FLATIRON DEVELOPMENT Planned Unit Development Narrative

5520 Sourdough Rd. Bozeman, MT 59715 406-925-0590 Ecosign Mountain Resort Planners 8073 Timber Lane, Box 63 Synergy Engineering and Konsulting Whistler, B.C. Canada 3731 Equestrian Lane, STE 102 Bozeman, MT 59718 406-624-6137

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Table of Contents

Executive Summary ...... 8 1.0 Background and Overview ...... 14 1.1 Legal Description ...... 14 1.2 Property Owners and Development Application ...... 14 1.3 Entitlements Requested ...... 15 1.4 Requested Deviations ...... 16 1.5 Requested Variances ...... 17 1.6 Project Location ...... 18 1.7 Development Concept ...... 20 1.7.1 Ecosign Mountain Resort Planners...... 21 1.7.2 EcoSign Analysis ...... 22 1.7.3 Environmental Constraints ...... 26 1.7.4 Components and Configuration ...... 26 1.8 Purpose of Application ...... 28 1.9 Document Organization ...... 29 2.0 Regulatory Process ...... 30 2.1 Gallatin County Gallatin Canyon/Big Sky Zone Plan ...... 33 2.2 The Gallatin Canyon/Big Sky Zoning Regulation ...... 40 2.2.1 Zoning Designation – Resort (Section 17) ...... 40 2.2.2 Planned Unit Development (PUD) Overlay District (Section 22) ...... 41 2.2.3 General Development Standards (Section 23) ...... 46 2.2.4 Guidelines and Design Standards for Commercial Development (Section 24) ...... 46 2.2.5 Entry Corridor and View Protection (Section 25) ...... 46 2.2.6 Hillside and Ridgeline Development (Section 26)...... 46 2.2.7 Off-Street Parking (Section 27)...... 47 2.2.8 Signs (Section 29) ...... 47 2.2.9 Watercourse Access and Preservation (Section 30) ...... 47 2.3 Zoning Administrative Regulation ...... 48 2.3.1 Conditional Uses (Section 10) ...... 48 3.0 Development Plan ...... 49

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3.1 Traffic Impact Study ...... 58 3.2 Detailed Figures ...... 59 3.2.1 Property Lines and Easements ...... 60 3.2.2 Topographic Information ...... 61 3.2.3 Existing Vegetation, Wildlife Habitat, Watercourses, Wetlands, Soil Types and Floodplains ... 63 3.2.4 Existing Land Uses ...... 65 3.2.5 Location and Dimensions of Existing Structures, Utilities, Trails and Improvements ...... 66 3.2.6 Land Use Designations ...... 67 3.2.7 General Circulation System ...... 67 3.2.8 Number and Types of Dwelling Units ...... 69 3.2.9 Number of Off-Street Parking Spaces ...... 71 3.2.10 General Landscaping Plan ...... 72 3.2.11 Amount and Location of Open Space ...... 72 3.2.12 Amount, Location and Use of Common Space ...... 73 3.2.13 Proposed Treatment of Perimeter Boundary ...... 73 3.3 Standards for Principal and Accessory Uses ...... 75 3.4 Wildfire Prevention and Vegetation Management Plan ...... 75 3.5 Projected Population ...... 76 3.6 Proposed Schedule and Phasing ...... 76 3.7 Flatiron Architectural Guidelines ...... 77 3.7.1 Building Materials ...... 77 3.7.2 Wildfire Prevention ...... 77 3.7.3 Address Numbers ...... 77 3.7.4 Guidelines for Outdoor Light Fixtures ...... 77 3.7.5 Guidelines for Satellite Dish Antennas ...... 78 4.0 Principles Governing Subsequent Owners’ Association ...... 79 5.0 Master Environmental Assessment ...... 81 5.1 Soils ...... 81 5.1.1 Soils ...... 81 5.1.2 Slope ...... 82 5.1.3 Development Guidelines ...... 84 5.2 Geology ...... 84 5.2.1 Geologic Natural Hazard Risk ...... 85 5.2.2 Development Guidelines ...... 86

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5.3 Hydrology ...... 88 5.3.1 Rivers and Stream Channels ...... 88 5.3.2 Flood Hazard Evaluation ...... 89 5.3.3 Wetlands ...... 89 5.3.4 Groundwater ...... 89 5.3.5 Road Drainage and Water Runoff ...... 89 5.3.6 Development Guidelines ...... 90 5.4 Wildlife ...... 91 5.4.1 Habitat Management ...... 92 5.4.2 Major Animal Species ...... 92 5.4.3 Development Guidelines ...... 96 5.5 Vegetation ...... 99 5.5.1 Existing Vegetation...... 99 5.5.2 Vegetation Development Guidelines ...... 101 5.5.3 Wildfire Risk ...... 101 5.5.4 Wildfire Prevention Development Guidelines ...... 101 6.0 Infrastructure and Services Assessment ...... 102 6.1 Water Supply ...... 102 6.1.1 Background ...... 102 6.1.2 PUD Water Requirements ...... 103 6.1.3 Preliminary Water Supply Concept ...... 104 6.1.4 Phasing ...... 105 6.1.5 Impacts and Mitigation Measures ...... 105 6.2 Sewage Treatment ...... 106 6.2.1 Background ...... 106 6.2.2 PUD Sewer Requirements ...... 107 6.2.3 Preliminary Sewer Collection Concept ...... 107 6.2.4 Phasing ...... 108 6.2.5 Impacts and Mitigation Measures ...... 108 6.3 Storm Drainage ...... 109 6.3.1 Background ...... 109 6.3.2 Preliminary Storm Drainage Design ...... 109 6.3.3 Phasing ...... 110 6.3.4 Impacts and Mitigation ...... 110

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6.4 Public Safety ...... 111 6.4.1 Fire Protection and Emergency Medical Response ...... 111 6.4.2 Police Protection ...... 112 6.4.3 Road Access ...... 112 6.4.4 Phasing ...... 112 6.4.5 Impacts and Mitigation Measures ...... 113 6.5 Historic or Archeological Resources ...... 113 6.6 Schools ...... 113 6.6.1 Background ...... 113 6.6.2 PUD School Requirements ...... 114 6.6.3 Preliminary School Concept ...... 114 6.6.4 Phasing ...... 114 6.6.5 Impacts and Mitigation Measures ...... 114 6.7 Economic Impact ...... 114 6.7.1 Property Tax Revenue ...... 115 6.7.2 Resort and Lodging Revenue ...... 115 6.7.3 Job Creation ...... 115 6.7.4 Property Tax Distribution ...... 116 7.0 Proof of Compliance with any recorded covenants on property ...... 118 8.0 Bibliography ...... 119 9.0 Appendices ...... 121

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List of Figures: Figure 1: Planned Unit Development Approval Process (Gallatin County) ...... 9 Figure 2: Development Areas...... 13 Figure 3: Project Location ...... 19 Figure 4: Local Vicinity ...... 19 Figure 5: Adjoining Property Land Owners ...... 20 Figure 6: Development Areas...... 27 Figure 7: Regulatory Agencies ...... 30 Figure 8: Governing Regulations ...... 31 Figure 9: CUP Review Process ...... 32 Figure 10: Steps Following CUP Approval ...... 33 Figure 11: Development Areas...... 56 Figure 12: General Circulation System ...... 59 Figure 13: Property Lines and Easements ...... 61 Figure 14: Existing Topography ...... 62 Figure 15: Watercourses, Wetlands and Floodplains ...... 64 Figure 16: Soil Types ...... 65 Figure 17: Existing Structures, Utilities, Trails and Improvements ...... 66 Figure 18: Land Use Designations ...... 67 Figure 19: General Circulation System ...... 69 Figure 20: Open Space Plan ...... 73 Figure 21: Wildlife Movement Corridor ...... 74 Figure 22: Soil Types ...... 82 Figure 23: Slope ...... 83 Figure 24: Rock Formations ...... 85 Figure 25: Geologic Hazard Areas ...... 88 Figure 26: Hydrology ...... 91 Figure 27: Wildlife Movement Corridor ...... 99 Figure 28: Big Sky County Water & Sewer District ...... 104 Figure 29: Conceptual Water Supply Plan ...... 106 Figure 30: Conceptual Wastewater Plan ...... 109 Figure 31: Conceptual Stormwater Drainage Design ...... 111 Figure 32: Property Tax Distribution ...... 116

List of Tables: Table 1: Proposed Density - Gallatin County ...... 25 Table 2: Proposed Density - Madison County ...... 25 Table 3: Number of Dwelling Units ...... 70 Table 4: Parking Formulas ...... 71 Table 5: Building Envelope Slope Areas ...... 84 Table 6: Property Tax Revenue ...... 115 Table 7: Annual Tax Yield ...... 115 Table 8: Annual Compensation ...... 115 Table 9: Tax Distribution ...... 117

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Appendices: Appendix A: Conditional Use Permit Application ...... 121 Appendix B: Planning Study ...... 121 Appendix C: Economic Impact ...... 121 Appendix D: Covenants, Conditions and Restrictions (Draft) ...... 121 Appendix E: Traffic Study ...... 121 Appendix F: Internal Traffic Circulation Plan ...... 121 Appendix G: Parking and Signage ...... 121 Appendix H: Water and Wastewater ...... 121 Appendix I: Geotechnical Assessment and Soils Data ...... 121 Appendix J: Wetland Study ...... 121 Appendix K: Erosion and Stormwater ...... 121 Appendix L: Wildfire Prevention Plan ...... 121 Appendix M: Wildlife Assessment ...... 121 Appendix N: Weed Management Plan ...... 121 Appendix O: Cultural Resource Inventory ...... 121 Appendix P: FEMA Floodplain and Emergency Action Plan, Big Sky Dam ...... 121 Appendix Q: Easements ...... 121 Appendix R: Outreach ...... 121

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Executive Summary

The Flatiron development mission is to create a cohesive, vibrant, open to the public, year-round community between Town Center and the base Village at Big Sky Resort. Flatiron is also committed to providing workforce housing within the project. The intent of this Planned Unit Development (PUD) application for the Flatiron development is to define the long-term development concept for this mid mountain village. Although previous master plans were approved on this land in the past those approvals have expired and the current land owner has taken a fresh look at the overall concept and commissioned several consulting groups to develop an economically viable plan. In addition to the various planning and environmental studies that were completed as part of this process the development team also conducted several public outreach meetings via zoom, solicited feedback from neighbors and shared several plan iterations with members of the Lone Moose Meadows HOA. Concerns and requests voiced during the outreach were addresses and incorporated into the final plan as reasonably possible. Water saving fixtures requirements have been incorporated in the CC&R’s along with wildlife and river management. The Flatiron development is located in Big Sky, Montana south of Highway 64 between Big Sky Town Center and Big Sky Mountain Village. Big Sky, Montana is a unique, mountain resort community which has been growing in popularity. With rapid growth of 21% in five years (2013-2018), Big Sky is experiencing a boom in population, visitation and second-homeownership. Bozeman, which is just 45 minutes away, is a university town with young professionals, which is now attracting high tech businesses from the East and West coasts that are adapting to the new remote working lifestyle. The Bozeman International Airport expansion plan is underway with new airlines and many new direct flights on the horizon and is only 1 hour away from the development. With such rapid growth, there is a need for well-planned, community-based developments. Flatiron seeks to preserve the area’s natural beauty while also providing supported growth in a way that will address goals and policies of Gallatin County, Madison County and the Big Sky community. The overall Flatiron development plan includes two tracts of land in two counties, Gallatin and Madison. The project encompasses approximately 473 acres (350 acres in Gallatin and 123 acres in Madison). Applications have been submitted to both counites for concurrent review following their respective processes. In Gallatin County the land is zoned Resort and Open Space Preserve. The first step in the review process is a Conditional Use Application (CUP) to approve the PUD (Planned Unit Development) which will establish the project density, building envelopes, general circulation plan, building standards, and parking standards. The second step will be a Major Subdivision that will create 14 lots. Each parcel will then be required to obtain a Land Use Permit (LUP) with site specific details for building, parking, and landscaping design to be reviewed and approved by the Flatiron Association and Gallatin County planning prior to construction. The approval process for the PUD in Gallatin County is shown in Figure 1. Madison County does not have established zoning therefore the PUD submittal must accompany a subdivision application. A 9-lot major subdivision application with a PUD is being requested through the Madison County planning department. The major subdivision will separate 62 acres that is not part of the proposed development and will create the 8 parcels within the PUD. Subsequent Major subdivision applications will be required to create the final single-family lots and condo units proposed within the PUD.

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All proposed development in Flatiron will be reviewed by the Flatiron Association for compliance with overall development objectives and further reviewed by the respective counties for compliance with PUD plans for construction permitting.

Pre-Submittal Meeting with Planner January 21, 2021

Submit application May 28, 2021

Completness Review (30 days)

Planning Department distributes copies of application for comment (15 days for comment)

Planning Department Site Visit

Public hearing scheduled - Public Notice Provided (15 day notice)

Planning Department Prepares Staff Report

Big Sky Zoning Advisory Committee Meeting (1st Monday of the month)

Public Hearings (Planning and Zoning Commission) Approve, Deny, or request addtional information (2nd Thursday of the month)

Figure 1: Planned Unit Development Approval Process (Gallatin County)

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The development team appreciates the fact that this is one of the last large parcels of land in Big Sky that has yet to be developed and felt the need to take a fresh look at the property focusing on the long- term needs of the Big Sky Community. The team conducted public outreach and solicited feedback, and has included suggestions in the plan. Several planning charettes were held to pin point the developer’s vision for this parcel. Key characteristics identified by the team include the following:  A village that brings people together, feels like being at home  A gathering place – allows for people to explore their best lives  A place where locals feel at home  Cohesive flow, connected, warm and fuzzy  In line with the grandeur of the mountain, skiing  A place that will be there for our future generations  A project all members of the team can be proud to say they were part of creating  Sustainability/ low carbon footprint  Not private, Family oriented  Creates warm beds and lights on. Through this process the team came to the realization that this site plan would require international experience above and beyond that of the local engineers and planners. Bringing this dream to reality would involve consulting with a site planning team that has experience in designing ski mountain villages and resorts. Proposals were solicited and received from several site planners; however, one organization stood out above the rest: EcoSign Mountain Resort Planners Ltd. EcoSign is one of the world’s most experienced ski area, mountain resort village and real estate design firms. EcoSign (ECOlogicalDeSIGN) was founded in Whistler, British Columbia in 1975 to provide innovative master planning, environmentally sensitive and practical design solutions for four-season resorts in some of the world’s most challenging terrain and landscapes. EcoSign has completed over 200 master resort plans globally including world renowned resorts such as: Sun Peaks Resort, BC, Whistler Blackcomb, BC, Valle Nevado Ski Resort, Chile, Genting Secret Garden, China, Ruka, Finland, Hanazono Resort, Japan, Sun Valley, ID, Mammoth Mountain, CA and many more. The master plan developed by EcoSign integrates base village concepts with hotels, recreational amenities, commercial services, multi-family housing for year-round residents and on mountain workforce housing. Thoughtfully located real estate lift placements, ski trails, pedestrian pathways, and multi-use trails motivate users to move around the property without entering personal vehicles. Building envelopes have been identified to cluster development within the PUD. Each building envelope has a designated land use and density assigned. During the planning process a lack of availability for workforce housing in and around Big Sky was identified. Recognizing long commutes from nearby towns for employees contribute to traffic congestion 365 workforce units, which could accommodate up to 900 workforce beds, are included in the overall concept. On mountain housing has also been shown to improve quality of life and increase morale for employees. 75% of the development will consist of open space with multi-use trails. A summary of the proposed development area land uses and densities is shown in Table 1 and 2 below. The parcel acreages are approximate and will be finalized in the Major Subdivision Approval Process:

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Table 1: Flatiron Development – Proposed Density Gallatin County Building Description Future Building Commercial Dwelling Workforce Total Envelope Parcel Envelope (Net Square Units Units Units Acres Acres Footage) A Hotel/Managed 99.5 5.60 8,700 128 8 136 Condos/Commercial/ Workforce B Single Family 13.3 4.72 6 6 Residential C Workforce Housing 2.8 0.84 30 30 D Workforce Housing 3.4 1.63 79 79 E Workforce Housing 1.6 0.81 50 50 F Operations/Welcome 4.5 0.73 4,000 - Center G Hotel/Managed 16.9 2.41 5,750 46 46 Condos/Commercial/ Mixed Residential H Mixed Residential 1.9 1.17 34 34 I Hotel/Managed 11.4 3.08 4,800 115 115 Condos/Commercial/ Mixed Residential J Hotel/Managed 14.9 4.90 7,700 206 206 Condos/Commercial/ Mixed Residential K Single Family 3.4 1.99 4 4 Residential L Mixed Residential 14.8 4.40 107 107 M Lone Moose 109.2 7.10 6,700 144 68 144 Village/Workforce Housing N Mixed Residential 53.1 2.54 103 103 SUBTOTAL GALLATIN COUNTY 350.7 41.92 37,650 893 235 1,128

Table 2: Flatiron Development – Proposed Density Madison County Parcel Description Parcel Building Commercial Dwelling Workforce Total Acres Envelope (Net Square Units Units Units Acres Footage) P Thunderwolf 21.5 9.18 92,700 422 17 439 Village/Hotel/ Commercial/Workforce Q Mixed Residential 10.9 1.41 67 67 R Workforce Housing 16.0 3.55 31 31 S Operations/Maintenance 2.6 0.42 - T Workforce Housing 20.0 2.12 73 73 U Hotel/Managed 10.6 2.85 44,800 96 9 105 Condos/Commercial/ Workforce Housing V Single Family Residential 26.1 4.32 14 14

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W Mixed Residential 14.9 4.63 91 91 SUBTOTAL MADISON COUNTY 122.6 28.48 137,500 690 130 820 In addition to EcoSign the following consultants contributed to the planning of the Flatiron development plan:  Ranch Resources, Sheridan MT – Wildlife and Vegetation  Confluence Consulting, Bozeman, MT – Waters of the US verification  Metcalf Archaeological Consultants, Bozeman, MT – Archaeological review  Fire Logistics, Hamilton, MT – Risk analysis and Fire Protection  SET Engineering, Durango, CO– Traffic Analysis /Access  RCLCO, Bethesda, MD – Market Analysis/Real Estate Mix  Terracon, Great Falls, MT – Geotechnical Hazards  DOWL, Bozeman, MT – Hydrology  Bridger Operations – Economic Analysis and Public Relations  Anderson Engineering, Bozeman, MT – Planning and Civil Design  Synergy Engineering and Konsulting, Bozeman, MT – Planning and Civil Design

The Flatiron development plan meets the goals and objects set forth by the Gallatin Canyon/Big Sky Zone Plan in Gallatin County and the Growth Policy in Madison County as well as the goals of the Resort Zoning in Gallatin County. Flatiron proposes an economically and recreationally balanced plan with clustered high-density development and a village core concept with warm beds. These concepts support the viability of commercial operations with a sufficient number of units. The consistently occupied year-round units establish a solid occupied base for a vibrant community with its own character with “warm beds” and “lights on”. Flatiron recognizes the importance of providing on mountain housing for the employees as essential to the operations of Flatiron. Flatiron also recognizes the importance of occupied units and spaces for a viable economy. After nearly 2 years of planning and study the project team developed the Flatiron PUD community plan.

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Figure 2: Development Areas

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1.0 Background and Overview

1.1 Legal Description The proposed Planned Unit Development, hereinafter referred to as Flatiron development, involves two existing tracts of land. One tract is located in Madison County and the other in Gallatin County. This application regards only the portion of project located in Gallatin County; however, for reference both are tracts are provided as follows: Tract 1: 184.58 acres. Section 29, Township 6 South, Range 3 East, P.M.M., Madison County, Montana Tract 2: 350.7 acres Section 28, Township 6, Range 3 East, P.M.M., Gallatin County, Montana Platting History of Tract 2: • COS 1971 (1/17/1997) – 18 lots retracement of existing parcels no new or additional parcels. • Minor Subdivision No. 257 (2/17/1998) – Aggregated lots to create one lot and a remainder tract. • Minor Subdivision No. 257A (12/9/2003) - Adjusted Lot 1 boundary to coincide with eastern portion of Phase 1 PUD (zoning) boundary, to create 12 additional condominiums and open space. Identifies remainder parcel as Tract 2. Lot 1 consist of the existing Lone Moose Meadows Condos and is surrounded by Tract 2.

1.2 Property Owners and Development Application Middle Fork Properties LLC is the owner of the parcels on which the project is located. The CUP application form is found in Appendix A of this application document. As requested within the application form, the following has been addressed: 1. CUP application pre-submittal meeting with a planner. a. On December 6, 2019 two members of the development team, Marlene Sadaj, PE and Chris Leonard, met with Gallatin County Planner Randy Johnson to discuss the general concept of the project and the Gallatin County planning process/steps. During that meeting the development team was informed that Gallatin County was in the process of revising the County Code and the revisions are expected to go into effect in Jan/Feb of 2020. It was discussed that there would no longer be a Master PUD process, only PUD there-by eliminating a step in the review process; but the PUD application would be required to be more refined/less general. Minor changes to the resort zoning sub- district regulation were also anticipated; however, none that appeared to have any impacts on the Middle Fork Properties proposal. b. On January 21, 2021 a second pre-submittal meeting was organized. Three members of the Flatiron development team, Marlene Sadaj, PE, Bill Anderson, PE, Brian Gallik, P.C. and Chris Leonard met with Gallatin County planners Mayan Rice and Regan Fruh along with Levi Ewan with the Gallatin County Road department to discuss PUD application requirements. Planners highly recommended including a master signage plan in the submission along with an analysis of the road alignments and any variances that maybe required in conjunction with the overall road plan. 14 | Page

2. A cover letter has been prepared for the Gallatin County Planning Department. The required information for the cover letter is contained in this document. The following is the list of items required with reference to the applicable Section in this document in parentheses: a. Description of Overall Project (Executive Summary) b. Applicable development standards of the specific zoning district in which the project is located (Section 2.2 The Gallatin Canyon/Big Sky Zoning Regulation) 3. CUP Required attachments: Site plans and concept illustrations are included throughout this application document and in Appendix B: Planning Study. 4. All appropriate sections of the applicable zoning regulation have been addressed within this application document including additional requirements and supplements. 5. A certified list of the names, mailing addresses and legal descriptions of the property owners adjoining the exterior boundaries of the subject property has been included with the application form (Appendix A: Conditional Use Permit Application) a. Three sets of mailing labels for each adjoining land owner have been provided 6. The application form, supplements and required fee made payable to the Gallatin County Treasurer, Jennifer Blossom, has been submitted to the Gallatin County Planning Department. 1.3 Entitlements Requested a. Assignment of Density/types of uses for building envelopes A through N (Table 1) a. Dwelling Unit – A structure or portion thereof providing complete, independent living facilities for one (1) or more persons, including permanent provisions for living, sleeping, cooking and sanitation. b. Hotel ‐ An establishment offering short‐term lodging at a nightly rate to the general public. 1 hotel room = 0.5 dwelling unit c. Short Term rental – rental of a dwelling unit for lodging purposes only, for a period of less than 30 consecutive days. 1 short term rental = 1 dwelling unit d. Bed and Breakfast Inn – An owner‐occupied dwelling providing short‐term lodging and service meals to its registered overnight guests only. # of bedrooms x 0.5 = # of Dwelling units (i.e. 4 bedroom B&B = 4x0.5 = 2 Dwelling Units) e. Workforce Housing – Housing redistricted to Employees of the Big Sky area. i. Workforce Housing Dormitory – 4 beds = 1 Workforce Housing Unit/ 1 bed = 0.25 workforce housing unit ii. Workforce housing Mixed Use – 1 room = 0.5 workforce housing unit iii. Workforce housing Commercial – 1 dwelling unit = 1 workforce housing unit iv. Workforce housing, single family – 1 dwelling unit = 1 workforce housing unit v. Workforce housing, multi‐family – 1 dwelling unit = 1 workforce housing unit b. Approval of General Circulation/Access Plan c. Approval of Flatiron Parking Regulation d. Approval of Flatiron building and design guidelines Although this application contains greater detail in some areas these details are illustrative only and are not presented to obtain entitlements. Such detailed material will be presented per regular Land Use and Commercial application permits. Entitlements are not requested for the following:  Building configuration  Parking and snow storage configurations  Landscaping configurations  Parcel configurations and lot lines

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1.4 Requested Deviations As part of this PUD application, the following deviations from the Gallatin Canyon/Big Sky Regulations are requested for the Flatiron development: 1. Allow construction on slopes exceeding 25 percent. Section 26.8, Design Standards for Land Use on Hillside Land, requires that no structures shall be located on portions of a lot in excess of 25 percent slope. Proposed building envelopes are planned to be located on slopes less than 40 percent. To support the building construction, Terracon Consultants, Inc. (Terracon) completed a geologic and geologic hazard assessment and mapping for the Flatiron development dated 12/22/2020. The purpose of the work was to describe the general geology throughout the development pod areas and identify potential geotechnical hazards. This full report may be found in Appendix I. Slopes within development areas are discussed in greater detail in Section 5.2 Geology of this application document.

Limiting construction to areas below 25% would require significantly increase sprawl. Detailed analysis of the building envelopes indicates that approximately 25% of the area within these envelopes is within 25-40% slopes. As outlined in Section 28 of the Gallatin Canyon/Big Sky Zoning Regulations clustering development results in improved living, working and recreational environments. Clustering promotes an efficient and cost-effective pattern of development by placing the development on one or more portions of a Lot to permanently protect other portions of the site. Clustering creates and preserve usable Open Space to serve recreational, scenic and public service needs. Clustering preserves important site vegetation, outstanding natural topography and geologic features, while preventing soil erosion.

2. Allow building construction to exceed maximum building height. Section 17.8 establishes a maximum structure height of 35 feet, unless approved as a Conditional Use according to the procedures of the Gallatin County “Part 1” Administrative Regulations. Section 26.8 establishes a maximum building height of 33 feet. It is requested to allow buildings up to 140 feet in building envelope M (Village Core) and 75 feet in building envelopes A-L and N. Building envelope M is located in a low elevation area to not obstruct views. The use of higher buildings combined with the option to provide parking under the living space condenses the building/parking area to a much smaller footprint, allowing the preservation of more existing trees and vegetation, thereby reducing visual and environmental impacts.

3. Approval of Flatiron Parking Regulation. Section 27, Parking, requires that all uses and structures shall provide the minimum number of off-street parking spaces required by table 27.1. Based on recommendations from Ecosign and their experience designing mountain parking design, Flatiron development is proposing a unique parking regulation specific to Flatiron which will accommodate all visitors while not having excessive parking spaces. This concept is described in detail in Section 3.2.9 Number of Off-Street Parking Spaces of this application document. A copy of the proposed Flatiron Parking Regulation is located in Appendix G.

4. Reduce Minimum Structure Setback to 20 feet from property line. Section 25, Entry Corridor and View Protection, requires that all structures be setback between 100 to 50 from the HWY 64 ROW dependent on ROW width. For this parcel the HWY ROW and the northern property line are one and the same. The HWY ROW meanders along the toe of the slope of the area of 16 | Page

impact by HWY 64. The intent of Section 25 is to enhance the visual quality and identify of the Gallatin Canyon/Big Sky Planning and Zoning District by providing guidelines for development along designated entry corridors and protection key views from encroachment by development and delineate a consistent building setback along corridors. The ROW width for HWY 64 along this section of road varies with the natural topography of the land. The development parcel is downslope at a lower elevation than HWY 64. Building envelope F is designated for a welcome center and public services (fire house, police, etc.) and should be located within view of HWY 64 for safety purposes. A standard structure setback for the development of 20 feet from the property line would protect the intent of the standard along with establishing a true consistent structure setback standard for the development that can be more easily applied by review staff and builders. Although landscaping plans are typically reviewed at the time of LUP application Flatiron will agree to submit plans for and install the required landscaping to meet or exceed this standard as a condition of approval for this CUP. 1.5 Requested Variances The Flatiron development is requesting a variance from the Standards in the Gallatin County Transportation Standards for the internal roadway access. 1. Roads built to AASHTO Standards. Section 4.2 of the Gallatin County Transportation Design and Construction Standards indicates a minimum design speed of 25 mph and a minimum curve radius of 150 feet. The Flatiron PUD is proposing a minimum design speed of 15 mph and a maximum speed of 30 mph along with a minimum radius of 50 feet (at 15 mph). The proposed road alignments have been analyzed and profiles generated along the centerlines. The smaller turning radius at low speed will significantly decrease the impact of the road construction on the steep slopes and avoid the geological hazardous areas. Roads shall be designed and built-in accordance with the AASHTO Green Book Policy on Geometric Design of Highways and Streets. ASSHTO standards allow for a minimum radius of 46 feet at a design speed of 15 mph with a minimum super elevation of 4%. Road profiles and detailed analysis of AASHTO design requirements within these design parameters is included in Appendix F of this report. Approval of the requested variance is based on the following criteria a) The granting of the variance will not be detrimental to the public health, safety, or general welfare, or be injurious to other adjoining properties. Roads are proposed to be built to AASHTO standards. AASHTO is the American Association of State Highway and Transportation Organization. AASHTO is the standards setting body which publishes specifications, test protocols, and guidelines that are used in highway design and construction throughout the United States. b) Due to the physical surroundings, shape, or topographical conditions of the property involved, strict compliance with the Standards will impose an undue hardship to the owner. Undue hardship does not include personal or financial hardship, or any hardship that is self-imposed. Due to the existing topography of the parcel strict adherence to the Gallatin County Transportation Standards is not possible. The existing primary road access for the parcel is Lone Moose Drive. Lone Moose Drive was approved and constructed as part of Minor Subdivision 257. Lone Moose Drive was approved with a variance to allow road grades exceeding 10% along with less than 150-foot centerline curve radius. Discussion with the existing users of Lone Moose Drive indicate safety concerns regarding both the steepness of the road along with the speed limit in winter conditions. Many design iterations were considered to reduce the grade of Lone Moose to below 10% in all sections and all iterations require the reduced centerline curve 17 | Page

radius. Additionally, strict adherence to the 150 minimum centerline radii in the lower elevation areas of the development would significantly increase impacts and encroachment into areas proposed for open space, wetlands, and watercourse setbacks. c) The variance will not cause a substantial increase in public costs. No increase in public costs will be caused by the granting of this variance. d) The variance will not place the development in nonconformance with any County Zoning Regulations, County Subdivision Regulations, adopted Transportation Plans and Trails Plants, Growth Policies, and County Capital Improvements Plans. Approval of this variance will not impact conformance with other regulations.

1.6 Project Location The Flatiron development lies in the valley of the Middle Fork of the West Fork of the Gallatin River, south of Highway 64 and adjacent to the Big Sky Resort Thunder Wolf and Lone Moose Lifts. Access to the development is provided by Highway 64. South of the proposed development are the existing ski runs for the Big Sky Ski Resort and The Club at Spanish Peaks resort development. To the west is single family development off Low Dog Road. Directly east is Antler Ridge subdivision. Figure 3 shows a vicinity map showing the project location in relation to the greater Big Sky/Gallatin Canyon area. As stated before, this application document is limited to tract 2 of the entire development project. However, in order to understand the inter-relationships of the Gallatin County portion of the project and the Madison County portion, Figure 4 shows the entire project area in relation to its immediate surroundings. Figure 4 also shows the project location in relation to Yellowstone Club and Spanish Peaks Mountain Club; two private communities within the area. Adjoining property landowners surrounding the location is shown in Figure 5.

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Figure 3: Project Location

Figure 4: Local Vicinity

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Figure 5: Adjoining Property Land Owners

1.7 Development Concept The Flatiron development mission is to create a cohesive, vibrant, open to the public, year-round community between Town Center and the base Village at Big Sky Resort. Flatiron is also committed to providing workforce housing within the project. The intent of this Planned Unit Development (PUD) application for the Flatiron development is to define the long-term development concept for this mid mountain village. Although previous master plans were approved on this land in the past those approvals have expired. The current land owner has taken a fresh look at the overall concept and commissioned several consulting groups to develop an economically viable plan. The Flatiron development team has brought together local and international consultants to develop a comprehensive, functional plan that aligns with the goals of the Gallatin County Gallatin Canyon/Big Sky Zone Plan which will be applied with consistency throughout implementation.

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The development team appreciates the fact that this is one of the last large parcels of land in Big Sky that has yet to be developed. Although the parcel was once included in a MPUD plan that plan expired over a decade ago. The development team felt the need to take a fresh look at the property focusing on the long-term needs of the Big Sky Community. The team participated in several planning charettes to pin point the developer’s vision for this parcel. Key characteristics identified by the team include the following: • A village that brings people together, feels like being at home • A gathering place – allows for people to explore their best lives • A place where locals feel at home • Cohesive flow, connected, warm and fuzzy • In line with the grandeur of the mountain, skiing • A place that will be there for our future generations • A project all members of the team can be proud to say they were part of creating • Sustainability/ low carbon footprint • Not private, family oriented Through this process the team came to the realization that this site plan would require experience above and beyond that of the local engineers and planners. Bringing this dream to reality would involve consulting with a site planning team that has experience in designing ski mountain villages and resorts. Proposals were solicited and received from several site planners; however, one organization stood out above the rest: Ecosign Mountain Resort Planners Ltd. 1.7.1 Ecosign Mountain Resort Planners Ecosign is one of the world’s most experienced ski area, mountain resort village and real estate design firms. Ecosign (ECOlogicalDeSIGN) was founded in Whistler, British Columbia in 1975 to provide innovative master planning, environmentally sensitive and practical design solutions for four-season resorts in some of the world’s most challenging terrain and landscapes. During the past 45 years, Ecosign has successfully completed ski area master plans, detailed resort village and urban designs, real estate development plans and resort feasibility studies for mountain resort communities in 44 countries, on six continents. Their worldwide experience, knowledge of resort planning on a global scale in mountainous terrain and extensive industry network ensures clients receive the best planning advice available. According to clients, Ecosign’s analytical methodology, supported by computer software and modeling capabilities provides an initial site assessment that forms a solid foundation for planning efforts. They aim to preserve the inherent beauty, character and diversity of each site, while achieving the project goals and satisfying the needs and objectives of all parties and stakeholders involved. The creation of a workable master plan which presents flexible policy, planning and physical design solutions in consideration of present and future needs assessments, helps to ensure the community’s environmental, economic and social sustainability and will strengthen the sense of local, regional and international identity. Their master plan projects range from assisting small, local ski facilities to continue operating to planning brand new, large resorts to re-tooling historic resorts such as Zermatt, Davos and Courchevel. Ecosign has prepared Ski Resort and Real Estate Master Plans for the largest and most successful resorts in Canada including Whistler Blackcomb with over 2.2 million skier days annually, Sun Peaks Resort, Panorama, Kicking Horse, Lake Louise Base Area, Mont Tremblant, Blue Mountain and the newly

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announced Revelstoke Resort Village in British Columbia. In the US, they have completed Ski Resort and Base Area Master Plans for Alta, Canyons, Sun Valley, Snowbasin, Steamboat, Telluride, Homewood, Mt. Bachelor, Winter Park, Copper Mountain, Snowshoe, Mountain Creek and Mammoth Mountain. Often the Master Plan is the beginning of an ongoing working relationship with clients, who then ask for detailed planning when it comes time to implement various elements of the Master Plan which are normally supported by intensive market studies and financial analyses completed by independent consultants and specialists hired by the client team. Ecosign has designed Olympic Competition Venues for Alpine skiing, Nordic skiing and Freestyle and Snowboarding for six different Olympic and Paralympic Winter Games. Each venue was designed firstly to host the Olympic competitions and then to be commercially viable recreational ski area facilities and permanent training sites after the Olympics. The various Ecosign Olympic Winter Games projects are described briefly below. Their Olympic Winter Game portfolio includes the Men’s and Women’s competition venues for Alpine Skiing for Calgary 1988, Downhill and Super G Events at Snowbasin for Salt Lake 2002, greenfield project design of Rosa Khutor and Laura ski areas, sites of the Alpine and Nordic skiing events for the 2014 Winter Olympic Games in Sochi, Russia, Whistler Olympic Park, the venue for Cross Country Skiing, Biathlon, Ski Jumping and Nordic Combined for Vancouver 2010, working drawings and detailed design of the Snowboard and Freestyle skiing events in Bokwang Phoenix Park for Pyeong Chang Korea 2018, and detailed design for construction for the Alpine Skiing venues at the newly built National Alpine Ski Center at Yanqing and Freestyle Skiing and Snowboarding venues for the Beijing 2022 Olympic Winter Games at Genting Secret Garden in Chongli County. 1.7.2 EcoSign Analysis The Flatiron development team invited Ecosign to inspect the property in January 2020, with the intent to have fresh eyes with a firm that had not previously undertaken planning work at Big Sky. The Ecosign design team found a common vision with the Flatiron development team in the development potential of the site and was pleased to join the team. Big Sky Resort is one of North America’s top rated ski resorts, however the existing village and public urban developments are not considered world class. The undersized main village base is a collection of buildings with a limited number of commercial, retail, restaurants and bars, and while there are many ski-in ski-out lodging developments, in general they are quite spread out and it is not convenient to reach the base area without driving. Big Sky is not known for its après ski, evening dining, or nightlife. Ecosign feels there is tremendous opportunity to construct a vibrant, slope side pedestrian-oriented village which will contain enough critical mass to provide an excellent atmosphere for guests, employees, and business owners. The skiing at Thunderwolf is very popular and well protected from inclement weather, and there is ample opportunity to upgrade the Lone Moose zone with a high-speed lift and new ski trails. Positioning a slope side village in the region of the resort will provide skiers with additional options for lunch and ski breaks, and the ample underground parking will provide the opportunity to create a mountain side ski club complete with reserved parking, locker space and lounge resulting in an industry leading resort arrival experience. Analysis A thorough physical site analysis was performed, focused on finding the best developable land. The analysis indicates the zones where the terrain is free of natural hazards and with steepness that is acceptable for development, and the zones with views of iconic mountain peaks such as Lone Peak and

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good solar exposure. Natural hazard areas with unstable geological characteristics have been inventoried and avoided, as well as river setback areas, wetlands, and wetland mitigation areas. Ecosign found that the site is largely developable, mostly south facing and sloping down from highway 64 towards the Middle Fork Gallatin River, allowing views of the ski slopes on the opposite side of the river, and views of Lone Peak in the distance. The sloping terrain on the site is intersected by several valleys, forming green zones that separate the individual buildable areas. Some geologically unstable areas will also form green buffers between the development parcels. Potential There are two main developable areas on the property at the base of Big Sky ski terrain, where there is potential for a higher density village style development and are both located within walking distance to the lifts. In addition, there are two potential sites for a flagship hotel or other major resort buildings as well as several sites appropriate for single family and multi-family development. There are several highway access points possible, allowing a safe and efficient vehicular circulation system. Most developable areas are within skier or walking distance to the lifts or in ski-in ski-out locations and if not, they can be made ski-in ski-out by adding a simple access lift with new ski trails. Vision We imagine a vibrant, locally connected, but globally appealing resort community with a healthy mix of commercial, residential, and recreational opportunities. The global appeal of the community on this property comes from implementing the tools for creating a resort with warm beds and a complete range of commercial and recreational amenities for visitors and residents. The new master planned base village and the resort hotels can provide the recreational amenities attracting destination guests, with commercial services integrated into the overnight accommodation buildings in the village. This region’s local population is growing quite quickly and Bozeman is a university town with young professionals, which is now attracting high tech businesses from East and West coast that are adapting to the new remote working lifestyle. Bozeman airport is beautiful and has been constructed to allow for growth and is only 1 hour away from the resort. This master plan is an opportunity for a mutually beneficial relationship between the existing Big Sky base area and this new development. There is a lack of condos and hotel rooms in the existing area, which presents the opportunity to develop condos tailored to millennials and second homeowners. We understand the importance to respond to the ongoing demand for high- end large condos and detached housing on large properties and we have addressed some of this in the master plan, however the long- term sustainability of this master plan is of a higher priority. We aim to do this by supplying the accommodation types that will open Big Sky Resort up to new population segments in the skier market and so establishing a constant source of destination visitors and regional visitors to the resort while drawing from the full population range in the skier market. The new accommodation and commercial space will add to and complement the critical mass of the existing resort at Big Sky and allows for infilling the missing ingredients at the existing centers of Big Sky Base Area and Big Sky Village, such as hotel beds, high end accommodation and residences, workforce housing and family oriented residential accommodation. In return, the commercial and recreational facilities in the new base development will benefit from the patronage of the guests and day skiers at Big Sky Resort, which has an average visitation of 9,000 skiers per day, and has seen skier visits grow annually by 8% in recent years. The project is a very walkable community development, with 35% of the units being within direct walking distance of the two base area villages and 56% of the units are ski in ski out with real estate lifts.

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Only 9% of the skiers from this development are outside skier walking distance and not ski in ski out. Internal pedestrian connectivity for the resort is achieved by a recreational trail network, which connects all development zones. The trail network includes a paved multi-use trail, skier connection trails, beginner ski trails and unpaved trails of different widths for hiking, biking, and horseback riding. The master plan vision for local connection is strengthened by the integration of workforce housing throughout the plan, in a variety of unit types ranging from dormitory style units for seasonal employees, to duplex, townhouse and apartment units for year-round employee residents. Year-round residents contribute to the local culture, character, and vibrancy of the resort. Thoughtfully located real estate lift placements, ski trails, pedestrian pathways, and multi-use trails motivate users to move around the development without entering personal vehicles. Building envelopes have been identified to cluster development within the PUD. Each building envelope has a designated land use and density assigned. The complete report prepared by EcoSign and exhibits are included in Appendix B. During the planning process a lack of availability for workforce housing in and around Big Sky was identified. Recognizing long commutes from nearby towns for employees contribute to traffic congestion. 365 workforce units, which could accommodate up to 900 workforce beds, are included in the overall concept. On mountain housing has also been shown to improve quality of life and increase morale for employees. Flatiron will commit 75% of the development on the Gallatin parcel to open space. 101 acres within the OSP zone and 162 acres within the Resort Zone. Total acreage of open space will be no less than 263 acres. Open space is defined by Gallatin County as “any lot or areas essentially unimproved and set aside, dedicated designated or reserved for public or privet Use and enjoyment of owners, occupants and their guests”. The open space in Flatiron will include multi-use trail networks, ski runs, wildlife corridors, watercourse access, and other recreational access. At the time of surveying and platting these areas will be legally defined however; in no case will there be less than 75% open space within the Gallatin portion of the Flatiron development. Open space areas will be held in perpetuity by the Flatiron Home Owners Association. Future parcel lines shown on exhibits at this time are conceptual only. Final parcel acreages may vary however; the area of impact within the parcel shall not exceed the acreages listed in table 1 below. A summary of the proposed development area land uses and densities is shown in Table 1 and 2 below: Flatiron Development – Proposed Density Gallatin County Building Use Description Future Building Commercial Dwelling Workforce Total Envelope Parcel Envelope (Net Square Units Housing Units Acres Acres Footage) Units A Hotel/Managed 99.5 5.60 8,700 128 8 136 Condos/Commercial/ Workforce B Single Family 13.3 4.72 6 6 Residential C Workforce Housing 2.8 0.84 30 30 D Workforce Housing 3.4 1.63 79 79 E Workforce Housing 1.6 0.81 50 50 F Operations/Welcome 4.5 0.73 4,000 - Center

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G Hotel/Managed 16.9 2.41 5,750 46 46 Condos/Commercial/ Mixed Residential H Mixed Residential 1.9 1.17 34 34 I Hotel/Managed 11.4 3.08 4,800 115 115 Condos/Commercial/ Mixed Residential J Hotel/Managed 14.9 4.90 7,700 206 206 Condos/Commercial/ Mixed Residential K Single Family 3.4 1.99 4 4 Residential L Mixed Residential 14.8 4.40 107 107 M Lone Moose 109.2 7.10 6,700 144 68 212 Village/Workforce Housing N Mixed Residential 53.1 2.54 103 103 SUBTOTAL GALLATIN COUNTY 350.7 41.92 37,650 893 235 1,128 Table 1: Proposed Density - Gallatin County

Flatiron Development – Proposed Density Madison County Parcel Use Description Parcel Building Commercial Dwelling Workforce Total Acres Envelope (Net Square Units Housing Units Acres Footage) Units P Thunderwolf 21.5 9.18 92,700 422 17 439 Village/Hotel/ Commercial/Workforce Q Mixed Residential 10.9 1.41 67 67 R Workforce Housing 16.0 3.55 31 31 S Operations/Maintenance 2.6 0.42 - T Workforce Housing 20.0 2.12 73 73 U Hotel/Managed 10.6 2.85 44,800 96 9 105 Condos/Commercial/ Workforce Housing V Single Family Residential 26.1 4.32 14 14 W Mixed Residential 14.9 4.63 91 91 SUBTOTAL MADISON COUNTY 122.6 28.48 137,500 690 130 820 Table 2: Proposed Density - Madison County

For the purpose of this application the following definitions of Dwelling Unit and Workforce Housing Unit shall be used to calculate density: Dwelling Unit – A structure or portion thereof providing complete, independent living facilities for one (1) or more persons, including permanent provisions for living, sleeping, cooking and sanitation.

Hotel - An establishment offering short-term lodging at a nightly rate to the general public. 1 hotel room = 0.5 dwelling unit

Short Term rental – rental of a dwelling unit for lodging purposes only, for a period of less than 30 consecutive days. 1 short term rental = 1 dwelling unit 25 | Page

Bed and Breakfast Inn – An owner-occupied dwelling providing short-term lodging and service meals to its registered overnight guests only. # of bedrooms x 0.5 = # of Dwelling units (i.e. 4 bedroom B&B = 4x0.5 = 2 Dwelling Units)

Workforce Housing – Housing redistricted to Employees of the Big Sky area. Work Housing Dormitory –4 beds=1 Workforce Housing Unit/1 bed=0.25 workforce housing unit Workforce housing Mixed Use – 1 room = 0.5 workforce housing unit Workforce housing Commercial – 1 dwelling unit = 1 workforce housing unit Workforce housing, single family – 1 dwelling unit = 1 workforce housing unit Workforce housing, multi-family – 1 dwelling unit = 1 workforce housing unit

Net Square Footage – 85% of the gross floor area. (15% of commercial building area is assumed to be comprised of storage areas, hallways, restrooms, breakrooms, fitting rooms, stairways, elevators, etc.)

Commercial - Permitted and conditional uses as defined by Section 17.4 and 17.5 of the Gallatin County/Big Sky Zone plan. Uses within 17.5 will require subsequent CUP approval prior to LUP process.

In addition to EcoSign the following consultants contributed to the overall design of the Flatiron development plan:  Ranch Resources, Sheridan MT – Wildlife and Vegetation  Confluence Consulting, Bozeman, MT – Waters of the US verification  Metcalf Archaeological Consultants, Bozeman, MT – Archaeological review  Fire Logistics, Hamilton, MT – Risk analysis and Fire Protection  SET Engineering, Durango, CO– Traffic Analysis /Access/Road Design  RCLCO, Bethesda, MD – Market Analysis/Real Estate Mix  Terracon, Great Falls, MT – Geotechnical Hazards  DOWL, Bozeman, MT – Hydrology  Bridger Ops – Taxes and Community Out Reach  Anderson Engineering, Bozeman, MT – Planning and Civil Design  Synergy Engineering and Konsulting, Bozeman, MT – Planning and Civil Design

1.7.3 Environmental Constraints Environmental factors such as soils, geology, hydrology, wildlife and vegetation within the area have all been considered in the design of the Flatiron development. Steep terrain and the Middle Fork West Fork Gallatin River are the primary environmental constraints related to site design. Ranch Resources, Confluence, Metcalf Archeological, and Terracon were all contracted to evaluate the property and identify the area’s best suited for development while also protecting the existing environment. 75% of the land area on the Gallatin tract will be preserved as open space. 1.7.4 Components and Configuration The fundamental components of the Flatiron development include the primary circulation system, an upper and a lower commercial core, visitor accommodations, and a mix of residential types. Apart from the circulation system these components are contained within the proposed building envelopes. The building envelopes are shown on Figure 6. 26 | Page

The Flatiron development aspires to provide residential and commercial use in harmony with the existing wildlife in Big Sky. Big game travel corridors have been identified and preserved and landscaping guidelines restrict the planting of fruit trees to mitigate human/bear conflicts.

Figure 6: Development Areas

1.7.4.1 Circulation System The Flatiron Development plan incorporates vehicular, pedestrian, skier and bicycle travel modes. The development team is actively working with the Big Sky Community Organization to grant them an easement for a proposed bike trail to be completed in the summer of 2021. Eleven restate lifts are 27 | Page

incorporated into the plan, including people mover buckets, magic carpets, and real estate lifts, to connect the upper and lower development areas and minimize the need for residents and visitors to drive vehicles around the development. Additional glading and terrain improvements are proposed to the mountain to provide an additional 3.6 miles and 72 acres of skiing to Big Sky’s “Biggest Skiing in North America” title. The ski improvements incorporate beginner, intermediate and expert terrain. The circulation system is described in further detail in Section 3.2.7 General Circulation System of this application document.

1.7.4.2 Upper and Lower Commercial Core A commercial core should provide a “center of gravity” for retail, dining and entertainment, serving residents and visitors alike. Due to the steep topography of the site an upper and lower commercial core were identified as key components of a functional community on this parcel. The upper area being easily accessed off of HWY 64 and the lower area being easily accessed by the existing Lone Moose ski lift. Parcels H, I, J and M have been designed around this commercial core concept.

1.7.4.3 Visitor Accommodations Several potential hotel areas have been identified within the proposed development areas along with managed condos. Managed condos are similar to the Summit and Shoshone hotels currently operating in the Big Sky Base village. These units can be individually owned and are placed into a rental pool when not owner occupied. This follows the warm bed concept presented by Ecosign for the development. The warm bed concept revolves around units being occupied to support the adjacent commercial and retail uses and aims to avoid a “ghost town” concept where units are purchased as vacation homes and only occupied 2-3 weeks per year. This concept is discussed in further detail in the Ecosign report (Appendix B).

1.7.4.4 Residential Uses The development plan includes a mix of single family residential, dedicated workforce housing, and multifamily residential. Seasonal employment during peak season will be necessary; however, with year-round residents and abundant commercial employment opportunities this development is projected to provide 900 full-time jobs and generate $4.5 million annually in property tax revenue for Gallatin County. The EcoSign analysis includes recommendations regarding specific types of units (condo, multifamily, single family, etc.) along with a building footprint concept; however due to the projected buildout timeframe of twenty years Flatiron is not requesting entitlements to that level of detail. For this reason, all overnight accommodations are considered “dwelling” units for this application. One dwelling unit is the equivalent of two hotel units. Current market conditions at the time the parcel is developed will dictate the specific type of units that are ultimately placed on the parcels. Building envelopes restrict and limit the building footprints; while maintaining flexibility in design.

1.8 Purpose of Application Tract 2 was previously included as part of the Master Planned Unit Development for Lone Moose Meadows. It was approved on May 11, 2000 as a six-year approval. The MPUD was then approved for an extension until September 14, 2012. Due to the amount of time that has passed and the significant 28 | Page

variation in economic climate since the original approval, Middle Fork Properties has chosen to reevaluate the development potential of the parcel independently from what was previously approved. The overall development, or master plan, for the Flatiron development is intended to provide a framework for the project in its entirety. The land use relationships and densities in the master plan are conceptual and refinements will occur during subsequent Major Subdivision and Land Use Permit processes through Gallatin County planning.

1.9 Document Organization This application document is divided into eleven major sections. The sections are as follows: Section 1, Background and Overview, is an explanation of the setting of Flatiron development including the purpose of application. This also includes the legal description and location of the subject property along with an overview of the proposed development concept. Section 2, Regulatory Process, describes the regulatory process of the proposed development and the Conditional Use Permit application details. Section 3, Development Plan, describes the development plan in detail in order to address the requirements set forth in section 22.3.d of the Gallatin Canyon/Big Sky Zoning Regulation. Section 4, Compliance with Required Standards, confirmation of compliance of the proposed PUD with standards set forth in Sections 22.5 and 23 of the Gallatin Canyon/Big Sky Zoning Regulation. Section 5, Principles Governing Subsequent Owner’s Association, is a statement of principles governing a subsequent homeowner’s association or similar entity as required by Section 22.3.j of the Gallatin Canyon/Big Sky Zoning Regulation. Section 6, Master Environmental Assessment, describes the environmental factors of the site and is broken down into the following topics: soils, geology, hydrology, wildlife, vegetation, natural hazard risk as required per section 22.3.k of the Gallatin Canyon/Big Sky Zoning Regulation. Section 7, Infrastructure and Services, provides preliminary information on water supply and sewage treatment, public safety, and historic or archeologic resources as required per Section 22.3.l of the Gallatin Canyon/Big Sky Zoning Regulation. In addition, this section provides an economic analysis on potential tax revenue for the project. Section 8, Phasing, describes the planned phasing and proposed timeline of the project. Section 9, Compliance with Recorded Covenants, provides proof of compliance with recorded covenants on the property per section 22.3.m of the Gallatin Canyon/Big Sky Zoning Regulation. Section 10, Bibliography, provides a list of references consulted in the preparation and design of Flatiron development. Section 11, Appendices, contains supporting materials used in formulating Flatiron development. Complete assessments and reports prepared by subconsultants are not included in the body of this application document due to the length or technical nature of the material.

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2.0 Regulatory Process The Flatiron Development project is regulated and reviewed on both a State and County level. The State of Montana reviews approach permit applications for the proposed access roads and traffic flow safety through the Department of Transportation. Water rights and consumptive use data is reviewed by the Department of Natural Resources. Water supply distribution and wastewater collection and treatment are reviewed and approved by the Department of Environmental Quality. Gallatin County Planning Department reviews and approves land uses, project density, divisions of land and building design and placement for proposed developments. An illustrative depiction of the regulatory agencies is shown below in Figure 7.

Figure 7: Regulatory Agencies

The regulations governing the review by the Gallatin County Planning Department include the Gallatin County Gallatin Canyon/Big Sky Zone Plan, Gallatin Canyon/Big Sky Zoning Regulations, Part 1 Zoning Administrative Regulation and Gallatin County Subdivision Regulations. An illustrative depiction of the governing regulations in Gallatin County is shown in Figure 8 below.

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Figure 8: Governing Regulations

Tract 2 in Gallatin County is zoned as Resort and Open Space Preserve. Section 17 of the Gallatin Canyon/Big Sky Zoning Regulation for Resort zones requires a Conditional Use Permit (CUP) application to establish density in this zone. The Flatiron development is also considered a Planned Unit Development (PUD). PUD’s are governed by section 22 of the Gallatin Canyon/Big Sky zoning regulation. Review of a PUD is also completed through the CUP process. The Part 1 Zoning Administrative Regulation defines the department’s review process of CUP applications in section 10. The intent of this application is to provide a narrative of the Planned Unit Development as part of the Conditional Use Permit (CUP) for the Gallatin County portion of the project and establish project densities. An illustrative depiction of the CUP process is shown in Figure 9 below.

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Pre-Submittal Meeting with Planner January 21, 2021

Submit application May 28, 2021

Completness Review (30 days)

Planning Department distributes copies of application for comment (15 days for comment)

Planning Department Site Visit

Public hearing scheduled - Public Notice Provided (15 day notice)

Planning Department Prepares Staff Report

Big Sky Zoning Advisory Commitee Meeting (1st Monday of the month)

Public Hearings (Planning and Zoning Commission) Approve, Deny, or request addtional information (2nd Thursday of the month)

Figure 9: CUP Review Process

While approximate parcel lines have been identified in the project exhibits the division of land will be reviewed under the Major Subdivision process and regulations. Submission of a Preliminary Plat to be reviewed as a major subdivision will occur after the CUP review process. Once the preliminary plat for Flatiron has been approved the development can move forward with final approvals from DEQ and MDOT for the water, wastewater, and Highway 64 approaches. All other conditions of approval placed on the Preliminary Plat approval by Gallatin County will also need to be met, including installing public improvements, prior to final plat approval. Following final plat approval, the parcels of land created through the Flatiron Major Subdivision maybe developed and/or sold to separate parties to develop. Each parcel will then be required to submit a Land Use Permit application to Gallatin County Planning for review of final building footprints, parking and landscape configurations, and building elevation design review. Subsequent CUP applications may also be required depending on uses requested. An illustrative depiction of the steps following CUP approval is shown below in Figure 10.

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Figure 10: Steps Following CUP Approval

The following is a review and discussion of the Gallatin County Gallatin Canyon/Big Sky Zone Plan and Zoning regulations and how the Flatiron development plan meets the goals and standards within them. 2.1 Gallatin County Gallatin Canyon/Big Sky Zone Plan The Gallatin County Gallatin Canyon/Big Sky Zone Plan was created with the intention to help guide future growth and land development. Its principal purpose is to provide a vision for the future of the District. The Zone Plan states that the sixteen goals outlined in the Zone Plan reflect the needs and desires of the community. This application document supports the intent of the development to do just that. The goals of the Zone Plan are set forth in italics with pertinent information about Flatiron development following each goal.

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• Public Health and Safety Goal 1: Improve available medical and emergency facilities The existing Lone Moose Drive approach along Highway 64 will be continue to function as the primary access route to the development. Building envelope F has been intentionally set aside for a welcome center and public services facilities. The Flatiron development team has initiated conversations with the Big Sky Fire District to locate a future fire house on building envelope F. Goal 2: Improved quality, quantity and extent of water supply The Gallatin portion of the Flatiron development project is located within the Big Sky Water and Sewer District boundary. The Flatiron development will work with the Big Sky Water and Sewer District to assure sustained water quantity for the development. Water saving techniques will be written into CC&Rs. They are also included in building code. Examples of water saving devices that may be used are low flow high efficiency faucets and showerheads, dual flush toilet converters and grey water diverters. Details related to the preliminary Flatiron development water system design are found in Section 6.1 Water Supply of this application document. There are 50-foot watercourse setbacks along each watercourse within the project area on the Gallatin portion of the project and 100-foot watercourse setbacks along each watercourse on the Madison side of the project. No development is proposed within the watercourse setbacks. Goal 3: Enhanced fire protection Fire Logistics completed a risk analysis and fire protection plan for the Flatiron development. The plan outlines a series of fire protection requirements to mitigate the adverse impacts to public safety identified in the risk analysis. These mitigation requirements shall be incorporated into the Flatiron CC&R’s. The complete report and assessment can be found in Appendix L of this document. Goal 4: Improved wastewater collection and treatment system The Gallatin portion of the Flatiron development project is located within the Big Sky Water and Sewer District boundary. The parcel has existing unused SFE’s from the previous development process. Placing these SFE’s into service will generate additional user fees for the BSWSD to collect. The Flatiron development team will work with the BSWSD and MDEQ to install a collection system meeting all local and state requirements. Additional details regarding the wastewater collection and treatment plans for this development are found in Section 6.2 and Appendix H of this document. Goal 5: Adequate police protection and highway safety The existing Lone Moose Drive approach along Highway 64 will be continue to function as the primary access route to the development. The Flatiron development team has been in communication with MDOT regarding the three additional approaches and MDOT encroachments permits are required prior to construction. Building envelope F has been intentionally set aside for a welcome center and public services facilities. A police outpost/station is encouraged in this envelope for the safety of both the Flatiron residents as well as passerby traffic on Highway 64. Goal 6: Prevention of floodplain impacts on development No development is proposed within the 50-foot river setback as established by Gallatin County Big Sky/Gallatin Canyon Zoning guidelines. Flatiron development intends to implement sustainable stormwater management practices, also referred to as low impact development (LID) or green infrastructure, at its facilities. Section 502 of the Clean Water Act defines green infrastructure as “the 34 | Page

range of measures that use plants or soil systems, permeable pavement or other permeable surfaces or substrates, stormwater harvest and reuse, or landscaping to store, infiltrate, or evapotranspirate stormwater and reduce flows to sewer systems or to surface waters.” As described by the United States Environmental Protection Agency (EPA) on their website, LID practices help maintain natural hydrological cycles through site grading, vegetation, soils and natural processes that absorb and filter stormwater onsite. LID practices also help minimize erosion, flooding and water pollution downstream from facilities. The final stormwater management plan for the Flatiron Development will include a combination of green roofs, rain barrels and cisterns, permeable pavements, bioretention areas, vegetated swales/dry swales, vegetated filter strips, sand and organic filters and constructed wetlands. The Flatiron development includes additional ski runs throughout the project area which will reduce the amount of forested area. Waterbars will be utilized to account for additional runoff due to reduced density of forested area. Waterbars create a longer path for water to flow by diverting water around the water bars rather than straight down the hill and increases the ability for water runoff to infiltrate into the ground. Through the use of waterbars, the pre-development time of concentration will be maintained after the addition of ski runs.

Details related to the preliminary stormwater design are found in Section 6.3 Storm Drainage of this application document. Turf lawns are not permitted with the development. Typical suburban lawns limit plant species diversity and increase the probability of runoff of fertilizer and pesticide into the nearby surface water sources within the development. A preliminary drainage report for the site is included Appendix K. • Appearance and Atmosphere Goal 7: Preservation of the scenic, natural environmental beauty The scenic resources and views are a contributor to the design of Flatiron development. Building placement within separate development areas, building height, roads, trails and open space plans all account for the conservation of the natural beauty of the area. It is the intention of Middle Fork Properties to keep outdoor lighting to the minimum necessary to assure safety and easy identification in order to minimize light pollution. Goal 8: Protection of significant views The down sloping topography of the development naturally protect views across the valley. Proposed building heights are limited on the upper benches with taller building proposed in the valley bottom. Goal 9: Protection of open spaces The Flatiron development as designed includes over 290 acres of open space on the Gallatin County side accounting for approximately 83% of the development. In anticipation that some design features may change (i.e. access easements, final road alignments, etc.) Flatiron will commit 75% of the development on the Gallatin parcel to open space. 101 acres within the OSP zone and 162 within the Resort Zone. Total acreage of open space will be no less than 263 acres. Open space is defined by Gallatin County as “any lot or areas essentially unimproved and set aside, dedicated designated or reserved for public or privet Use and enjoyment of owners, occupants and their guests”. The open space in Flatiron will include multi-use trail networks, ski runs, wildlife corridors, watercourse access, and other recreational access. At the time of surveying and platting these areas will be legally defined however; in no case will there be less than 75% open space within the Gallatin portion of the Flatiron development. The open space areas will be held in perpetuity by the Flatiron Home Owners Association. 35 | Page

Goal 10: Enhancement of the natural environment by new development Thinning and proper maintenance of the vegetation on the property will be beneficial to the existing plant species. Removal of the abandoned Santec wastewater treatment plant and planting of riparian buffers will enhance both vegetation and improve water quality protection. • Quality of Life Goal 11: Maintenance and enhancement of the Gallatin Canyon/Big Sky District as a special place to live, work and visit. The Flatiron development mission is to create a cohesive, vibrant, open to the public, year-round community between Town Center and the base Village at Big Sky Resort. A place for both locals and tourists to enjoy and recreate. Goal 11A: Protection and enhancement of wildlife habitat as major assets of the District. Consideration for the conservation of important fish, wildlife and plant habitat has been an integral part of the overall planning process for the Flatiron development. Ranch Resources Inc. was consulted in order to provide a thorough report of the fish, wildlife and plant habitat within the development area. The full report is located in Appendix M. Riparian and wetland buffers of 35 feet wide composed of a diverse mix of native species are specified by Ranch Resources. These buffers have been included in the Flatiron Association CC&R’s. Detailed development review will occur during the Land Use Application process for the individual building envelope and the Flatiron Association will review designs to confirm compliance with the CC&R’s at that stage. Permeable surfaces wherever possible are recommended to reduce sediment and pollutants from entering the Middle Fork. Permeable surfaces are also recommended as a low impact stormwater runoff reduction measure. Further details on stormwater reduction and treatment strategies are discussed in Section 6.3 Storm Drainage of this report. The cluster concept along with the 75% open space commitment on the Gallatin County parcel allow these corridors to be preserved and facilitate wildlife movement to continue to pass through the property post development. Fences within the development are discouraged and addressed within the Flatiron Association CC&R’s. Birdfeeders and planting of fruit trees shall be specifically prohibited within the development to reduce the possibility of bear/human conflict. Turf lawns shall also be prohibited to prevent the loss of native plant diversity. Goal 12: An affordable housing supply adequate to meet the needs of all District residents During the planning process a lack of availability for employee housing in and around Big Sky was identified. Recognizing long commutes from nearby towns for employees contribute to traffic congestion. 365 workforce units, which could accommodate up to 900 workforce beds, are included in the overall concept. On mountain housing has also been shown to improve quality of life and increase morale for employees. Goal 13: Balanced growth within the limits of the physical environment Flatiron development is a revitalization of a formerly approved Planned Unit Development project that began with the existing Lone Moose Condos. Utilities were installed to the project during that initial phase of development. The Gallatin County portion of the Flatiron development is wholly within the boundary of the Big Sky Water and Sewer district. A district water tank is located at the existing Lone Moose Drive approach and an existing district sewer main runs through the valley floor of the project traveling from west to east towards the Big Sky Meadow village. There are existing power and phone 36 | Page

lines that service the existing Lone Moose Meadows condos at the base of the existing ski runs. Building envelopes have been identified to cluster development and preserve open space within the parcel while locating development near existing utilities. The cluster concept proposed discourages sprawl by providing village cores with higher density dwelling units. Building envelopes limit building footprints while maintaining flexibility in final design. • Economy Goal 14: A strong economic base, consisting of tourism, recreation and support services; plus compatible clean industries. Flatiron development aims to strengthen and diversify the major sectors of the local economy by providing jobs,workforce housing and more commercial space as well as significant tax revenue increases in both Madison and Gallatin County. Several commercial areas have been identified within the proposed building areas providing opportunities for local business owners to expand or start new operations. • Transportation Goal 15: A comprehensive transportation system serving the District The Flatiron development circulation design includes a safe and efficient road network that provides access to each development area. Multiple access points along Highway 64 have been designed to allow safe and efficient movement to and from all development areas to the main highway. Four main access points on Highway 64 have been identified for the project. The number of access points along Highway 64 is balanced between sight distance safety for vehicles traveling along Highway 64 as well as the ability of the users and emergency personnel to enter or escape the property in extreme circumstances. An extensive trail system is proposed as part of the overall development concept. Flatiron development will promote less driving by incorporating more trails and ski runs for pedestrian circulation. Thoughtful residential lift placement and use of people movers within the development provides direct skier access for the majority of the development allowing users to park personal transportation vehicles for the duration of their visit. Goal 16: A multi-season, trail system where permitted by land owners. An extensive trail system is proposed as part of the overall development concept. The Flatiron Development team is actively working with the Big Sky Community Organization (BSCO) to develop and manage the proposed Flatiron trail system. The open space management plan for the Flatiron Development will include provisions to build the onsite trail system and once built record easements and grant access to BSCO to manage and maintain the system for the Big Sky community. 2.1.1 Madison County Growth Policy Since this project will be located in both Madison County and Gallatin County, plans in both counties have been taken into consideration. The purpose of the Madison County Growth Policy is to provide more effective guidance on local decisions on growth, development and conservation using guiding principles, goals and objectives. Though the Gallatin and Madison County plans have many similarities, in order to assure compliance with both, the guiding principles and goals from the Madison County Growth Policy are set forth in italics with pertinent information about Flatiron development following each goal. Guiding Principles

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• Locate new development close to existing services and communities The Flatiron development lies in the valley of the Middle Fork of the West Fork of the Gallatin River, south of Highway 64 and adjacent to the Big Sky Resort Thunder Wolf and Lone Moose Lifts. South of the proposed development are the existing ski runs for the Big Sky Ski Resort and The Club at Spanish Peaks resort development. To the west is single family development off Low Dog Road. Directly east is Antler Ridge subdivision. From the main subdivision access point, it is approximately 2 miles to Big Sky Mountain Village and 4.2 miles to Big Sky Town Center. • Protect our river corridors No development is proposed within the 100-foot river setback as established by Madison County guidelines. Flatiron development intends to implement sustainable stormwater management practices, also referred to as low impact development (LID) or green infrastructure, at its facilities. Section 502 of the Clean Water Act defines green infrastructure as “the range of measures that use plants or soil systems, permeable pavement or other permeable surfaces or substrates, stormwater harvest and reuse, or landscaping to store, infiltrate, or evapotranspirate stormwater and reduce flows to sewer systems or to surface waters.” As described by the United States Environmental Protection Agency (EPA) on their website, LID practices help maintain natural hydrological cycles through site grading, vegetation, soils and natural processes that absorb and filter stormwater onsite. LID practices also help minimize erosion, flooding and water pollution downstream from facilities. The final stormwater management plan for the Flatiron Development will include a combination of green roofs, rain barrels and cisterns, permeable pavements, bioretention areas, vegetated swales/dry swales, vegetated filter strips, sand and organic filters and constructed wetlands. The Flatiron development includes additional ski runs throughout the project area which will reduce the amount of forested area. Waterbars will be utilized to account for additional runoff due to reduced density of forested area. Waterbars create a longer path for water to flow by diverting water around the water bars rather than straight down the hill and increases the ability for water runoff to infiltrate into the ground. Through the use of waterbars, the pre-development time of concentration will be maintained after the addition of ski runs.

Details related to the preliminary stormwater design are found in Section 6.3 Storm Drainage of this application document. Turf lawns are not permitted with the development. Typical suburban lawns limit plant species diversity and increase the probability of runoff of fertilizer and pesticide into the nearby surface water sources within the development. A preliminary drainage report for the site is included Appendix K. • Preserve our most productive agricultural lands Agriculture is not a current land use of the project area nor is it proposed. Soils and slope within the area are not suitable for agriculture. • New development should pay its own way As proposed, the Flatiron development will generate tangible positive economic impact within Big Sky, Gallatin County, Madison County and the State of Montana. A full economic impact analyses is included in Appendix C. • Respect private property rights Future owners will be made aware of the practices outlined in this proposal through the CC&R’s. 38 | Page

Goals and Objectives 1. Land Use Flatiron development will help support this goal by supporting a mix of activities including residential, commercial and recreation in a way that accommodates growth, minimizes conflict among adjacent land uses, promotes efficient use of land, protects public health and safety and reflects the five Guiding Principles. 2. The Economy Flatiron development aims to strengthen and diversify the major sectors of the local economy by providing jobs, workforce housing and more commercial space as well as significant tax revenue increases in both Madison and Gallatin County. Several commercial areas have been identified within the proposed building areas providing opportunities for local business owners to expand or start new operations. 3. The Environment Ranch Resources Inc. was consulted in order to provide a thorough report of the fish, wildlife and plant habitat within the development area. The full report is located in Appendix M. Riparian and wetland buffers of 35 feet wide composed of a diverse mix of native species are specified by Ranch Resources. These buffers have been included in the Flatiron Association CC&R’s. Detailed development review will occur during the Land Use Application process for the individual building envelopes and the Flatiron Association will review designs to confirm compliance with the CC&R’s at that stage. Wherever possible, permeable surfaces will be used to reduce sediment and pollutants from entering the Middle Fork. Permeable surfaces are also recommended as a low impact stormwater runoff reduction measure. Further details on stormwater reduction and treatment strategies are discussed in Section 6.3 Storm Drainage of this report. Three wildlife travel corridors have been identified on the project. The west end (Madison County), the east end (Gallatin County) and the riparian zone. The cluster concept along with the open space proposed on the Madison County parcel allow these corridors to be preserved and allow wildlife movement to continue to pass through the property after development. Fences within the development are discouraged and addressed within the Flatiron Association CC&R’s. Birdfeeders and planting of fruit trees shall be specifically prohibited within the development to reduce the possibility of bear/human conflict. Turf lawns shall also be prohibited to prevent the loss of native plant diversity. 4. Recreation The Flatiron development will offer a variety of recreational opportunities for both local residents and visitors. During the winter the area will have access to skiing at Big Sky Resort and the summer will offer a variety of sports including hiking and biking. An extensive multiuse trail system is included in the overall circulation plan for the development for use during the summer months. During the winter months ski routes and a strategically planed lift system are proposed to move people throughout the development without the use of personal vehicles. Additional pedestrian routes are required to be included in the final layouts for the commercial “village cores” within the proposed building envelopes. Providing adequate skier and pedestrian routes will enforce a prolonged connection with the natural environment and keep users from feeling the need to utilize personal vehicles to travel within the development. Reduction in the use of personal vehicles will also aid in the lessening of daily emissions from the development.

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5. Public Services The existing Lone Moose Drive approach on Highway 64 will continue to function as the primary access route to the development. Building envelope F has been purposely set aside for a welcome center and public services facilities. The Flatiron development team has initiated conversations with the Big Sky Fire District to locate a future fire house on building envelope F. 6. Communication, Coordination and Public Participation The Flatiron development team has conducted several listening sessions within the Big Sky community. Listening sessions were held virtually through Zoom and were solicited via email. The Flatiron team reached out to neighbors, community stakeholders, and governmental organizations to share conceptual plans, gather feedback and incorporate feedback into the final development design. Trail and stream access were identified as high priority items for the community along with a robust desire that the development would not be a privately held club. Additional discussion items included: river and wetland monitoring and quality improvement, minimizing water usage through the use of Water Sense certified fixtures, developing progressive wastewater management systems, joining the effort to increase public safety on community trails, protect the ski slope viewshed by not developing south of the poop chute, connecting to existing wastewater infrastructure as opposed to treating on-site and exceeding existing BMP standards. The final design for the Flatiron development has incorporated many of the suggestions and neighborhood requests. Several are addressed through the CC&R’s that will run with the land. The Flatiron development as proposed is a family friendly open to the public development. The intent of providing workforce housing, and a mix of higher density dwelling units is to provide year-round housing opportunities to the area which will bring a sense of community to the development.

2.2 The Gallatin Canyon/Big Sky Zoning Regulation The purpose of this section is to ensure alignment between the proposed Flatiron Planned Unit Development (PUD) and the Gallatin County/Big Sky Zoning Regulation adopted on July 30, 1996 and updated May 12, 2020 by resolution 2020-040. The most important feature of a PUD is the provision permitting a mixture of land uses rather than the typical zoning district that is limited to a single use. The intent of the PUD is to provide flexibility, including clustering development in order to protect natural features, enhance visual quality, create usable open space, and provide economies in the provision. The following subsections consider the applicable sections of Gallatin County/Big Sky Regulation in regards to the proposed Flatiron Development to ensure correspondence between the two. The sections written within parentheses refer to the corresponding section within the Gallatin County/Big Sky regulation. 2.2.1 Zoning Designation – Resort (Section 17) According to the Official Zoning Map for Big Sky/Gallatin Canyon Zoning District, Gallatin County, Montana, adopted pursuant to Resolution 2015-033 on March 17, 2015 Tract 2 of Minor Subdivision 257A is zoned as Resort and Open Space Preserve. Intent (17.1) The intent of this Sub-district is to provide for planned resort development that include visitor accommodations, residential uses, recreational facilities and food service.

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Minimum Requirements (17.3) Any development proposal within the Resort Sub-district shall include, at a minimum, visitor accommodations, at least two Health and Exercise Establishments and/or Community Centers and a food service facility. Density (17.6) Density in the Resort Sub-district must be set through entitlements as granted by a Planned Unit Development or Conditional Use Permit. i.e. this application. Required Setbacks (17.7) Front: 20 feet, Side: 10 feet, Rear: 10 feet. Maximum Structure Height (17.8) 35 feet, unless approved as a Conditional Use according to the procedures of the Gallatin County “Part 1” Administrative Regulations. Compliance with Standard Visitor accommodations will be provided in hotels/managed condos within building envelopes A, G, I and J. A minimum of one exercise establishment and one food service facility will be required in both building envelope I and building envelope M. The Welcome center in building envelope F will serve as the Community Center. Residential uses are provided in Parcels B, G, H, I, J, K, L, M and N. Recreational facilities are provided by the mixed-use trails network within the open space. Building envelopes as shown are outside of the minimum required setbacks from property lines. A conditional use for the maximum building height is requested as part of this application. 2.2.2 Planned Unit Development (PUD) Overlay District (Section 22) Intent (22.1) The intent of this overlay district is to: a) Preserve and enhance the natural amenities of the land and protect the natural features of the site. b) Protect areas of important wildlife habitat. c) Enhance the visual impact of development. d) Create and preserve usable Open Space for recreational and aesthetic enjoyment within the Planned Unit Development. e) Permit flexibility of design for the placement, structure height, density and setbacks of structures, interior circulation and off-street parking areas. f) Preserve important site vegetation, outstanding natural topography and geologic features, while preventing soil erosion. g) Cluster development effectively on those portions of land best suited to development and preserve valuable natural resources. h) Promote development in accord with the goals and objectives of the Gallatin Canyon/Big Sky Plan. i) Promote workforce housing options. j) Minimize wildfire risk. k) Provide economies in the supply of Essential Services and other public services.

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Review process (22.2) The Planned Unit Development shall be reviewed as a Conditional Use according to the provisions of the Gallatin County “Part 1” Zoning Administrative Regulation. Applicability (22.4) The Planned Unit Development district may be combined with any other district except the PL District to provide superior design in development. Compliance with Standard a) Preserve and enhance the natural amenities of the land and protect the natural features of the site. The cluster concept for the development allows 75% of the parcel to be retained as open space. Natural rock outcroppings, streambeds and riparian buffers are protected. b) Protect areas of important wildlife habitat. Wildlife corridors were identified by Ranch Resources and are protected within the open space. c) Enhance the visual impact of development. The visual impact of the development is lessened by placing the tallest buildings in the valley floor and locating building envelopes such that development will hug the hillsides rather than building along ridge lines. By setting the standards for the master development plan for this parcel through the PUD process buildings in envelopes A-N will be bound by consistent design guidelines and restrictions. Approval of the overall circulation plan with this PUD provides efficient road access to all building envelopes while minimizing the construction impacts along with providing for multimodal internal access between building envelopes and direct skier access routes. d) Create and preserve usable Open Space for recreational and aesthetic enjoyment within the Planned Unit Development. The 101 acres zoned as OSP and an additional 162 acres within the resort zone have been set aside for open space. The multiuse trail network included in the circulation plan provides user access to open space for enjoyment of the area. Additional ski runs and routes enhance recreational opportunities and use. The Flatiron Association will be charged with maintaining open space including implementation of wildland management techniques including strategic removal of grasses, shrubs, and trees to restore and maintain ecosystems as well as limit the spread of wildfires. e) Permit flexibility of design for the placement, structure height, density and setbacks of structures, interior circulation and off-street parking areas. Structure height, density and setbacks specific to the Flatiron development are included in the Flatiron PUD. Structure height shall be limited to 75 feet in building envelopes A-L and N. Structure height in building envelope M shall be limited to 140 feet. Density has been analyzed in detail and presented in Table 1. A consistent building setback of 20 feet from the property line is proposed. A Flatiron parking regulation and circulation plan have been developed. Building envelopes are designated to promote flexibility in building layouts and parking configurations while ensuring protection of crucial wildlife corridors. f) Preserve important site vegetation, outstanding natural topography and geologic features, while preventing soil erosion. Weed and fire management plans have been prepared and will enhance the ability of noninvasive plant species to thrive. Roads and building envelopes have been located to preserve natural rock outcroppings and minimize construction impacts. LID practices and water bar placement within ski runs will be implements as part of the stormwater management plan to effectively prevent soil erosion. g) Cluster development effectively on those portions of land best suited to development and preserve valuable natural resources. The site was studied for two years by various consultants and included more than 30 site visits to carefully select the portions of the land best suited for 42 | Page

development. Building envelope placement considered view sheds, wildlife, topography, geotechnical conditions, and hydrology. h) Promote development in accord with the goals and objectives of the Gallatin Canyon/Big Sky Plan. All 16 goals of the Gallatin Canyon/Big Sky plan were considered and discussed in detail in section 2.1 of this document. i) Promote workforce housing options. 365 workforce units, which could accommodate up to 900 workforce beds, are included in the overall concept. 235 workforce housing units with up to 441 workforce beds are included in the Gallatin portion of the Flatiron development. j) Minimize wildfire risk. A fire risk and mitigation plan has been prepared for the development and key components have been incorporated into the CC&R’s. k) Provide economies in the supply of Essential Services and other public services. Improvements to the Lone Moose Drive alignment along with the addition of secondary ingress/egress routes will increase safety for emergency vehicles and personnel. Building envelope F is to be used for public services such as a welcome center, fire station, and/or 911 services. Additionally, the economic analysis indicates significant tax revenue increases for public services in the area as a result of this development. Standards (22.5) a. The minimum size for a Planned Unit Development shall be three (3) acres. The parcel on which the Gallatin County side of Flatiron development has an area of 350.71 acres. b. Planned Unit Developments may be composed of a single use or a mixture of uses, when consistent with the underlying district, or the Gallatin Canyon/Big Sky Plan. The Flatiron development will be composed of a mixture of uses as outlined in section 3.1 of this application document. Tract 2 of Minor Subdivision 257A is zoned Resort. A complete list of permitted uses for Resort in the Gallatin Canyon/Big Sky Regulation is set forth in Section 17.4; among these uses are the following: • Essential services (type 1) • Health and exercise establishments • Hotels/managed condos • Multi-family Dwelling Units • Multi-family workforce housing • Short term rentals • Single-family dwelling units • Single-family workforce housing • Trails and open space Permitted conditional uses include: • Planned unit developments • Retail, exceeding 1,500 square feet of floor area • Structures over 35 feet in height • Workforce housing mixed use. A detailed list of development areas and uses is located in Section 3.2.6 Land Use Designations of this application document.

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c. Structures in a Planned Unit Development need not comply with the requirements of the underlying Sub-district. The underlying sub-district is Resort, Section 17 of the zoning regulations. Minimum requirements for the Resort district are met and discussed above. A deviation/conditional use approval for the maximum building height requirement has been requested as part of this application. d. Landscaping plans shall be proposed above the minimum landscaping standards preserving natural amenities. All landscaping must be native plantings and fire and drought resistant. Placing the buildings in separate development areas allows for the preservation of natural hills and allows for maximum natural landscaping. No building development will occur within watercourse setbacks. All landscaping will be native planting and fire and drought resistant. Natural vegetation will be preserved to the maximum extent possible and removed only when required for the construction of roads, buildings, utilities, etc., or for the enhancement of public safety and wildfire management. Section 3.2.3.1 Existing Vegetation of this report describes the existing vegetation in detail. e. The site design shall consider the relationship of the site to the surrounding area. The site perimeter shall be designed to minimize undesirable impacts between the site and surrounding uses. Vegetative buffers, trails, wildlife corridors and community uses may be utilized to minimize impacts within the buffer zone. Due to the tree cover near Highway 64, scattered timber throughout the site and steep terrain, views into the development from Highway 64 and other offsite areas will be effectively screened. The site is also concealed as it is not on or near any prominent ridgelines. The surrounding topography and vegetation will provide visual separation between buildings within the development. Offsite areas to the north, including Highway 64, are generally separated from the site by steep topography and scattered timber. Properties to the east are separated from the site by several hundred feet of the Flatiron development property. To the south, future residential development would be well above the site and would be screened by a prominent ridgeline. Existing ski runs southwest of the site will look down on the buildings at a steep angle, masking the full extent of the development. Along the site's west perimeter, existing thick forested land combined with the topography will provide effective visual screening. The west site boundary will also include an open space buffer. f. The development complies with the applicable standards of Section 23, General Development Standards. This section of the regulations governs how the final use of a development area will be operated. No deviations from the requirements in Section 23 are requested for this development. All building envelopes are subject to the rules and regulations within this section. g. Open space areas may be either held/owned perpetually in common by an Owner’s Association, dedicated as a park, permanently preserved through a conservation easement, or a combination thereof. The application shall specify the means of maintaining common Open Space or of permanently preserving it. Open Space owned in common by an Owner’s Association shall comply with the criteria established under Section 28.5.f of these regulations. A large portion of the land area will be dedicated to open space and recreation uses, but no parkland dedications are proposed. The open space areas will be held/owned perpetually in common by an Owner’s Association. Section 28.5f of the regulations requires that: membership be mandatory for each owner, the Owners’ Association be responsible for liability insurance, taxes and maintenance be able to 44 | Page

lien on the property and be responsible to adjust the assessment amounts, and that ownership be structured such that property tax claims against the open space be against individual owners/Dwelling Units. Review Criteria (22.6) a) There is an appropriate relationship to the surrounding area. The buffer zone shall be landscaped, screened or protected by natural features, so that any adverse impacts on surrounding areas are minimized. Offsite areas to the north, including Highway 64, are generally separated from the site by steep topography and scattered timber. Properties to the east are separated from the site by several hundred feet of the Flatiron development property. To the south, future residential development would be well above the site and would be screened by a prominent ridgeline. Existing ski runs southwest of the site will look down on the buildings at a steep angle, masking the full extent of the development. Along the site's west perimeter, existing thick forested land combined with the topography will provide effective visual screening. The west site boundary will also include an open space buffer. The tree cover near Highway 64, scattered timber throughout the site and steep terrain, views into the development from Highway 64 and other offsite areas will be effectively screened. The site is also concealed as it is not on or near any prominent ridgelines. The surrounding topography and vegetation will provide visual separation between buildings within the development. b) When compared to a conventional development, the Planned Unit Development maximizes the preservation of natural features, including, but not limited to: trees, drainage areas, recreation, views, wildlife habitat and riparian areas. Wildlife corridors and riparian areas are protected within the 263 acres that been dedicated to open space. Recreation enhancements include additional ski runs within the ski area boundary and skier access routes within the development. Multiuse trails serve as cross county trails in winter and hiker/biker trails in summer. The overall vehicle circulation plan for the development preserves the natural rock outcroppings and drainage areas within the site. c) When compared to a conventional development, the Planned Unit Development provides community benefit, which may include, but is not limited to: sidewalks, public trails, parks and Open Space, workforce Housing, Landscaping, and public amenities and facilities. The Flatiron development includes 263 acres of dedicated open space. 235 workforce housing units with up to 441 workforce beds are included in the Gallatin portion of the Flatiron development. An extensive multiuse trail system is included in the overall circulation plan. Access and maintenance easements will be granted to BSCO for both existing trails and future trails for use by the general public. Building envelope F is to be used for public services such as a welcome center, fire station, and/or 911 services. d) Multi-use trails have been designed in terms of safety, convenience and access to points of destination and/or historically used trails have been preserved. Multi-use trails are designed to provide access between building envelopes, to scenic overlooks, and through the site. The development team is actively working with Big Sky Community Organization to develop and mange the proposed Flatiron trail system.

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2.2.3 General Development Standards (Section 23) Section 22.5.f of the PUD standards requires that the development comply with the applicable standards of Section 23. This section of the regulations governs how the final use of a development area will be operated. No deviations from the requirements in section 23 are requested for this development. All building envelopes are subject to the rules and regulations within this section.

2.2.4 Guidelines and Design Standards for Commercial Development (Section 24) Intent (17.1) The intent of this section is to protect the scenic character of the District, since that character is important to both the personal and economic lives of the residents. The mountain landscape can be impaired by sprawl and by development that does not take the existing landscape into account. The loss of this character means a loss of a portion of the daily life of each resident. It also reduces the reason many tourists vacation in the area. This section requires clustered structures, minimization of alteration of natural features, integrated design, minimum of 20% open space, roofs designed for snow loading, shielding of dumpsters from view, and adequate pedestrian access. The Flatiron development has committed to 75% open space (on Gallatin County side), clustering, an integrated design and minimization of natural features. No deviations from the requirements in Section 24 are requested for this development. All building envelopes are subject to the rules and regulations within this section.

2.2.5 Entry Corridor and View Protection (Section 25) Intent (25.1) The intent of this overlay district is to enhance the visual quality and identity of the Gallatin Canyon/Big Sky Planning and Zoning District by providing guidelines for development along designated entry corridors and protecting key views from encroachment by developments. Applicability (25.2.a) Any Lot located adjacent to or within 200 feet of Montana 64 (Lone Mountain Trail) between the intersection of U.S. 191 and the Gallatin County/Madison County line. Review Process (25.3) The subsequent Land Use Development applications for the individual building envelopes will be subject to review by Gallatin County for compliance with this standard. The PUD as proposed complies with general standards in this section including: clustering development, lots designed to minimize alteration of the natural features, at least 20% open space, pedestrian access, and preservation of natural features.

2.2.6 Hillside and Ridgeline Development (Section 26) Intent (26.1) The intent of this overlay district is to preserve the natural character, visual quality and aesthetic value of ridgelines and hillsides and to protect the residents and guests of the Big Sky area from the potential hazards of unregulated development on hillsides.

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Applicably (26.2.a) The provisions of this section shall apply to any application for a Land Use permit or subdivision on land with slopes in excess of 15 percent. Review Process (26.7) Detailed review through Gallatin County Planning of the final building footprints and elevations, parking configurations, and snow storage within each building envelope will occur during the Land Use Application process for each envelope.

2.2.7 Off-Street Parking (Section 27) Purpose (27.1) The purpose of these standards is to prevent traffic congestion by requiring provision of adequate Off- street Parking and loading areas Applicability (27.2) All uses and structures shall provide the minimum number of Off-street Parking Spaces required by Table 27.1. Parking Lots shall be properly graded and drained, paved surfaces and parking spaces shall be at least nine (9) feet by 18 feet in size for parking of any motor vehicle. A storm water runoff management plan will be required for any Parking Lot of more than 20,000 square feet in size. Compliance with Standards A Flatiron Development specific parking regulation is proposed for approval by Gallatin County as part of this application. The purpose of this regulation is to ensure sufficient parking without having parking spaces that are never used. Offsite parking is analyzed in further detail in Section 3.2.9 Number of Off- Street Parking Spaces of this application document. 2.2.8 Signs (Section 29) Detailed review through Gallatin County Planning of the signage plans for buildings within each building envelope will occur during the Land Use Application process for each envelope. A draft signage plan is included in Appendix G. 2.2.9 Watercourse Access and Preservation (Section 30) Intent (30.1) The intent of this overlay district is to protect and preserve the water quality and visual quality of water courses and riparian habitat and to encourage public access to Watercourses. Applicability (30.2) The provisions of this section shall apply to any application for a Land Use Permit or subdivision on land located adjacent to or within 150 feet of the annual mean high-water line of any Water course, as determined by the Zoning Enforcement Agent. Design Standards (30.4) All structures and site improvements shall maintain a minimum setback of 100 feet from the annual mean high-water line of the main branch of the Gallatin River and 50 feet from the annual mean high- water line of all other Watercourses. Compliance with Standard The Flatiron development plan maintains a 50-foot setback for structures from the Middle Fork of the West Fork of the Gallatin River that runs through the property. With the exception of a proposed bridge crossing, all site improvements also maintain the minimum 50-foot setback. The Land Use Permit (LUP) 47 | Page

applications for parcels L, M, and N will be again be reviewed for compliance with this standard by Gallatin County Planning.

2.3 Zoning Administrative Regulation Adopted May 21, 2019 by Resolution No. 2019-047. Upon the County Commission’s adoption of this Administrative Regulation for a Zoning District, this Administrative Regulation supplements the District Regulation. In the case of a conflict between this administrative Regulation and a District Regulation, this Administrative Regulation shall control. The sections written within parentheses refer to the corresponding section within the Gallatin County “Part 1” Zoning Administrative Regulation. 2.3.1 Conditional Uses (Section 10) Intent (10.1) The Conditional Use Permit review process is intended to provide a transparent, public review process for Uses that, because of their widely varying design operational characteristics, and potential to cause off-site impacts, require case-by case review in order to determine whether they will be compatible with surrounding Uses and patterns of development and, if necessary, develop appropriate conditions of approval. Review Criteria (10.4) a. The use conforms to the objectives and intent of the applicable District Regulation and applicable growth policy or neighborhood plan. Conformance with the Resort Sub-district Regulation is discussed in detail in Section 2.2 The Gallatin Canyon/Big Sky Zoning Regulation of this application document. Conformance with the Gallatin Canyon/Big Sky Zone Plan is discussed in detail in Section 2.1 Gallatin County Gallatin Canyon/Big Sky Zone Plan of this application document. b. The Use will not adversely affect nearby properties or their occupants. The Use is complimentary to the existing surrounding uses. Plans include expansions of skier terrain on Big Sky Resort accessible lifts and improved accessibility for emergency services to Lone Moose and Thunderwolf lifts. The on-mountain school, grocer, restaurants, and other retail outlets will benefit both onsite residential users as well as the neighboring residential users. Gallatin County as a whole is lacking workforce housing. The Flatiron development has incorporated 900 workforce beds into the overall development plan. 441 of the 900 total workforce beds are included on the Gallatin portion of the project. c. The Use meets density, coverage, Yard, Building Height, and all other applicable provisions of the Zoning Regulations. Density in the Resort Sub-district must be set through entitlements as granted by a Planned Unit Development or Conditional Use Permit i.e., through this application. There are no coverage or yard requirements in the Resort Sub-district. Maximum building height approval is requested as part of this application.

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3.0 Development Plan The following section, written in italics to represent repetition, is copied from Section 1.6 Development Concept of this application document for convenience of reading. The Flatiron development mission is to create a cohesive, vibrant, open to the public, year-round community between Town Center and the base Village at Big Sky Resort. Flatiron is also committed to providing workforce housing within the project. The intent of this Planned Unit Development (PUD) application for the Flatiron development is to define the long-term development concept for this mid mountain village. Although previous master plans were approved on this land in the past those approvals have expired. The current land owner has taken a fresh look at the overall concept and commissioned several consulting groups to develop an economically viable plan. The Flatiron development team has brought together local and international consultants to develop a comprehensive, functional plan that aligns with the goals of the Gallatin County Gallatin Canyon/Big Sky Zone Plan which will be applied with consistency throughout implementation. The development team appreciates the fact that this is one of the last large parcels of land in Big Sky that has yet to be developed. Although the parcel was once included in a MPUD plan that plan expired over a decade ago. The development team felt the need to take a fresh look at the property focusing on the long-term needs of the Big Sky Community. The team participated in several planning charettes to pin point the developer’s vision for this parcel. Key characteristics identified by the team include the following: • A village that brings people together, feels like being at home • A gathering place – allows for people to explore their best lives • A place where locals feel at home • Cohesive flow, connected, warm and fuzzy • In line with the grandeur of the mountain, skiing • A place that will be there for our future generations • A project all members of the team can be proud to say they were part of creating • Sustainability/ low carbon footprint • Not private, family oriented Through this process the team came to the realization that this site plan would require experience above and beyond that of the local engineers and planners. Bringing this dream to reality would involve consulting with a site planning team that has experience in designing ski mountain villages and resorts. Proposals were solicited and received from several site planners; however, one organization stood out above the rest: Ecosign Mountain Resort Planners Ltd. Ecosign is one of the world’s most experienced ski area, mountain resort village and real estate design firms. Ecosign (ECOlogicalDeSIGN) was founded in Whistler, British Columbia in 1975 to provide innovative master planning, environmentally sensitive and practical design solutions for four-season resorts in some of the world’s most challenging terrain and landscapes. During the past 45 years, Ecosign has successfully completed ski area master plans, detailed resort village and urban designs, real estate development plans and resort feasibility studies for mountain resort communities in 44 countries, on six continents. Their worldwide experience, knowledge of resort planning on a global scale in mountainous terrain and extensive industry network ensures clients receive the best planning advice available.

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According to clients, Ecosign’s analytical methodology, supported by computer software and modeling capabilities provides an initial site assessment that forms a solid foundation for planning efforts. They aim to preserve the inherent beauty, character and diversity of each site, while achieving the project goals and satisfying the needs and objectives of all parties and stakeholders involved. The creation of a workable master plan which presents flexible policy, planning and physical design solutions in consideration of present and future needs assessments, helps to ensure the community’s environmental, economic and social sustainability and will strengthen the sense of local, regional and international identity. Ecosign’s master plan projects range from assisting small, local ski facilities to continue operating to planning brand new, large resorts to re-tooling historic resorts such as Zermatt, Davos and Courchevel. Ecosign has prepared Ski Resort and Real Estate Master Plans for the largest and most successful resorts in Canada including Whistler Blackcomb with over 2.2 million skier days annually, Sun Peaks Resort, Panorama, Kicking Horse, Lake Louise Base Area, Mont Tremblant, Blue Mountain and the newly announced Revelstoke Resort Village in British Columbia. In the US, they have completed Ski Resort and Base Area Master Plans for Alta, Canyons, Sun Valley, Snowbasin, Steamboat, Telluride, Homewood, Mt. Bachelor, Winter Park, Copper Mountain, Snowshoe, Mountain Creek and Mammoth Mountain. Often the Master Plan is the beginning of an ongoing working relationship with clients, who then ask for detailed planning when it comes time to implement various elements of the Master Plan which are normally supported by intensive market studies and financial analyses completed by independent consultants and specialists hired by the client team. Ecosign has designed Olympic Competition Venues for Alpine skiing, Nordic skiing and Freestyle and Snowboarding for six different Olympic and Paralympic Winter Games. Each venue was designed firstly to host the Olympic competitions and then to be commercially viable recreational ski area facilities and permanent training sites after the Olympics. The various Ecosign Olympic Winter Games projects are described briefly below. Their Olympic Winter Game portfolio includes the Men’s and Women’s competition venues for Alpine Skiing for Calgary 1988, Downhill and Super G Events at Snowbasin for Salt Lake 2002, greenfield project design of Rosa Khutor and Laura ski areas, sites of the Alpine and Nordic skiing events for the 2014 Winter Olympic Games in Sochi, Russia, Whistler Olympic Park, the venue for Cross Country Skiing, Biathlon, Ski Jumping and Nordic Combined for Vancouver 2010, working drawings and detailed design of the Snowboard and Freestyle skiing events in Bokwang Phoenix Park for Pyeong Chang Korea 2018, and detailed design for construction for the Alpine Skiing venues at the newly built National Alpine Ski Center at Yanqing and Freestyle Skiing and Snowboarding venues for the Beijing 2022 Olympic Winter Games at Genting Secret Garden in Chongli County. The Flatiron development team invited Ecosign to inspect the property in January 2020, with the intent to have fresh eyes with a firm that had not previously undertaken planning work at Big Sky. The Ecosign design team and Flatiron development team found a common vision in the development potential of the site and was pleased to join the team. Big Sky Resort is one of North America’s top rated ski resorts, however the existing village and public urban developments are not considered world class. The undersized main village base is a collection of buildings with a limited number of commercial, retail, restaurants and bars, and while there are many ski-in ski-out lodging developments, in general they are quite spread out and it is not convenient to reach the base area without driving. Big Sky is not known for it’s après ski, evening dining, or nightlife. Ecosign feels there is tremendous opportunity to construct a vibrant, slope side pedestrian-oriented village which will contain enough critical mass to provide an excellent atmosphere for guests, employees, and business owners. 50 | Page

The skiing at Thunderwolf is very popular and well protected from inclement weather, and there is ample opportunity to upgrade the Lone Moose zone with a high-speed lift and new ski trails. Positioning a slope side village in the region of the resort will provide skiers with additional options for lunch and ski breaks, and the ample underground parking will provide the opportunity to create a mountain side ski club complete with reserved parking, locker space and lounge resulting in an industry leading resort arrival experience. Analysis A thorough physical site analysis was performed, focused on finding the best developable land. The analysis indicates the zones where the terrain is free of natural hazards with steepness that is acceptable for development, and the zones with views of iconic mountain peaks such as Lone Peak and good solar exposure. Natural hazard areas with unstable geological characteristics have been inventoried and avoided, as well as river setback areas, wetlands, and wetland mitigation areas. We found that the site is largely developable, mostly south facing and sloping down from highway 64 towards the Middle Fork Gallatin River, allowing views of the ski slopes on the opposite side of the river, and views of Lone Peak in the distance. The sloping terrain on the site is intersected by several valleys, forming green zones that separate the individual buildable areas. Some geologically unstable areas will also form green buffers between the development parcels. Potential There are two main developable areas on the property at the base of Big Sky ski terrain, where there is potential for a higher density village style development and are both located within walking distance to the lifts. In addition, there are two potential sites for a flagship hotel or other major resort buildings as well as several sites appropriate for single family and multi-family development. There are several highway access points possible, allowing a safe and efficient vehicular circulation system. Most developable areas are within skier walking distance to the lifts or in ski-in ski-out locations and if not, they can be made ski-in ski-out by adding a simple access lift with new ski trails. Vision We imagine a vibrant, locally connected, but globally appealing resort community with a healthy mix of commercial, residential, and recreational opportunities. The global appeal of the community on this property comes from implementing the tools for creating a resort with warm beds and a complete range of commercial and recreational amenities for visitors and residents. The new master planned base village and the resort hotels can provide the recreational amenities attracting destination guests, with commercial services integrated into the overnight accommodation buildings in the village. This region’s local population is growing quite quickly and Bozeman is a university town with young professionals, which is now attracting high tech businesses from East and West coast that are adapting to the new remote working lifestyle. Bozeman airport is beautiful and has been constructed to allow for growth and is only 1 hour away from the resort. This master plan is an opportunity for a mutually beneficial relationship between the existing Big Sky base area and this new development. There is a lack of condos and hotel rooms in the existing area, which presents the opportunity to develop condos tailored to millennials and second homeowners. We understand the importance to respond to the ongoing demand for high- end large condos and detached housing on large properties and we have addressed some of this in the master plan, however the long- term sustainability of this master plan is of a higher priority. We aim to do this by supplying the accommodation types that will open Big Sky Resort up to new population segments in the skier market 51 | Page

and so establishing a constant source of destination visitors and regional visitors to the resort while drawing from the full population range in the skier market. The new accommodation and commercial space will add to and complement the critical mass of the existing resort at Big Sky and allows for infilling the missing ingredients at the existing centers of Big Sky Base Area and Big Sky Village, such as hotel beds, high end accommodation and residences, workforce housing and family oriented residential accommodation. In return, the commercial and recreational facilities in the new base development will benefit from the patronage of the guests and day skiers at Big Sky Resort, which has an average visitation of 9,000 skiers per day, and has seen skier visits grow annually by 8% in recent years. The project is a very walkable community development, with the 35% of the units being within direct walking distance of the two base area villages and 56% of the units are ski in ski out with real estate lifts. Only 9% of the skiers from this development are outside skier walking distance and not ski in ski out. Internal pedestrian connectivity for the resort is achieved by a recreational trail network, which connects all development zones. The trail network includes a paved multi-use trail, skier connection trails, beginner ski trails and unpaved trails of different widths for hiking, biking, and horseback riding. The master plan vision for local connection is strengthened by the integration of workforce housing throughout the plan, in a variety of unit types ranging from dormitory style units for seasonal employees, to duplex, townhouse and apartment units for year-round employee residents. Year-round residents contribute to the local culture, character, and vibrancy of the resort. Thoughtfully located real estate lift placements, ski trails, pedestrian pathways, and multi-use trails motivate users to move around the development without entering personal vehicles. Building envelopes have been identified to cluster development within the PUD. Each building envelope has a designated land use and density assigned. The complete report prepared by EcoSign and exhibits are included in Appendix B. During the planning process a lack of availability for employee housing in and around Big Sky was identified. Recognizing long commutes from nearby towns for employees contribute to traffic congestion 365 workforce units, which could accommodate up to 900 workforce beds, are included in the overall concept. On mountain housing has also been shown to improve quality of life for and increase morale for employees. Flatiron will commit 75% of the development on the Gallatin parcel to open space. 101 acres within the OSP zone and 162 acres within the Resort Zone. Total acreage of open space will be no less than 263 acres. Open space is defined by Gallatin County as “any lot or areas essentially unimproved and set aside, dedicated designated or reserved for public or private use and enjoyment of owners, occupants and their guests”. The open space in Flatiron will include multi-use trail networks, ski runs, wildlife corridors, watercourse access, and other recreational access. At the time of surveying and platting these areas will be legally defined however; in no case will there be less than 75% open space within the Gallatin portion of the Flatiron development. Open space areas will be held in perpetuity by the Flatiron Home Owners Association. Future parcel lines shown on exhibits at this time are conceptual only. Final parcel acreages may vary however; the area of impact within the parcel shall not exceed the acreages listed in table 1 below. A summary of the proposed development area land uses and densities is shown in Table 1 and 2 below:

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Table 1: Flatiron Development – Proposed Density Gallatin County Building Description Future Building Commercial Dwelling Workforce Total Envelope Parcel Envelope (Net Square Units Units Units Acres Acres Footage) A Hotel/Managed 99.5 5.60 8,700 128 8 136 Condos/Commercial/ Workforce B Single Family 13.3 4.72 6 6 Residential C Workforce Housing 2.8 0.84 30 30 D Workforce Housing 3.4 1.63 79 79 E Workforce Housing 1.6 0.81 50 50 F Operations/Welcome 4.5 0.73 4,000 - Center G Hotel/Managed 16.9 2.41 5,750 46 46 Condos/Commercial/ Mixed Residential H Mixed Residential 1.9 1.17 34 34 I Hotel/Managed 11.4 3.08 4,800 115 115 Condos/Commercial/ Mixed Residential J Hotel/Managed 14.9 4.90 7,700 206 206 Condos/Commercial/ Mixed Residential K Single Family 3.4 1.99 4 4 Residential L Mixed Residential 14.8 4.40 107 107 M Lone Moose 109.2 7.10 6,700 144 68 212 Village/Workforce Housing N Mixed Residential 53.1 2.54 103 103 SUBTOTAL GALLATIN COUNTY 350.7 41.92 37,650 893 235 1,128

Table 2: Flatiron Development – Proposed Density Madison County Parcel Description Parcel Building Commercial Dwelling Workforce Total Acres Envelope (Net Square Units Units Units Acres Footage) P Thunderwolf 21.5 9.18 92,700 422 17 439 Village/Hotel/ Commercial/Workforce Q Mixed Residential 10.9 1.41 67 67 R Workforce Housing 16.0 3.55 31 31 S Operations/Maintenance 2.6 0.42 - T Workforce Housing 20.0 2.12 73 73 U Hotel/Managed 10.6 2.85 44,800 96 9 105 Condos/Commercial/ Workforce Housing V Single Family Residential 26.1 4.32 14 14

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W Mixed Residential 14.9 4.63 91 91 SUBTOTAL MADISON COUNTY 122.6 28.48 137,500 690 130 820

For the purpose of this application the following definitions of Dwelling Unit and Workforce Housing Unit shall be used to calculate density: Dwelling Unit – A structure or portion thereof providing complete, independent living facilities for one (1) or more persons, including permanent provisions for living, sleeping, cooking and sanitation.

Hotel - An establishment offering short-term lodging at a nightly rate to the general public. 1 hotel room = 0.5 dwelling unit

Short Term rental – rental of a dwelling unit for lodging purposes only, for a period of less than 30 consecutive days. 1 short term rental = 1 dwelling unit

Bed and Breakfast Inn – An owner-occupied dwelling providing short-term lodging and service meals to its registered overnight guests only. # of bedrooms x 0.5 = # of Dwelling units (i.e. 4 bedroom B&B = 4x0.5 = 2 Dwelling Units)

Workforce Housing – Housing redistricted to Employees of the Big Sky area. Work Housing Dormitory –4 beds=1 Workforce Housing Unit/1 bed=0.25 workforce housing unit Workforce housing Mixed Use – 1 room = 0.5 workforce housing unit Workforce housing Commercial – 1 dwelling unit = 1 workforce housing unit Workforce housing, single family – 1 dwelling unit = 1 workforce housing unit Workforce housing, multi-family – 1 dwelling unit = 1 workforce housing unit

Net Square Footage – 85% of the gross floor area. (15% of commercial building area is assumed to be comprised of storage areas, hallways, restrooms, breakrooms, fitting rooms, stairways, elevators, etc.)

Commercial - Permitted and conditional uses as defined by Section 17.4 and 17.5 of the Gallatin County/Big Sky Zone plan. Uses within 17.5 will require subsequent CUP approval prior to LUP process.

In addition to EcoSign the following consultants contributed to the overall design of the Flatiron development plan:  Ranch Resources, Sheridan MT – Wildlife and Vegetation  Confluence Consulting, Bozeman, MT – Waters of the US verification  Metcalf Archaeological Consultants, Bozeman, MT – Archaeological review  Fire Logistics, Hamilton, MT – Risk analysis and Fire Protection  SET Engineering, Durango, CO– Traffic Analysis /Access/Road Design  RCLCO, Bethesda, MD – Market Analysis/Real Estate Mix  Terracon, Great Falls, MT – Geotechnical Hazards  DOWL, Bozeman, MT – Hydrology  Bridger Ops – Taxes and Community Out Reach  Anderson Engineering, Bozeman, MT – Planning and Civil Design  Synergy Engineering and Konsulting, Bozeman, MT – Planning and Civil Design 54 | Page

Environmental factors such as soils, geology, hydrology, wildlife and vegetation within the area have all been considered in the design of the Flatiron development. Steep terrain and the Middle Fork West Fork Gallatin River are the primary environmental constraints related to site design. Ranch Resources, Confluence, Metcalf Archeological, and Terracon were all contracted to evaluate the property and identify the areas best suited for development while also protecting the existing environment. 75% of the land area on the Gallatin tract will be preserved as open space. The fundamental components of the Flatiron development include the primary circulation system, an upper and a lower commercial core, visitor accommodations, and a mix of residential types. Apart from the circulation system these components are contained within the proposed building envelopes. The building envelopes are shown on Figure 11.

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Figure 11: Development Areas

*Note: Figure 11 is a repeat of Figure 6 for reader convenience. The Flatiron development aspires to provide residential and commercial use in harmony with the existing wildlife in Big Sky. Big game travel corridors have been identified and preserved and landscaping guidelines restrict the planting of fruit trees to mitigate human/bear conflicts. The Flatiron Development plan incorporates vehicular, pedestrian, skier and bicycle travel modes. The development team is actively working with the Big Sky Community Organization to grant them an easement for a proposed bike trail to be completed in the summer of 2021. Eleven restate lifts are 56 | Page

incorporated into the plan, including people mover buckets, magic carpets, and ski elevators, to connect the upper and lower development areas and minimize the need for residents and visitors to drive vehicles around the development. Additional glading and terrain improvements are proposed to the mountain to provide an additional 3.6 miles and 72 acres of skiing to Big Sky’s “Biggest Skiing in North America” title. The ski improvements incorporate beginner, intermediate and expert terrain. The circulation system is described in further detail in Section 3.2.7 General Circulation System of this application document. A commercial core should provide a “center of gravity” for retail, dining and entertainment, serving residents and visitors alike. Due to the steep topography of the site an upper and lower commercial core were identified as key components of a functional community on this parcel. The upper area being easily accessed off of HWY 64 and the lower area being easily accessed by the existing Lone Moose ski lift. Parcels H, I, J and M have been designed around this commercial core concept. Several potential hotel areas have been identified within the proposed development areas along with managed condos. Managed condos are similar to the Summit and Shoshone hotels currently operating in the Big Sky Base village. These units can be individually owned and are placed into a rental pool when not owner occupied. This follows the warm bed concept presented by Ecosign for the development. The warm bed concept revolves around units being occupied to support the adjacent commercial and retail uses and aims to avoid a “ghost town” concept where units are purchased as vacation homes and only occupied 2-3 weeks per year. This concept is discussed in further detail in in the Ecosign report (Appendix B). The development plan includes a mix of single family residential, dedicated workforce housing, and multifamily residential. Seasonal employment during peak season will be necessary; however, with year-round residents and abundant commercial employment opportunities this development is projected to provide 900 full-time jobs and generate $4.5 million in annual tax revenue to Gallatin County. The EcoSign analysis includes recommendations regarding specific types of units (condo, multifamily, single family, etc) along with a building footprint concept; however due to the projected buildout timeframe of twenty years Flatiron is not requesting entitlements to that level of detail. For this reason, all overnight accommodations are considered “dwelling” units for this application. One dwelling unit is the equivalent of two hotel units. Current market conditions at the time the parcel is developed will dictate the specific type of units that are ultimately placed on the parcels. Building envelopes restrict and limit the building footprints; while maintaining flexibility in design. The Flatiron development mission is to create a cohesive, vibrant, open to the public, year-round community at the base of Big Sky Resort and providing sufficient workforce housing to staff the commercial and hotel operations. The potential for an on-mountain school, grocer, restaurants, and other retail outlets will benefit both onsite residential users as well as the neighboring residential users. Big Sky as a whole is lacking workforce housing. The Flatiron development has incorporated 365 workforce units, which could support up to 900 workforce beds, into the overall development plan. 235 of the workforce units are included on the Gallatin portion of the project. In a January 2020 article Forbes reporter Caroline Tell states in her article Big Sky’s Got Big Plans, So You Better Book it Now that “Big Sky is on the map and on the verge. To quote the parlance of our times, it has arrived, and so too have hordes of skiers and snowboarders… It’s a town looking down the pike of rapid development.” With such rapid development, a workforce with adequate housing is needed. Previous affordable housing projects within Big Sky have received a lot of support from the community (Lynes, 2019).

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Big Sky recently finished it’s first-ever growth plan so named ‘Our Big Sky: Community Vision and Strategy’. The 50-page plan, developed by the Logan Simpson consulting firm, came out as a draft on November 4th, 2019. Many surveys, interviews and meetings were conducted aimed at revealing the top priorities of the Big Sky Community. Top priorities identified were affordable housing, conservation, recreation and local governance. The Flatiron development aligns with these priorities and provides opportunity for the community to grow along with the growth plan. Flatiron provides a community focused design that incorporates long-term rentals, workforce housing, and recreation while keeping environmental conservation in mind. The project retains 75% open space on the Gallatin County tract that include wildlife travel corridors identified by Ranch Resources. Having longer-term and permanent residents will contribute to the community feeling of the Big Sky area and will also minimize the “ghost town” feeling that occurs when vacation homes are unoccupied. 3.1 Traffic Impact Study A Preliminary Traffic Analysis for Flatiron development was performed by SET Engineering. The complete SET Engineering report and analysis is found in Appendix E. An overview of the conclusions derived from the analysis are as follows: Approaches A and B fall in Gallatin County as shown in Figure 18. Approach A will be located on the east end of the property along SH 64 and does not currently exist. Construction of this approach will require access improvements in accordance with standards set forth by MDT/Gallatin County. Approach B is the primary access and will be at the existing SH 64/Lone Moose Driver intersection. Approach B will require the following improvements: i. Construct a left turn deceleration lane on SH 64 at the intersection of Approach B/Lone Moose Drive between Phases 1 and 2 (2026 to 2031). ii. Construct a right turn deceleration lane on SH 64 at the intersection of Approach B/Lone Moose Drive sometime between Phases 2 and 3 (2031 to 2041). iii. Specific on-site improvements are not known at this time but will include substantial internal roadway construction, parking accommodations, and possible improvements to Approach B/Lone Moose Drive to accommodate additional traffic. iv. Lone Moose Drive may currently have some substandard design elements when compared to the Gallatin Transportation Design and Construction Standards that will be remedied. All improvements will be designed in accordance with the most recent version of Gallatin County Transportation and Construction Standards and be in full coordination with MDT design standards where applicable. The complete traffic analysis has been shared with MDOT and is in the SIAP process. Preliminary review from MDOT indicates the need for advanced warning and reasonable signage at intersections along with conceptual approach drawings and lane configurations as the project moves forward.

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Figure 12: General Circulation System

3.2 Detailed Figures The Flatiron development encompasses approximately 473 acres (350 acres in Gallatin and 123 acres in Madison). To illustrate the requirements for the site plans required for a PUD the elements are shown on separate figures in this section. Section 22.3 of the Gallatin Canyon/Big Sky Regulation requires site plans showing: 1. Property lines and easements (Figure 13) 2. Topographic information (Figure 14) 3. Existing vegetation, wildlife habitat, watercourses, wetlands, soil types and flood plains (Figure 15 and Figure 16) 4. Existing land uses (Figure 17) 5. Location and dimensions of existing and proposed structures, essential services, trails and improvements (Figure 17) 6. Land use designations (Figure 18) 7. General circulation system, including roadways and multi-use pathways (Figure 19) 8. Number and types of dwelling units (Table 3) 9. Number of off-street parking spaces (Table 4) 10. General landscaping plan (Figure 20) 11. Amount and location of open space (Figure 20) 12. Amount, location and use of common space (Figure 19) 13. Proposed treatment of perimeter boundary of the planned unit development (Figure 19 and Figure 21)

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3.2.1 Property Lines and Easements Figure 13 shows the dimensioned property line for Tract 2, a line table and recorded easements. Existing Easements Cornerstone Land Surveying Inc was retained to prepare an ALTA survey of the property upon purchase. The title review found several existing easements on the property. This overall title exhibit prepared by Cornerstone along with the easement documents are attached as Appendix Q. Proposed Easements Proposed easements for primary access roads are included in the entitlement exhibits. Final easement documents will be recorded with the Gallatin County Clerk and Recorders office dedicating access to the public following construction, or at the time required by Gallatin County Road Department. Additional easements for trails and real-estate lifts will be recorded following construction.

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Figure 13: Property Lines and Easements

3.2.2 Topographic Information Existing topography is shown in Figure 14 at 20-foot contour intervals.

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Figure 14: Existing Topography

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3.2.3 Existing Vegetation, Wildlife Habitat, Watercourses, Wetlands, Soil Types and Floodplains Figure 8 includes watercourses, wetlands and floodplain locations. Figure 16 is soils types and was developed by a review of the USGS soils data base. 3.2.3.1 Existing Vegetation The Flatiron project area includes coniferous forest, open grassland (primarily maintained ski runs), riparian meadows, and a number of small wetland areas. Native plant species are dominant on much of the property, although extensive disturbance has allowed non-native grasses and noxious weeds to invade meadows, landings and roadways. The entire property is strongly influenced by historic logging roads, ski operations, recreational activity, Highway 64 and existing residential development. 3.2.3.2 Wildlife Habitat Many of the species documented in and around the project area, including elk, mule deer, pine squirrels and American robins, are common and appear to be plentiful throughout the surrounding Big Sky development. Moreover, many of these species are very mobile and likely to use the project area seasonally, moving to lower elevations or warmer climates during winter months and higher elevations during the summer. One possible exception are moose, which are likely present year-round depending on snow depth and forage availability. Bighorn sheep are also present in the vicinity, but do not appear to use the project area due to the lack of preferred habitat. The existing level of development, fragmentation and extensive human activity likely preclude more sensitive species from residing in the project area. However, wildlife accounts documented by the MT Natural Heritage Program indicate a significant number of species of concern have been observed in close proximity and have the potential to reside at or visit the project area. While grizzly bears, lynx and wolverine have been documented nearby, it is likely they would only pass through the property as they move between higher quality habitats, and are not expected to remain in the Flatiron development area due to existing habitat conditions. Existing vegetation and wildlife habitat were documented and analyzed by Ranch Resources. The complete Ranch Resources report is found in Appendix M of this report. 3.2.3.3 Watercourses, Wetlands and Floodplains The Middle Fork of the West Fork of the Gallatin River runs west to east through the project area. The delineated wetlands, including jurisdictional and non-jurisdictional are shown in Figure 8. Confluence Consulting completed a Waters of the U.S. verification for the project area. The Confluence report is included in Appendix J of this report. The online FEMA database was reviewed for floodplain designation and found to include a FEMA designated flood plain near the Middle Fork of the West Fork of the Gallatin River with a Zone D designation (FEMA 2011). The FEMA printed flood map is found in Appendix P of this report. Zone D areas are defined as having potentially moderate to high risk of flooding, but the probability has not been determined. There are no mandatory flood insurance requirements or minimum building requirements by FEMA.

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Figure 15: Watercourses, Wetlands and Floodplains

3.2.3.4 Soil Types A map of the soils identified by the USDA Web Soil Survey (Appendix I) is shown in Figure 16.

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Figure 16: Soil Types

3.2.4 Existing Land Uses The Montana Land Cover/Land Use database identifies more than 350 acres (approximately 65%) of the project area as Developed land (Montana State Government 2017). However, aerial imagery and the recent field inventory indicate this is not entirely representative of actual conditions; the area is comprised of existing and abandoned roads, ski runs, a transmission line corridor and unvegetated landings. The condition of existing Land Use is therefore determined to be undeveloped zoned resort (Figure 17). An internal parcel, not owned by Middle Fork Properties, was previously developed and is known as the Lone Moose Meadows Condominiums. The surrounding land uses are as follows: • North of Planning Area: Directly North is Highway 64, Lone Mountain Trail, which connects Big Sky Resort to Highway 191, Gallatin Road. North of Highway 64 is also undeveloped. • East of Planning Area: Directly east is Antler Ridge subdivision. It is under the category of residential property but it is currently undeveloped and no dwellings or other buildings exist on the parcel.

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• South of Planning Area: Directly South lies Big Sky Ski Resort. There are multiple ski runs and chair lifts adjacent to the Planning Area. • West of Planning Area: Directly West of Parcel 2 is Parcel 1 which is part of the Flatiron development. It is currently undeveloped and contains no existing structures. Directly West of Parcel 2 is single family development off Low Dog Road.

3.2.5 Location and Dimensions of Existing Structures, Utilities, Trails and Improvements There are two existing commercial utility buildings located on Tract 2 which were built in 2003. Existing utilities within the tract currently serve Lone Moose Meadows. There are no existing wells within Tract 2. There are two existing roads: a paved road, Lone Moose Drive which connects Lone Moose Meadows to Highway 64, and a gravel road, Upper Lone Moose Drive, which intersects Lone Moose Drive and connects it back to Highway 64. The location of existing structures, utilities and roads may be seen in Figure 17.

Figure 17: Existing Structures, Utilities, Trails and Improvements

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3.2.6 Land Use Designations The Flatiron development is committed to clustering development to achieve an efficient use of land, reduce sprawl, preserve open space and create a separation between communities. The proposed design accomplishes these four major goals: 1. It preserves the property's natural beauty and open feeling to support the Montana experience and minimize disturbance to native wildlife. 2. It provides owners and renters interconnected options to enjoy mountain living. 3. It allows the villages to create a dynamic heartbeat without overwhelming the connection with nature in any one area. 4. It places buildings and structures on portions of land best suited to and compatible with development. The different land use areas and open space are shown in Figure 18. The development area building envelopes and open space are shown in Figure 19.

Figure 18: Land Use Designations

3.2.7 General Circulation System Primary access to the development is provided by Approach B/Lone Moose Drive. Access throughout the development is interconnected and an escape route is available via Approach C through the Madison County portion of the project. The development plan proposes a recreational trail network that connects all developed areas, using mostly existing trails and existing logging roads. The trail network will be located with the open space for the development and will be managed and maintained by the Flatiron Owners’ Association. The Flatiron development team is actively working with BSCO to develop and manage the proposed Flatiron trail system. 67 | Page

3.2.7.1 Roadways Three access points will connect the Gallatin County portion of the development to Highway 64 as shown in the general circulation plan (Figure 19). Approach A will be located on the east end of the property along SH 64 and does not currently exist. Approach A accesses building envelope A only. Trails, ski ways, and an elevator lift are proposed to connect users to the development core without the use of a personal vehicle. Approach B is the primary access for the development and will be at the existing SH 64/Lone Moose Driver intersection. Realignment of the existing road, Lone Moose Drive, is proposed as part of the project. The existing Lone Moose Drive was built and approved with several sections exceeding 10% grade. Community outreach sessions revealed concerns by the existing Lone Moose Condo users that the existing road grades feel too steep during the winter months. The proposed realignment lengthens the road so it does not exceed 8.5% in grade. A secondary access within the site will be provided by way of a new road that connects to the Madison County portion of the Flatiron development and back to Highway 64. All roads will be built to in accordance with AASHTO road standards and fire access standards. Appropriate signage and speed-limits will be incorporated to help mitigate the steeper sections. All necessary approach and encroachment permits will be obtained from MDT as required. Generally, all driveways in excess of 150' will be designed and constructed to allow for fire apparatus access. The plans have been shared with the Big Sky Fire District. All road construction and utility installation will be followed by grading, replacement of topsoil, and reseeding of all disturbed areas to assist with the control of erosion and weeds. Both the primary and secondary access roads will be paved to a 24-foot width minimum. Roadside drainage swales and detention ponds will be constructed to allow for proper runoff and ground water recharge from the development. All improvements will be paid for by the developer. Maintenance and upkeep of roads, including emergency access roads, will be the responsibility of the Flatiron Owner's Association. Safety considerations for vehicles, pedestrians and recreational users have been taken into account when designing the road system. Guardrails, turnouts, pedestrian trail crossings, traffic and informational signs, and paint striping will be incorporated as appropriate throughout the twenty-year buildout. 3.2.7.2 Multi-Use Pathways A proposed “Valley Trail” would be the main multi-use network for cyclists and pedestrians. It will connect to the various development zones and to low traffic mountain roads in residential zones. Trails within the project connect all building envelopes. The development plan includes multiple ski-out routes and return lifts or people movers allowing users to ski directly from lodging/residential buildings to the base of the resort.

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Figure 19: General Circulation System

*Note: Figure 19 is a repeat of Figure 12 for reader convenience. 3.2.8 Number and Types of Dwelling Units Land Use designation for types of dwelling units is shown in Figure 11. There will be hotels, workforce apartments, managed condos and single-family units. The estimated number of units for each development area is shown in Table 3.

Future Proposed Proposed Building Total Proposed Use Description Parcel Area Dwelling Workforce Envelope Units (Acres) Units Units

Hotel & Residences/Commercial/ A Workforce 99.5 128 8 136

B Single Family Residential 13.3 6 6 Workforce Housing C Apartments 2.8 - 30 30

D Workforce Housing Apartments 3.4 - 79 79

E Workforce Housing Apartments 1.6 - 50 50 69 | Page

F Operations Buildings/Welcome Center 4.5 - - -

G Hotel/Commercial/Mixed Residential 16.9 46 46

H Mixed Residential 1.9 34 34

I Hotel/Commercial/Mixed Residential 11.4 115 115

J Hotel/Commercial/Mixed Residential 14.9 206 206

K Single Family 3.4 4 4

L Mixed Residential 14.8 107 107

M Lone Moose Village and Workforce Housing 109.2 144 68 212

N Lone Moose Ski-in/Ski-out - Mixed Residential 53.1 103 103

TOTAL GALLATIN COUNTY 893 235 1,128 Table 3: Number of Dwelling Units

For the purpose of this application the following definitions of Dwelling Unit and Workforce Housing Unit shall be used to calculate density: Dwelling Unit – A structure or portion thereof providing complete, independent living facilities for one (1) or more persons, including permanent provisions for living, sleeping, cooking and sanitation.

Hotel - An establishment offering short-term lodging at a nightly rate to the general public. 1 hotel room = 0.5 dwelling unit

Short Term rental – rental of a dwelling unit for lodging purposes only, for a period of less than 30 consecutive days. 1 short term rental = 1 dwelling unit

Bed and Breakfast Inn – An owner-occupied dwelling providing short-term lodging and service meals to its registered overnight guests only. # of bedrooms x 0.5 = # of Dwelling units (i.e. 4 bedroom B&B = 4x0.5 = 2 Dwelling Units)

Workforce Housing – Housing redistricted to Employees of the Big Sky area. Work Housing Dormitory –4 beds=1 Workforce Housing Unit/1 bed=0.25 workforce housing unit Workforce housing Mixed Use – 1 room = 0.5 workforce housing unit Workforce housing Commercial – 1 dwelling unit = 1 workforce housing unit Workforce housing, single family – 1 dwelling unit = 1 workforce housing unit Workforce housing, multi-family – 1 dwelling unit = 1 workforce housing unit

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3.2.9 Number of Off-Street Parking Spaces In Ecosign’s past experiences working in mountain resort communities throughout North America as a resort transitions from a regional to destination area, the need for on-site parking for ski-in/ski-out tourist accommodation properties are reduced due to the fact that many guests use public transit (airport shuttle, uber, helicopter) to travel from the airport to the resort. Additionally, many resorts are looking to reduce their overall greenhouse gas emissions and traffic congestion by encouraging guests to adopt alternatives to the private automobile. As the adoption of autonomous vehicles becomes more likely, many planning jurisdictions are also considering the impact to parking requirements. For commercial space, some jurisdictions allow reductions in commercial parking requirements based on the knowledge that many of the users of the commercial space will be people staying in the accommodation in the resort village (Aspen, Park City). Of course, some commercial parking will be required for guests staying in accommodation that is beyond a short walk from the resort village. Ecosign recommends that the commercial requirements of the resort village be located in one or two central short term underground parking areas. Parking duration should be limited to 2 hours to prevent the use of these stalls by skiers or employees and can either be free or user pay. If free, it can encourage shopping and restaurant visits but not skier use. The Flatiron Development plan incorporates vehicular, pedestrian, skier and bicycle travel modes. The development team is actively working with the Big Sky Community Organization to grant them an easement for a proposed bike trail to be completed in the summer of 2021. Several restate lifts are incorporated into the plan, including people mover buckets, magic carpets, and ski elevators, to connect the upper and lower development areas and minimize the need for residents and visitors to drive vehicles within the development. Flatiron development is proposing a project specific parking regulation. Upon approval the Flatiron PUD will define the maximum number of units allowable within each building envelope. The final building footprints and parking configurations have not yet been defined and will be reviewed by Gallatin County Planning department as part of the subsequent LUP applications. At the time of development, a developer may choose not to build the maximum number of units assigned to the building envelope. The required number of parking spaces for each building envelope shall then be calculated based on the following formulas. Residential Units For units up to 700 SF 1 For units between 701-1,500 SF 1.5 For units over 1,500 SF 2 Accommodations (Hotels/short term rentals) For units up to 700 SF 0.6 For units between 701-,1,500 SF 0.9 For Unit over 1,500 SF 1.2 Commercial Per 1,000 Net Square Footage 2 Table 4: Parking Formulas

Additional public parking for day use skiers shall be provided in: • Building envelope M (Lone Moose Base Village) – Minimum 200 parking spaces for day use skiers • Building envelope P (Thunderwolf Base Village) – Minimum 400 parking spaces for day use skiers

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3.2.10 General Landscaping Plan Maintaining existing vegetation has been one of the guiding principles for design of the site plan for the Flatiron Development. Natural mountainous landscape and vegetation contributes to the overall character of Big Sky. The cluster development approach allows much of the natural hillside areas within Flatiron to remain predominantly untouched. Logging has occurred on the property and will continue to some degree post development to thin overgrowth in accordance with the firewise plan and to glade new ski runs. Logging activities will be managed by the Flatiron Owner’s Association. In areas where additional landscaping planting is required, only native and drought resistant species that reflect the existing composition of the landscape will be used. Landscape plantings would also be designed to avoid or minimize problems with snow removal. These landscaping requirements are included in the draft Flatiron CC&R’s. 75% of the project area is proposed as managed open space. General requirements for building envelope landscaping are included in the CC&R’s; however detailed design of the building envelopes will be reviewed during the LUP application process. 3.2.11 Amount and Location of Open Space Open Space as defined in the Gallatin Canyon/Big Sky Regulation includes areas that are set aside, dedicated, designated or reserved for public or private use and enjoyment of owners, occupants and their guests. As designed, 83% of the total area in Gallatin County has potential to be part of the open space. The uses of this open space include recreation, wildlife corridors, pedestrian and skier circulation and general enjoyment of the surrounding scenery. In anticipation of potential design changes (i.e. access easements, road alignments, etc.) Flatiron will commit 75% of the development on the Gallatin parcel to open space. 101 acres within the OSP zone and 162 acres within the Resort Zone. Total acreage of open space will be no less than 263 acres. At the time of surveying and platting these areas will be legally defined however; in no case will there be less than 75% open space within the Gallatin portion of the Flatiron development. Open space areas will be held in perpetuity by the Flatiron Home Owners Association. Figure 18 illustrates the location of open space as proposed. The Flatiron development will offer many recreational opportunities and amenities. Winter recreational opportunities may include Alpine skiing, Nordic skiing, ice skating and snowshoeing. Summer activities may include golf, fishing, hiking, mountain biking and horseback riding. A large portion of the land area will be dedicated to open space and recreation uses; however no parkland dedications are proposed. Section 22.5 of the Gallatin Canyon/Big Sky Regulation states that “Open space areas may be either held/owned perpetually in common by an Owner’s Association, dedicated as a park, permanently preserved through a conservation easement, or a combination thereof. “The open space areas will be held/owned perpetually in common by an Owner’s Association.

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Figure 20: Open Space Plan

3.2.12 Amount, Location and Use of Common Space Areas included as part of the term ‘common space’ includes entrance/exit gates, open space, trails, sidewalks and river and stream areas. Common spaces are intended for the use and enjoyment of residents and their guests. The residents and their guests may use this space for a variety of activities including but not limited to recreation, picnicking, strolling and wildlife viewing. Flatiron common space includes: the open space, building envelope F and the shared vehicular access routes through the development as shown in Figure 19. 3.2.13 Proposed Treatment of Perimeter Boundary The site perimeter has been designated to minimize undesirable impacts between the site and surrounding uses. Existing vegetative buffers, trails, open space and wildlife corridors will be utilized to minimize impacts within the buffer zone. Open space and trails are shown in Figure 19. The wildlife corridor is shown in Figure 21. There will be no fencing around the perimeter or within the development.

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Figure 21: Wildlife Movement Corridor

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3.3 Standards for Principal and Accessory Uses 1. Minimum lot area: 0.5 acres 2. Minimum lot width: 50 feet 3. Minimum setbacks: Front: 20 feet. Side: 10 feet. Rear: 10 feet. 4. Maximum structure heights: 140 feet in building envelope M (Village Core) and 75 feet in building envelopes A-L and N. 5. Maximum lot coverage: None. Building area is limited to building envelopes.

3.4 Wildfire Prevention and Vegetation Management Plan Fire Logistics incorporated from Hamilton, MT was contracted to complete a Risk Analysis and Fire Protection Plan (RAFPP) for the proposed development. Bruce Suenram founded Fire Logistics in 2002. Bruce has worked in the field of fire protection and prevention since 1969. Bruce served as Montana’s State Fire Marshal (1992-1997), as chief of the Missoula Rural Fire District (1980-1992) and as chief of the Kelseyville, CA, Fire Protection District (1974-1980). Bruce was on the original code development committee for the Urban/Wildland Interface code and on the International Fire Chiefs Association Urban/Wildland Interface Committee. He acted as the liaison for the National Association of State Fire Marshals to the National Wildfire Coordinating Groups Urban/Wildland Interface Advisory Committee. The complete report from Fire Logistics is included in Appendix L. The Risk Analysis and Fire Protection Plan (RAFPP) provides an analysis of the fire protection problems associated with the features of the entire site for the proposed Flatiron Development. It also outlines the Fire Protection Plan to be followed by the developer for each phase submittal of the development. The Risk Analysis portion analyzes the proposed site for the Flatiron development including topography, weather, and fuels. Structural and wildland fire services were reviewed for their capability to provide services to the proposed project. The Fire Protection Plan element outlines a series of fire protection requirements to mitigate the adverse impacts to the public safety identified in the Risk Analysis section. The Fire Protection Plan establishes requirements concerning water supply, access, maintenance, construction features, vegetation management and fuel modification plans for the open space areas and fuel breaks. Topography or the “lay of the Land” affects the behavior of wildland fires. Specific features identified on the site can increase the rate of spread of a wildland fire including: steep narrow canyons, steep slopes, and south facing slopes. Fuel is required for any fire to burn. In a wildland fire, fuels consist of vegetation, both living and dead. In the wildland/urban interface fire, fuel consists of not only the vegetation, but includes the homes and other structures as well. Timber harvesting and slash debris cleanup on the site, has in effect, mimicked a large wildland fire. This has had a positive change on the fuels complex on the site. Continued proactive approaches to management of the existing stands of conifers within the project area will further protect the project area form the potential for large stand replacement fires. A community’s wildfire risk is the combination of likelihood and intensity and exposure and susceptibility. Likelihood is the annual probability of wildfire burning in a specific location. Wildfire intensity is a measure of the energy expected from a wildfire. Exposure is the spatial coincidence of wildfire likelihood and intensity with communities. Susceptibility is the propensity of a home or

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community to be damaged if a wildfire occurs. A site-specific analysis conducted by BSFD indicates that the Flatiron development project area wildfire risk rating varies from very low to very high depending on the specific area of the project. The fire protection plan provides a series of mitigation measures which substantially reduce the adverse impacts of the site and will significantly reduce the risk of disastrous losses from fires. Mitigation measures include the following:  Onsite Fire station  Defensible space around homes and structures (Zone A – 5 feet no fuels, Zone B – 5-30 feet reduced height low volume fuels, Zone C – general fuel management)  Fuel breaks (ski runs, lifts, trails)  Fuel Management (i.e. removal of slash, snags, other ground fuels, ladder fuels and dead trees and thinning of live trees)  Fire Sprinklers  Fire resistant architectural guidelines Ski runs and lifts, trails and funiculars are particularly effective tools as components in designing a fuel break system, because the developer can maximize the effectiveness of a piece of ground for multiple purposes. Ski runs and ski lifts are normally cleared of the flammable vegetative fuels as a standard maintenance practice. The trail system in conjunction with roads, ski runs, and funiculars, will significantly increase access throughout this project area during emergencies. Fire protection and emergency medical service is provided by the Big Sky Fire Department (BSFD). The Custer/Gallatin National Forest (CGF) is responsible for providing wildland fire protection to the entire project area. Utilizing the factors found in the Wildland Fire Risk and Hazard Severity Assessment, the proposed project, without mitigation measures recommended in this report, has a deficiency rating of 51 points, a moderate hazard. Incorporating the mitigation measures recommended in the FAFPP will reduce the hazard assessment score to a low hazard. 3.5 Projected Population At full build out the projected population for the Gallatin County portion of the Flatiron development project is estimated to be 2820 people. This is based on the maximum density of 1128 dwelling units estimating 2.5 people per dwelling unit.

3.6 Proposed Schedule and Phasing Following the PUD approval, the Flatiron development team intends to submit a major subdivision application to subdivide the Gallatin portion into 14 parcels. Following preliminary plat approval, the final DEQ and MDOT plans/applications will be submitted. Final plat approval cannot be issued by Gallatin County until all public improvements have been either installed or bonded for. Upon final plat approval there will be fourteen parcels with established building envelopes and densities as approved by the PUD. At final plat approval these parcel’s may be sold to various developers. Development within the building envelopes will then require a Land Use Permit to review parking/building/snow removal configurations. The intent of the Flatiron development team is to avoid the pit-falls of the past development attempt on the property and in the surrounding area. Development of the overall site is based on a 20-year plan.

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While currently interest in the Big Sky area has skyrocketed and real estate sales are booming history has proven that that may quickly change. Splitting the parcel into several smaller more manageable pieces of property allows that risk, and cost, to be shared between multiple developers reducing the overall risk for all parties involved. Parcel sales ensure continued cash flow for the original developer and the plat approval process guarantees installation and/or bonding of all the public infrastructure. The Flatiron development team appreciates the tremendous scope of the overall development buildout and welcomes that opportunity to work with both local and regional groups to build the proposed multifamily, workforce housing, and hotel operations for Flatiron.

3.7 Flatiron Architectural Guidelines The following draft guidelines are intended to establish minimum requirements that must be adhered to without stifling creativity. The Gallatin Canyon/Big Sky regulation, Trail Creek Wildlife Planning Wildlife Assessment and the Gallatin Canyon Community Wildfire Protection Plan have all been reviewed and utilized to write these guidelines. These guidelines are also included in the draft Flatiron HOA Codes and Covenants. 3.7.1 Building Materials • Building design plans shall incorporate bird-friendly options in order to minimize collision of birds with walls and windows. Design suggestions are available in Bird Friendly Building Design from the American Bird Conservancy. 3.7.2 Wildfire Prevention • All Structures shall have a minimum of five (5) feet of fire- resistant ground cover around all exterior walls. • Structures shall be built using fire resistant materials. 3.7.3 Address Numbers • Address numbers shall be posted at the intersection of the driveway and roadway and on the primary structure on the lot. If lots have multiple addresses all numbers shall be posed at the intersection of the driveway and roadway and on each corresponding structure. • Address numbering shall contrast with the finish of the structure they are located on. • Address numbers shall be at least four (4) inches in height. 3.7.4 Guidelines for Outdoor Light Fixtures All outdoor lighting fixtures besides temporary, seasonal lights and the lighting of public art shall be designed and constructed in such a manner to ensure that: • Direct or reflected light is not directed off the property. • All light sources are shielded. • Any light sources or light lenses are not directly visible from beyond the boundary of the Lot. • Light from any illuminated source shall be so shaded, shielded, or directed that the light intensity or brightness will not be objectionable to surrounding areas. • Lighting fixtures shall be a down-type having 100 percent cutoff. The light rays may not be emitted by the installed fixture at angles above the horizontal plane, as may be certified by photometric test. • There shall be no lighting of a blinking, flashing, or fluttering nature, including changes in light intensity, brightness or color.

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• Beacon lights are not permitted. 3.7.5 Guidelines for Satellite Dish Antennas Ground-mounted satellite dish antennas up to 12 feet in diameter may be permitted subject to the following criteria: • All installations must comply with all accessory use, yard, height, bulk and setback requirements specified within the Resort Sub-district. • All installations shall be located to prevent obstruction of the antenna's reception window from potential allowable development on adjoining properties. • All installations shall employ, to the extent possible, building materials and colors that blend with the surroundings. • All installations must include screening treatments located along the antenna's non-reception window axes and low-level ornamental landscape treatments along the reception window axes of the antenna's base. Such treatments should completely enclose the antenna and shall be installed within six months of antenna installation. All landscaping must be native plantings and fire and drought resistant. • This section shall not apply to Essential Services.

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4.0 Principles Governing Subsequent Owners’ Association

Section 22.3.j of the Gallatin Canyon/Big Sky Regulation requires the submittal of “A statement of principles governing a subsequent Owner’s Association or similar entity responsible for the enforcement of conditions. Such principles should cover topics including but not limited to: environmental stewardship, maintenance, limitations on Use of Open Space and assessments.” The following principles will govern the preparation of “Covenants, Conditions and Restrictions” (CC&Rs) for a subsequent homeowner’s association(s) and/or similar entity(s) responsible for the enforcement of conditions. The office of Gallik, Bremer & Molloy, P.C. in Bozeman has prepared a draft of the CC&Rs and that document is located in Appendix D. The Property and each part thereof is and shall be held, encumbered, built on and otherwise used, improved, maintained, leased, transferred, sold, conveyed, and occupied subject to the covenants, conditions, restrictions, reservations, easements, charges and liens set forth in the CCC&Rs and shall be binding on all heirs, successors and assigns. The provisions of the CC&Rs shall: • attach to and run with the land; • be binding on the Property and all owners, lessees and other parties having, acquiring or otherwise at any time possessing any right, title or interest in and to the Property or any part thereof; • insure to the benefit of said owners, lessees and other parties; • be for the purpose of establishing a general plan for the improvement and development of the Property as an attractive planned unit development; and • be binding on all owners, lessees and other parties having, acquiring or otherwise at any time possessing any right, title or interest in or to the Property. A property owners’ association responsible for the enforcement of conditions shall be created as a Montana nonprofit corporation. Assessments levied by the association shall be used exclusively for the purpose of promoting the recreation, health, safety and welfare of the residents of the Property and performing the association's duties as set forth in the CC&Rs. The use of funds resulting from such assessments may include, but not be limited to the payment of the cost of: • taxes and insurance of the Common Areas • maintenance, operation, management and supervision of Common areas; • establishing and funding a reserve to cover major repair or replacement of improvements within the Common Areas; and • any expense necessary or desirable to enable the association to perform or fulfill its obligations, functions, or purposes as set forth in the CC&Rs or the Articles of Incorporation. Topics addressed in the CC&Rs may include, but not be limited to the following: • Association Membership and Voting • Officers • Meetings • Board of Directors • Amendments

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• Property Rights in Common Areas • Assessments • Operation and Maintenance • Use and Building Restrictions, including but not limited to - Use of Common Areas; - Recreational Vehicles; - Short term rentals; - Domestic Animals; - Nuisances; - Unsightly Articles; - Signs; - Prohibition of Hazardous Materials; - Motorbikes; - Snowmobiles; - Weed Control; - Lot-splitting or Consolidation; - Temporary Structures; - Site Grading and Drainage; - Chimneys; - Trees and Site Landscaping; and - Storage Tanks and Utility Lines. • Trails • Environmental Development Guidelines • Landscaping maintenance and weed control • Architectural Controls, including but not limited to an Architectural Review Committee, Review and Approval Procedures and the Architectural Guidelines listed in Section 3.7 of this application document • Development Standards, including, but not limited to Living Unit Size, Building Height, Building Location, Living Unit Design and Construction • Association Liability • Destruction or Condemnation of Common Areas • Forest Management and Fire Mitigation Plan Specific regulations laid out in the CC&Rs as to comply with the Gallatin Canyon/Big Sky Regulation include, but are not limited to the following: • All applicable permits and licenses will be accounted for short term rentals. • Overnight lodging will be limited to inside the dwelling unit and the use of short-term rental for purposes other than lodging shall be prohibited. The Flatiron development team is amendable to incorporating the Gallatin County standard subdivision covenants in the CC&R’s.

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5.0 Master Environmental Assessment Section 22.3.k of the Gallatin Canyon/Big Sky regulation, requires submittal of the following: “A master environmental assessment which addresses the following at a generalized level of detail; environmental assessments for each subsequent Planned Unit Development application will be governed by applicable Planned Unit Development requirements.” 1. Soils. 2. Geology. 3. Hydrology. 4. Wildlife. 5. Vegetation. 6. Natural Hazard Risk. Natural hazard risk has been incorporated into the other five subsections in which it is associated. Development guidelines are outlined for each environmental factor in accordance with suggestions provided by Terracon Consultants Inc., Ranch Resources Inc., the Gallatin County Gallatin Canyon/Big Sky Zone Plan and the Gallatin County Community Wildfire Protection Plan. 5.1 Soils 5.1.1 Soils A soil map of the area was created using the USDA Web Soil Survey (Appendix I). A map of the soils present in the area is shown in Figure 22.

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Figure 22: Soil Types

5.1.2 Slope Proposed building envelopes are located on slopes less than 40 percent. Due to the nature of hillside construction on this fairly steep property a deviation from the 25 percent slope limit has been requested as part of this PUD application.

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Figure 23: Slope

Building Envelope Area (acres) Area 0-25% slope Areas 25-40% slope (acres) (acres) A 5.61 3.36 2.24 B 4.73 2.36 2.36 C 0.84 0.46 0.38 D 1.64 1.15 0.49 E 0.81 0.53 0.28 F1 0.37 0.31 0.06 F2 0.38 0.30 0.08 G 2.42 2.18 0.24 H 1.17 0.65 0.53 I 3.09 2.78 0.31 J 4.90 4.41 0.49

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K 2.40 0.96 1.44 L1 1.09 0.92 0.16 L2 1.86 1.67 0.19 L3 1.48 0.89 0.59 M 7.70 6.93 0.77 N 2.57 2.44 0.13 Total 43.04 32.31 10.73 Table 5: Building Envelope Slope Areas

5.1.3 Development Guidelines • Adhere to Gallatin County Regulation Requirements for Planned Unit Development and wastewater treatment system design throughout the project development • Design wastewater system according to slope and soil absorption rates for each area • Prohibit development in areas with high groundwater • Implement erosion control measures during construction and development for all areas containing high erosion potential • Establish covenants that provide appropriate engineering to mitigate safety concerns of development in areas with potential and demonstrated unstable slopes and soils. • Address emergency service access and driveway standards

5.2 Geology Terracon Consultants, Inc. (Terracon) completed the original geologic and geologic hazard assessment and mapping for the property in January of 2015. In August of 2020 Terracon completed a field review to update the past work for the newly proposed Flatiron development. The purpose of the work was to describe the general geology throughout the development areas and identify potential geotechnical hazards. The full report may be found in Appendix I. An overview of the findings are as follows: The mountainside terrain of the project area is comprised in general of a Cretaceous aged bedrock geology that has been obscured by several episodes of glaciation and landslide/debris flow processes. The development lies along the northeasterly flank of Andesite Ridge of which the axis of folding bisects the western edge of the development. The center of folding continues northeasterly to where it adjoins a northwesterly trending synclinal feature that parallels the Spanish Peaks Fault. The predominant formations are the Frontier Formation (Kf), Mowry Formation (Kmo), Thermopolis/Muddy Sandstone (Kmt) and the Kootenai Formation (Kk), all of which are exposed throughout the development in an east to west procession from oldest to youngest, respectively. The formations are shale dominate and generally have a cap and/or basal layer of more resilient sandstone and siltstone. The shale is typically highly erodible and hence weathers to create the aforementioned trough and ridge topography of resistant ridge tops inter-mined by soft shale troughs that give rise to areas of instability and land sliding, particularly where slopes concur down-dip with the bedding planes of the bedrock. Rock formations onsite are shown in Figure 24. Pleistocene glaciation had a pronounced effect on the surficial geology of the development. As glaciers advanced down from the higher terrain, they left varying accumulations of gneissic gravel composition till soils over a significant portion of the development, as either glacio-fluvial or morainal deposits. The upper reaches of the development near the entrance show a spit of till remaining atop Frontier Formation sandstone. Further upslope and to the north of the development, the volume of till soils

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becomes more apparent. Immediately following the end of the last period of glaciation, the till deposits across the mid-elevations of the development were probably more prolific, but have since wasted away and accumulated as either colluvium or in landslide debris. Lower in the development a considerable accumulation of gneissic till was deposited from a large valley glacier that extend down the valley from the vicinity of Big Sky Village and to the north near Beehive Basin, as evident by the large percentage of gneissic material.

Figure 24: Rock Formations

5.2.1 Geologic Natural Hazard Risk Post glacial and recent land sliding within the property have and continue to impact the surficial geology of the development. Large debris flow troughs are present in portions of the development areas (Lower View Parcels off Access Road and SFU Parcels) and slopes that are susceptible to continued adjustment are shown in Figure 14; Lone Moose Base Village and Ski in Ski out condos, where proposed structures are tentatively planned near the toe of such slopes. Although not always obvious at the surface, these locations exhibit features that suggest recent adjustments. The larger debris flow troughs act as giant

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conveyor belts in which sandstone, glacial till, and other debris is transported down slope towards the valley floor in a matrix of clay shale waste. On-going erosion within the shale troughs persistently undermines the more resistant sandstone ridgelines hence, feeding the debris flow as masses of sandstone topple into the trough. Where more pronounced episodes of undermining have occurred large, semi-intact pieces of sandstone or other rock appear as islands of bouldery float in the flow. In other locations, small earthflows associated with elevated moisture levels and groundwater are still ongoing. The rate of movement within these flows, based on limited past experience, would generally be considered as slow to very slow per typical landslide velocity scales, and indicate that construction is potentially possible with appropriate precautions. Terracon’s experience in the Big Sky area and with past projects within the newly planned Flatiron Development indicates this to be “normal” but still noteworthy in terms of development risk and consideration. That is, slope movements are present and on-going, though risks are potentially manageable, in some instances, with mitigation designs that properly consider potential movement rates/magnitudes, and by grading plans that properly appreciate potential consequences with regard to local stability. 5.2.2 Development Guidelines Based on Terracon’s surficial reconnaissance they have produced a Geotechnical Hazard Map using a color-coded rating system whereas areas within the entire development are given a color designation ranging from green to red, with degree of hazard increasing accordingly (Figure 25). The color coding is based on observations encountered during the field reconnaissance and also based on their past experience within the area and property. Taken into consideration were the likelihood of desirable or undesirable soils near footing depths, steepness of slopes, moisture levels and seepage and areas of past or ongoing instability. The color coding is further explained below: • Red - Areas of significant risk due to either geologically recent or ongoing sliding that can be detrimental to structures founded therein. Development should avoid these areas until detailed monitoring and analysis can be completed. • Orange - Areas of moderate risk generally situated on large, dormant slides or very slow, intermittently moving debris flows where incremental, translational movements are possible. Although somewhat flat, these flows are very hummocky, wet and irregular, with limited space for structure placement. Subsequent monitoring should be performed to determine rates and types of movements prior to development. Also considered are locations that are known to have less than desirable soils (expansive) near foundation depth or those that are easily disturbed and slide prone. Unconventional foundation systems such as micropiles, mat or other engineered foundations should be considered the norm and mandatory geotechnical investigations, including stability analysis for slopes, cuts, and fills, must be performed. Most locations are underlain by shallow bedrock, usually shale that can include seams of low strength volcanic ash deposited in the sedimentary sequence. Development and grading will require construction that will not promote future reactivation of slides by impeding water flow, over- steepening slopes or daylighting highly erodible shale soils. • Yellow – Areas of moderate to low risk, locations generally situated on steeper but overall visually stable slopes of colluvial soils over shallower bedrock with only skin slides present, and or flat terrains, but with boggy or heavy seepage. In areas of heavy seepage, building envelopes should be situated to avoid construction on wet ground and maintained in areas of higher relief. Slopes are very gentle and building sites can be placed atop level ridges with little relief. Construction should cater to the size of developable terrain and avoid excessive cuts/fills for 86 | Page

both building and lot access construction. Soil/bedrock conditions may include expansive tendencies and related differential movement. • Green – Areas of no obvious risks, locations where either no significant geologic limitation is identified or where anticipated grading requirements for development are not expected to cause major alteration to the landscape. Sites generally lie where sandstone bedrock is anticipated and or acceptable gravelly till soils are observed on gentle terrain. Building envelopes within the areas of moderate risk (orange areas) include envelops B, L and M. Additional building and site plan specific geotechnical investigation is recommended for these areas prior to construction.

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Figure 25: Geologic Hazard Areas

5.3 Hydrology 5.3.1 Rivers and Stream Channels The Flatiron development is situated within the watershed of the Middle Fork of the West Fork of the Gallatin River. The Middle Fork runs through the southern portion of the site, flowing from west to east. The terrain slopes from 7 to 70 percent and generally exceeds 20 percent. An unnamed, perennial tributary enters the Middle Fork from the north. This tributary intercepts groundwater seeps as well as surface runoff, including runoff from areas north of Highway 64. Another, similar tributary enters the Middle Fork from the south. It intercepts groundwater seeps and surface runoff from the Andesite Ridge and Flat Iron Mountain area. 310 permits would need to be submitted for any necessary impacts to the smaller streams on the site. Throughout the development process, efforts to protect water quality will be documented. 88 | Page

5.3.2 Flood Hazard Evaluation The Middle Fork of the West Fork of the Gallatin River runs west to east through the project area. The delineated wetlands, including jurisdictional and non-jurisdictional are shown in Figure 8. Confluence Consulting completed a Waters of the U.S. verification for the project area. The Confluence report is included in Appendix J of this report. The online FEMA database was reviewed for floodplain designation and found to include a FEMA designated flood plain near the Middle Fork of the West Fork of the Gallatin River with a Zone D designation (FEMA 2011). The FEMA printed flood map is found in Appendix P of this report. Zone D areas are defined as having potentially moderate to high risk of flooding, but the probability has not been determined. There are no mandatory flood insurance requirements or minimum building requirements by FEMA. Approximately one mile upstream of the site at the Mountain Village there is an existing dam impounding Lake Levinsky. A rough estimate of the flood limits representing a dam break scenario for this dam was created using actual topography by Morrison Maierle in 1991 (Appendix P). Section 30.4 of the Gallatin Canyon/Big Sky Zoning Regulations require that all structures and site improvements maintain a minimum setback of 100 feet from the annual mean high-water line of the main branch of the Gallatin River and 50 feet from the annual mean high-water line of all other Watercourses. These watercourse setbacks are shown in Figure 26. 5.3.3 Wetlands A wetlands delineation was completed in 2020 by Confluence Consulting, Inc for the Flatiron development project (Appendix J). The delineated wetlands, including jurisdictional and non- jurisdictional wetlands, are shown in Figure 26. The reconnaissance level survey provides an initial estimate of wetland and stream impacts from the proposed development of the site. Impact estimates and permitting with the U.S. Army Corps of Engineers (Corps), the Montana Department of Environmental Quality (DEQ), and the Gallatin Conservation District (GCD) will be completed when designs have been finalized. Previous wetland/stream mapping for the property were over ten years old and may have changed during that timeframe. A Confluence wetland scientist visited and walked each of the proposed building envelopes and access roads in a meandering manner, looking or aquatic resources and verifying or updating the previous wetland/stream mapping for the sites. If a change to the mapping was identified, the Confluence wetland scientist took notes and recorded points as appropriate. Wetland disturbance in Gallatin County as a result of construction of roads and buildings, as per the Ecosign Planning Study, in the Flatiron Development is projected to total approximately 1.42 acres. Wetland disturbance in Madison County as a result of construction of roads and buildings, as per the Ecosign Planning Study, in the Flatiron Development is projected to total approximately 1.40 acres. 5.3.4 Groundwater Groundwater does not appear to be a limiting factor for Flatiron development. In isolated instances, caution should be taken adjacent to wetlands and in areas with perched water tables. The 50-foot minimum setback from the Middle Fork will help minimize the potential for conflicts between construction activities and groundwater. 5.3.5 Road Drainage and Water Runoff All roads will have ditches located on either side of the roads to direct surface run-off to existing drainage courses and detention facilities where necessary. All road crossings over natural drainage paths will include culverts to allow for proper flow of run-off. MDEQ review and approval will be required, 89 | Page

prior to construction of the roads. All road work plans will consider proposed construction, terrain, soil types, precipitation, and runoff characteristics. Road work plans will also provide information needed to size culverts larger than the County standard of 18 inches, if necessary. Final road design/construction will be subject to review for compliance with state and local regulations. Surface runoff effects are anticipated to be minimal due to the proposed drainage control measures, the relatively low density of development and the surrounding open space. A more detailed discussion about a stormwater management plan is provide in Section 6.3 Storm Drainage of this application document. A preliminary drainage report is included in Appendix K. 5.3.6 Development Guidelines • Minimize development activities and exclude all permanent structures except for bridges within the floodplain. • Provide a 50-foot setback from the annual mean high-water line for all development contiguous to the floodplain per Gallatin Canyon/Big Sky Regulation • Ensure that hydrologic connections between wetlands are not disturbed • Protect water-sources for designated wetlands • Provide some type of vegetative screen between wetland areas and development areas in order to maintain wetland wildlife habitat values • Protect intermittent and ephemeral water courses, springs, seeps and other hydrologic features • Ensure that road design (including location and drainage from road cuts) protects hydrologic connections • Design utilities in order to ensure that any proposed septic systems do not adversely impact water resources or wetlands

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Figure 26: Hydrology

5.4 Wildlife Consideration for wildlife has been an integral part of the overall planning process for the Flatiron development project. The clustering concept of the Flatiron development is driven largely by concern for coexistence with wildlife in the Flatiron Development. Recommendations presented in the 2020 Wildlife Assessment Report completed by Ranch Resources Inc (RRI) have been incorporated into the building envelope design as well as the CC&R’s where appropriate. RRI is a natural resource consulting and management firm based in Sheridan Montana. They work with private landowners to identify resource assets and concerns and then develop and implement management plans to meet client objectives. The completed wildlife assessment report is included in Appendix M. 91 | Page

5.4.1 Habitat Management The Flatiron Development contains a diversity of habitats. Plant communities are in fair-to-good condition considering the long history of disturbance. However, most habitat patches are relatively small, limiting their value for sensitive species and resulting in a high proportion of edge habitat, which may encourage more generalist and nuisance wildlife species. Although native plant species are dominant in forested areas, much of the valley bottom and meadows are dominated by non-native grasses and noxious weeds, potentially reducing habitat value. Abundant water resources increase the value of the surrounding plant communities for a variety of wildlife species, provide important habitat for birds and amphibians and support an important native and non-native trout fishery. Water quality impairments may exist due to extensive development upstream of the project area. Further analysis by Ranch Resources Inc. will occur as part of the larger development plan to assess stream channel condition relative to past disturbance and explore opportunities for restoration. The MNHP database and field inventory data demonstrate that Flatiron development provides habitat for a significant number of plants and animals, potentially including several species of concern and two Federally listed species. Some of these species are likely to reside there year-round or seasonally, while many other would be expected to use the project area only briefly while transitioning from one area to another. The project area is not classified as big game winter range (although it is in close proximity) and does not provide any critical habitat for species of concern. Many of the species observed on the project area (e.g. American robin, pine squirrel, crow, chipmunk, elk) have general habitat requirements and a relatively high tolerance for fragmentation and human activity. The presence of the condominium complex in the middle of the project area, as well as existing paved and gravel roads, two ski lifts and recreational traffic all severely limit the value of surrounding habitat for animals that require large tracts of security cover and significant distance from humans. Habitat within the project area is also strongly influenced by the surrounding landscape. Extensive residential and commercial development exists to the east and west of the project area. There is heavy vehicle traffic on MT Highway 64, forming the project boundary to the north, and extensive vegetation manipulation and recreational activity occurring on the ski mountain directly to the south. This development has likely already reduced the habitat value of this property for species that tend to avoid significant human activity. The highway may also act as a barrier to movement for some species. However, while not ideal, the project area is relatively large and portions are undeveloped, so it may be one of the safest remaining travel corridors for animals moving north-south and migrating between higher elevations and winter range. Unfortunately, specific data is not available to demonstrate how animals are moving through this part of the watershed. Since the majority of existing development occurs in the center of the project area, any movement would likely occur at the east end where human activity is lowest, or along the riparian corridor which provides a natural travel route. This proposed animal movement corridor is shown in Figure 15. The main water resource available to wildlife on the project area is the Middle Fork of the West Fork of the Gallatin River and its tributaries. Several small drainages flow into the Middle Fork, likely providing a seasonal or ephemeral water source for wildlife. These water resources will not be disturbed by Flatiron development. This is discussed in detail in Section 5.3 Hydrology of this application document. 5.4.2 Major Animal Species 5.4.2.1 Threatened and Endangered Species According to the IPAC report provided by the US Fish and Wildlife Service, three wildlife species are currently listed as threatened or proposed for listing and potentially occur on the Flatiron project area;

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grizzly bear (threatened), Canada lynx (threatened) and North American wolverine (proposed threatened) (USFWS 2019a). Grizzly bear: Although the grizzly bear was historically a plains animal occurring in higher densities throughout eastern Montana, they now occupy a variety of habitats throughout the western part of the state. Bears have broad habitat requirements, regularly using meadows, seeps, riparian zones, shrub patches, open and dense timber, snow chutes and alpine slabrock habitats (MNHP and MTFWP 2019). Many of these habitats are present on and around the project area, although they are interspersed with development. The Grizzly Bear Habitat Suitability Model was created by the Montana Natural Heritage Program (MNHP) in an effort to predict the distribution and relative suitability of general year-round habitat for the grizzly bear at large spatial scales across its presumed range in Montana (MNHP 2019). The model suggests the Flatiron development project area is 60% Moderate Suitability and 40% Low Suitability habitat for grizzly bears. However, it is important to consider the model output in the proper context and scale. This model was not designed to predict grizzly use at small scales and it is possible the patches of habitat on the project area are too small and too close to existing development to be even moderately suitable for regular grizzly bear use. Due to the proximity to existing development, future development and the proximity to HWY 64, the subject property would not be considered secure grizzly bear habitat. It is likely that grizzly bears in the project area will be passing through as they travel between areas of higher quality habitat.

North American wolverine: Relatively little is known about wolverine biology and behavior compared to other large mammals since they occur at low population densities and generally inhabit remote alpine areas. They are thought to require large home ranges based on the availability of food resources. They are very secretive animals and typically avoid humans. Research conducted by the Wildlife Conservation Society has demonstrated wolverines occur in the nearby Spanish Peaks and Taylor Hilgard mountain ranges. Radio collar data showed individuals were crossing highway 64 and the Jack Creek road between wilderness areas and come as close to the project area as Lone Peak (Trail Creek 2007). The MNHP database contains two confirmed wolverine observations within 2 miles of the project area boundary, the most recent of which was on nearby Andesite Mountain in 2010. However, previous wildlife studies within the project area and adjacent properties did not find any wolverine tracks during winter surveys (Eng and Picton 2006). Similar to the grizzly bear, MNHP has created a Predicted Habitat Suitability Model for wolverines to help classify areas of potential habitat across Montana (MNHP 2016a). The model output indicates that the entire Flatiron project area has Moderate Suitability as wolverine habitat. As with the grizzly bear, it does not appear that this model is able to account for the increase in human activity and development that has occurred in this area and at this scale. While forested portions of the property are likely suitable for wolverines, particularly as they move from one area to another, much of the area would not be expected to provide sufficient security due to the lack of tree cover, existing residential development, roads, transmission lines and proximity to the highway. Based off the proximity to documented observations it is possible wolverines have passed through the Flatiron project area. However, due to their preference for wilderness areas, large home range requirements and their dislike for humans and disturbance, it is unlikely there are any resident wolverines in close proximity to the project site.

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Canada lynx: Lynx are an elusive species, typically living in high elevation subalpine forests dominated by subalpine fir. They tend to inhabit areas with deep winter snowpack and rely on snowshoe hare as their primary prey. As such, lynx benefit from periodic forest disturbances that increase the amount of early successional vegetation that hares use for forage and cover. Lynx tend to avoid openings greater than 100 meters but will hunt along forest edges and may use shrub-steppe habitats as linkages between primary habitat (USFWS 2019b, MNMP and MTFWP 2019). The project area does not fall within the lynx designated critical habitat of which the nearest section is located east of Highway 191 (USFWS 2019b). The Montana Natural Heritage Program has produced a Canada Lynx Predicted Suitable Habitat Model similar to the grizzly bear and wolverine to predict the distribution and relative suitability of habit for the lynx (MNHP 2016b). This model indicates the Middle Fork project area provides low suitability habitat. This is not surprising based on the existing vegetation and amount of open areas, development and human activity. The MNHP database does not include any recorded observances of lynx within the project area or in close proximity, and previous surveys of the property did not reveal any lynx tracks in winter (Eng and Picton 2006). Moreover, lynx are highly associated with an abundance of snowshoe hares, their preferred prey species. No hares or their tracks were recorded during surveys. Snowshoe hares prefer timber stands of young pole-sized trees (often the result of disturbance), which are not present on the project area. It is possible that lynx could occasionally pass through the area, but for the reasons discussed above it is unlikely they would spend time there, so this project is not expected to impact on the lynx. 5.4.2.2 Species of Greatest Conservation Need The MNHP database indicates four Species of Greatest Conservation Need have been documented in the analysis area in addition to the Federally listed species discussed above. These species include the following: Westslope cutthroat: were once found throughout all of western Montana west of the continental divide and the upper Missouri River and its tributaries. Genetically pure cutthroat are now found in a fraction of their historical range due to hybridization with other trout species and habitat degradation. Like other trout, this species requires cold, clean water to thrive. They prefer gravel substrates for spawning and like complex streams with sufficient pool habitat (MNHP and MTFWP 2019). The MNHP database indicates westslope cutthroat have been documented in a small tributary (sometimes called Beehive Creek) of the Middle Fork of the West Gallatin in close proximity to the project area (MNHP 2019a). It is reasonable to assume this species occurs in the Middle Fork as well, likely throughout the entire project reach. The Brown Creeper: the only tree creeper in North America, is found throughout much of Montana but more common in the western part of the state. They tend to spend much of the year in coniferous and mixed-coniferous forest, although will be found in more diverse habitats during the winter. They require large trees and snags for feeding and nesting, often building nests behind pieces of bark. Concerns about this species are related to the overall lack of old growth forest in Montana. Although survey data exists for this species, it does not demonstrate any clear population trend in Montana (MNHP and MTFWP 2019). Brown Creepers have been documented in the analysis area and it is very likely they occur on the project area. Clark’s Nutcracker: a crow-like bird found year-round throughout most of Montana, except the northeast corner of the state. They are typically found in conifer forests dominated by whitebark pine, ponderosa pine, limber pine and/or Douglas-fir. They prefer the seeds of these species as their primary food source, although they will also eat bugs, small animals and carrion. They are particularly fond of

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whitebark pine nuts and are known to have mutualistic relationship with this tree, helping them disperse via transport and caching of seeds. Bird survey efforts have not documented any long-term population trend in Montana (MNHP and MTFWP 2019). Clark’s Nutcrackers have been documented throughout the analysis area and were observed on the project area during the recent field inventory (Eng and Picton 2006). Townsend’s big-eared bat: found throughout Montana, although it is believed to be uncommon and occurs at low densities. It can be distinguished from other native bat species by its exceptionally large ears. These bats rely on caves and abandoned mines for roosting and hibernating. Although little is known about this species, it is believed that human disturbance to caves and the closure of mine shafts may threaten their long-term persistence (MNHP and MTFWP 2019). This species has not been specifically documented on the project area or within the analysis area. However, there is a documented bat cave in close proximity and the eastern portion of the project area is within the mapped buffer of a confirmed observation (MNHP 2019a). This suggests that this species may be found foraging or roosting on the project area although previous observations indicate they prefer lower elevations. 5.4.2.2 Big Game Species Elk: Elk are common throughout much of southwest Montana and seasonally abundant around Big Sky. Every fall, large numbers of hunters are drawn to the Gallatin and Madison watersheds in pursuit of these animals for meat and antlers. Historically a plains animal, elk have relatively broad habitat requirements allowing them to thrive in areas dominated by forest, sagebrush or grassland habitat. Their basic habit needs include security, shelter and forage and they are relatively tolerant of human activity (MNHP and MTFWP 2019). Elk are seasonally present on the project area and small groups were observed during field inventory efforts completed in September and October 2019. Well- used game trails, recent tracks, rubbed trees and scat were noted in multiple locations in the Flatiron project area suggesting regular use by elk. Most sign was confined to the larger, denser patches of timber, although it is assumed elk are foraging in the open ski runs and scattered meadows. According to MTFWP, the project area is outside of mule deer and elk winter range, although in close proximity on the east end of the property (Figure 6). Based on visual assessment of this part of the project area it appears winter use would be minimal due to the potential for deep snow on north faces and in the shaded valley bottom, as well as the overall lack of woody forage species. This conclusion is supported by aerial and track survey data from 2006 where no elk tracks were observed in the snow in October and December (Eng and Picton 2006). While elk may remain on the property seasonally, it is likely that most use is transitory in nature as they move between areas of higher quality habitat and less human disturbance. Mule deer: Mule deer are common throughout the Big Sky area and adjacent mountain ranges. Mule deer habitat use often overlaps with elk, although their diet includes a higher percentage of forbs and considerably more woody browse species. Mule deer likely use the project area as it greens up in spring and throughout the summer as long as green grass and forbs are available. Due to the typical snow depth and lack of sagebrush, mountain mahogany, or other palatable shrubs, it is unlikely mule deer use the project area during the winter. None were observed in previous studies conducted in October and December (Eng and Picton 2006). Three mule deer were observed during the September 2019 field inventory. However, little to no mule deer scat was noted across large portions of the project area. It is likely mule deer frequent the property, but probably seasonally as they transition between areas of higher quality habitat and less human disturbance. Moose: The project area lies within the known distribution of moose (Alces americanus) as mapped by MTFWP and likely provides year-round moose habitat. Moose use a variety of habitats including mountain meadows, river valleys, swamps and clearcuts. In winter they can be found in willow flats or 95 | Page

mature conifer forests. Moose are better adapted to handle deep snow than other ungulates (MNHP and MTFWP 2019). Much of the project area falls into these habitat categories and the mix of riparian habitat, open ski runs and dense timber is likely suitable for moose throughout much of the year. Field inventory efforts conducted in September 2019 identified fresh and old moose scat and evidence of moose travelling on game trails through patches of dense timber. One adult moose was observed on the property. Previous studies conducted in October and December documented a cow and calf moose as well as two sets of single moose tracks in the snow (Eng and Picton 2006). It is likely that moose frequent the project area both as year-round residents and animals transitioning between areas of suitable habitat. Bighorn sheep: Bighorn sheep habitat typically includes cliffs, mountain slopes and rolling foothills. They tend to avoid areas with deep snow pack in winter and require high quality green forage in spring and summer. Access to nearby cliffs and rocky areas is required for use as escape terrain (MNHP and MTFWP 2019). Bighorn sheep are regularly seen downstream of the project area at the intersection of US Highway 191 and MT Highway 64. Although the project area is included in the known bighorn sheep distribution as mapped by MTFWP, they have not been observed on the property. While it is possible sheep could pass through the property, particularly if the local population grows larger and individuals begin to disperse, it is not considered typical sheep habitat at any time of year. Much of the project area is densely forested, it holds deep snowpack in winter and escape terrain is not present. Black bear: The black bear is a common and relatively abundant species throughout southwest Montana and the Big Sky area. This species uses a wide variety of habitats depending on seasonal food availability, including dense forests, riparian areas, open slopes, avalanche chutes, dry mountain meadows and wet meadows. Berry patches and whitebark pine forest are particularly important in the fall as they provide a lot of calories prior to hibernation (MNHP and MTFWP 2019). Black bears have been documented in the analysis area (MNHP 2019). Fresh bear scat was documented on the project area in September 2019. It is likely that black bears use the project area and adjacent properties regularly during spring green-up, throughout the summer and into the fall.

5.4.3 Development Guidelines The design of the Flatiron development has taken careful consideration of the recommendations provided by the wildlife study. These recommendations are stated below and will also be incorporated into the covenants of the Owner’s Association in whose jurisdiction the Flatiron development will lie. 5.4.3.1 Management and Oversight • Given the extent of this project and the high value that residents and visitors assign to wildlife, a dedicated natural resource manager will be considered as part of the Flatiron development and management team. This entity could be tasked with assuring compliance with Federal, State and local wildlife regulations, working with local conservation entities, integrating recommendations into development plans, monitoring wildlife, noxious weeds and water quality and enforcing compliance with conservation related covenants and restrictions following development. 5.4.3.2 Wildlife Movement • Two potential corridors exist on the project area: the east end and the riparian zone. Although it is unknown exactly how wildlife are using these areas, all three may be important now or in the future as development continues on adjacent lands. As corridors get narrower, it is likely that animals such as grizzly bears, lynx and wolverine will find them less suitable. Therefore, efforts will be made to keep these routes intact by avoiding vegetation removal and road construction 96 | Page

and by clustering residences. 39 acres of land on the East side of Flatiron development will be dedicated as a wildlife movement corridor (Figure 15). • Fences can create additional barriers to movement and opportunities for wildlife mortality. Therefore, fence construction will be strictly limited within the project area to those situations where it is necessary for human safety or wildlife exclusion. Covenants will greatly limit fence construction around residences to prevent injury to moose. Where fencing is absolutely necessary, the design will adhere to wildlife-friendly fence recommendations (MTFWP 2012b). 5.4.3.3 Roads • Signage will be used within the development area to notify motorists of wildlife presence and key wildlife crossings. • Fencing and underpass culverts will be considered in the transportation design to avoid collisions in areas favored by wildlife. Post-development monitoring may be necessary to identify these problem areas and improvements will be made accordingly. • Fencing and improved passage structures have been shown to reduce wildlife mortality significantly on the interstate outside of Bozeman (Craighead et. al. 2010) and could have similar benefits on HWY 191. Further evaluation will occur regarding the cumulative impact of this project in terms of increased vehicle traffic and corresponding potential for wildlife collisions on MT Highway 64 and/or MT Highway 191. Consideration will be given to installation of wildlife passage structures and improved signage and notification of animals in the roadway. 5.4.3.4 Birds • Covenants will require cats remain indoors at all times in order to prevent them from killing birds. Natural resource managers will be tasked with humane removal of free-roaming or feral cats. • Development and building design plans should consider bird-friendly options in order to minimize collision of birds with walls and windows. These design suggestions are available in Bird-Friendly Building Design from the American Bird Conservancy. • Montana Fish, Wildlife and Parks recommends vegetated buffers around the nests of four species of concern that have been observed in the analysis area; great blue heron, bald eagle, golden eagle and peregrine falcon. While it is not believed these species currently nest on the project area, buffers will be considered if nest locations are identified in the future. • New powerlines should be installed belowground or in a manner that protects raptors from electrocution. Design standards are available in Suggested Practices for Avian Protection On Power Lines from the Avian Power Line Interaction Committee. 5.4.3.5 Bears • Residential covenants will prohibit bird feeders and planting of fruit trees that would act as bear attractants. • Big Sky zoning regulations require all garbage is secured in bear-proof containers. This rule will be enforced during construction and within all commercial and residential areas of the development project at all times. • Bear Smart Big Sky is a local community organization working to reduce conflicts with bears. MTFWP has a local bear management specialist available to assist with bear resistant facilities. Cooperation with these entities will occur from early-on in the development process to avoid future bear problems.

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5.4.3.6 Big Game • Evidence suggests some bighorn sheep populations have been devastated by pneumonia contracted from domestic sheep and goats (Besser et. al. 2012). Therefore, given the proximity of the project area to occupied bighorn sheep range, goats and domestic sheep will not be permitted in the project area for any reason, including as pets, pack animals or for weed control, in an effort to prevent disease transmission. • Development plans have considered big game migration corridors and the project’s proximity to big game winter range. Efforts will be made to avoid disrupting an animal’s ability to travel to and from lower elevation habitat. • Dogs are prone to harassing big game species. It is a violation of MT State Law to allow a dog to chase or kill a hooved animal. Strict covenants will be in place to prevent free-roaming dogs. Natural resource managers will be tasked with addressing problem dogs and working with MTFWP to cite violations. 5.4.3.7 Landscaping • Only native species will be used for landscaping purposes whenever possible and when best- suited for addressing resource concerns such as erosion and noxious weed infestations. • Fruit trees such as apples and plums will not be planted under any circumstances in order to prevent conflict with bears. • Turf lawns will be strictly limited to avoid loss of plant species diversity, conserve water and prevent runoff of fertilizer and pesticide into nearby surface water sources.

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Figure 27: Wildlife Movement Corridor

5.5 Vegetation 5.5.1 Existing Vegetation The following information is summarized from the wildlife assessment completed by Ranch Resources Inc. (Appendix M). Plant species composition is relatively uniform throughout the project area, composed primarily of mature conifer forest interspersed with grass dominated ski runs and a narrow riparian corridor including herbaceous, conifer and woody deciduous species. The Montana Land Cover/Land Use database identifies several additional, although very minor, vegetation classes on the property (Montana State Government 2017, Figure 2). It also identifies more than 350 acres (approximately 65%) of the project area as Developed land. However, aerial imagery and the recent field inventory indicate this is not entirely representative of actual conditions; the area is comprised of much of the same 99 | Page

vegetation listed above, although more fragmented with existing and abandoned roads, ski runs, a transmission line corridor and unvegetated landings. The patches of dense forest on the south side of the property are composed primarily of Engelmann spruce, lodgepole pine and subalpine fir. The thick canopy does not allow for abundant understory vegetation although common juniper and grouse whortleberry are scattered throughout forest stands. Isolated patches of currant, Canada and other native shrub species are present in small openings and along forest edges. Herbaceous species include various shade tolerant grasses and forbs such as elk sedge, pine grass and arnica. Based off the abundance of tree stumps and the size/age of trees, it appears portions of the project area were harvested for timber within the past 40-80 years. Thick regrowth and extensive blow-down have made old logging roads hard to locate and portions of the forest are difficult to penetrate. There are three major ski runs cut between the forest patches on the north face of Andesite Mountain. Although the Land Use Database classifies these areas as Sagebrush Steppe dominated, field verification indicated they are actually composed of native and non-native grass and conifer regrowth resulting from mechanical clearcutting. Although it may be present on south facing slopes, no sagebrush was observed on any part of the project area during the inventory. The dominant grass species include smooth brome The valley bottom is made up of a matrix of dense patches of spruce and fir, open meadows and a very narrow riparian corridor, all interspersed with roads and existing development. Meadows are dominated by a mix of native and non-native grass species and an abundance of forbs. The presence of young conifer trees suggests these meadows are slowly shrinking as spruce and fir return, likely replacing trees that were removed by logging. Without disturbance, some of these meadows may eventually become forested again. The riparian area is relatively open through lower portions of the property, and stream banks are dominated by grasses and forbs. Throughout the project area, and particularly along the middle section, deciduous woody species are less common than expected. Rocky mountain maple and various willow species are scattered along the Middle Fork, occasionally mixed with conifers and found along roads. The plant community north of the creek to the highway is generally more open and slightly drier due to the steep south facing aspect. Douglas-fir is abundant, some of which appears to be older than logging operations, particularly on the far east end of the project area. Lodgepole pine is also common and occasionally found in pure stands rather than mixed with spruce and fir as it is on the south side. Open meadows include bluebunch wheatgrass and Idaho fescue on shallower and drier sites. Blue wildrye, mountain brome, spike trisetum and timothy are present in scattered timber and wetter areas, along with some of the same forb and shrub species found on the south side. One small patch of quaking aspen is present in a scree field on the north side of the property. Sub-surface water resources and natural protection from conifer encroachment and wildlife browsing appear to have maintained this aspen clone in good condition despite the general decline of this species throughout southwest Montana. There are numerous springs, seeps and various wetland sites throughout the property supporting a diversity of water-loving plant species. Wetland resources are discussed in greater detail in Section 5.3.3 Wetlands of this application document, but are important to note relative to their wildlife habitat value. The USFWS Information for Planning and Consultation Report (IPAC) and the MNHP Environmental Summary Report indicate that whitebark pine is likely to occur throughout the project area (MNHP 2019a, USFWS 2019a). This tree is currently listed as a candidate for threatened or endangered status. Population declines throughout Montana are attributed to mountain pine beetle outbreaks, white pine 100 | Page

blister rust and competition from other conifer trees (MNHP and MTFWP 2019). A patch of less than ten trees was documented on the project area in close proximity to Highway 64 during the 2019 inventory. 5.5.2 Vegetation Development Guidelines • Invasive species have the potential to degrade or eliminate wildlife habitat. Treatment of noxious species is required by MT State Law. A noxious weed management plan has been developed and will be followed to eliminate existing weed infestations, prevent weed expansion and avoid new invasions (Appendix N). • A Noxious Weed Management Plan has been submitted to the Madison County Weed Board (Appendix N). The plan identifies existing weeds on site, proposed proper means for control and eradication and proposed revegetation for areas disturbed by construction activities. Initial implementation of the plan will be the responsibility of the Applicant and long-term responsibility will be by the Owners Association. The Owners Association has the power to collect the necessary fees from the condominium and lot owners to provide landscaping maintenance and weed control. • During construction activities, disturbance to existing vegetation will be minimized, and mitigation provided to impacted areas, in accordance with a MPDES permit and Erosion Control Plan as required by the Montana Department of Environmental Quality. • Quaking aspen has declined throughout Montana for a variety of reasons and is rare on the project area. Aspen stands provide important habitat for many species including numerous birds. Efforts will be made to preserve or enhance existing aspen stands throughout the project area. Planting additional aspen has been strongly recommended as part of revegetation and restoration projects. • Deciduous woody vegetation provides food and cover for a wide variety of birds and mammals. Efforts will be made to avoid disturbing existing shrubs such as chokecherry, buffaloberry, willow and currant. • Whitebark pine is a candidate for Federal listing as an endangered or threatened species. Existing whitebark pine trees will be avoided during construction activities. 5.5.3 Wildfire Risk Flatiron development is within a wildland-urban interface area (WUI). The WUI is commonly described as the zone where structures and other human development meet and intermingle with undeveloped wildland or vegetative fuels. This WUI zone poses tremendous risks to life, property, and infrastructure in associated communities and is one of the most dangerous and complicated situations firefighters face. Both the National Fire Plan and the Ten-Year Comprehensive Strategy for Reducing Wildland Fire Risks to Communities and the Environment place a priority on working collaboratively within communities in the WUI to reduce their risk from large-scale wildfire. Wildfire risk is a serious potential hazard for every development within close proximity to forest lands. Potential wildfires propose risk to both residents and animals in the area. Flatiron development recognizes all of these risks and will adhere to all of the below development guidelines throughout the development process and establish covenants which will continue to address wildfire risk in the future. 5.5.4 Wildfire Prevention Development Guidelines • Reduce or eliminate highly flammable plants, especially those that overhang chimneys and roofs; and clear away dead brush and wood regularly. • Eliminate ladder fuels which enable a fire to climb into low hanging branches of trees and then to the home. Pruning branches six to ten feet helps reduce the ladder effect.

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• Create fire breaks that can interrupt a fire’s path with driveways, open expanses of walkways. • Provide a defensible space. A well-maintained lawn or ground cover provides an effective and attractive defensible space by keeping fire a safe distance from the house. It also provides fire fighters an area to locate equipment and hoses to further protect the structure. • Trees should be carefully spaced to reduce the density of vegetation. The removal of flammable debris interrupts the fire’s path. • Use fire resistant materials for the development of structures.

6.0 Infrastructure and Services Assessment Section 22.3.l of the Gallatin Canyon/Big Sky Zoning Regulation requires that the applicant provide “Preliminary information on water supply and sewage treatment, public safety (including fire protection, police, emergency medical response and road access) and historic or archeologic resources.” This section also includes preliminary information on schools. In 2011 the Gallatin Canyon/Big Sky advisory committee retained Tischler Bise, a fiscal, economic & planning consulting company, to conduct a comprehensive review and update of its Capital Improvements Policy (hereinafter referred to as CIP). The CIP was submitted on December 28, 2011. The CIP serves two roles. The first is the implementation on the Gallatin Canyon/Big Sky Plan and the second represents the area’s infrastructure needs in the development of the county’s overall CIP and planning process. It includes current conditions as well as a 10-year projected demands for the area. The Flatiron development provides appropriate mitigation measures in order to lessen or avoid undesired, negative impacts on the community. It is understood that the achievement of the plan depends heavily on its ability to accommodate desired growth and development with provision of adequate infrastructure to provide needed public services and protect public health and safety as stated in the CIP. This section illustrates how the CIP has been integrated into the development plan. Because the demands in the CIP are projected and the ‘current’ conditions are 10 years old, the current conditions have been provided using other resources as stated in the appropriate subsections. Each discussion generally consists of the following five subsections: 1. Background, including information on the existing capacity and/or level of service. 2. Requirements of the PUD that will need to be supplied by the supporting service provider. 3. Preliminary information on the infrastructure or services to be provided to and/or within the Planning Area, including a preliminary confirmation of the availability of capacity to serve the PUD. 4. A preliminary discussion of the phasing of improvements and/or services necessary for the implementation of the PUD 5. Any projected impacts on infrastructure or services identified by the service provider(s) along with all improvements, including mitigation measures.

6.1 Water Supply 6.1.1 Background The Big Sky Water and Sewer District (BSWSD) supplies drinking water to residential and business customers in Big Sky, including Big Sky Resort and supplemental water to the Yellowstone Club. BSWSD commissioned Woodward & Curran, Inc. and WGM Group to conduct a system-wide assessment and 102 | Page

develop a Five-Year Capital Improvement Plan (CIP) that was finished in 2016. The following information is provided from the Water and Sewer CIP but must be noted that demand has likely increased over the past four years since the plan was published. The Water and Sewer District’s transmission and distribution system includes approximately 260,000 linear feet of water mains and over 2,100 metered service connections. System storage includes five active tanks that provide total storage volume of 3.06 million gallons and two dormant tanks with a combined storage of .6 million gallons. Water is supplied exclusively from groundwater. The district operates 14 wells that provide a total capacity of approximately 2,150 gallons per minute (gpm) or 3.1 million gallons per day (MGD). The distribution system consists of several smaller systems that have been integrated to serve two general operating regions within the District, the Mountain Village and Meadow Village. The Upper Mountain portion of the Big Sky distribution system consists of the Mountain Village, Lone Moose and Aspen Grove service areas which are all served by the Cascades storage tank. The Cascade tank is supplied by seven wells with a total combined supply capacity of 1,320 gpm. 6.1.2 PUD Water Requirements As shown in Figure 28, the Gallatin County portion of Flatiron development is within the BSWSD boundary. Domestic water and wastewater estimates shown in Table 6 are based on Montana Department of Environmental Quality Circular 4, Table 3.1.1&2. Total estimated peak day demand for the project is 545,588 gallons per day and average day demand is 272,794 gallons per day.

Building Total Commercial Estimated Peak Day Estimated Average Envelope Units (Net Square Demand (gpd) Day Demand (gpd) Footage) A 136 8,700 33,625 16,813 B 6 2,400 1,200 C 30 6,750 3,375 D 79 17,775 8,888 E 50 11,250 5,625 F1-F2 4,000 1,300 650 G 46 5,750 12,188 6,094 H 34 10,400 5,200 I 115 4,800 36,500 18,250 J 206 7,700 64,825 32,413 K 4 1,600 800 L1-L3 107 32,850 16,425 M 212 6,700 50,625 25,313 N 103 31,650 15,825 TOTAL 313,738 156,869

Table 6: Flatiron Water Use Estimate

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Figure 28: Big Sky County Water & Sewer District

6.1.3 Preliminary Water Supply Concept Flatiron will be serviced by a community water supply and distribution system. BSWSD has obligations for up to 846.65 SFEs based on 2009 allotments. Additional water supply is available from two existing wells on the Madison County side of the Flatiron development property that produce over 500 gallons per minute. A 1 million gallon water storage tank is proposed to replace the existing 450,000-gallon tank located at the north end of the site which may need to be abandoned. The water storage tanks will provide domestic, irrigation, and for flow storage. Preliminary analysis indicates that the existing water tank can serve development below elevation 7160; however further analysis is required.

A site-wide distribution system is proposed to provide domestic, irrigation, and fire supply to all buildings. The proposed water supply and distribution systems would service the entire development. The water distribution system would be installed in phases over the 20 year build out and would include the existing Lone Moose Condominiums and the proposed development.

The water distribution system would be constructed using C900 PVC (poly-vinyl chloride) pipe and standard cast iron valves and fittings. All mains would be sized to provide ample capacity with respect to Peak Hour Demands and fire flow requirements. As with most small water distribution systems, 104 | Page

the fire flow requirement (1,500 gallons per minute) plus interior fire sprinklers will drive the design of the system.

6.1.4 Phasing This development plan is projected to take place over 20 years. It is anticipated that development will occur in an outward fashion. The readily accessible areas adjacent to HWY 64 and the village core areas will likely be developed first followed by workforce housing to support the commercial operations, multifamily areas and finally the single-family housing. Following PUD approval, the development team plans to submit application for a major subdivision plat dividing the parcel into 14 individual parcels. Prior to final plat approval backbone infrastructure design will need to be approved by Gallatin County and MDEQ and will need to be installed or bonded for. This backbone infrastructure would include: realignment of Lone Moose Drive, primary water distribution mains and primary wastewater collection mains. Parcels will then be sold to individual buyers increasing the probability of successful development by increasing the number of invested stake holders. Parcellation will encourage diversification, creativity, and opportunity within the development far more than singular ownership. 6.1.5 Impacts and Mitigation Measures The existing Lone Moose Meadows condos development was the start of a now expired Master PUD plan. While there is no existing development on the Flatiron parcel, development has long been proposed and anticipated. BSWSD infrastructure will need to be upgraded to accommodate the proposed development and will be offset by the additional revenue generated by the new service connections within the existing district boundary. In the event that BSWSD does not have the capacity to supply water service beyond the 846.65 SFE’s that were previously assigned to the development area additional capacity will be supplied by further development of the existing wells on the Madison County portion of the project. These existing wells have been studied, pump tested, and hydrologically modeled to confirm adequate supply. Prior to placing these wells into service, the Montana Department of Environmental Quality (MDEQ) would conduct a thorough review of the well data, water samples, and hydrological modeling that has been conducted on the wells. Additionally, at full build out the development is projected to contribute $1.8 million per year in tax revenue to BSWSD at 2020 rates. Impact and mitigation measures will also include water conservation techniques which will be written into CC&Rs as well as Flatiron building guidelines. Examples of water saving devices that may be used are low flow high efficiency faucets and showerheads, dual flush toilet converters and grey water diverters.

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Figure 29: Conceptual Water Supply Plan

6.2 Sewage Treatment 6.2.1 Background The Big Sky Water and Sewer District provides wastewater treatment to residential and business customers throughout Big Sky. The Big Sky Water and Sewer District retained DOL to prepare a Wastewater Master Plan that would update the Long-Term Compliance Work Plan prepared in 1999 and the Amendment to the Plan prepared in 2001. The following information is provided from this plan published in 2015 so it must be noted that demand has likely increased over the past five years since the plan was published. As of August 2014, the District had issued permits for 4,686 Single Family Equivalents (SFE’s) and had a commitment to provide wastewater service for a total of 7,926.3 SFEs in the district plus an additional 80.86 million gallons per year (MGY) of wastewater flow to Spanish Peaks and Lone Moose Meadows.

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The collection system in 2014 contained 211,094 feet of sewer line and 937 manholes. The existing wastewater treatment plant is a two basin Sequencing Batch Reactor (SBR) designed to reduce Total Nitrogen (TN) to 10 mg/L-N, in addition to secondary treatment levels for Biochemical Oxygen Demand (BOD5) and Total Suspended Solids (TSS) of 20 mg/L. The plant operates on batch cycles and was originally designed based on a 4.8-hour cycle time per basin for a total of 10 cycles per day. The plant cycle time has been increased to a 6-hour cycle for a total of 8 cycles per day which helps in reducing the nitrogen in the effluent but also reduces the peak day capacity of the plant. With the current cycle time, the peak day plant capacity is 1.04 MGD. At full buildout the peak day is expected to be approximately 2.2 MGD. 6.2.2 PUD Sewer Requirements Estimated Single Family Equivalents (SFEs) for Flatiron development shown in Table 7 were estimated based on the 2009 SFE Schedule Posted on the BSWSD web site. Building Envelope Dwelling SFEs Commercial SFEs Workforce Housing SFEs A 130.56 6.67 8.00 B 13.20 - - C - - 30.00 D - - 79.00 E - - 50.00 F1-F2 - 3.07 - G 1.02 4.41 - H 46.24 - - I 136.85 3.68 - J 245.14 5.90 - K 8.80 8.80 - L1-L3 145.52 145.52 - M 146.88 152.02 68.00 N 140.08 140.08 - TOTAL 1060.19 28.87 235.00 Table 7: Estimated Single Family Equivalents

6.2.3 Preliminary Sewer Collection Concept Flatiron will include a site-wide sewage collection system and is proposed to be serviced by BSWSD. The collection system will convey raw sewage to the BSWSD trunk lines. BSWSD has obligations for 846.65 SFEs for wastewater treatment based on 2020 SFE tables when assigned. The proposed development requires 1324 SFE’s. BSWSD has recently set aside 500 SFE’s for employee housing purposes. 235 SFE’s are allocated for the proposed workforce housing. The remaining 242 SFE’s will require Flatiron and BSWSD to negotiate an agreement with terms that may include monetary payments, infrastructure dedication and/or resource development. Application rates to BSWSD for additional SFEs are also based on 2020 SFE Tables as published on the BSWSD Web Site.

It is anticipated that most, if not all, of the development can be serviced by a gravity sewer collection system. If a gravity system proves to be unfeasible in some areas, pump stations may be required to bring raw sewage to a nearby gravity sewer line. Sewer lines will be phased in with the development. The sewage collection system will be designed and constructed in accordance with MDEQ standards and will require MDEQ approval.

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6.2.4 Phasing This development plan is projected to take place over 20 years. It is anticipated that development will occur in an outward fashion. The readily accessible areas adjacent to HWY 64 and the village core areas will likely be developed first followed by workforce housing to support the commercial operations, multifamily areas and finally the single-family housing. Following PUD approval, the development team plans to submit application for a major subdivision plat dividing the parcel into 14 individual parcels. Prior to final plat approval backbone infrastructure design will need to be approved by Gallatin County and MDEQ and will need to be installed or bonded for. This backbone infrastructure would include: realignment of Lone Moose Drive, primary water distribution mains and primary wastewater collection mains. Parcels will then be sold to individual buyers increasing the probability of successful development by increasing the number of invested stake holders. Parcellation will encourage diversification, creativity, and opportunity within the development far more than singular ownership.

6.2.5 Impacts and Mitigation Measures While there is no existing development on the Flatiron parcel, development has long been proposed and anticipated. BSWSD infrastructure will need to be upgraded to accommodate the proposed development and will be offset by the additional revenue generated by the new service connections within the existing district boundary. Additionally, at full build out the development is project to contribute $1.8 million per year in tax revenue to BSWSD at 2020 rates.

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Figure 30: Conceptual Wastewater Plan

6.3 Storm Drainage 6.3.1 Background There are no existing stormwater detention or treatment facilities on the subject property. Existing roads crossing drainages have culverts to convey stormwater under travel surfaces. 6.3.2 Preliminary Storm Drainage Design A preliminary storm drainage report is included in Appendix K. A summary of the information provided in the Preliminary Storm Drainage Report is as follows. For preliminary design, stormwater runoff volumes and peak flow rates for offsite and onsite drainage areas were calculated for 2-year, 10-year and 100-year storms. Stormwater runoff calculations were computed in accordance with Circular DEQ-8, Montana Standards for Subdivision Storm Water Drainage (Circular DEQ-8). Pre-development and post-development runoff calculations were computed in

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Autodesk Strom and Sanitary Analysis (SSA) 2021, using The Urban Hydrology for Small Watersheds Technical Release 55 (TR55) method. The peak runoff flows and volume calculations will be used to size stormwater facilities for the Final Drainage Report. Low impact Development (LID) systems and practices will be utilized for this project. LID systems use or mimic natural process that result in the infiltration, evapotranspiration or use of stormwater in order to protect water quality and associated aquatic habitat (EPA). These practices work within the existing natural landscape treating stormwater as close to its source as possible. LID employs principles such as preserving and recreating natural landscape features, minimizing effective imperviousness to create functional and appealing site drainage that treat stormwater as a resource rather than a waste product. (EPA) Bioretention facilities, bioswales, infiltration trenches, vegetated rooftops, permeable pavements, and green parking are all included in these practices. The Flatiron development design will include strategically placed retention areas in natural low points, bioswales adjacent to roadside ditches, green parking designs for surface parking areas, infiltration trenches along the base of slopes, and culverts at all roadways crossing drainages. Proposed development includes additional ski runs throughout the project area which will reduce the amount of forested area. Waterbars will be utilized to account for additional runoff due to reduced density of forested area. Waterbars create a longer path for water to flow by diverting water around the water bars rather than straight down the hill and increases the ability for water runoff to infiltrate into the ground. Through the use of waterbars, the pre-development time of concentration will be maintained with the addition of ski runs. Exact location and details of storm water facilities will be submitted as part of the Final Drainage Report. The finalized location and volumes of storm water facilities will ensure compliance with standards set forth by Circular DEQ-8. For preliminary design purposes, Figure 28 shows possible locations for storm water facilities outside building envelope boundaries. Vegetated swales are shown alongside roads where slopes are minimal and road curves are gradual. Suitable detention areas are shown outside building envelopes in areas with low slope angles. 6.3.3 Phasing LID practices are ideal for phased developments with clustered building designs as the infrastructure is installed as development occurs. Each phase of development will be analyzed for stormwater impacts and infrastructure sized to keep offsite runoff at historic/existing rates. Stormwater from onsite improvements will be captured and treated while stormwater from undeveloped areas will remain untouched and allowed to follow historic drainage patterns. 6.3.4 Impacts and Mitigation County and State agencies have not reviewed the storm drainage design. The Montana Department of Environmental Quality will review the design under DEQ-8 regulations in conjunction with wastewater treatment and water supply applications.

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Figure 31: Conceptual Stormwater Drainage Design

6.4 Public Safety This section contains preliminary discussions of fire protection, police, emergency medical response and emergency road access. 6.4.1 Fire Protection and Emergency Medical Response Fire protection in Gallatin Canyon/Big Sky Planning and Zoning District is provided by the Big Sky Fire Department (BSFD). The Department is a full-service combination department comprised of career personnel and volunteer firefighters, paramedics, and emergency medical technicians (EMTs). The Department provides advanced life support (ALS) medical and transport services, fire suppression for

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structures and wild land, hazardous materials response, building and development plan review and inspection, and fire prevention. The Department’s response area covers approximately 52 square miles. This service is provided from two stations located in Big Sky. Station 1 is located in the Meadow area of Big Sky, approximately 4.5 miles away from Flatiron development. Station 2 is located in the Mountain area, approximately 2.6 miles away from Flatiron development. Station 2 is unstaffed and houses a ladder truck and reserve vehicles and apparatus. According to the BSFD website accessed on December 7, 2020, there are 27 staff members: 1 fire chief, 2 staff members in administration, 2 in operations, 1 community risk manager and 21 responders. The BSFD emergency medical service (EMS) calls account for two- thirds of calls. Half of the Department’s calls occur during the five-month ski season from Thanksgiving to mid-April. Like many departments who rely on volunteers, adequate staffing is an on-going concern for the Department as well as increasing the capacity of volunteers. The Department has two stations in Big Sky. The Meadow Station is 14,447 square feet and has dormitory space and facilities for personnel. The Mountain Station is 4,500 square feet, is unstaffed and is used for storage of apparatus and equipment (Tischler Bise 2011). The Flatiron development will work alongside the Big Sky Fire District to include language in the covenants that ensure the safety of the community. This includes proper roofing materials, wildfire protection and appropriate landscape guidelines. Fire hydrants will be installed at the locations specified by the District. A wildfire prevention plan is contained in Appendix L and further development guidelines for wildfire prevention are located in Section 3.7.2 Wildfire Prevention of this application document. 6.4.2 Police Protection The Gallatin County Sheriff’s Office provides police protection in the Gallatin Canyon/Big Sky Planning and Zoning District. According to the Gallatin County Sheriff’s Department contacted on December 7, 2020, there are 7 sworn personnel who live and serve in Big Sky. The sheriff operates out of the BSFD Meadow Station. 6.4.3 Road Access Emergency Road Access for Flatiron development is discussed in Section 3.2.7 General Circulation System of this application document. Emergency road access is shown in Figure 12. Measures to facilitate emergency access in the winter consist of plowing all roads, removing snow buildup from any areas where emergency access could be impeded and clearing snow from around all hydrants and fill- locations. 6.4.4 Phasing This development plan is projected to take place over 20 years. It is anticipated that development will occur in an outward fashion. The readily accessible areas adjacent to HWY 64 and the village core areas will likely be developed first followed by workforce housing to support the commercial operations, multifamily areas and finally the single-family housing. Following PUD approval, the development team plans to submit application for a major subdivision plat dividing the parcel into 14 individual parcels. Prior to final plat approval backbone infrastructure design will need to be approved by Gallatin County and MDEQ and will need to be installed or bonded for. This backbone infrastructure would include: realignment of Lone Moose Drive, primary water distribution mains and primary wastewater collection mains. Parcels will then be sold to individual buyers increasing the probability of successful

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development by increasing the number of invested stake holders. Parcellation will encourage diversification, creativity, and opportunity within the development far more than singular ownership. 6.4.5 Impacts and Mitigation Measures Building envelope F has been set aside as an operations and welcome center area. The Flatiron development team proposes to dedicate a portion of this area to the BSFD for a future fire house/emergency response center. This mid mountain location and direct access to HWY 64 would complement the existing Big Sky stations, decrease response times and increase operational capacity for the district. The multifamily housing proposed in the clustered building envelopes along with the proposed workforce housing would present additional opportunities for BSFD personnel to live on the mountain reducing travel and response times. Housing with a closer proximity to stations could also potentially increase the pool of willing volunteers. Additionally, at full build out the development is projected to contribute $500,000 per year in tax revenue to BSFD at 2020 rates.

6.5 Historic or Archeological Resources In November of 2020 Metcalf Archaeological Consultants completed a cultural resource inventory within the proposed development areas. The purpose of the survey was to identify, record, and evaluate cultural resources within the project area for eligibly in the National Register of Historic Places. Prior to the current project, no cultural resource inventory had occurred within the proposed development and no cultural sites had been recorded there. Background research for the project included review of General Land Office survey plats and patent records to identify historic features and individuals associated with the parcel, as well as review of aerial imagery, historic topographic maps, county water resource surveys, and local histories. The area has been logged in the past, likely during operations that occurred into the late 1940s-early 1950s. It was also once part of the Forest Service system. Ski runs and lifts associated with the Big Sky Resort extend into the development boundary on its south side but did not cross any of the survey areas. Archeological investigations were conducted by Jennifer Borresen Lee, M.A. on October 21, 2020 and consisted of reconnaissance-level pedestrian survey of the development areas. Special attention was paid to areas of exposure and locations with greater potential to yield cultural material, as well as to identifying standing structures and above-ground cultural features. No cultural resources were identified during the survey. The complete report is attached in Appendix O.

6.6 Schools 6.6.1 Background The Big Sky School District #72 provides public schools for the Big Sky area. The elementary (Ophir elementary School), middle (Ophir Middle School), and high schools (Lone Peak High School) are co- located in the same facility. The flexible nature of the facility’s space allows the District to reconfigure classrooms as needed to accommodate additional students. In 2011 the total student population in K-12 for the Big Sky School District was 199 students (Tischler Bise 2011). A call made to the Big Sky School District on December 7, 2020 determined that current enrollment for K-12 is 413 students. The CIP Projected that there would be 229 students in 2020. This shows that the Big Sky area is growing faster than expected.

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6.6.2 PUD School Requirements Flatiron development has a projected population of 4,870 people in 1,948 units. The Ophir School district uses an estimated ratio of .41 students per dwelling unit, and an estimated permanent occupancy of 29% for the Big Sky area. From this, it is estimated that Flatiron development will produce an additional 232 students for the district. The calculation for this number is as follows. 1,948 units * 0.29 = 564.92 units of permanent occupancy 564.92 units * 0.41 = 232 students 6.6.3 Preliminary School Concept The Flatiron development is at the master planning stage and detailed development of individual building envelopes has not yet occurred. Generally, two village areas have been identified on the project as a whole; the Lone Moose base village and the Thunderwolf base village. Both areas include allocations for general commercial uses. One of the possible uses in either of these areas is a ski academy. The location would be ideal for a ski academy that would provide youngsters the opportunity to incorporate daily skiing into the curriculum. 6.6.4 Phasing This development plan is projected to take place over 20 years. It is anticipated that development will occur in an outward fashion. The readily accessible areas adjacent to HWY 64 and the village core areas will likely be developed first followed by workforce housing to support the commercial operations, multifamily areas and finally the single-family housing. Following PUD approval, the development team plans to submit application for a major subdivision plat dividing the parcel into 14 individual parcels. Prior to final plat approval backbone infrastructure design will need to be approved by Gallatin County and MDEQ and will need to be installed or bonded for. This backbone infrastructure would include: realignment of Lone Moose Drive, primary water distribution mains and primary wastewater collection mains. Parcels will then be sold to individual buyers increasing the probability of successful development by increasing the number of invested stake holders. Parcellation will encourage diversification, creativity, and opportunity within the development far more than singular ownership. 6.6.5 Impacts and Mitigation Measures At full build out the development is project to contribute $1.3 million per year in tax revenue to Big Sky schools at 2020 rates. The additional tax revenues generated by the 71% of dwellings not anticipated to contribute to the school system will assist in offsetting the impacts of the additional 188 students. The projected 20-year time frame should provide the Big Sky school district with adequate time to plan for the increase in student population.

6.7 Economic Impact As proposed, the Flatiron development will generate tangible positive economic impact within Big Sky, Gallatin County, Madison County and the State of Montana. The master planning process was conducted as a concerted effort to complement existing development in Big Sky; to fill gaps that exist today and therein create a balanced mix of community resources, recreation, public spaces, educational opportunities, workforce housing real estate offerings, and overall economic opportunity for the community as a whole. After the development planning was complete a detailed analysis of real estate product and economics was conducted by real-estate investment advisory group, RCLCO. While the full report is proprietary information select information from the

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report has been cited in this analysis. That being said, the master planning process was conducted as concerted effort to complement the current developments in Big Sky, not with revenue or profit as a driving factor. Flatiron has been designed to create a balanced mix of educational, community, and recreational opportunities, enhance the natural resources, and provide much needed infrastructure, including significant workforce housing and job growth.

The tangible, economic impacts include but are not limited to property tax, resort tax, lodging sales & use tax, and job creation. 6.7.1 Property Tax Revenue At full-build out, Flatiron is anticipated to generate nearly $7 million per year in property tax revenue based on estimated taxable value and 2020 property tax rates. Gallatin County is projected to receive $4.5 million and Madison County is projected to receive $2.5 million Unit Type Appraised Value Taxable Value Property Tax Revenue

Dwelling Units $ 1,097,130,240 $ 14,811,258.24 $ 5,637,346.39

Workforce Units $86,228,100 $ 1,164,079.35 $ 443,062.87

Commercial $166,635,000 $2,249,572.50 $ 856,214.86

Total $ 1,349,993,340 $18,224,910.09 $ 6,936,624.11

Table 8: Property Tax Revenue

6.7.2 Resort and Lodging Revenue Once complete, Flatiron is anticipated to generate $7.5 million in annual resort tax revenues and $10.5 Million in lodging and use tax revenue, based on projected visitation, yield per visit, and 2020 resort and lodging and use tax rates. Visitor Capacity Occupancy Rate Annual Visits Yield / Visit Tax % Annual Tax Yield

Resort Tax 6913 65% 446,900 $100 4% $ 7,458,210 Lodging and Use Tax 1583 75% 325,010 $404 8% $ 10,498,086 Table 9: Annual Tax Yield

6.7.3 Job Creation Flatiron expects to employ 900 employees at full operating capacity and house all of the required employees, on-site. At an average annual compensation of $50,000 per employee, per year, Flatiron is anticipated to generate $45,000,000 per year in jobs revenue. Average Annual Total Annual Employees Compensation Compensation 900 $50,000 $45,000,000 Table 10: Annual Compensation

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6.7.4 Property Tax Distribution At full build-out, using current Gallatin County property tax rates, Flatiron is anticipated to generate $4,469,856 per year in property tax revenue. Using 2020 allocation, property tax proceeds would benefit the following services as follows:

Figure 32: Property Tax Distribution

A detailed breakdown for Gallatin County, based on 2020 property tax rates and allocations, is as follows: Gallatin County Property Tax Distribution Detail Detail Basis % Value

Health Department 41.77 0.89% $39,823 Building Fund 24.61 0.52% $23,463 Fairgrounds 13.73 0.29% $13,090

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General Fund 203.56 4.34% $194,072 Library 53.83 1.15% $51,321 County Open Space 39.22 0.84% $37,392 Parks 4.9 0.10% $4,672 Medical 89.23 1.90% $85,071 Rest Home 51.77 1.10% $49,357 Roads & Bridges 186.69 3.98% $177,988 Fire Department 558.2 11.91% $532,181 Jail 49.22 1.05% $46,926 Public Safety 438.87 9.36% $418,413 Big Sky Schools 1351.47 28.83% $1,288,476 Bozeman High 108.44 2.31% $103,385 County Schools 409.26 8.73% $390,184 State Schools 931.47 19.87% $888,052 Universities 73.54 1.57% $70,112 Conservation District 8.93 0.19% $8,514 Water Quality 3.3 0.07% $3,146 Zoning 6.77 0.14% $6,454 Other Open Space 39.61 0.84% $37,764 Total 4688.39 100.00% $4,469,856 Table 11: Tax Distribution

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7.0 Proof of Compliance with any recorded covenants on property Security Title of Bozeman completed the title report for the property purchase including a search for recorded covenants on the property. The title report indicated that the one existing covenant recorded on the property is a well free easement zone as shown on the Lone Moose Meadows Minor Subdivision 257 Plat. No wells are proposed on the Gallatin County portion of the development.

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8.0 Bibliography Besser TE, Highland MA, Baker K, et al. 2012. Causes of Pneumonia Epizootics among Bighorn Sheep, Western United States, 2008–2010. Emerging Infectious Diseases. 2012;18(3):406-414. DOWL. 2015. Wastewater System Master Plan Update for Big Sky Water and Sewer District 363. Available at: https://bigskywatersewer.com/_downloads/WW%20Facilities%20Plan%20Update/Wastewater%20Syst em%20Master%20Plan%20Update%207-24-2015.pdf. (Accessed 31 December 2020) Eng RL and Picton, HD. 2006. Lone Moose Project: 2006 Wildlife Studies Report. FEMA Floodmap Service. 2011. Big Sky, Montana. Available at: https://msc.fema.gov/portal/search?AddressQuery=big%20sky#searchresultsanchor. (Accessed 16 December 2020) Gallatin County. 2006. Community Wildfire Protection Plan. Available at: https://gallatincomt.virtualtownhall.net/sites/g/files/vyhlif606/f/uploads/gc_cwppb.pdf. (Accessed 3 December 2020) Lynes, Abby. 2019. ‘Big Sky working on affordable housing for teachers, seasonal employees’. Bozeman Daily Chronicle. 29 March. Available at: https://www.bozemandailychronicle.com/news/big-sky- working-on-affordable-housing-for-teachers-seasonal-employees/article_62b89276-7268-5d74-961b- 193e6107b2b1.html. (Accessed 19 November 2020) Montana Fish Wildlife and Parks. 2019. Crucial Area Planning System. Available at: http://fwp.mt.gov/gis/maps/caps/ (Accessed 10/15/2019) Montana Natural Heritage Program. 2016a. Wolverine (Gulo gulo) predicted suitable habitat models created on September 14, 2016. Montana Natural Heritage Program, Helena, MT. 15 pp. Montana Natural Heritage Program. 2019a. Environmental Summary Report for Latitude 45.24498 to 45.31806 and Longitude -111.31171 to -111.42550. Retrieved on 9/19/2019. Occurrence point data requested and obtained 10/9/19. Montana Natural Heritage Program. 2019b. Grizzly Bear (Ursus arctos) predicted suitable habitat models created on September 12, 2019. Montana Natural Heritage Program, Helena, MT. 16 pp. Montana State Government. 2017. Geographic information clearinghouse: Land Use/Land Cover. Available at: http://geoinfo.msl.mt.gov/msdi/land_use_land_cover (Accessed 10/1/2019) Stein, Perrin. 2019. ‘Big Sky releases long-term plan for growth’. Bozeman Daily Chronicle. 8 November. Available at: https://www.bozemandailychronicle.com/news/big-sky-releases-long-term-plan-for- growth/article_cf85036f-1132-5d98-82a1- b4837cb6701a.html#:~:text=Big%20Sky%20has%20finished%20its,complete%20over%20the%20next%2 0decade.&text=The%20Big%20Sky%20Community%20Organization,pavilion%20and%20an%20ice%20ri nk. (Accessed 19 November 2020) Tell, Caroline (2020). ‘Big Sky’s Got Big Plans, So You Better Book It Now’. Forbes. 30 January. Available at: https://www.forbes.com/sites/carolinetell/2020/01/30/big-skys-got-big-plans-so-you-better-book-it- now/?sh=d2f517925562. (Accessed 19 November 2020)

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Tischler Bise. 2011. Capital Improvement Plan for Gallatin Canyon/Big Sky Planning and Zoning District. Available at: https://gallatincomt.virtualtownhall.net/sites/g/files/vyhlif606/f/uploads/bs_cip.pdf. (Accessed 3 December 2020) United States Fish and Wildlife Service. 2019a. Information for Planning and Consultation Report. Available at: https://ecos.fws.gov/ipac/ (Customized report generated on 23 September 2019) United States Fish and Wildlife Service. 2019b. Endangered Species of the Mountain-Prairie Region. Available at: https://www.fws.gov/mountain-prairie/es/mammals.php (Accessed 1 October 2019) Woodard & Curran in Association, WGM Group. 2016. Five-Year Water System Capital Improvement Plan. Available at: https://bigskywatersewer.com/_downloads/Water%20CIP%20Project/Big%20Sky%20Water%20System %20CIP%20Report.Trec.2016-01-15.pdf. (Accessed 31 December 2020)

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9.0 Appendices

Appendix A: Conditional Use Permit Application

Appendix B: Planning Study

Appendix C: Economic Impact

Appendix D: Covenants, Conditions and Restrictions (Draft)

Appendix E: Traffic Study

Appendix F: Internal Traffic Circulation Plan

Appendix G: Parking and Signage

Appendix H: Water and Wastewater

Appendix I: Geotechnical Assessment and Soils Data

Appendix J: Wetland Study

Appendix K: Erosion and Stormwater

Appendix L: Wildfire Prevention Plan

Appendix M: Wildlife Assessment

Appendix N: Weed Management Plan

Appendix O: Cultural Resource Inventory

Appendix P: FEMA Floodplain and Emergency Action Plan, Big Sky Dam

Appendix Q: Easements

Appendix R: Outreach

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