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Home My WebLink About002 Pre-Application InformationBOZEMANMT Community Development DEVELOPMENT REVIEW APPLICATION Remember to obtain owner signature on this form prior to uploading with the rest of your submittal PROJECT INFORMATION Project Name:Jarrett Subdivision Project Type(s):Subdivision - Pre-application PA Street Address:West of S 11th and north of Graf Street and suth fo Legal Description: Amended Plat of Lot 2, Block 7, Allison Sub Phase 4A & Lot 3 of Amended Plat of Lot 12 Block 9, Allison Sub Phase 4A. Description of Project: Residential Subdivision Pre-Application Current Zoning:R-1 Residential Low Density District Existing Use:Undeveloped Proposed Use:Residential Gross Lot Area:694782 Number of Buildings:0 Type and Number of Dwellings: 0 Building Size (SF): 0 Non-Residential Building Size (SF): 0 Building Height (ft): Affordable Housing (Y/N): No Departure/Deviation Request (Y/N): No Zoning Verification Expedited (Y/N): No PROPERTY OWNER Company Name: Bon Ton Inc. Name: Eugene Graf Full Address: PO Box 906, Bozeman, MT 59718 Email:eugene@eg-construction.com Phone:(406) 579-8248 APPLICANT Company Name: Madison Engineering Name: Chris Budeski Full Address: 895 Technology Blvd , Bozeman, Montana 59718 Email:chris@mad-eng.com Phone:(406) 586-0262 11/17/22 22299 Jarrett Subdivision PA PA SUBDIVISION PRE-APP PLAT REQUIREMENTS This handout provides details for application requirements outlined in the project checklists. The purpose of the pre-application plan is to familiarize yourself with standards, goals, and objectives of the subdivision procedure. These requirements are mandatory per BMC 38.220.030. Subdivision Pre-Application Checklist Page 1 of 2 Revision Date: December 2021 SUBDIVISION STATISTICS Subdivision Type: First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with Variance Second or Subsequent Minor Subdivision from a Tract of Record First Major Subdivision Total Number of Lots: Lots by Proposed Uses: Residential, single household Industrial Residential, multi-household Common Open Space Townhouse/Rowhouse Planned Unit Development Open Space Condominium Unit City Park Manufactured Home Space Restricted Development Commercial Other (i.e. Recreational Vehicle Space): SUBDIVISION PRE-APPLICATION PLAN CHECKLIST DIGITAL SUBMITTALS & NAMING PROTOCOL 1. Create and submit a Planning application using the ProjectDox portal ; a. Aﬅer completing your Development Review Application, you will receive a Notification Letter (example) via email. Please download this document and obtain owner’s signature. Upload as a PDF to the “Documents” folder in ProjectDox. 2. The digital copies must be separated into two categories: Documents and Drawings. a. The Documents folder should include items such as application forms, narrative, response to City comments, supplemental documents, technical reports, easements, legal documents, etc. b. The Drawings folder should include items such as site plans, civil plans, landscape plans, photometric plans, elevations, etc. All drawing files must be drawn and formatted for a 24” x 36” sheet file or 11” x 17” sheet file. Plan pages shall be properly oriented in landscape mode. Refer to our Quick Guide for additional information; 3. Naming protocol. All files should be numbered and named according to their order listed on your provided Submittal Checklist. File names should start with a numeric value followed by the document name. The numeric value at the beginning of the file name ensures the order in which they are displayed. Refer to our Quick Guide for additional information; APPLICATION SET 1. Sketch Map. a. Names of adjoining subdivisions and numbers of adjoining certificates of survey, adjacent lot and tract lines; b. Location, name, width, and owner of existing or proposed streets, roads, and easements within proposed subdivision; Existing streets, roads, and easements within adjacent subdivisions and tracts; name of street or road providing access from nearest public street or road to proposed subdivision; c. Location of all existing structures, including buildings, railroads, power lines towers, and improvements within 100 ﬅ.; d. Zoning proposed for subdivision, if a change is contemplated and if an adjacent PUD is in place or proposed; 2. Topographic features. Topographic features of the proposed subdivision and adjacent subdivisions and tracts including embankments, watercourses, drainage channels, areas of seasonal water ponding, areas within designated flood-way, marsh areas, wetlands, rock outcrops, wooded areas, noxious weeds and areas of active faults. 11/17/22 22299 Jarrett Subdivision PA SUBDIVISION PRE-APPLICATION PLAN CHECKLIST Subdivision Pre-Application Checklist Page 2 of 2 Revision Date: December 2021 REQUIRED FORMS PA Include copies of any permits listed in section 38.220.020 obtained for project; 3. Utilities. Existing and proposed utilities located on and adjacent to proposed subdivision: a. Location, size, and depth of sanitary and storm sewers, water mains, and gas lines; b. Location of fire hydrants, electric lines, telephone lines, sewage and water treatment, and storage facilities; 4. Subdivision layout. a. Subdivision block, tract, and lot boundary lines, with numbers, dimensions, and areas for each block, tract, and lot; b. Street location, right-of-way width, and name; c. Easement location, width , and purpose; d. Sites to be dedicated or reserved as park, common open space, or other public areas. Include boundaries, dimensions, and areas; e. Sites for commercial centers, churches, schools, industrial areas, multi-household units, manufactured housing community and uses other than single-household residences; 5. Development Plan. Development plan indicating future development of the remainder of the tract if phased development; 6. Name and Location. Title block with proposed name and legal description; 7. Notations. Conventional scale (i.e. 1:20 or 1/4:1), north arrow, name and addresses of owners and developers, and date of preparation. Plan/Drawings must not contain disclaimers such as “Not to Scale” or “Preliminary” and “Not for Construction”; 8. Variances. A list of variance requests which will be submitted with the Preliminary Plat Application; 9. Waivers. List of waivers requested from the requirements of section 38.220.060. This list must be submitted with the pre- application and an explanation of why such information is not relevant or was not previously provided; 10. Parks and Recreation Facilities. Information must be provided for all land proposed to meet parkland dedication requirements a. Park concept plan; must include site plan for entire property, zoning and ownership for adjacent properties, location of any critical lands, general description of land, and description of trails or other recreational features proposed to connect the proposed park area; b. If applicant intends to request approval for cash-in-lieu, a response to the cash-in-lieu review factors established by resolution of the City Commission; 11. Affordable Housing. Describe any intended use of 38.380 for creation of affordable housing within the subdivision; 12. Wildlife. Describe key wildlife habitat issues associated with proposed subdivision, consideration of fish and wildlife resources, and early planning suggestions (Designated species of concern, potential impacts on wildlife and wildlife habitat) from local FWP field biologists; 13. Waivers of right to protest. Include copies of or recorded document numbers of all existing waivers of right to protest; 14. Water Rights. Describe how proposed subdivision intends to satisfy section 38.410.130 and provide documentation of all water rights appurtenant; 15. Agricultural water user facilities. Identify location of all agricultural water user facilities and contact information for representative per 38.360.280. APPLICATION FEE For most current application fee, see Schedule of Community Development fees. Fees are typically adjusted in January. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street PO Box 1230 Bozeman, MT 59715 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net/planning Jarrett Subdivision – Project Narrative General Jarrett subdivision is a proposed 106 lot 15.95-acre subdivision, in an R-1 (residential single- household low density district) zoned property located directly west of S. 11th Ave and directly North of Graf St. It is anticipated that Arnold St. will be extended west from 11th St. concurrently with the construction of this proposed subdivision. Phasing for this subdivision has not yet been determined. The proposed water and sewer main extensions will be installed to service the subdivision as required. This proposed subdivision also includes a 6.75-acre parkland dedication that is anticipated to service this subdivision as well as any planned future phases of Allison Subdivision. The existing conditions of the current site has few elevation changes creating a moderately level site. There are no overhead existing utilities or permanent structures that will need to be relocated during the development of the site. It is anticipated that water and sewer mains will be extended from existing City of Bozeman utilities. The sewer main can be extended from three existing 8” stubs. The first is located in the roundabout at the intersection of S. 11th Ave. and Arnold St., the second stub is located on S. 11th Ave., and the third stub is located on Graf St. It is anticipated that the proposed sewer main will be 8” in diameter to serve the future subdivision. The proposed water main can be extended from the same locations. The current water mains located on Arnold St and S. 11th Ave. are 12” in diameter, the water main located on Graf St. is 10”. It is anticipated that all water mains will be reduced to 8” diameter to serve the future subdivision. Water and sewer utilities may be installed in phases. There is an anticipated detention pond in the most north eastern lot of this subdivision that will catch stormwater from this site. The detention pond located in Allison Subdivision Phase 4A was built to serve this subdivision. 11/17/22 22299 Jarrett Subdivision PA Pre-application Requirements §38.220.030 Subdivision Pre-Application Plan 1. Sketch Map a. A sketch map showing the names of adjoining subdivisions and numbers of adjoining certificates of survey, along with adjacent lot and tract lines. Response: See the attached plat sketch map. b. Location, name, width, and owner of existing or proposed streets, roads, and easements within the proposed subdivision; existing streets, roads and easements within adjacent subdivisions and tracts; and the name of street or road that provides access from the nearest public street or road to the proposed subdivision. Response: See the attached plat sketch map c. Location of all existing structures, including buildings, railroads, power lines towers, and improvements inside and within 100 feet of the proposed subdivision. Response: See the attached overall utility plan d. The zoning proposed for the subdivision, if a change is contemplated and if an adjacent PUD is in place or proposed. Response: See the attached pre-app sketch map 2. Topographic Features a. Topographic features of the proposed subdivision and adjacent subdivisions and tracts, including: Embankments, watercourses, drainage, channels, areas of seasonal water ponding, areas within the designated floodway, marsh areas, wetlands, rock outcrops, wooded areas, noxious weeds, and areas of active faults. Response: See the attached USGS Topographic map b. Include copies of any permits listed in section 38.220.020 that have been obtained for the project. Response: No permits have yet been obtained for this project 3. Utilities a. Location, size, and depth of sanitary and storm sewers, watermains, and gas lines. Response: See the attached utility sketch plan b. Location of fire hydrants, electric lines, telephone lines, sewage, and water treatment, and storage facilities. Response: See the attached utility sketch plan 4. Subdivision Layout a. The proposed layout of the subdivision showing the approximate: Subdivision block, tract, and lot boundary lines, with numbers, dimensions, and areas for each block, tract, and lot. Response: See the attached pre-app and plat sketch plan b. Street location, right-of-way width, and name. Response: See the attached pre-app sketch plan c. Easement location, width, and purpose. Response: See the attached pre-app and plat sketch plan d. Sites to be dedicated or reserved as park, common space, or other public areas, with boundaries, dimensions, and areas. Response: See the attached pre-app and plat sketch plan e. Sites for commercial centers, churches, schools, industrial areas, multi-household units, manufactured housing community and uses other than single-household residences. Response: This is a proposed R1 zoned subdivision 5. Development Plan a. An overall development plan indicating future development of the remainder of the tract is to be developed in phases. Response: It is not yet determined if this subdivision will be constructed in phases 6. Name and Location a. A title block indicating the proposed name, quarter-section, section, township, range, principal meridian, and county of the subdivision. Response: The required title block is located on the sheets C0.1 and C0.4 7. Notations a. Scale, north arrow, name and addresses of owners and developers, and date preparation. Response: The required information is located on the Pre-App Plan sheet 8. Variances a. A list of variance requests which will be submitted with the application for preliminary plat application. Response: No anticipated variances at this time 9. Waivers a. A list of waivers requested from the requirements of section 38.220.060 must be submitted with the pre-application and an explanation of why such information is not relevant or was previously provided. Response: No anticipated waivers at this time 10. Parks and Recreation Facilities a. The following information must be provided for all land proposed to meet the parkland dedication requirements: Park concept plan including: (1) Site plan for the entire property; and (2) The zoning and ownership for all adjacent properties; and (3) The location of any critical lands (wetlands, riparian areas, streams, etc.); and (4) General description of land, including size, terrain, details, of location and history, water features, and proposed activities; and (5) Description of trails or other recreational features proposed to connect the proposed park area to other park or other open areas. Response: Please see the attached Project Narrative b. If the applicant intends to request approval of cash-in-lieu review factors established by resolution of the city commission. Response: It is anticipated that cash-in-lieu or improvements-in-lieu will be requested. 11. Affordable Housing a. Describe any intended use of division 38.380 for creation of affordable housing with the subdivision. Response: No affordable housing is required at this time. 12. Wildlife a. Describe key wildlife habitat issues that may be associated with proposed subdivision. Describe how the subdivision will consider fish and wildlife resources in the course of project design. Describe subdivision early planning suggestions from local FWP field biologists at FWP regional offices. This description should consider the following: the species of fish and wildlife designated as species of concern, that use all or part of the project planning area (proposed subdivision site plus a one-half-mile radius around it) on a year-round, seasonal, or periodic basis. Response: This property is currently farmed, there is no evidence of wildlife habitat b. The proposed subdivision’s potential impacts on wildlife habitat, both during construction and at full build-out, taking any applicable fish and wildlife habitat standards into account. Response: This property is currently farmed, there is no evidence of wildlife habitat 13. Waivers of Right to Protest a. Include copies of or the recorded document numbers of all existing waivers of right to protest special improvement districts or maintenance districts which are applicable to the property proposed to be subdivided. Response: No waivers of right to protest associated with this project 14. Water Rights a. Describe how the proposed subdivision intends to satisfy section 38.410.130. provide documentation of all water rights appurtenant to the proposed subdivision; e.g., previous payment-in-lieu of water rights, groundwater certificates, statements of claim, provisional permits, decreed rights, canal or water users association shares etc. Response: Cash-in-lieu of water rights are proposed to be paid prior to final plat as required. 15. Agricultural Water User Facilities a. Identify the location of all agricultural water user facilities and the contact information for the facility user/representative per 38.360.280 Response: No agricultural water user facility on this site Block Lot Area (sf)Area (ac)Zoning 1 1 3,807 0.09 R1 1 2 3,126 0.07 R1 1 3 3,121 0.07 R1 1 4 3,117 0.07 R1 1 5 3,112 0.07 R1 1 6 3,107 0.07 R1 1 7 3,103 0.07 R1 1 8 3,098 0.07 R1 1 9 3,093 0.07 R1 1 10 3,085 0.07 R1 1 11 3,081 0.07 R1 1 12 3,228 0.07 R1 1 13 11,753 0.27 R1 1 14 3,080 0.07 R1 1 15 3,080 0.07 R1 1 16 3,080 0.07 R1 1 17 3,080 0.07 R1 1 18 3,080 0.07 R1 1 19 3,080 0.07 R1 1 20 3,080 0.07 R1 1 21 3,080 0.07 R1 1 22 3,080 0.07 R1 1 23 3,080 0.07 R1 1 24 4,834 0.11 R1 2 1 0.00 Open Space Lot 2 2 3,080 0.07 R1 2 3 3,080 0.07 R1 2 4 3,080 0.07 R1 2 5 3,080 0.07 R1 2 6 3,080 0.07 R1 2 7 3,080 0.07 R1 2 8 3,080 0.07 R1 2 9 3,080 0.07 R1 2 10 4,466 0.10 R1 3 1 3,689 0.08 R1 3 2 3,037 0.07 R1 3 3 3,037 0.07 R1 3 4 3,037 0.07 R1 3 5 3,037 0.07 R1 3 6 3,037 0.07 R1 3 7 3,037 0.07 R1 3 8 3,037 0.07 R1 Jarrett Subdivision Proposed Lot Summary 11/17/22 22299 Jarrett Subdivision PA 3 9 3,037 0.07 R1 3 10 3,037 0.07 R1 3 11 4,243 0.10 R1 3 12 0.00 Open Space Lot 3 13 3,320 0.08 R1 3 14 3,320 0.08 R1 3 15 3,320 0.08 R1 3 16 3,320 0.08 R1 3 17 3,320 0.08 R1 3 18 3,320 0.08 R1 3 19 3,320 0.08 R1 3 20 4,834 0.11 R1 4 1 3,410 0.08 R1 4 2 3,080 0.07 R1 4 3 3,080 0.07 R1 4 4 3,080 0.07 R1 4 5 3,080 0.07 R1 4 6 3,080 0.07 R1 4 7 3,080 0.07 R1 4 8 3,080 0.07 R1 4 9 3,080 0.07 R1 4 10 4,447 0.10 R1 5 1 5,329 0.12 R1 5 2 4,725 0.11 R1 5 3 4,725 0.11 R1 5 4 4,725 0.11 R1 5 5 6,153 0.14 R1 5 6 5,376 0.12 R1 5 7 4,725 0.11 R1 5 8 4,725 0.11 R1 5 9 4,725 0.11 R1 5 10 4,977 0.11 R1 6 1 5,329 0.12 R1 6 2 5,062 0.12 R1 6 3 5,062 0.12 R1 6 4 6,917 0.16 R1 6 5 5,376 0.12 R1 6 6 5,062 0.12 R1 6 7 5,062 0.12 R1 6 8 5,729 0.13 R1 7 1 5,212 0.12 R1 7 2 4,907 0.11 R1 7 3 4,907 0.11 R1 7 4 6,223 0.14 R1 7 5 5,260 0.12 R1 7 6 4,907 0.11 R1 7 7 4,907 0.11 R1 7 8 4,736 0.11 R1 8 1 4,078 0.09 R1 8 2 3,926 0.09 R1 8 3 3,926 0.09 R1 8 4 5,300 0.12 R1 8 5 4,240 0.10 R1 8 6 4,027 0.09 R1 8 7 4,022 0.09 R1 8 8 3,881 0.09 R1 9 1 5,500 0.13 R1 9 2 5,500 0.13 R1 9 3 5,500 0.13 R1 9 4 5,500 0.13 R1 9 5 5,500 0.13 R1 9 6 5,500 0.13 R1 9 7 7,300 0.17 R1 9 8 6,450 0.15 R1 Total 106 425,400 9.77 Total Acres 2.93 Required Parkland Dwelling/Acre Dedication/Dwelling 10 0.03 Jarrett Subdivision PA Response to Comments 1. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department (Projectdox) for infrastructure review. (Lighting, streets, water, sewer and storm) Response: Acknowledged. 2. BMC 38.410.130 - Water Rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to final plat approval. Response: CILWR will be paid prior to final plat approval 3. BMC 38.410.060 - Easements: All Easements indicated below must be provided on City standard easements templates. Drafts must be prepared for review and approval by the city prior to final plat approval. Signed hard copies of the easements must be submitted to the city prior to final plat approval. All easement and recorded document numbers must be listed on the Conditions of Approval sheet of the final plat. The applicant may contact the review engineer to receive standard templates. (Storm pipeline access easement, water and sewer pipeline access easement, 20 foot ditch maintenance easement) The applicant must provide a permission form from the ditch owner to modify the proposed ditch. Response: Acknowledged 4. DSSP Section II A. 4. - The applicant must include a storm drainage plan prior to preliminary plat approval with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. Response: The detention pond in Allison Subdivision Phase 4A was built with this subdivision in mind and all calculations are included in the design report for the detention pond. 5. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. Where the potential for major property damage exists due to downstream flooding and terrain and availability of land permit the construction of a large detention basin, a 100-year design frequency should be used for sizing the pond. Response: The detention pond in Allison Subdivision Phase 4A was sized with this subdivision in mind and all calculations are included in the design report for the detention pond. 6. Montana Post Construction Storm Water BMP Design Manual - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. Response: Ground water monitoring will start in April of 2023 and continue through July to record the groud water depth through the high water season 7. BMC 38.220.080 A. 2.i. - A traffic impact study will be required for the proposed development with the preliminary plat submittal which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. Response: Acknowledged 8. BMC 38.400.070 - Street Lighting: The required public street light(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to occupancy. Response: Acknowledged 9. BMC 38.270.020 - Construction Routes: A construction route map must be provided showing how materials and heavy equipment will travel to and from the site. Response: Acknowledged 10. DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project prior to preliminary plat approval. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. Response: A water design report will be included in the preliminary plat submittal 11. DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to preliminary plat approval Response: The sewer design and peak demand was calculated for Allison Sub Phase 4A with this subdivision in mind. 12. It is noted the applicant did not request any variances or waivers from the requirements in BMC 38.220.060 with the subdivision pre-application as stated in the responses to BMC sections 38.220.030.A.8.a and 38.220.030.A.9.a Response: Acknowledged 13. BMC 38.220.020 - The applicant must submit a copy of all required streambed, streambank or wetland permits, or written notification from the appropriate agency that a permit is not required prior to infrastructure or final plat approval. A permission form from the ditch owner and downstream water user must be provided to modify a ditch. Ditches must follow historical drainage. Response: Acknowledged 14. BMC 38.400.010 - Arnold Street must be built to the approved local street standard with South University District (including sidewalks and lighting) along the northern edge of the property. Arnold Street will need stormwater detention/retention facilities. A 10 foot wide shared use path must be constructed on both sides along Arnold Street adjacent to the subject property as defined in the Parks, Recreation, Open Space, and Trails (PROST) Plan and City's Transportation Master Plan (TMP). The approved Arnold Street typical section for this segment is 70 feet of ROW with 35 feet TBC to TBC and 10 foot sidewalk on both sides. Please provide information on phasing during the preliminary plat submittal. Response: Acknowledged 15. BMC 38.400.010 - Spring Ridge Drive and streets A through F must be built to a local street standard (including sidewalks and lighting) with stormwater detention/retention facilities. Please provide information on phasing during the preliminary plat submittal. Response: Acknowledged 16. The subject property is located within the South 11th Street and Graf Street payback district boundaries. If the subject property did not participate in the original cost of construction of improvements the subject property will be accessed a payback charge prior to final plat approval. Reference documents: https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=179320& and https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181722& Response: Acknowledged 17. Informational comment for future infrastructure review: Due to known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected. Acceptable protection methods include zinc coated ductile iron or v-bio enhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing\evaluation procedures and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development. Response: Acknowledged 18. If the project is phased the applicant is advised to consider the following requirements for dead- end water mains and fire access. DSSP V.A.5 - All main extensions shall be looped, where possible. Dead-end mains shall not exceed 500 feet long. BMC 38.400.010.A.5 - Dead-ends must comply with city design specifications and standards, and with any city-adopted International Fire Code. No dead-end streets longer than 150 feet are permitted without an approved turn-around. BMC 38.220.040.A.9 - Subdivision Preliminary Plat Requirements - If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. If a phase depends on improvements not included within the geographic area of a phase, or if timing of construction of improvements is separate from the timing of construction of that phase, those improvements and associated phasing must be identified. Response: Acknowledged 19. BMC 38.400.040.A.2. - Street names must be reviewed and approved by the Countys geographic information systems and City Engineering Department (Jenny Connelley) prior to final plat approval. The applicant must submit written approval from both entities with the final plat application. South 13th Avenue and Spring Ridge Drive have the same alignment, the applicant is advised to discuss this with Jenny Connelley. Response: Acknowledged 20. BMC 38.270.030.B - Completion time for subdivisions: All improvements must be installed prior to the issuance of a building permit for any lot within a subdivision, except when concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection D of this section. The subdivider must meet the requirements of either subsection (1) or (2) for completion of street improvements. The option must be specified in the preliminary plat submittal. Response: Acknowledged 21. BMC 38.410.080.D - The applicant is advised stormwater facilities serving multiple lots in separate ownership must not be located on private lots or public right-of-way, common stormwater lots are required. BMC 40.04.720 - The applicant must draft a stormwater maintenance plan which defines ownership of stormwater facilities and shall create and maintain records of installation and maintenance and repair for the life of the development and shall be made available to the engineering department upon request. DSSP II.B - In the storm drainage plan the applicant must describe the ultimate destination of stormwater runoff from the project and evaluate its impact on downstream facilities and water quality. The applicant is advised to consider maintenance access to stormwater facilities and consider how a 100-year storm event will impact the site and stormwater facilities. It is unclear where the west side of the subdivision will drain to. The subject property has a high point through the middle and drainage must follow historical drainage patterns. Response: The stormwater detention pond built in Allison Sub Phase 4A was designed with this subdivision in mind. 22. A 1 foot no access strip shall be placed along all lots fronting on South 11th Avenue and West Graf Street. Response: Acknowledged 23. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID's) on City standard record form prior to final plat approval. Response: Acknowledged 24. 38.420.020.A.2 Based on net lot acreage of 15.95 acres, the development is required to provide 3.83 acres of parkland. The surplus can be applied toward the Allison Subdivision future phases, however, Allison Subdivision will be required to undergo parkland review and may be required to provide additional land (linear park/trail corridors). Response: Acknowledged 25. Sec. 38.420.080.A. Developers must consult any adopted citywide park plan, and with the parks department which implements the plan, to determine the types of parks needed for the proposed development and surrounding area. Please contact the department prior to commencing park master plan design to discuss park improvement needs in this area and to discuss the status of the citywide park plan currently undergoing a comprehensive update. Response: Acknowledged 26. Sec. 38.220.030.A.10 Applicants have not provided a conceptual park site plan as required for pre-application review. Prior to submittal of Preliminary Plat application and creation of a park master plan, applicants must contact the park department to establish a conceptual park site plan that is in compliance with the comprehensive park plan. Response: A conceptual park plan will be included with the preliminary plat 27. To provide a neighborhood focal point, all residential subdivisions or planned unit developments that are ten net acres in size or greater, must have a neighborhood center. Please elaborate on how you intend to provide a neighborhood focal point. Refer to 38.410.020 for additional information. Response: A neighborhood center will be provided in the proposed park 28. This property is zoned R-1 which, per 38.320.030.B has a minimum lot size of 4,000sf and minimum lot width of 40' unless being used to satisfy division 38.380 (Affordable Housing). Many of these lots proposed are smaller than the minimum lot size and with. Please revise the lots to be in compliance or provide narrative as to how you are meeting the development code - currently, as proposed the application is not meeting it. Response: A zone map amendment has been submitted to the city to rezone this property to R-2 29. Section 38.220.030.A.2 subdivision pre-application submittal materials requires topographic features including watercourses, drainage channels, areas of seasonal water, ponding, . . wetlands. . . etc. There appear to be at least two watercourse features or ditches that run north south through the property. In addition, reviewing the aerial images, there may be some wetlands present on site on the southern portion of the lot. On future submittals, please includes these features and include any applicable mitigation measures as needed. This includes any off-site features that may have setbacks extending onto this site. Additional setbacks or mitigation measures may apply per 38.410.100 depending on the types of features present. Response: There is an unnamed irrigation ditch that is no longer in use on this property. There are no wetlands on this property. 30. Refer to 38.220.060.A for applicable standards in reference to surface waters. 1.a. Mapping. Locate on a plat overlay or sketch map all surface waters and the delineated floodplain which may affect or be affected by the proposed subdivision. 1.d. Wetlands - if the subdivision contains wetlands, as defined in section 38.700.210 of this chapter, then a delineation of the wetland meeting standards of division 38.610 must be provided and the location of existing and proposed modifications to wetlands must be shown on an overlay of the proposed plat. Response: There are no floodplains or wetlands on this property. 31. Section 38.220.020.A. 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. Refer to 38.220.020.A.1 - 9 for additional permits that may be required. Note there may be additional permits not listed on the list. Response: Acknowledged 32. Section 38.410.030.E. Corner Lots must have sufficient width to permit appropriate building setbacks from both streets and provide acceptable visibility for traffic safety. (Homes on corner lots must have the same orientation as homes on lots on the interior of the block, unless otherwise approved through an overall development plan.) Ensure all lots will have an adequate building pads available. Due to the atypical angles of the streets, some of the corner lots may not have an adequate building envelop once the street vision triangles are overlayed onto the street grid. Response: Acknowledged 33. 38.220.030.A.5 Development plan. An overall development plan indicating future development of the remainder of the tract, if the tract is to be developed in phases. This includes showing the remainder of the parcel south of Graf Street. Response: Acknowledged 34. 38.360.280.B.2.c In the event the agricultural water user facility conveys water in a combination of the scenarios described in i and ii above, the subdivider shall give written notice to the agricultural water user facility's authorized representatives, and any water users not represented by the agricultural water user facility's authorized representatives. Please ensure this is completed and provide documentation to the city in the next submittal. Response: The irrigation ditch was decommissioned with the construction of Alder Creek Sub to the south. 35. Please review 38.360.280 related to Agricultural water user facilities which includes notice requirements concerning agricultural water user facility, as well as submittal documents required to submit to the City. Response: Acknowledged 36. Refer to 38.220.030 subdivision pre-application submittal materials lists all items required at pre-application step. Many of these items were missed at pre-app submittal. While we will not require a new pre-app to be submitted, they must be provided at pre-plat before the application will receive adequacy. Please review all submittal requirements. Staff has identified some of the items missed, however it may not be an exhaustive list. Response: Acknowledged 37. 38.220.030.A.12 requires a pre-application to describe key wildlife habitat issues that may be associated with proposed subdivision. Describe how the subdivision will consider fish and wildlife resources in the course of project design. Describe subdivision early planning suggestions from local FWP field biologists at FWP regional offices. Refer to BMC to see what additional information is needed. Response: Acknowledged 11/17/22 22299 Jarrett Subdivision PA 11/17/22 22299 Jarrett Subdivision PA EXHIBIT AMADISON ENGINEERING 895 TECHNOLOGY BLVD STE 203 BOZEMAN, MT 59718 PHONE (406) 586-0262 FAX (406) 586-5740 JARRETT SUBDIVISION PHASES I VICINITY MAP SCALE: N.T.S. PROJECT LOCATION 11/17/22 22299 Jarrett Subdivision PA EXHIBIT BMADISON ENGINEERING 895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718 PHONE (406) 586-0262 JARRETT SUBDIVISION USGS LOCATION MAP BOZEMAN, MT 1 inch = 2000 feet 11/17/22 22299 Jarrett Subdivision PA GRAF ST SOUTH 11TH AVE.ARNOLD ST ALLEY ALLEYALLEY STREET A STREET B STREET D STREET E STREET FSPRING RIDGE DRSTREET C SHEETMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718(406) 586-0262 (406) 586-5740 FAXJARRETT BOZEMAN, MTJARRETT SUBDIVISIONPRE-APP PLAN C0.1PRE-APPLICATION PLANPRE-APPLICATION PLAN JARRETT SUBDIVISION A TRACT OF LAND LOCATED IN THE AMENDED PLAT OF LOT 2, BLOCK 7, ALLISON SUBDIVISION PHASE 4A 1" = 0 SCALE 70' 14035 70 11/17/22 22299 Jarrett Subdivision PA GRAF ST SOUTH 11TH AVE.ARNOLD ST ALLEY ALLEYALLEY STREET A STREET B STREET D STREET E STREET FSPRING RIDGE DRSTREET C SHEETMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718(406) 586-0262 (406) 586-5740 FAXJARRETT BOZEMAN, MTJARRETT SUBDIVISIONLEGEND UTILITY PLAN C0.2OVERALL UTILITY PLAN1" = 0 SCALE 70' 14035 70 11/17/22 22299 Jarrett Subdivision PA GRAF ST SOUTH 11TH AVE.ARNOLD ST ALLEY ALLEYALLEY STREET A STREET B STREET D STREET E STREET FSPRING RIDGE DRSTREET C SHEETMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718(406) 586-0262 (406) 586-5740 FAXJARRETT BOZEMAN, MTJARRETT SUBDIVISIONLEGEND DRAINAGE PLAN C0.3OVERALL DRAINAGE PLAN1" = 0 SCALE 70' 14035 70 11/17/22 22299 Jarrett Subdivision PA GRAF ST SOUTH 11TH AVE.ARNOLD ST ALLEY ALLEYALLEY STREET A STREET B STREET D STREET E STREET FSPRING RIDGE DRSTREET C SHEETMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718(406) 586-0262 (406) 586-5740 FAXJARRETT BOZEMAN, MTJARRETT SUBDIVISIONLEGEND PLAT SKETCH C0.4PLAT SKETCH PLANALLISON SUBDIVISION PHASE 4A, LOT 3A & LOT 1A SE1 4 NW 1 4 SECTION 24 OF C.O.S. 252 & C.O.S. 792 15.95 ACRES 1" = 0 SCALE 70' 14035 70 11/17/22 22299 Jarrett Subdivision PA