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 1 | Page 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 2 | Page 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 3 | Page 5.3 Hydrology ........................................................................................................................................ 88 5.3.1 Rivers and Stream Channels ..................................................................................................... 88 5.3.2 Flood Hazard Evaluation .......................................................................................................... 89 5.3.3 Wetlands .................................................................................................................................