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HomeMy WebLinkAboutResponses to Pre-Application Comments 01 16 2018The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Response to Pre-application and Concept Plan Review Comments The responses to the City Staff review comments from the Pre-Application and the Concept Plan are included in this section. The Staff comments are provided in standard font, responses to their comments are indented and in italic font: Planning Comments Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or state law. The owner is aware of this and accepts this condition Waivers 1. A waiver to the supplemental information under 38.41.060, BMC is granted with this pre-application plan review application for: 1) Surface water 2) Floodplains 4) Geology-soils-slopes, 5) Vegetation, 6) Wildlife, 7) Historical Features, 8) Agriculture, 9) Agricultural Water User Facilities, 10) Land use 13) Neighborhood center plan, 14) Educational Facilities 18) Lighting plan. 19) Miscellaneous, A waiver to the supplemental information for the following are not granted: 10) Water and Sewer The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application 11) Stormwater Management 12) Streets, roads and alleys, 13) Utilities 16) Parks and recreational facilities 20) Affordable Housing, Updated information may only require a brief one-paragraph summary review of each of the items listed in Section 38.41.060, BMC, regardless of whether or not the information has been waived. This will assist the City Commission in their review of the application Please make sure to address all other applicable supplemental information as set forth in Section 38.41.060, BMC, which has not been waived. The application materials include a brief summary for those items that were waived as well as detailed information on those elements that were not waived. Comments 1. The preliminary plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). The applicant is aware of this requirement. 2. Connections from the trail looping the west lake to the open spaces/block length separation must be provided. These trails are being provided and are shown on the preliminary plat and the open space landscaping plan. 3. Trail totems at the intersections of the pedestrian connections along Vaughn Drive are required. Trail totems are shown on the open space landscaping plan. 4. The fencing provisions from Phase 2 shall be continued to demarcate the private and public spaces and coordinate placement and style of fencing along open spaces. These provisions of the design guidelines will apply to Phase 5 and 6 of the project. 5. Please provide a single sheet exhibit showing those lots designated with ADUs. A single sheet exhibit is included in the PUD application in the plan section. 6. The parking lot by the east lake requires an accessible parking space with associated signage and ramp access to the trail. Due to the reconfiguration of the layout of the project the parking lot has been removed. Parking is provided along the open space frontage and park frontage The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application of Vaughn Drive in lieu of the proposed parking lot shown in the pre-application plan. 7. The dead end woonerfs are not acceptable and do not meet the required standards for PUD to create a character superior to the standards required by Chapter 38, BMC. Consider looping them as located or relocating Vaughn Drive to the southern side of the phase as shown in the earlier green plan and placing the woonerf to the north and looping. The pre-application plan layout has been revised to address this concern. All woonerfs are now looped. Engineering Comments (Shawn Kohtz, PE, 582-2280, skohtz@bozeman.net) Comments 1. The proposed dead-end, woonerf streets are not acceptable as they do not accommodate garbage truck access and do not provide for sufficient snow storage and removal. The pre-application plan layout has been revised to address this concern. All woonerfs are now looped. An exhibit is provided in the application to address snow storage concerns. 2. The applicant must obtain an easement for the proposed temporary, off-site cul-de-sac located at the end of Vaughn Drive prior to preliminary plat approval. The layout has been revised and now includes a looped connection at this location. Standard dead-end barricade signs will be installed at the end of Vaughn Drive. 3. A sanitary sewer manhole must be placed at the end of the sewer main proposed on Vaughn Drive with a stub placed to the southeast for future extension. The layout of the project has been revised in this portion of the project. Due to the limited capacity of the sewer lines and lift station serving this property we do not believe it is appropriate to extend sewer lines for service to the southeast. The property to the southeast is part of the Norton Annexation and is planned to be served by the Norton Lift Station which is documented in the design report for the Norton project as well as the City’s Wastewater Facility Plan. 4. Vaughn Drive and the water main in Vaughn Drive must be extended to the far west property boundary to allow future extension unless the termination would be located in Aajker Creek. It appears Vaughn Drive is proposed to terminate 35-feet short of the property boundary. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Vaughn Drive is now shown extending to the property boundary. The applicant requests that the water main be installed to within 5 feet of the property boundary to allow for installation without disturbing the neighboring property. The applicant also requests that the street be installed to within 10 feet of the property boundary so that the water main can be extended in the future without digging up the newly constructed street. 5. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. The applicant is aware of this concern and proposes that this condition be handled as it has been on previous phases. 6. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided by the applicant in accordance to BMC section 38.23.180. The applicant understands the need to pay cash-in-lieu of water rights at the time of final plat. 7. Adequate snow storage areas must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). Snow storage is particularly challenging on Woonerf streets. Upon submittal of the preliminary plat application, the applicant must describe snow storage for the Woonerf streets in Phase 5 per Bozeman Municipal Code (BMC) 38.25.020.M. An exhibit and narrative is provided in the application to address snow storage. Section 3 - OTHER AGENCY COMMENTS, IF PROVIDED 1. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 2. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582- 2908 Please include a table on the actual Site Plan that delineates the code-required, unit-based calculations for parkland, as below: The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application The table is included in the parks and recreation facility portion of the application. Since a site development site plan is not part of the application, the applicant suggests that a parkland table be included on the conditions of approval page of the final plat in the same format as was done for previous phases of the project.