman, MT 59718 p: 406.587.3406
p: 406.581.4097 Design3@cashmannursery.com
Drew. mcotterman@caddiseng.com
Architect Lighting
Bitnar Architects Northern Rockies Agency
1807 W. Dickerson Street 246 Timberline Drive
Bozeman, Montana 59715 Bozeman, MT 59718
p: 406.587.1983 p: 406.587.0513
thomas.bitnar@bitnararchitects.com william@nrarep.com
Land Use Planner
Intrinsik Architecture, Inc.
106 East Babcock, Suite 1A
Bozeman, Montana 59715
p: 406.582.8988
tsteinway@intrinsikarchitecture.com
2. Project Overview
Executive Summary
The project team is submitting a new subdivision Preliminary Plat Application for Ferguson Farm
II. This application proposes to modify the approved Preliminary Plat (19-027) Application to
allow the existing Maynard Border Ditch to remain in its current location. This change proposes
to increase the overall open space and reconfigure the western portion of the site, which results
in the same number of developable lots. Additionally, due to the large nature of this project and
the rapidly changing construction industry the phasing has been amended to allow for smaller
phases. This application does not change any of the approved relaxation (19-028) or anything
east of Ravalli Street.
Project Overview
The Ferguson Farm II Preliminary Plat consists of approximately 31 acres that are currently
zoned Urban Mixed Use (UMU) and designated Community Commercial Mixed-Use in the City’s
Future Land Use Map. The relatively flat vacant land was historically used for hay and has
remained vacant since the farm was purchased. The property itself is a planned extension of the
existing Ferguson Farm I. Ferguson Farm II is located on Lot 5, Minor Subdivision No. 295
(Appendix F), will consist of 54 development lots providing Bozeman residents with new
commercial, office, and hotel space.
The property is located on the west side of the City, on the northwest corner of the signalized
intersection of Huffine Lane and Ferguson Avenue. The project site is bound to the south by
Huffine Lane, to the east by Ferguson Avenue, to the west by Resort Drive, and to the north by
Fallon Street. The adjacent local streets were installed with the original platting of Spring Creek
Village Minor Subdivision. Huffine Lane is improved to a five lane arterial highway, while
Ferguson Avenue is a collector. Resort Drive and Fallon Street are both designated as local
streets. Currently, the site is accessed from Fallon Street at the Resort Drive intersection and
the two curb cuts east of the Maynard Border Ditch. Although curb and gutter has already been
installed along Fallon Street and Resort Drive, the sidewalks that will be installed with the
subdivision infrastructure will connect to the existing trails along Ferguson Avenue and Huffine
Lane.
The Maynard Border Ditch flows through the western portion of the property. There is an
existing 15-foot ditch easement on the west side of Maynard Border ditch and five (5) feet on
the east side. The vegetation bordering the ditch is mostly cottonwood, willow, and wild rose.
The Approved Preliminary Plat application (19-027) proposed to relocate this ditch but since that
approval and further study the intention of the developer is to leave the ditch in its current
location. This change results in more open space for the neighborhood and allows the possibility
for existing vegetation to remain. Prior to construction the health of these trees will be further
studied to determine if they are able to safely remain. No floodplains or watercourse setbacks
are present at this site. A flood study has been included in this submittal as has been requested
by the City of Bozeman (See Appendix J).
While the location of a few buildings on the western side are changing, as a result of the ditch
location, the buildings heights are proposed to remain the same, ranging between three-stories
(55’) and six-stories (87’). Additional information related to proposed building heights has been
included in the 3-D Map (Appendix A.8) and the relaxations requested with the Planned Unit
Development.
Utilities and community facilities such as gas, electric, telephone, water and sewer were
installed on Huffine Lane and Ferguson Avenue with the original platting of the Spring Creek
Village Minor Subdivision. The onsite utilities will be accessed from their existing locations within
the utility easements surrounding the property, with water and sewer to be provided to the
subdivision in to be constructed water and sewer mains in Fallon Street and Resort Drive. See
Civil plans and the Preliminary Plat for additional details on the proposed utilities necessary to
serve this site.
The properties within a ½ mile radius of the property have been developed with a mix of
residential and commercial uses. The commercial Ferguson Farm I project lies to the west of
this site, while a variety of lower intensity commercial uses lie to the north and east of this
project site. Ferguson Farm II is envisioned as an extension of Ferguson Farm I, with this
project providing extensions of the Field Street and Valley Commons Drive (local streets). Block
frontages proposed for this project are shown in Appendix A.6. Additional streets proposed for
this project include:
Field Street– connecting Resort Drive to Ravalli Street (east to west)
Ravalli Street– connecting Fallon Street to the alley (north to south)
Brookfield Avenue – connecting Fallon Street to Huffine Lane as the only access onto Huffine
Lane (north to south) via a right-in/right-out access as supported by MDT.
C-Bar-3 Avenue – interior street only (north to south)
Ravalli Street is also an extension of an existing city street. Valley Commons Drive supports the
only east to west connection between Resort Drive and Ferguson Avenue. Brookfield Avenue is
the primary north/south street. The street supports the only MDOT approved access to the
subdivision from Huffine Lane. Brookfield Avenue dead ends at Fallon Street. Field Street
provides a short east to west connection between Resort Drive and Ravalli Street.
Ravalli Street is an east/west street from Ferguson Avenue but extends from Cottonwood
Condos to become a north/south connection within Ferguson Farm II. C-Bar-3 Avenue will
provide a short north to south connection to Fallon Street, aligning with the existing Ridge PUD
driveway to the north. C-Bar-3 Avenue and Ravalli Street both terminate in Ferguson Farm II, as
the MDOT has restricted access to the state highway. The Brookfield Avenue and Huffine Lane
intersection has been designed as an 85-foot right of way with a landscaped median.
Internal streets are designed as local streets with additional right of way to accommodate the
angled on-street parking. An exception to street design standards was granted through a
separate PUD application, to allow back-in angled parking throughout the site. The traffic impact
study indicates this type of angled parking will provide additional traffic calming. The traffic
impact study further identifies successful examples of back-in angled parking in the right of way.
All internal, local street intersections have been designed with traffic circles in lieu of four-way
stops to facilitate traffic circulation within the subdivision. The traffic circles will encourage traffic
calming and reduce traffic speed at these intersections.
Parking will be provided through a mix of the back-in angled parking and on street parking in the
alleys. The majority of the site layout remains unchanged. The only change with regards to
parking is along the western side of the site an alley (with back-in angled parking) was removed.
This resulted in a double loaded parking lot along the western side of the site. No parking other
than the proposed onsite garage parking is to be allocated to any individual owner. Bike parking
will be provided both dispersed throughout the site as a component of the streetscape
improvements and in covered centralized locations. Bike parking is to be owned and maintained
by the HOA. The Approved PUD-P (19-027) application granted a relaxation to eliminate all
parking requirements from the Ferguson Farm II project.
Open space for this project has been designated to meet both the onsite commercial
requirements and the PUD Performance Points necessary for permitting. The open space
dramatically increased in size when the western side of the site was redesigned to
accommodate the ditch staying in its current location. Ferguson Farm II is required to provide
27,031 SF of open space to meet the required Commercial Open Space requirements. In total
the approved Preliminary Plat proposed 251,397 SF of open space (224,365 SF counting
towards PUD Points). Please see the open space calculations below documenting the net
increase in areas, as well as the attached Landscape Plan section of this application.
Open
Space Lot
Public
or
Private
Approved Net
Area (SF)
Proposed Net
Area (SF)
Planned Use Amenities
1 Public 42,623 42,623 Shared Path and
Landscaped Seating Area
Shared Use Path, Bench
Seating
2 Public 19,679 19,679 Food Truck Court & Picnic
Area
Picnic Tables Lawn
Seating
3 Public 40,326 50,174 Shared Path and
Landscaped Seating Area
Seating, Shade Trees
4 Private 16,306 38,981 Skybridge Trail
Corridor/Event Center
Seating, Shade Trees
5 Public 26,989 33,161 Skybridge Trail
Corridor/Event Center
Event Space, Seating
6 Private 11,027 24,743 Skybridge Trail
Corridor/Event Center
Seating, Shade Trees
7 Private 10,246 25,597 Skybridge Trail
Corridor/Event Center
Seating, Shade Trees
8 Public 26,222 26,222 Landscaped Seating Area Seating, Shade Trees, Dog
Walk Area
9 Public 5,314 5,314 Landscaped Seating Area Seating, Shade Trees
10 Public 20,903 20,903 Landscaped Seating Area Seating, Shade Trees
11 Public 13,667 13,667 Landscaped Seating Area Seating, Shade Trees
12 Public 1,829 1,829 Landscaped Seating Area Seating, Shade Trees
13 Public 1,929 1,929 Landscaped Seating Area Seating, Shade Trees
14 Public 14,336 14,336 Shared Path and
Landscaped Seating Area
Shared Use Path
Total Area 251,397 319,158
Ferguson Farm II was originally platted with all the infrastructure in one phase. This was an
effort to make a complex PUD Application simpler to review. Since that time the construction
industry and the economy has changed making the financing/bonding more difficult. This
amended Preliminary Plat application proposes 2 phases to allow for more salable lots earlier in
the project. This will allow for easier financing and better construction sequencing. The first
phase proposes all the public improvements east of Brookfield Avenue. Phase 2 would then be
everything west of, and including, Brookfield Avenue. Please see Appendix A.9 for more
information on the proposed phasing. Additionally, please see the Preliminary Plat for the
Phasing.
3. Conformance with Growth Policy
Community Plan Alignment
Theme 2 - A City of Unique Neighborhoods
Goal N-1: Support well-planned, walkable neighborhoods
N-1.5 Encourage neighborhood focal point development with functions, activities, and facilities
that can be sustained over time. Maintain standards for placement of community focal points
and services within new development.
N-1.7 Review and where appropriate, revise block and lot design standards, including
orientation for solar power generation throughout city neighborhoods.
N-1.8 Install, replace, and maintain missing or damaged sidewalks, trails, and shared use paths
N-1.9 Ensure multimodal connections between adjacent developments
N-1.10 Increase connectivity between parks and neighborhoods through continued trail and
sidewalk development. Prioritize closing gaps within the network.
N-2.3 Investigate and encourage development of commerce concurrent with, or soon after,
residential development. Actions, staff, and budgetary resources relating to neighborhood
commercial development should be given a high priority
Goal N-4: Continue to encourage Bozeman’s sense of place.
N-4.2 Incorporate features, in both public and private projects, to provide organization, structure,
and landmarks as Bozeman grows.
N-4.4 Ensure an adequate supply of offleash facilities to meet the demand of Bozeman dog
owners.
Ferguson Farm II is envisioned as a well-planned and walkable commercial neighborhood.
From the skybridge and the Maynard Border Ditch to the food court pod to the off leash dog
area, the site has been designed to have numerous neighborhood focal points and activity
areas. Multimodal connections are shown within and through the site. Lots have been designed
to be oriented to the prevailing solar path. The project will contribute to the sense of the place in
this area of the community.
Theme 3 - A City Bolstered by Downtown and Complimentary Districts
Goal DCD-1: Support urban development within the City.
DCD-1.2 Remove regulatory barriers to infill.
DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible development or
redevelopment, including evaluating possible development incentives.
DCD-1.12 Prioritize the acquisition and/or preservation of open space that supports community
values, addresses gaps in functionality and needs, and does not impede development of the
community
Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community
development oriented on centers of employment and activity. Support an increase in
development intensity within developed areas.
DCD-2.4 Evaluate revisions to maximum building height limits in all zoning districts to account
for contemporary building methods and building code changes
DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial
development.
Goal DCD-3: Ensure multimodal connectivity within the City.
DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means
of promoting personal and environmental health, as well as reducing automobile dependency.
DCD-3.2 Identify missing links in the multimodal system, prioritize those most beneficial to
complete, and pursue funding for completion of those links.
DCD-3.3 Identify major existing and future destinations for biking and walking to aid in
prioritization of route planning and completion.
DCD-3.4 Support implementation of the Bozeman Transportation Master Plan strategies.
DCD-3.5 Encourage increased development intensity in commercial centers and near major
employers.
DCD-3.6 Evaluate parking requirements and methods of providing parking as part of the overall
transportation system for and between districts.
The project is an infill project located within the current City limits. The PUD and the associated
relaxations address the regulatory challenges that are likely as a result of this project, such as
required parking and allowable building height. The project includes significant open space to
compliment the project’s commercial design. The site is envisioned as a center for employment
and activity, and a variety of transit options are proposed to connect this site to the existing
transit system including bus and trail connections. Parking requirements for the project are
proposed in a similar fashion to that allowed in the Midtown Urban Renewal District (see
Approved Relaxations for additional details).
Theme 4 - A City Influenced by our Natural Environment, Parks, and Open Lands
Goal EPO-2: Work to ensure that development is responsive to natural features.
EPO-2.1 Where appropriate, activate connections to waterways by creating locations, adjacent
trails, and amenities encouraging people to access them.
The Ferguson Farm II project has been designed to protect the integrity of the Maynard Border
ditch that flows through the western side of the site. Since the approval of the preliminary plat
signification time and effort has been placed in the existing ditch and ways to respond to this
natural feature. The ultimate decision, that was most responsive to the natural environment, was
to leave the ditch in the current location, which results in the need for this application. Trails
have been proposed adjacent to the ditch, as shown on the proposed Landscaping plans.
Theme 5 - A City That Prioritizes Accessibility and Mobility Choices
Goal M-1: Ensure multimodal accessibility.
M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians,
bicyclists, and users of other personal mobility devices ( e-bikes, electric scooters, powered
wheelchairs, etc.).
M-1.5 Identify locations for key mobility hubs (e.g. rideshare drop off/ pick up areas, bike/scooter
share, transit service, bike, and pedestrian connections).
M-1.9 Prioritize and construct key bicycle infrastructure, to include wayfinding signage,
connections, and enhancements with emphasis on completing network connectivity.
M-1.11 Prioritize and construct key sidewalk connections and enhancements.
M-1.12 Eliminate parking minimum requirements in commercial districts and affordable housing
areas and reduce parking minimums elsewhere, acknowledging that demand for parking will still
result in new supply being built.
Goal M-2: Ensure multimodal safety.
M-2.5 Develop safe crossings along priority and high utilization pedestrian and biking corridors.
The project provides multimodal access to and through the site. The site is adjacent to the
existing Streamline Purple line, and future route modifications are likely to include direct service
within this project site. Key pedestrian and multimodal connections are proposed, with covered
bike parking shown adjacent to key site amenities. Wayfinding signage is also shown for this
site to assist with navigation and safe site connections across the large site area.
Parking is proposed in a similar manner as within the Midtown Urban Renewal District. Please
see Approved Relaxations (19-028) for additional details on this proposal.
Theme 6 - A City Powered By Its Creative, Innovative, and Entrepreneurial Economy
Goal EE-1: Promote the continued development of Bozeman as an innovative and thriving
economic center.
EE-1.1 Support the goals and objectives outlined in the Bozeman Economic Development
Strategy.
Goal EE-2: Survey and revise land use planning and regulations to promote and support
economic diversification efforts.
The project will create approximately 850,000 square feet of commercial space, contributing to
Bozeman’s continued goal of being an economic center. Relaxations were approved with
application (19-028) to help meet this goal.
4. Compliance with Supplemental Standards
1. Surface water.
a. Mapping. Locate on a plat overlay or sketch map all surface waters and the delineated
floodplain which may affect or be affected by the proposed subdivision including:
(1) Natural water systems such as natural streams, creeks, stream/ditches, drainages,
waterways, gullies, ravines or washes in which water flows either continuously or intermittently
and has a definite channel, bed and banks.
(2) Artificial water systems such as canals, ditches, ditch/streams, aqueducts, reservoirs,
irrigation or drainage systems.
b. Description.
(1) Describe all surface waters which may affect or be affected by the proposed subdivision
including name, approximate size, present use and time of year when water is present.
(2) Describe proximity of proposed construction (such as buildings, sewer systems, streets) to
surface waters.
c. Water body alteration. Describe any existing or proposed streambank or shoreline alterations
or any proposed construction or modification of lake beds, watercourses or irrigation ditches.
Provide information on location, extent, type and purpose of alteration. Provide a revised
floodplain analysis report, in compliance with article 6 of this chapter, as appropriate.
d. Wetlands. If the subdivision contains wetlands, as defined in section 38.700.210 of this
chapter, then a delineation of the wetland must be shown on the preliminary and final plats.
e. Permits. Include copies of any permits listed in section 38.41.020 that have been obtained for
the project.
The Maynard Ditch flows in a northerly direction approximately 225 feet east of the western
border of the property. The Maynard Ditch will be maintained along its current alignment with
this development plan. Open channel box culverts will be constructed at 3 of the 4 proposed
roadway and utility crossing locations. Pedestrian bridges will be constructed at the 4 sidewalk
crossing locations. A 36”x58-1/2” RCP culvert is proposed at the Alley 1 crossing. The applicant
has obtained 310 permit approval from the local conservation district and is currently working
through the 404 permit process with the Corps of Engineers. A copy of the Aquatic Resource
Delineation Summary is attached in Appendix L.1. There is an existing stormwater pond in the
northwest corner of the site that will be replaced with a stormwater retention pond. All required
permits for the ditch crossings will be obtained prior to the start of construction.
2. Floodplains
A floodplain analysis report must be submitted with the preliminary plat in compliance with
Article 6 of this chapter.
There are no designated floodplains on or immediately adjacent to this site (FEMA FIRM Panel
300028). The Maynard Ditch flows approximately 225 feet east of the western border of the
property. This Ditch is a controlled irrigation conveyance facility and does not have an
associated floodplain. A flood hazard analysis has been included in this submittal as Appendix
J.
3. Groundwater.
a. Depth. Establish the seasonal minimum and maximum depth to the water table, dates on
which these depths were determined, and the location and depth of all known aquifers which
may be affected by the proposed subdivision. The high water table must be determined from
tests taken during the period of major concern as specified in writing by the county
environmental health department. Specific locations for test holes may also be determined by
the county environmental health department.
b. Steps to avoid degradation. Describe any steps necessary to avoid the degradation of
groundwater and groundwater recharge areas.
According to the well data logs for wells within the vicinity of the project, the static groundwater
level is reported at 6 feet below ground surface (bgs). Groundwater degradation will be
minimized through a series of underground infiltration chambers. These chambers will capture
runoff from the parking areas and other hardscape features within the subdivision. Stormwater
will then infiltrate and recharge the groundwater within the area. Additionally, C&H Engineering
and Surveying, Inc. has placed 21 test pits on site and have monitored the Seasonal High
Groundwater Level (SHGWL) during the peak months. No groundwater was observed less than
4.5’ bgs. The groundwater monitoring data collected to date is included in Appendix O of this
submittal.
4. Geology; soils; slopes.
a. Geologic hazards. Identify geologic hazards affecting the proposed subdivision which could
result in property damage or personal injury due to rock falls or slides; landslides, mud or snow;
surface subsidence (i.e., settling or sinking); or seismic activity.
b. Protective measures. Explain what measures will be taken to prevent or materially lessen the
danger of future property damage or injury due to any of the hazards referred to in subsection
A.4.a of this section.
c. Unusual features. Provide a statement describing any unusual soil, topographic or geologic
conditions on the property which limit the capability for building or excavation using ordinary and
reasonable construction techniques. The statement should address conditions such as shallow
bedrock, high water table, unstable or expansive soil conditions, and slope. On a map, identify
any slopes in excess of 15 percent grade.
d. Soils map. The subdivision must be overlaid on the county soil survey maps obtained from
the Natural Resource and Conservation Service (NRCS). The maps are 1:24,000 in scale.
These maps may be copied without permission. However, enlargement of these maps could
cause misunderstanding of the detail of mapping. Soils were mapped using a minimum
delineation of five acres, and these soils reports were intended to alert developers to possible
problems and the need for a more detailed on-site investigation. The developer must provide
the following soil reports, which can be obtained from the NRCS:
(1) The physical properties and engineering indexes for each soil type;
(2) Soil limitations for building and site development, and water features for each soil type;
(3) Hydric soils report for each soil type. If hydric soils are present, the developer must provide a
wetlands investigation by a certified consultant, using the current Federal Manual for Identifying
and Delineating Jurisdictional Wetlands; and
(4) The developer must provide any special design methods planned to overcome the above
limitations.
e. Cuts and fills. Describe the location and amount of any cut or fill three or more feet in depth.
These cuts and fills should be indicated on a plat overlay or sketch map. Where cuts or fills are
necessary, describe any plans to prevent erosion and to promote revegetation such as
replacement of topsoil and grading.
The site is generally flat, sloping 1 to 2% to the north and northwest. No unusual or hazardous
geological features are present on the subdivision site. No cut or fill greater than 3 feet is
anticipated. A NRCS Soil Survey Map and soil descriptions are included in this submittal. The
soils present are loamy soils characterized by poor-draining to well-draining soils generally
found in irrigated farmland. No hydric soils are present or evidence of soils typically associated
with wetlands. A SWPPP will be prepared for this project prior to the start of construction. There
will be no cuts or fills greater than 3 feet with this project. The soil series are as follows:
Map Unit
Symbol Map Unit Name Acres in AOI Percent of AOI
448A Hyalite-Beaverton complex, moderately wet, 0
to 2 percent slopes
17.5 19.3%
457A Turner loam, moderately wet, 0 to 2 percent
slopes
54.8 60.7%
510B Meadowcreek loam, 0 to 4 percent slopes 15.1 16.7%
542A Blossberg loam, 0 to 2 percent slopes 3.0 3.3%
Totals for Area of Interest 90.4 100.0%
5. Vegetation.
a. Vegetation map. On a plat overlay or sketch map:
(1) Indicate the distribution of the major vegetation types such as marsh, grassland, shrub,
coniferous forest, deciduous forest or mixed forest.
(2) Identify critical plant communities such as stream bank or shoreline vegetation; vegetation
on steep, unstable slopes; and vegetation on soils highly susceptible to wind or water erosion.
b. Protective measures. Describe measures to preserve trees and critical plant communities
(e.g., design and location of streets, lots and open spaces).
No critical vegetation species exist on the property. The property is currently vacant land that is
occupied by native grasses. The native grasses are occasionally mowed during the growing
season for weed control. There are some existing aspen and cottonwood trees in the vicinity of
the Maynard Ditch and are shown on the preliminary plat. These trees will be preserved in areas
where they can be. A full landscape plan is included with this submittal showing what the
vegetation will look like post-development.
6. Wildlife.
a. Species. Describe species of fish and wildlife which use the area affected by the proposed
subdivision.
b. Critical areas. Identify on a plat overlay or sketch map of the proposed subdivision any known
critical, significant or "key" wildlife areas, such as big game winter range, waterfowl nesting
areas, habitat for rare or endangered species or wetlands.
c. Pets/human activity. Describe the expected effects of pets and human activity on wildlife.
d. Public access. Describe the effects on public access to public lands, trails, hunting or fishing
areas.
e. Protective measures. Describe any proposed measures to protect or enhance wildlife habitat
or to minimize degradation (e.g., keeping building and streets back from shorelines, setting
aside marshland as undeveloped open space).
f. Discussion of impact; documentation. The developer must discuss the impact of the proposed
development on fish and wildlife with the state department of fish, wildlife and Parks (FWP).
Correspondence with FWP has been included in this submittal (Appendix S – impact letters). No
protective measures have been requested by FWP.
7. Historical features.
a. Affected areas. Describe and locate on a plat overlay or sketch map any known or possible
historic, paleontological, archaeological, or cultural sites, structures, or objects which may be
affected by the proposed subdivision.
b. Protective measures. Describe any plans to protect such sites or properties.
c. Procedures. Describe procedures to be followed if any historic, paleontological,
archaeological, cultural sites, structures or object are found on site during site preparation and
construction.
d. Discussion of impact; documentation.
Correspondence with SHPO has been included in this submittal (Appendix S – impact letters).
No protective measures have been requested by SHPO.
8. Agriculture.
a. Number of acres in production and type of production.
b. Agricultural operations in the vicinity, and other uses of land in the general vicinity.
c. The productivity of the land.
d. Whether or not the property is part of a viable farm unit, and whether the property was under
production during the last regular season.
e. What measures will be taken, if any, to control family pets.
f. Fencing of agricultural land. Describe any existing fence lines around the subdivision
boundary which protect agricultural lands under an ownership other than of the developer, and
describe any measure which will be taken to ensure that the owners of the subdivision will share
with the owner of the agricultural lands in the continued maintenance of the fence.
The land is not currently used for agriculture, and is not a viable farm unit, therefore this item is
not applicable to this submittal.
9. Agricultural water user facilities.
a. Type, description, ownership and users of facilities.
b. Written documentation demonstrating active use of facilities, for example the delivery of non-
potable water supplies for irrigation, conversion to stormwater facilities, or other use. If a facility
is not being actively used, include a written plan for discontinuance including all documentation
required pursuant to Montana Law.
c. Describe any proposed realignment. All realignments must comply with all relevant
requirements of Montana law.
d. Information from the owner(s) of the facility concerning the proposed use or discontinuance of
the facility.
The existing Maynard Ditch is an irrigation water conveyance feature. A 20-ft ditch maintenance
easement exists for the ditch and will be maintained as part of this development. The ditch will
remain as an open channel through the property and will be conveyed through culverts and
bridges underneath the proposed streets and trails. The ditch company was contacted regarding
this development. The ditch company was contacted regarding this development - please refer
to the correspondence with the ditch company included in Appendix K of this submittal.
10. Water and sewer.
Provide an engineering design report and/or other documentation demonstrating that adequate
water distribution systems and capacity, and sewage collection and disposal systems and
capacity, exists or will be provided to serve the proposed subdivision.
a. Water rights. Describe how the proposed subdivision intends to satisfy section 38.410.130.
Provide documentation of all water rights appurtenant to the proposed subdivision; e.g. previous
estimates or actual payment-in-lieu of water rights, certified well logs, decrees or adjudications,
etc.
Water Supply
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
Resort Drive, Fallon Street, and Ferguson Avenue. Please see the Sewer, Water and
Stormwater Design Report in Appendix G for more information.
Water rights or cash-in-lieu thereof, will be transferred with final plat.
Sanitary Sewer
Sanitary sewer service will be provided through connection to the City of Bozeman’s existing
sanitary sewer collection system. The sewer system will connect to the 8” main in Fallon Street
at one location and the 8” main in Resort Drive two locations. From there, sanitary sewage will
be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please see
the Sewer, Water and Stormwater Design Report in Appendix G for more information.
11. Stormwater management.
A stormwater management plan meeting the requirements of section 40.04.700 and the city's
adopted stormwater master plan.
Stormwater within the subdivision will be conveyed via surface gutter flow to curb inlets, then
underground via storm drain piping to retention ponds or underground stormwater retention
chambers. Please see the Sewer, Water and Stormwater Design Report in Appendix G for more
information.
12. Streets, roads and alleys.
a. Description. Describe any proposed new public or private streets, roads or alley, or
substantial improvements of existing public or private streets, roads or alleys. The developer
must demonstrate that the land to be subdivided has access onto a legal street.
b. Access to arterial. Discuss whether any of the individual lots or tracts have access directly to
arterial streets or roads, and if so, the reason access was not provided by means of a street
within the subdivision and how the access complies with section 38.400.090.
c. Modification of existing streets, roads or alleys. Explain any proposed closure or modification
of existing streets, roads or alleys.
d. Dust. Describe provisions considered for dust control on alleys.
e. Pollution and erosion. Explain how street, road and alley maintenance will be provided to
meet the department of environmental quality guidelines for prevention of water pollution and
erosion.
f. Traffic generation. Discuss how much daily traffic will be generated on existing local and
neighborhood streets, roads and alleys, when the subdivision is fully developed, and provide the
following information:
(1) The report format must be as follows:
(a) Trip generation, using the Institute of Transportation Engineers Trip Generation Manual;
(b) Trip distribution;
(c) Traffic assignment;
(d) Capacity analysis;
(e) Evaluation; and
(f) Recommended access plan, including access points, modifications and any mitigation
techniques.
(2) The report must include the following information:
(a) Land use and trip generation in the form of a table of each type of land use, the number of
units or square footage, as appropriate, the trip rates used (daily and peak) and resulting trip
generation.
(b) Traffic graphics, which show:
(i) A.M. peak hour site traffic;
(ii) P.M. peak hour site traffic;
(iii) A.M. peak hour total traffic;
(iv) P.M. peak hour total traffic; and
(v) Total daily traffic (with site-generated traffic shown separately).
(c) A.M. and P.M. capacity analysis with an A.M. and P.M. peak-hour capacity analysis provided
for:
(i) All major drive accesses that intersect collector or arterial streets or roads; and
(ii) All arterial-arterial, collector-collector and arterial-collector intersections within one-half mile
of the site, or as required by the city engineer during the pre-application review, concept plan
review, or informal project review.
(d) For two-way stop controlled intersections, analysis of whether the intersection would satisfy
signalization warrants if the two-way stop control was removed.
g. Capacity. Indicate the levels of service (before and after development) of existing and
proposed streets and roads, including appropriate intersections, to safely handle any increased
traffic. Describe any anticipated increased maintenance that will be necessary due to increased
traffic and who will pay the cost of maintenance.
h. Bicycle and pedestrian pathways, lanes and routes. Describe bicycle and pedestrian
pathways, lanes or routes to be developed with the development.
i. Traffic calming. Detailed drawings of any proposed traffic calming installations, including
locations and turning radius templates.
The proposed Ferguson Farm II PUD Subdivision has legal access onto Huffine Lane, Resort
Drive, Ferguson Avenue, and Fallon Street. The proposed roads will match the established
(existing) street grid structure and be within dedicated right-of-way’s. Local streets will have the
standard 60’ right-of-way except for small portions of Valley Commons Drive and Brookfield
Avenue where the right-of-way is 101’ and 85’, respectively. Four way stops will be installed
along Resort Drive where Field Street and Valley Commons Drive intersect Resort Drive.
Per the recommendation of a geotechnical engineer, the pavement design section for the
Ferguson Farm II Subdivision is 3” asphalt surface course over 6” of 1-1/2” minus crushed
gravel base course over 18” of 6” minus pit run sub-base course. This section will be checked
per the AASHTO Guide for Design of Pavement Structures when during the construction design
development.
Road maintenance for all streets will be provided by the Property Owner’s Association after the
improvements have been accepted by the City. Erosion and siltation control will be exercised
during construction by using the appropriate best management practices as outlined in
“Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water
Quality Bureau.
ATS performed a trip generation analysis to determine the anticipated future traffic volumes
from the development using the trip generation rates contained in Trip Generation (Institute of
Transportation Engineers, Tenth Edition). These rates are the national standard and are based
on the most current information available to planners. A vehicle “trip” is defined as any trip that
either begins or ends at the development site. ATS determined that the critical traffic impacts on
the intersections and roadways would occur during the weekday morning and evening peak
hours. At full development the Ferguson Farm II development would produce 976 AM peak hour
trips, 1,337 PM peak hour trips, and 13,066 daily trips. Refer to the Traffic Impact Study
included in Appendix I for more detailed information of traffic generation.
13. Utilities.
The developer must submit a copy of the subdivision plat to all relevant utility companies. With
the preliminary plat, the developer must provide written documentation of the following:
a. Affected utilities. Indicate which affected utilities the subdivision plat has been submitted to for
review, and include a copy of responses.
b. Include a description of:
(1) The method of furnishing electric, natural gas, cable TV, internet or telephone service, where
provided.
(2) Estimated timing of each utility installation.
(3) The developer must provide a written statement from the utility companies that the proposed
subdivision can be provided with service.
Letters requesting comments on their ability to service this subdivision have been sent to the
following service providers:
Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital,
Bozeman Public School District, Charter Communications, NorthWestern Energy, CenturyLink,
Streamline Transit, and the United States Postal Service. Response letters from all of those who
chose to comment are enclosed in Appendix S.
Utility easements will be provided in locations convenient for NorthWestern Energy. The
applicant has been working with NorthWestern Energy to come up with a desirable layout for
the private utilities. This utility layout is shown on page 2 of the preliminary plat.
14. Educational facilities.
With the preliminary plat, provide a written statement from the administrator of the appropriate
school system indicating whether the increased enrollment can be accommodated by the
present personnel and facilities and by the existing school bus system.
A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A
copy of the letter and the response are enclosed in Appendix S.
15. Land use.
a. Indicate the proposed use and number of lots or spaces in each:
(1) Residential area, single-household;
(2) Residential area, multiple-household. Types of multiple-household structures and numbers
of each (e.g., two or four unit structures);
(3) Planned unit development (number of units);
(4) Condominium (number of units);
(5) Manufactured housing community (number of units);
(6) Recreational vehicle park;
(7) Commercial or industrial; and
(8) Other (please describe).
The area encompassed by the Ferguson Farm II project is to be a Planned Unit Development
and a commercial neighborhood. A land use map and 3-D map have been included in addition
to the plat, and these documents indicate proposed uses and number of lots for each (See
Appendix A.4 & Appendix A.8). Buildable land areas are identified within the Buildable Land
Areas exhibit. Ferguson Farm II PUD Subdivision is proposed as a 67-lot mixed use subdivision.
The subdivision includes 54 lots and 13 Common Open Space lots.
Proposed Land Use Square Footage Acres Percent of Total
Rights of Ways 216,773.11 4.98 16.04%
Parking Lots 282,750.35 6.49 20.92%
Buildings 245,933.45 5.65 18.20%
Sidewalks 217,552.61 4.99 16.10%
Elevated Walkway 10,587.71 0.24 0.78%
Stream 8,580.68 0.20 0.63%
Landscaped area 369,401.77 8.48 27.33%
Total 1,351,579.68 31.028 100%
16. Parks and recreation facilities.
The following information must be provided for all land used to meet parkland dedication
requirements:
a. Park plan. A park plan, including:
(1) Site plan with one-foot contour topographic survey for the entire property; showing developer
installed improvements on the initial park plan and proposed future improvements on the future
park plan, and phasing proposed if any;
(2) Drainage areas;
(3) Utilities within, serving, and adjacent to the property;
(4) The zoning and ownership for adjacent properties;
(5) The location of any critical lands (wetlands, riparian areas, streams, etc.) and location of
watercourse setbacks and any permits from non-city agencies required to execute the proposed
plan;
(6) Park landscaping plan, prepared by a qualified landscape professional in accordance
with section 38.220.100, showing the location and specific types and species of plants, shrubs,
trees as well as grass seed mixes and the irrigation system including but not limited to
identification of water source, points of connection, mains, laterals, valves, zones, and sprinkler
heads;
(7) General description of land, including size, terrain, details of location and history, water
features, and proposed activities;
(8) Trail design and construction showing compliance with adopted city standards and trail
classifications;
(9) The requirement for approval of the final park plan by the review authority with a
recommendation from the city recreation and parks advisory board prior to any site work;
(10) The requirement for a preconstruction meeting prior to any site work;
(11) Appropriate sections from the design guidelines for city parks;
(12) Cost estimate, installation phasing and responsibility, and maintenance plan tasks and
responsibility for all improvements;
(13) If playground equipment will be provided, information including the manufacturer,
installation data and specifications, installer, type of fall zone surfacing and age group intended
for use;
(14) Soils information and analysis;
(15) A description of how the proposed park plan is consistent with the goals of the city's long
range parks plan;
(16) A description of how the proposed park will meet the recreational needs of the residents of
the development;
(17) The proposed manner of providing irrigation to the park including water source, amount of
water expected to be consumed annually, and proposed manner of transfer of water facilities
and rights to the city; and
(18) A phase I environmental assessment of the area proposed to be transferred to the city or
property owner's association.
b. Park maintenance.
(1) Maintenance information, including levels of maintenance, a maintenance schedule, and
responsible parties;
(2) Weed control plan, including responsible parties; and
(3) Plan for garbage collection, snow removal and leaf removal including responsible parties.
c. Irrigation information.
(1) An irrigation system map generally showing the locations and types of lines, including depth,
water source, heads, electric valves, quick couplers, drains and control box; and
(2) If a well will be used for irrigation, a certified well log must be submitted showing depth of
well, gpm, pump type and size, voltage, water rights, etc.
d. Phasing. If improvements will be phased, a phasing plan must be provided including
proposed financing methods and responsibilities.
e. Cash-in-lieu. If the development includes a proposal for cash-in-lieu of park a specific
justification responding to the cash-in-lieu review factors established by resolution of the city
commission. If improvements-in-lieu are proposed specific costs of proposed improvements and
costs to install must be provided.
No parks are required with this subdivision because no residential use is proposed. The
applicant does, however, plan on installing improvements within the Open Spaces to allow for
green areas catered towards pedestrian use. These open space parcels will be maintained by
the Property Owner’s Association.
17. Neighborhood center plan.
A neighborhood center plan must be prepared and submitted for all subdivisions containing a
neighborhood center.
Due to the nature of this project as a commercial neighborhood center and the site’s adjacency
to the existing commercial neighborhood center at Ferguson Farm I, the applicant is not
proposing a residential neighborhood center. The entirety of the Ferguson Farm II project will be
a commercial neighborhood center; therefore, a neighborhood center plan has not been
included in this submittal.
18. Lighting plan.
The following subdivision lighting information must be submitted for all new subdivisions:
a. For subdivision applications where lighting is required or proposed, lighting plans must be
submitted to the city for review and approval, and must include:
(1) Isofootcandle plots for individual fixture installations, and ten-foot by ten-foot illuminance-grid
plots for multifixture installations, which demonstrate compliance with the intensity and
uniformity requirements as set forth in this chapter.
(2) Description of the proposed equipment, including fixture manufacturer's cutsheets,
photometrics, glare reduction devices, lamps, on/off control devices, mounting heights, pole
foundation details and mounting methods.
(3) The lighting plan must be prepared, and certified for compliance with the city's design
requirements and illumination standards, by a qualified lighting professional. Qualified lighting
professionals include electrical engineers, architects, lighting designers and manufacturers
representatives.
(4) Lighting calculations may include only the illuminated areas; areas occupied by buildings or
other nonlighted areas must be excluded from calculations.
b. When requested by the city, the applicant must also submit a visual-impact plan that
demonstrates appropriate steps have been taken to mitigate on-site and off-site glare and to
retain the city's character.
c. Post-approval alterations to lighting plans or intended substitutions for approved lighting must
only be made after city review and approval.
No lights are proposed around the perimeter of the subdivision except at the road intersections
with Huffine Lane, Ferguson Avenue, Fallon Street, and Resort Drive. Internally, there are street
lights along the local streets and within the parking lots. The lights are spaced to provide
adequate security lighting and provide safe illumination for pedestrians walking after dark.
Please refer to the lighting plans included in this submittal.
19. Miscellaneous.
a. Public lands. Describe how the subdivision will affect access to any public lands. Where
public lands are adjacent to or within 200 feet of the proposed development, describe present
and anticipated uses for those lands (e.g., open space, recreation, etc.), and how public access
will be preserved/enhanced.
b. Hazards. Describe any health or safety hazards on or near the subdivision, such as mining
activity or potential subsidence, high pressure gas lines, dilapidated structures or high voltage
power lines. Any such conditions must be accurately described and their origin and location
identified. List any provisions that will be made to mitigate these hazards. Also describe any on-
site or off-site land uses creating a nuisance.
c. Wildlands-urban interface. Describe the subdivision's location within or proximity to the
wildlands-urban interface (WUI) and ember zone designated by the most recent city-adopted
hazard mitigation plan. Describe any hazard from the subdivision's proximity to the WUI. List
any provisions that will be used to mitigate these hazards and reduce structure ignitability.
The subdivision is not adjacent to public lands or within 200 feet of the proposed development,
therefore this item is not applicable to this project.
No other site-specific hazards have been identified for this project. The property lies outside the
mapped wildland-urban interface. Generally, buildings proposed for this site are to be
constructed with flame resistant materials, hardening these structures against future wildfire
threats.
20. Affordable housing.
Describe how the subdivision will satisfy the requirements of division 38.380. The description
must be of adequate detail to clearly identify those lots designated as subject to division
38.380 compliance requirements and to make the obligations placed on the affected lots readily
understandable.
a. On all lots intended to be used to satisfy the requirements of division 38.380, the allowable
building envelope must be depicted.
No residential uses are proposed for this project and therefore no affordable housing is
proposed.
5. Preliminary Plat Checklist
Below is a summary of the Bozeman Municipal Code Section 38.22.040 regarding submittal
requirements for a subdivision preliminary plat as well as a narrative response summarizing how
each of the required sections has been satisfied with this submittal:
A. The preliminary plat must be legibly drawn as specified in the application form provided by
the community development department. Where accurate information is required, surveying
and engineering data must be prepared under the supervision of a registered engineer or
registered land surveyor, licensed in the state, as their respective licensing laws allow. The
plat submittal must include the following:
1. Pre-application information. All information required with the pre-application plan, as
outlined in section 38.220.030.
All information required with the pre-application plan is included with this submittal.
2. Subdivision information. 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.
This information is shown on page 1 and page 2 of the preliminary plat.
3. Subdivision map. Map of entire subdivision as specified on the application form provided
by the community development department.
This information is included on the Preliminary Plat sheets.
4. Streets, roads and grades. 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 streets.
This information is shown on page 1 and page 2 of the preliminary plat.
5. Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of
adjoining certificates of survey.
This information is shown on page 1 of the preliminary plat. Additionally, please see the
N1 and Adjoiners list.
6. Adjoining owners. Names and addresses of record owners of lots and tracts immediately
adjoining the proposed subdivision.
This information is included as a Document in the application.
7. Perimeter survey. A 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 must be given.
A full perimeter and topographic survey has been conducted by IMEG (formerly C&H
Engineering) for this property. Property dimensions are shown on pages 1 & 2 of the
preliminary plat.
8. Section corner. The approximate location of all section corners or legal subdivision
corners of sections pertinent to the subdivision boundary.
This information is shown on page 1 of the preliminary plat.
9. Phased improvements. If the required improvements are to be completed in phases after
the final plat is filed, the approximate area of each phase must be shown on the plat. If a
phase depends on improvements not included within the geographic area of a phase, or
if timing of construction of improvements is separate from the timing of construction of
that phase, those improvements and associated phases must be identified.
The areas of each phase have been included on page 1 of the preliminary plat.
Additionally, please see the phasing exhibit as Appendix A.9.
10. Contours. Ground contours must be provided for the tract according to the following
requirements:
This information is shown on page 1 of the preliminary plat.
11. Waivers. List of waivers granted from the requirements of section 38.220.060 during the
pre-application process must be submitted with the preliminary plat application.
Waivers were granted for Wildlife, Historical Features, Agriculture, and Miscellaneous.
12. Request for exemption from department of environmental quality review. If the developer
is proposing to request an exemption from the department of environmental quality for
infrastructure plan and specification review, the preliminary plat application must include
a written request from the developer's professional engineer, licensed in the state, that
indicates the intent to request the exemption, and details the extent of water, sewer and
stormwater infrastructure that will be completed prior to final plat approval. A detailed
preliminary stormwater drainage plan must also be submitted with the written request.
This information is shown on page 1 of the preliminary plat.
13. Sanitation information. When the subdivision does not qualify for the certification
established in section 38.240.170 the subdivider must provide the information regarding
sanitation set forth in MCA 76-3-622.
This subdivision qualifies for the certification established in section 38.240.100 of the
BMC.
B. The following information must be submitted along with the preliminary plat.
1. Area map. A map showing all adjacent sections of land, subdivision, certificates of
survey, streets and roads.
This is included on page 1 of the preliminary plat. Additionally, there are several exhibits
(Appendix A.1 – A.4) included that show the project site as a whole.
2. Non-compliance with standards.
a. Variances. Provide a written statement describing any requested subdivision
variance and the facts of hardship upon which the request is based (refer to division
38.250 of this chapter).
b. All others. Provide a written statement: describing any intended departure, deviation,
modification, non-compliance or alternative compliance to any standard applicable to
a subdivision review; providing a BMC citation to the authority authorizing the non-
compliance; and providing the applicable criteria of review.
Outside the approved Relaxations there are no variances or departures requested with
this application.
3. Noticing materials required by section 38.220.420.
Noticing materials including an adjoiners list and N1 have been included in this
application.
4. Documents and certificates. Draft copy of the following documents, and certificates to be
printed on or to accompany the preliminary plat:
a. Covenants, restrictions and articles of incorporation for the property owners'
association if covenants are proposed to ensure compliance with regulatory
standards.
Covenants are included as Appendix E.1 in this submittal.
b. Encroachment permits or a letter indicating intention to issue a permit where new
streets, easements, rights-of-way or drive aisles intersect state, county or city
highways, streets or roads.
There are no encroachments planned for this subdivision application.
c. A draft of such other appropriate certificates.
All appropriate certificates are included on page 1 of the plat. Additionally, a platting
certificate has been included in this application. It is anticipated that it will have to be
updated prior to the final plat application.
d. Provision for maintenance of all streets (including emergency access), open spaces
to meet requirements of division 38.420 or section 38.410.040, storm water facilities,
and other improvements not dedicated to the public.
The CCR outlines the maintenance responsibilities. The POA will maintain all open
spaces and stormwater facilities. Additionally, the back in angle parking areas will be
maintained by the POA as outlined in the Maintenance agreement Appendix U.
5. Street profile sheets. Profile sheets for street grades greater than five percent.
There are no streets with grades steeper than 5% and therefore this item is not
applicable.
6. Application and fee. Completed preliminary plat application form, with the original
signatures of all owners of record or their authorized representatives, and the required
review fee. If an authorized representative signs on behalf of an owner of record, a copy
of the authorization must be provided.
The application forms and fee are included in this application.