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HomeMy WebLinkAbout(32) 20351 PrePlat DRC Comments Responses 05-14-2021 Section 32 - DRC Responses - Plat Bridger Meadows Neighborhood Development PUD Preliminary Plan Application 20350 Subdivision Preliminary Plat Application 20351 Project Location: S31, T01S, R05E, C.O.S. 885 TRACT NW4SE4, 12 acres Project Description: Preliminary Plat to create a major subdivision that includes 16 17 single family household lots, 2 of which will be designated affordable housing lots. The development also includes a 7.15 acre wildlife refuge and wetland preservation site and 0.52 acres of open space. The property is zoned R-1. This project includes a PUD and comments on the PUD are affiliated with application number 20350. Recommendation: The DRC review finds that the project does not comply with the requirements of the Bozeman Municipal Code and is deeming the application inadequate for further review. Please see comments below that need to be addressed or clarified with the Revisions submittal. In response to the City provided comments, the Applicant has provided the following updates, corrections and modifications as noted below in Blue. Section 2 – Recommended Conditions of Approval 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 or state law. The Applicant has noted this comment. 2. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats 24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. The Applicant has noted this comment. 3. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 2 The Applicant has noted this comment. 4. Any public access easement for the common open spaces must be provided as a separate document describing the scope of the grant of easement and naming a custodian of the public’s interest in the easement. The common open spaces designated for public use are Open Spaces 01, 02, and 04. In a follow-up conversation with City Planning, it was determined that declaration of public access to these parcels could be designated with a note on the plat. See (33a) Site Plan- Lot Layout and (52a) Bridger Meadows Preliminary PUD Landscape Plan L000 site Plan. 5. The applicant must include a note on the conditions of approval sheet of the final plat that states that maintenance of all stormwater facilities, including stormwater facilities within the park parcel, is the responsibility of the property owners’ association (POA). The Applicant has noted this comment. 6. The approved affordable housing plan must be recorded concurrent with the final plat and a reference to the recorded document must be provided on the conditions of approval page of the final plat. The reference on the conditions of approval sheet must be “This subdivision is subject to affordable housing requirements. The subdivision’s requirements and obligations can be found in the Bridger Meadows Affordable Housing Plan recorded as document no.___________ at the Gallatin County Clerk and Recorders Office.” The Applicant has noted this comment. 7. The applicant must add a note to the conditions of approval sheet of the plat that all stormwater infrastructure located outside of the public right-of-way must be maintained by the property owners’ association (POA). The Applicant has noted this comment. Section 3 – Required Code Corrections Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 582-2297 1. The DRC is not in support of the lots that are within the floodplain. Instead of providing a no build easement with the lots impacted by the floodplain, the lot lines must be adjusted to be outside of the proposed 100-year floodplain line and watercourse setback as shown on the preliminary plat. The lot lines proposed 100-year floodplain and proposed wetland impacts have been adjusted such that all lots are completely outside of the proposed watercourse setback and the 100-year floodplain. See (36) EX-7 Watercourse Zones and (55c) EX-C Wetlands Site Exhibit. 2. The lot setbacks should be removed from the plat. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 3 The lot setbacks have been removed from the Preliminary Plat. They are shown and labeled on the Site Plan, Drawing SP-1. 3. OS 3 should be split up into different open space lots. Any open space that has pedestrian amenities should be separated from the wetland open space lot and any storm water facility should be separated from the pedestrian and wetland open space lot. Have them referenced on the plat as such: a. Open Space Lot #: Type of open space (i.e. Open Space Lot 3 Public Pedestrian Open Space or Open Space Lot 2 Wetland Protection Open Space). OS 03 has been split into OS 02, OS 03 and OS 04. Along with OS 01 and OS 05 (OS 02 in previous submittal), use of open space is as follows: - OS 01: Public open space - OS 02: Public open space with underground detention facility - OS 03: Non-public open space with restricted access (wildlife refuge) - OS 04: Public open space with surface retention facility - OS 05: Non-public open space with monument sign Open Space parcels are identified on the Site Plan and on the Preliminary Plat. Detention and retention facilities, within OS 02 and OS 04 respectively, are compatible with the allowable public use of the site (i.e., dual use). Engineering Division; Lance Lehigh, llehigh@bozeman.net • See attached comments Phase 1 Environmental Assessment: 1. Part 12.0 (Recommendations), second bullet item: The referenced French Drain and detention basin were constructed and are maintained by adjacent property owners. Addressing any identified degradation is the responsibility of the owners of the constructed facilities. This is an existing condition that is not in any way affected by the proposed development. Stormwater: The revised drainage report, (27) Storm Drainage Report And Plan, addresses the applicable comments from the previous report. Revisions to site layout and lot lines also resulted in slight changes to basin areas and other calculations. Responses to comments, in order presented: 1. Detention spreadsheet headers were corrected. 2. Typographical errors in the Detention spreadsheet were corrected. 3. Water quality is addressed in the revised narrative preceding the calculations. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 4 4. The detention calculation table averages two methods of calculating the detention volume: triangular release and constant release. The peak volume (the largest number in the “pond volume” column for each method) is copied directly above that column and the two values are averaged, resulting in 2,524 cu. ft. in the revised calculations. The triangular release method results in a much higher volume than the constant release method in the City’s design standards, so the calculated volume is higher than the City-required volume. 5. The bottom of the detention storage chambers and the pipe invert at the discharge manhole will both be set at elevation 4703.50. This is above seasonal high groundwater elevation. The pipe outfall is at existing grade, approximate elevation 4702.3. Existing ground slopes away from the pipe outfall, to an overflow for the onsite groundwater pond that drains to the west. High groundwater at the pipe outfall is at or below existing grade due to this conveyance of groundwater seepage. The head differential (4.2 feet in a 25-year storm) is more than adequate to pass the storm runoff through the discharge pipe. 6. Pipe conveyance has been clarified in the narrative preceding the calculations. 7. Building design guidelines will be enforced in the covenants. 8. Offsite runoff currently ponds in a retention area off the southeast corner of Bridger Meadows on the neighboring property, The Links condominiums. The Bridger Meadows development will include a drainage ditch to convey onsite runoff from Lot 16 and 17. During large storm events (greater than the 10-year design storm), offsite overflow runoff will be conveyed through the Bridger Meadows ditch. This is a very small area, as fill placement for the on-going condominium development will bring most of the runoff north to an existing detention pond. 9. The surface retention pond and underground detention facility are now labeled on Figure 2 (Post-development Drainage Map). 10. Retention basin volumes are calculated from the equation on the first page of the calculations (Peak Runoff Calculations); only the volume for Sub-basin D1.2 is applicable. This is the equation in the City of Bozeman design standards. The bottom of the retention basin will be above seasonal high groundwater. The constructed berm is completely above the existing 100-year floodplain elevation and 100-year floodplain. Additional narrative is included in the revised drainage report. 11. Water quality is addressed in the revised narrative preceding the calculations. A new paragraph was added to address runoff from Sub-basins D1.3 and D2. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 5 12. Stormwater treatment requirements will be enforced as described in the revised Drainage Report. Site and Utility Plan: 1. The groundwater pipe was deleted from the project, so there is no conflict with the sewer manhole. 2. The sewer service north of Lot 8 was moved to Lot 7. 3. Lots 16 and 17 are reserved for a duplex condominium building (two affordable homes). The building will be connected to one sewer service (shown to Lot 16) and one water service (shown to Lot 17). 4. Lots 16 and 17 have been merged into one single family lot in accordance with recent MCA changes implemented by the State of Montana Legislature regarding affordable housing . The single family lot will be connected to one sewer service (shown to Lot 16). Site Grading Plan and Drainage Plan: 1. A 10’ wide drainage easement was added to the south side of Lot 16 and 17 and is shown on the Preliminary Plat. 2. The proposed groundwater pipe between Lots 15 and 16 was deleted from the project. The existing groundwater pipe east of the property and under the existing trail belongs to the adjacent property owner; it will not be utilized or impacted in any way. Based on record drawings, it is not on the site but is approximately 8 feet northeast of the northeast property line; this has been adjusted on the drawings. Discharge from this pipe is routed to an existing roadside ditch along Boylan Road. No changes are being made to existing drainage pathways around and through the site. 3. Common Open Space 02 and Common Open Space 04 are designated as drainage easements on the Preliminary Plat. The stormwater infrastructure on these lots will be privately owned and maintained by the Property Owners Association. Watercourse Zones: 1. The lot lines, proposed 100-year floodplain and proposed wetland impacts have been adjusted such that all lots are completely outside of the proposed watercourse setback and the 100-year floodplain. 2. A copy of the approved LOMR-F will be provided to the City prior to Final Plat approval. Construction Traffic & Transportation: Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 6 1. Option 1 (Without Sprinklered Buildings) was selected by the Applicant, with modifications to the stated requirements as were determined in a meeting with City Engineering, as follows: - The emergency access will be 20 feet wide and will be utilized as a pedestrian/bicycle access as well as an emergency access. - The offsite portion will be paved with an 18-foot width of asphalt bordered by 1-foot wide concrete pavement borders on each side. - An ADA-accessible sidewalk will be constructed on the north side of Commercial Drive, from the intersection with Bridger Center Drive to the emergency access. - The emergency vehicle gate (along south boundary of Bridger Meadows) will be 20 feet wide, with a Knox padlock. - West of the vehicle gate will be a separate, un-gated opening for pedestrian/bicycle access. The pavement will be flared to provide paved access through this opening. 2. Not applicable - buildings will not be sprinklered. 3. Not applicable - buildings will not be sprinklered Proposed Utilities: 1. The groundwater line has been deleted from the project. 2. We were contacted by the City Engineering Department and it was confirmed that the City’s water and sewer systems currently have the capacity to serve the proposed 16 17 residential lots of the Bridger Meadows subdivision. Connections are proposed at Boylan Road (water and sewer) and Birdie Drive (water). The two noted proposed water connections create a looped system which have capacity to serve the homes within the subdivision. In addition, City of Bozeman Wastewater Capacity Viewer indicates that the Boylan Road Sewer line is a 10” PVC line with a 50% obligation, with an adequate capacity to support the development. Additional, written documentation from the City has not yet been provided. See (33b) Site Plan – Site and Utility Plan and (56) Bridger Meadows – Boylan Road Existing System Wastewater Capacity. Water Rights: 1. The Applicant has noted this comment. The Applicant has initiated conversation with Brian Heaston. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 7 Parks Department; Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. BMC Section 38.420 The parkland requirement for the estimated addition of 16 17 new residential units on 3.01 net residential acres is 0.51 acres. Cash-in-lieu of parkland is being pursued. See (20) Parkland Outline for additional information. 2. BMC Section 38.420.030 For cash-in-lieu of parkland proposal, please submit a request addressing all of the criteria of Resolution 4784 including a map of parks within 1/2 mile. Current appraisal value for Cash-in-lieu is $1.65 per square foot but is scheduled to be adjusted to $1.70 within the next month. Final amount is to be determined and paid at the time of Final Plat completeness. The Applicant has noted this Comment. See (20) Parkland Narrative for details on the Cash in Lieu request. The Applicant has reviewed Resolution 4784 and addressed the criteria along with the request for Cash in Lieu for Parkland dedication within (20) Parkland Outline, (48f) Parks and Trails Map, and (48g) GVLT Trails and Parks Map. 3. Parkland table and CIL amount must be printed on the final plat. Applicants may contact the Park Planning Manager prior to formal application to get an estimated CIL of Parkland Amount. The Applicant has noted this comment. 4. All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee. A meeting will be scheduled upon determination of application adequacy. The Applicant has noted this comment. Stormwater; Adam Oliver, aoliver@bozeman.net 1. Underground detention and surface retention facilities will not function as proposed in the Storm Drainage Report & Plan. The current groundwater levels were found to be 0.43 feet below the detention facility. Sufficient spot elevation, such as the elevation of the outlet pipe, is required to be shown. In this case, it is likely under standing water. If so, it would reduce volume used in the Stormtech system and make it impossible to maintain. The bottom of the surface retention facility is below the elevation given as high groundwater. According to the Bozeman Design Standards II.B, Storm Drainage Plan …. Shall include the following: a) Topographic contours (one-foot intervals) and sufficient spot elevation data. b) Description of the ultimate destination of storm water runoff from the project and an evaluation of its impact on downslope drainage facilities and water quality. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 8 Additionally, Bozeman Design Standards II.D.3.c states that Ponds shall be designed so as to avoid long-term standing water in the pond. These comments are addressed in the above Engineering Comment responses, Stormwater item No. 5. 2. The Owner proposes to redirect significant drainage to a different part of the site. The standing water would reasonably be raised by this infrastructure and impact the groundwater level and outlets of the proposed stormwater facilities. By Bozeman Design Standards II.B.3., A “description of the ultimate destination of storm water runoff from the project and an evaluation of its impact on downslope drainage facilities and water quality” is required. The flow path from the pipes that redirect it to its ultimate destination at the edge of their parcel is required, not just the edge of the new infrastructure. Standing water would not be raised. The retention pond reduces runoff into the existing onsite pond, and discharge from the underground detention facility storage discharges to the pond’s overflow path, directing it west to the East Gallatin River. The overflow path is a well vegetated natural channel that is able to convey site runoff without any degradation. The pipe outfall from the underground facility will be protected with riprap erosion protection. 3. The Site Plan shows what appears to be a sanitary sewer service to the area where the Stormtech system is proposed. If there is no building there, it should be removed to reduce the chances of contamination or infiltration. The noted sanitary sewer service was moved west to serve Lot 7. All drawings have been updated. Water Conservation; Chelsey Trevino, ctrevino@bozeman.net The Water Conservation Division appreciates the inclusion of drought tolerant plant species and requirement of efficient outdoor water technology within landscape development. The following recommendations to the Bridger Meadows Landscape Regulations and Guidelines are provided to maximize landscape health and resiliency while minimizing outdoor water consumption. The following landscape design recommendations will maximize outdoor water use efficiency: 1. Landscape design plan indicating: a. Total landscaped area (ft2) b. Landscaped area of each hydrozone (ft2) - designated by grouping plants with similar water needs The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings. 2. Topsoil depth requirement of 4”- 6” (after grading) to allow for proper root depth growth and assist with plant and turfgrass resiliency Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 9 The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings. 3. Allow the use of permeable pavers within finished landscape surfaces to promote creativity in landscape design while reducing water run-off and increasing soil moisture content The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings and DRG’s. 4. Suggest the use of drought tolerant turfgrass (seed or sod) to discourage the installation of high water use turfgrasses. The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings and DRG’s. The following irrigation design recommendations will maximize outdoor water use efficiency: 1. Require static and operating pressures to be submitted with the irrigation ‘as-built’ plan The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings and DRG’s. 2. Require the installation of water efficient sprinkler nozzles, which can reduce outdoor water use by 30%-50%. The Applicant has noted this comment. The Adjustments have been added to the Landscape Drawings and DRG’s. Northwestern Energy; Thomas Stewart, thomas.stewart@northwesternenergy.com Erik Mason, NWE Project Engineer. Erik.Mason@contractor.northwestern.com 1. Will the buildings be needing both electrical & gas service? Yes the building will require both electrical and gas services. 2. Drawing shows a 10-foot utility easement along the side of the proposed street to install electric primary, needed transformers and secondary cans and gas main. Gas main and electric primary will need to be extended in order to serve these lots. The existing utilities terminate at the existing hammerhead turnaround. From this location along the south side of the road the utilities can be extended up to and around the cul-de-sac to service the lots. The Applicant has noted this comment. 3. Will the storm water treatment facility require 3-phase power? No power is required for the storm water treatment facility. 4. Electric service sizes will determine transformer sizes. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 10 It is anticipated that each home will require a minimum of 200 amp service with the possibility of 400 amp service. Each home should be able accommodate standard electrical requirement as well as services associated with hot tubs, air conditioning and other high demand residential equipment. Homes will be designed and built by the individual builder/owner of the lot and thus no buildings are being designed at the time of this application. The Applicant will coordinate with the utility provider to determine the capacity and requirements for the development based on typical 3 bedroom custom homes of 3500 to 4500 sqft, 5. Applicant will need to work with the NWE Project engineer in establishing the location of the transformer and meter base location. The Applicant has noted this comment. The applicant and the design team will coordinate with the utility provider to determine the locations. 6. Meter location. NorthWestern Energy reserves the right to specify the location of NWE meters. All meters are to be located outdoors on the corner or area on the wall of the building closest to the transformer serving the building. On new construction, electric meter locations must be within 10 feet of the gas meter if, NorthWestern Energy will be providing both electric and gas service. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum, 30-inches wide by 3-foot clear zone between the front of the meter and any landscape screening and allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. The Applicant has noted this comment. The DRG’s note on page 4 that all applicable codes shall be the responsibility of the Applicant (Builder). The DRG’s also note on page 33 and 34 (Final Submission Checklist), that meters and services lines shall be installed per code and Utility providers requirements. 7. The following applies to the gas meter and regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. The Applicant has noted this comment. The DRG’s note on page 4 that all applicable codes shall be the responsibility of the Applicant (Builder). The DRG’s also note on page 33 and 34 (Final Submission Checklist), that meters and services lines shall be installed per code and Utility providers requirements. Transformer location and clearance requirements to buildings. For oil filled Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 11 transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes, and meets current NEC or NFPA requirements for non- combustible material. For all transformers, regardless of size, requires a 10-foot unobstructed clearance space in front of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface, not meeting current NEC or NFPA requirements for non- combustible material, a minimum of a 10-foot clearance is required between the building or any combustible surface and the transformer. The Applicant has noted this comment. The applicant and the design team will coordinate with the utility provider to determine the final locations and capacities. 8. For landscaping, planting of bushes or shrubs a Minimum Working Space for a Pad- Mounted Transformer is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad, where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE project engineer will help to determine the appropriate location for the transformers and allowable landscaping. The Applicant has noted this comment. The DRG’s note on page 4 that all applicable codes shall be the responsibility of the Applicant (Builder). The DRG’s also note on page 33 and 34 (Final Submission Checklist), that meters and services lines shall be installed per code and Utility providers requirements. 9. All transformers need to be installed within a utility easement. The Applicant has noted this comment. For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage or prevent or hinder operation and maintenance of NWE utilities. The Applicant has noted this comment. The DRG’s note on page 4 that all applicable codes shall be the responsibility of the Applicant (Builder). The DRG’s also note on page 33 and 34 (Final Submission Checklist), that meters and services lines shall be installed per code and Utility providers requirements. 10. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. To establish the needed utility easement locations the NWE project engineer and Northwestern Energy’s real estate representative will help to establish these locations as well as the needed documentation. The Applicant has noted this comment. 11. Submit an application online to have the project engineer work with the applicant Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 12 through NWE engineering standards and processes. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. The Applicant had noted this comment. STANDARD CODE PROVISIONS REQUIRED: The preliminary plat shall comply with the standards identified and referenced in the Unified Development Code. 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 deviation or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The following requirements are standards of the Unified Development Code and the Bozeman Municipal Code (BMC) and shall be addressed with the preliminary plat application: 1. Section 38.220, All preliminary plat requirements, as outlined in Article 220, shall be provided with the preliminary plat submittal, unless otherwise approved by the Development Review Committee via waiver. The Applicant had noted this comment. The items addressed in BMC 38.220 have been included and/or addresses as applicable throughout the Preliminary Plat Application and PUD Preliminary Plan application to the best of our knowledge. 2. Section 38.240.050, Disposition of Water Rights. Water rights, or cash-in-lieu thereof, as calculated by the Director of Public Works, is due with the filing of each subdivision final plat. The Applicant has noted this comment. 3. Per Section 38.240.420, Mortgagee. If there are liens or mortgages against the property, the appropriate Mortgagee certificate must be included. The Applicant has noted this comment 4. Section 38.400.110.B.1, Transportation Pathways. Developers must install transportation pathways, to provide adequate multimodal transportation facilities within the development, as part of the required development improvements. Transportation pathways must be Americans with Disabilities Act (ADA) accessible, and include the following types of facilities: a. Sidewalks (also see division 38.510 for sidewalk standards, depending on the applicable block frontage designation); The Applicant has noted this comment. Sidewalks are shown on applicable plans and plat drawings. Sidewalks are ADA accessible in accordance with State and Federal Requirements. A relaxation from the requirement for a sidewalk along both sides of the street (Section 38.400.080) is requested for the north/east side Shady Glen Lane is requested due the proximity of a nearby existing trail. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 13 b. On-street bike lanes and bike routes; The Applicant has noted this comment. The proposed Shady Glen Lane is a proposed as a residential cul-de-sac street and meets city standards pertaining to width for its use and purpose – specific bike lanes or routes are not included in the street. The adjacent existing trail running east west and parallel to/and within 15’ of Shady Glen serves as the adjacent pedestrian and bike route and utilizes various connection points for access. In addition, the emergency access provides a north-south connection between the trail system to the north and Bridger Center Subdivision (Commercial Drive) to the south. c. Boulevard trails; and The adjacent existing trail running east west and parallel to/and within 15’ of Shady Glen serves as a multi modal route and utilizes various connection points for access. In addition, Class I trails; i. With the exception of trail corridors within required watercourse setbacks, corridors for Class I trails must be dedicated to the city. The dedicated trail corridor must be at least 25 feet in width to ensure adequate room for the construction, maintenance and use of the trail. Transportation trail corridors cannot be used to satisfy parkland dedication requirements; and Connections to class I trails are provided within the development and where applicable (Common Open Space 1 and north of the intersection of the emergency lane and Shady Glen Lane). A dedicated trail connection is provided in Common Open Space 1. d. Pathways that connect community or neighborhood commercial nodes by a reasonably direct route; or In addition to the above pathways, the emergency access provides an ADA-accessible north-south connection for pedestrian and bikes to the trail systems to the trail system to the north and to the Bridger Center Subdivision (Commercial Drive) to the south. Within the development, the applicant has provided City Standard sidewalks along Shady Glen Lane (except as requested by the relaxation). e. Pathways that connect major residential, employment, educational, or other service nodes by a reasonably direct route. The above-described pathways that connect community or neighborhood commercial nodes will be utilized to connect to major residential, employment, educational, or other service nodes by a reasonably direct route. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 14 5. Section 38.400.110.B.2, Recreation pathways. For the definition of recreation pathways, please see section 38.420.110.B. Delineate recreation and transportation pathways in the preliminary plat submittal. Drawing have been updated to refence recreational trails. 6. Section 38.410.060, Utility easements shall be provided in accordance with the UDC. The required 10-foot front yard easement is required for all lots unless written confirmation is submitted with the preliminary plat from ALL utility companies providing service indicating that front yard easements are not needed. The required 10 foot wide front yard easement is noted on the Preliminary Plat. 7. Section 38.410.080.D, Grading and Drainage. Proposed storm water facilities must be constructed and contained on an individual lot as a common area(s) or parkland owned by the City and maintained by the property owners’ association and noted accordingly in the protective covenants. Proposed storm water facilities are within Common Open Space 02 and Common Open Space 04, as noted on the Preliminary Plat. 8. Section 38.410.080.H, Landscape Amenities. Stormwater retention/detention facilities in landscaped areas shall be designed as landscape amenities. They shall be an organic feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional yet, natural site feature. The Applicant has noted this comment. The site and landscape drawings have incorporated requirements for vegetative coverings. 9. Section 38.410.120, If mail delivery will not be to each individual lot within the development, the developer shall provide an off-street area for mail delivery within the development in cooperation with the USPS. It shall not be the responsibility of the City to maintain or plow any mail delivery area constructed within a City right-of-way. If cluster boxes are use a dedicated area to pull up and access the boxes must be provided. The Applicant has noted this comment. The Applicant has and will continue to coordinate with the USPS on the placement of the mailbox units within the property boundaries of the development. Cluster Mailboxes are anticipated. 10. Section 38.550.070 requires that the perimeter external streets of the subdivision be constructed with a vegetative boulevard, street trees and irrigation in the public right of way. The Applicant has noted this comment. No external streets are proposed. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 15 11. Section 38.420.090, Waiver of Park Maintenance District. Executed waivers of right to protest the creation of special improvement districts (SIDs) for a park maintenance district will be required to be filed and of record with the Gallatin County Clerk and Recorder, unless already filed with annexation. The Applicant has noted this comment. 12. Section 38.220.310, Property Owners’ Association. All areas reserved for open space and other common areas (i.e., storm water facilities) to be owned and maintained by the property owners’ association will need to be identified on the preliminary plat as “common open space”, not “open space”, and so noted accordingly in the property owners’ association documents. The Applicant has noted this comment. The Common Open Spaces are so noted on the Preliminary Plat and associated documents. 13. Section 38.220.320, Covenants. Covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development and shall contain, but not be limited to the following items: 1) the orientation and setbacks for corner lots, 2) all additional setbacks required when lots are adjacent to pathway corridors and minor arterial roads, 3) provisions for fences, 4) provisions for snow removal, maintenance and upkeep of all common areas, public and private parks, trails, storm water runoff facilities, 5) guidelines that outline architectural and landscape requirements for each individual lot and/or phase of the subdivision, including placement of boulevard trees at a regular spacing for each residential lot, 6) provisions that outline the renewal of an annual contract with a certified landscape nursery person for the upkeep and maintenance of all parklands, common open space, trails, etc., 7) landscape details for detention ponds, outlet structures, boulevard trees, parkland, irrigation, etc., 8) mitigation of groundwater with established floor elevations, 9) noxious weed control, and 10) assessment of existing and future Special Improvement Districts. These documents shall be submitted to the city attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. The Applicant has noted this comment and provide the referenced, CCR’s, By Laws and Building and Landscape Design Regulations and Guidelines within the application. 14. Section 38.270.030, Completion of Improvements. If it is the developer’s intent to file the plat prior to the completion of all required improvements, an Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 16 Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements. The Applicant has noted this comment. 15. Section 38.270.040, Special provisions for timing of certain improvements. Park, pathway, boulevard, and neighborhood center improvements must be installed or financially guaranteed prior to final plat approval. The Applicant has noted this comment. 16. Section 38.220.050.A.8, requires that any noxious weeds be identified and mapped by a person with experience in weed management and knowledgeable in weed identification. A noxious weed management and revegetation plan, approved by the County Weed Control District, shall be submitted with the preliminary plat. The Applicant has noted this comment. Note that the applicant has provided section (16) Noxious Weed Management Plan 06-28-2019 as part of the Plat Application. 17. Section 38.220.050.A.5, Documents and Certificates. A draft copy of the covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the preliminary plat application for review and approval by the Community Development Department and shall contain, but not be limited to, provisions for assessment, maintenance, repair and upkeep of private streets, common open space areas, public parkland/open space corridors, mail delivery areas, stormwater facilities, public trails, sidewalks, snow removal, and other areas common to the association pursuant to 38.220 Part 1 of the Bozeman Unified Development Code. The Applicant has noted this comment and provide the referenced, CCR’s, By Laws and Building and Landscape Design Regulations and Guidelines within the application. The applicant will establish a maintenance agreement between the HOA and adjacent Owners along Commercial Drive to maintain the fire access year-round – both within and outside the property boundary 18. Section 38.220.020, The developer must provide the community development department with a copy of all required streambed, streambank or wetlands permits, or written notification from the appropriate agency that a permit is not required, prior to the commencement of any work on the site and/or final plat approval, whichever is sooner. The Applicant has noted this comment. Bridger Meadows Neighborhood May 14, 2021 Preliminary Plat Application 20351 - DRC Responses Page 17 19. Section 38.240.110, A complete preliminary plat application shall be submitted to the Community Development Department within one calendar year of the date the Community Development Department dates, signs and places pre-application comments in the outgoing mail. The Applicant has noted this comment. Note: The comments and advice contained in this DRC memorandum are intended to assist the applicant in preparing the subdivision preliminary plat application. However, further comments and/or recommendations on matters not discussed during the pre-application review may arise based on the information and supplemental data provided with the formal applications and applicable comments provided by local and state agencies.