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HomeMy WebLinkAbout000 - Plan Review Comment Responses to PA CommentsPlan Review - Review Comments Report Project Name: 23337 SRX II PA Workflow Started: 11/1/2023 5:28:48 PM Report Generated: 03/21/2024 11:58 AM REVIEW COMMENTS REF # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 CYCLE 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 2 2 2 2 REVIEWED BY Engineering Simon Lindley 11/21/23 9:56 AM Engineering Simon Lindley 11/21/23 10:13 AM Engineering Simon Lindley 11/21/23 10:21 AM Engineering Simon Lindley 11/21/23 10:38 AM Engineering Simon Lindley 11/21/23 10:49 AM Engineering Simon Lindley 11/21/23 11:10 AM Engineering Simon Lindley 11/21/23 11:10 AM Engineering Simon Lindley 11/21/23 11:10 AM Engineering Simon Lindley 11/21/23 11:13 AM Engineering Simon Lindley 11/21/23 11:13 AM Engineering Simon Lindley 11/21/23 11:13 AM Engineering Simon Lindley 11/21/23 11:13 AM Engineering Simon Lindley 11/21/23 11:18 AM Engineering Simon Lindley 11/21/23 11:24 AM Engineering Simon Lindley 11/21/23 11:45 AM Engineering Simon Lindley 11/21/23 11:58 AM Engineering Simon Lindley 11/21/23 3:34 PM Water Conservation Division Eric Neustrup 11/27/23 9:22 AM Community Housing Renata Munfrada 11/27/23 11:05 AM Engineering Simon Lindley 12/6/23 11:11 AM Engineering Simon Lindley 12/6/23 11:27 AM Engineering Simon Lindley 12/6/23 11:32 AM Engineering Simon Lindley 12/6/23 11:40 AM Engineering Simon Lindley 12/6/23 5:05 PM Engineering Simon Lindley 12/8/23 2:38 PM Engineering Simon Lindley 12/8/23 2:50 PM Addressing Jenny Connelley 12/11/23 4:46 PM Parks Department Ross Knapper 12/12/23 1:13 PM Parks Department Ross Knapper 12/12/23 1:13 PM Parks Department Ross Knapper 12/12/23 1:13 PM Parks Department Ross Knapper 12/12/23 1:13 PM Parks Department Ross Knapper 12/12/23 1:19 PM Parks Department Ross Knapper 12/12/23 1:27 PM Planning Danielle Garber 12/12/23 4:30 PM Planning Danielle Garber 12/12/23 4:59 PM Planning Danielle Garber 12/12/23 5:02 PM Planning Danielle Garber 12/12/23 5:08 PM Planning Danielle Garber 12/12/23 5:15 PM Planning Danielle Garber 12/12/23 5:18 PM Planning Danielle Garber 12/12/23 5:23 PM Planning Danielle Garber 12/12/23 5:26 PM Planning Danielle Garber 12/13/23 9:31 AM Planning Danielle Garber 12/13/23 9:36 AM Planning Danielle Garber 12/13/23 9:42 AM Planning Danielle Garber 12/13/23 9:43 AM Planning Danielle Garber 12/13/23 9:54 AM Planning Danielle Garber 12/13/23 9:57 AM Planning Danielle Garber 12/13/23 10:00 AM Planning Danielle Garber 12/13/23 10:07 AM Planning Danielle Garber 12/13/23 10:21 AM Engineering Simon Lindley 1/30/24 3:33 PM Engineering Simon Lindley 1/30/24 3:46 PM Engineering Simon Lindley 1/30/24 3:53 PM Engineering Simon Lindley 1/30/24 4:01 PM Engineering Simon Lindley 2/14/24 11:58 AM Engineering Simon Lindley 2/16/24 10:37 AM Engineering Simon Lindley 2/16/24 10:41 AM Engineering Simon Lindley 2/16/24 10:44 AM Engineering Simon Lindley 2/26/24 1:55 PM Engineering Simon Lindley 2/26/24 2:00 PM Engineering Simon Lindley 2/26/24 2:04 PM Engineering Simon Lindley 2/26/24 4:19 PM Engineering Simon Lindley 2/28/24 4:48 PM TYPE Changemark ENG Water User Facilities BMC 38.360.280.B.3 - The pre-application or concept plan submittal shall include the names and contact information for the water users and agricultural water user facility's authorized representatives that were provided with written notice, and the date they were provided written notice; and a copy of the notice sent. BMC 38.360.280.B.4 - If the water users and/or agricultural water user facility's authorized representatives have provided the applicant with written comments, those comments shall be submitted with the pre-application or concept plan submittal. - The applicant has not satisfied the agricultural water user facilities noticing code sections with the pre-application. Your narrative says you've been coordinating with Kevin Haggerty from the Middle Creek Ditch company. Please upload a copy of the notice sent with the date and any comments that have been received. Changemark ENG Existing Ditches BMC 38.220.030.A.15 - Section 15 of the responses to the pre-application code section in the narrative appears to incorrectly identify and locate the existing ditches surrounding the site. The agricultural water user facilities code section requires the applicant to identify facilities within 100 feet of the exterior boundary of the proposed development. Please revise this section to accurately describe the ditches. -The narrative says "there is a ditch lateral for the Mandeville Creek located on the property" (along South 19th). The infrastructure viewer and minor sub 494 final plat also show the Middle Creek Ditch (or Woward-Esgar Ditch) adjacent to the South 15th and Arnold ROWs. Library Comment BMC 38.410.130. Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to future subdivision approval. Compliance for multi-family, commercial, and industrial lots will be deferred until future site development and require a note to this effect listed on the plat. For all other lots or improvements (parklands, common open space, street medians, arterial and collector boulevards) which require irrigation the applicant must identify how the irrigation will be supplied. If supplied irrigation will be supplied from the Citys domestic system compliance with the code will be required at final plat. If sufficient water rights cant be provided to offsets the development's annual demand then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. Please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279 which any questions regarding the water adequacy code. The City encourages the use of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee. A pre-determination from the DNRC demonstrating that a well groundwater well may be permitted under Montanas exempt appropriation will need to be obtained. The applicant is encouraged to reach out to the DNRC early in the process to determine if this option is feasible. Changemark ENG Concurrent Construction - 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 - installed prior to final plat) or (2 - financially guaranteed prior to final plat) for completion of street improvements. The option must be specified in the preliminary plat submittal. - Concurrent construction has been an identified purpose of the initial project review. The applicant must complete the following concurrent construction form (https://www.bozeman.net/home/showpublisheddocument/11702/637769761751630000) to apply for concurrent construction with the preliminary plat submittal for subdivisions or off site improvements associated with site development. - BMC 38.270.030.D.14 - Subsequent to preliminary plat or plan approval, a concurrent construction plan, addressing all requirements of this section, must be submitted for review and approval of the community development director in consultation with the city engineer and with a recommendation from the development review committee. Comment Completion of Improvements, Concurrent Construction and Phasing: Please keep the following items in mind if you plan to request subdivision concurrent construction and develop the site in one phase: 1. Subdivision concurrent construction (section D) requires the applicant to financially guarantee 150% the cost of the infrastructure. Improvements must be completed within 2 years. 2. The only way to reduce the financial guarantee is for the Engineering Department to inspect and closeout the infrastructure. The infrastructure closeout must match the phasing so if you only have one phase you will not be able to decrease the financial guarantee until all the infrastructure for SRX II has been installed and accepted by the City. 3. The development must be under the control of a single developer and all work must be under the supervision of a single general contractor. The developer and general contractor must agree that there must be no third-party builders until required infrastructure improvements have been completed, and inspected and accepted by the city. 4. Please also keep in mind if you decide to do phasing, each phase must function independently and the City will not support an excessive phasing plan due to the excess staff time that would be required to inspect the site and administer the approvals. The applicant is advised to read code sections BMC 38.270.030.B and BMC 38.270.030.D and consider the options with the entire team prior to the preliminary plat submittal. Library Comment BMC 38.220.060.A.9 and DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project with the preliminary plat submittal. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. Library Comment BMC 38.220.060.A.9 and DSSP V.B.3 - New sewer lines shall be sized to flow at no more than 75-percent of full capacity at peak hour conditions upon the full build-out of the development. The effects of the proposed development's sewer loading on existing downstream sewer lines shall be analyzed with the preliminary plat submittal. The proposed development is located within the Cattail Creek Drainage Basin which flows north on 19th and west on Stucky. Library Comment BMC 38.220.060.A.9 and 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 with the preliminary plat submittal. Library Comment BMC 38.220.060.A.10 and DSSP II.B.1&5 - A Storm Drainage Plan must be submitted with the preliminary plat submittal and shall include a map or plat showing building site(s), open areas, drainage ways, ditches, culverts, bridges, storm sewers, inlets, storage ponds, roads, streets, and any other drainage improvements. The map shall also include identification and square foot coverage of the various ground surfaces (i.e. vegetation, gravel, pavement, structures). The storm drainage plan shall identify ownership of facilities, establish a maintenance schedule and identify the responsible party for maintenance. Library Comment BMC 38.220.060.A.10 and DSSP Section II A. 4. - The applicant must include a storm drainage plan 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. This must be submitted with the preliminary plat submittal. Library Comment BMC 38.220.060.A.3 and 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 with the preliminary plat submittal. Library Comment BMC 38.220.060.A.10 and DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates with the preliminary plat submittal. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. Library Comment BMC 38.220.060 A.11 - 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 within one-half mile. Comment The subject property is located within the Meadow Creek Subdivision Signal, Water and Sewer 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=181718& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181719& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=129437& Changemark ENG Common Stormwater Lots DSSP II.C.3 - Basins serving multiple lots shall be located in common open space owned by the POA. It appears you intend to keep the storm drainage easement on block 1, lot 1. This will likely need to be released and common stormwater lots will be required for drainage from S 17th, Staudaher and S 15th. South University District has a design for Arnold Street but at this time it is unclear how and where S 17th, Staudaher and S 15th will drain and be treated as this area builds out. This subdivision is known to have high groundwater and wetlands. The existing conditions could make it difficult to capture stormwater on-site. It is also unclear how the stormwater from SRX which is piped north across the roundabout on Graf to a temporary pond will be accommodated with the design of SRX II. - Please include a general layout/concept idea with the next submittal for City staff to review prior to submitting a preliminary plat application. Changemark Certificate Titles The "Director of Public Works" titles on the MDEQ certificate and acceptance of dedications certificate should be revised to "Director of Transportation and Engineering." Changemark ENG ROW Widths BMC 38.220.030.A.4.b - The ROW widths were not shown on the pre-application plan. Please include this information with the next submittal so City staff can verify the streets comply with the street standards. Comment Outdoor Watering: Best Practices for Water Efficiency Recommendations: 1.Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on the vegetations water demand. Grouping plants with similar watering needs in the same irrigation zone will reduce over or under watering of the vegetation. 2.Drought Tolerant Landscaping: Drought tolerant and water-wise landscaping requires approximately 75% less water than turfgrass. Maximizing the installation of drought tolerant landscaping, especially within areas surrounded by pavement is recommended to improve aesthetics and maximize water efficiency. 3.Topsoil: A topsoil depth of 4- 6 (after grading) should be installed in seeded and sodded areas. This will support proper root depth growth and assist with plant and turfgrass resiliency. 4.Drip Irrigation: Perennials, shrubs, and trees should be irrigated using low flow drip irrigation technology that will directly target the roots. 5.MSMT (Rotary) Nozzles: Multi-stream, multi-trajectory (MSMT) rotary nozzles can reduce water loss from evaporation and wind drift by up to 50%, and allow more time for water to infiltrate into the soil, reducing runoff. MSMT rotary nozzles should be installed where overhead irrigation is to be used. 6.Weather-based Irrigation Controllers: When programmed properly, weather-based irrigation controllers can reduce outdoor water use by 25%. A weather-based irrigation controller that can automatically adjust the watering schedule according to local weather events should be installed. 7.Narrow Landscaped Area Irrigation: Utilizing overhead spray irrigation in narrow landscaped areas (< 8) can result in large amounts of overspray onto pavement and other surrounding areas. Low volume drip or subsurface drip irrigation should be installed in these areas to eliminate overspray. Alternatively, consider plantings that will not require irrigation beyond the establishment period to avoid wasting water in these narrow landscaped areas. 8.Pressure Regulation: To ensure uniform coverage of turf areas, the use of pressure regulating sprinkler bodies is encouraged. These sprinkler bodies can help avoid inconsistent spray patterns within one zone, in which certain heads may result in misting while other heads cannot achieve the needed throw distance. 9.Turfgrass Installation: In order to conserve water, the installation of turf should be limited to no more than 35% of landscaped areas for single households and 20% for multi-household, mixed-use, and commercial projects. 10.Rain Sensors: Rain sensors can reduce outdoor water use by approximately 10%. A rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen, should be installed. 11.Irrigation Head Spacing: Overhead sprinkler heads should be installed upright in the ground and 2-4 from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. 12.Irrigation Sleeving: When irrigation lines need to be routed under hardscape areas, sleeving should be installed to protect the irrigation lines from breaking and allow for ease of maintenance. Sleeving should be 1 larger in diameter than the irrigation line that is being sleeved. 13.Post-Installation Head Adjustments: After installation, sprinkler heads should be adjusted to throw the proper distance and direction to minimize water waste via run-off and achieve head-to-head coverage. Requirements: 1.Irrigation Water Source: The water source that will supply the irrigation (a well or city water connection) must be denoted on the landscape plan. 2.Backflow Prevention: To ensure proper protection of Bozemans drinking water supply, the installation of a backflow preventer that is approved by the Uniform Plumbing Code for use on irrigation systems is required. Comment 38.380.040 Affordable Housing Plan Required A. To qualify for low-income affordable home incentives, the developer must submit to the City an affordable housing plan that includes the information and complies with the standards in this section: 1. Information Required a. The total number of affordable homes, and market rate homes in the proposed development; b. The table in 38.380.020 to be applied to the affordable housing plan. c. The number of bedrooms in each proposed low-income affordable home, and market rate home in the development. d. Whether each affordable home will be offered for rental or for sale; e. The location of affordable lots or units in the development; f. The applicable AMI and maximum rental or sales price applicable to each low-income affordable home; g. A description of the requested incentives from section 38.380.040. h. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this division, as determined by the review authority. i. If the development is to be constructed in phases:1) The required information may include specific commitments for the first phase of development and estimates for later phases of development, provided the combination of committed and estimated low-income affordable homes in the development equals or exceeds the minimum required to qualify for the incentives requested. 1) The required information may include specific commitments for the first phase of development and estimates for later phases of development, provided the combination of committed and estimated low-income affordable homes in the development equals or exceeds the minimum required to qualify for the incentives requested. 2) As the number of low-income affordable homes for each later phase is finalized, the developer must submit an update to the affordable housing plan including or updating the information required in this section. The review authority shall review and approve, approve with conditions, or deny the update using the criteria in this section. 2. Development Standards for Affordable Homes a. The number of affordable homes must meet or exceed the minimum standards needed to qualify for the applicable incentive in section 38.380.030. b. The mix of bedrooms per unit in affordable homes must be as similar as possible to the mix of bedrooms per unit of the market-rate homes in the development. c. Access to shared amenities and services by residents of the affordable homes must be the same as to those in market rate homes in the development. d. If the development is to be constructed in phases, and the developer has requested affordable housing incentives, at least 75 percent of the dwelling units in each phase must be affordable homes, unless the city has received adequate legal or financial assurance that any shortfall during earlier phases will be constructed before approval of the final phase of development. B. The review authority may approve the affordable housing plan if the review authority finds that it includes the information required for the city to confirm compliance with the standards and criteria in this division, including but not limited to the standards in Section 38.380.030.A, and any administrative procedures related to this division adopted pursuant to section 38.380.070. C. No annexation, preliminary subdivision, or site plan that contains any residential dwelling units and that requests affordable housing incentives may receive final approval until the affordable housing plan has been approved by the review authority. D. After approval by the review authority, the affordable housing plan must be incorporated by reference in the recorded annexation, final subdivision plat, or site plan documents. E. An approved affordable housing plan is a binding contract between the developer and the developer's successors in interest to the lot or dwelling and must be included in a separate recorded written agreement between the developer and the city or incorporated into another recorded document in which the developer is required to implement the affordable housing plan. Changemark ENG Arnold Street BMC 38.400.050 - Arnold Street must be constructed from 19th to 15th with this project; including water, sewer, storm and lighting. South University District Block 3 has a design to construction Arnold Street prior to occupancy of block 3, but each development must function independently. This application must include the adjacent street in the phasing plan. I've uploaded the approved Arnold Street section to the City documents folder for reference. The approved street section has 70ft ROW with 10 foot shared use path on both sides. Please coordinate with South University District. Changemark ENG South 15th BMC 38.400.050 - South 15th Avenue must be constructed to a local street standard with 60 feet of ROW from Graf to Arnold with this project; including water, sewer, storm and lighting. The Jarrett Subdivision to the east is currently in preliminary plat review and must also have this section of 15th constructed with the applicable phase. Each project must function independently so this section must be also be included in the SRX II phasing plan. It appears the existing ROW for 15th has a ditch and possible wetlands. The applicant is advised to discuss the proposed design with the Jarrett Subdivision and the City Engineering Department. Comment The PROST Plan requires 10 foot shared use path along South 19th and Graf Street adjacent to this project. The applicant must widen the existing 6 foot sidewalks to a 10 foot shared use path along 19th from Graf to Arnold, and along Graf from 19th to 15th with the applicable phase. This will complete the 10 foot shared use path from Blackwood Groves to Kagy along South 19th. The Jarrett Subdivision will be responsible for 10 foot shared use path along Graf from 15th to 11th. The applicant is advised to evaluate the existing connection points at intersections. The City discourages awkward transitions in the shared use path. The existing alignment through the intersection may be required to be adjusted with this project. The applicant is advised to evaluate the existing sidewalks for ADA compliance. The entire 10 foot shared use path must be ADA compliant and if the existing sidewalk is not ADA compliant the applicant will be required to replace the pavement to meet the ADA standards. Comment The PRAT plan shows a gravel fines trail adjacent to South 15th between Graf and Arnold to get people to the South University parkland. Please coordinate with Parks and the Jarrett Subdivision on the alignment and design of the trail. Changemark ENG Waivers Engineering does not support the waiver request from BMC 38.220.060.A.8 - Agricultural Water User Facilities. The code requires the developer to follow the requirements for facilities on-site, or on adjoining property within 100 feet of the exterior boundary of the proposed development. Please provide the required information with the preliminary plat application. Changemark ENG Staudaher ROW BMC 38.410.040 - Block length should be between 300 and 400 feet unless impractical due to the presence of critical lands or access control. In no case may a block exceed 1,320 feet in length. BMC 38.400.090 - The minimum distance between accesses and intersections on an arterial street is 315 feet for a partial access and 660 feet for a full access. I've discussed the possible future access configurations with Taylor, our City Transportation Engineer, and the City will require Staudaher Street to extend from 19th to 15th with this subdivision. Staudaher will likely be required to be a right-in right-out at South 19th. Please revised the lot lines and easements prior to submitting the preliminary plat application. Our intent is to limit the accesses on 19th between Graf and Arnold to 1 access point. The City would prefer to have the commercial area be accessible via Staudaher and/or South 17th. Changemark ENG Tangent Length DSSP IV-2 - The minimum length of tangent at a local intersection is 100 feet. It appears the tangent length at Arnold and South 17th does not meet this requirement. I've discuss this with Taylor and we are in general agreement with the proposed layout. Please submit a short deviation memo with the preliminary plat submittal describing why the standard is not being met. Minimizing the impact to the wetlands, or providing more housing would be acceptable explanations. The City needs documentation to allow a deviation to the design standards. Comment New addresses can be assigned once this is approved and moving into final plat and plans are in place for building the structures. Changemark Parks Sec. 38.420.100.A.1. - Long-term protection of critical wildlife habitat or natural resources. A partial of waiver of required park dedication may be allowed for long-term protection of the wetland area. Approval is dependent on the area to be preserved, functional quality of the wetland area/identification as critical wildlife habitat, and method of preservation/protection. Please contact Parks staff if you would like to discuss potential options. Changemark Parks Trail should be placed within a city owned ROW. A linear trail along the east property boundary would accommodate the trail and contribute to the subdivisions park and recreation requirements, as well as requirements to provide connections to existing and future developments/park facilities. Changemark Parks Parks supports accepting a larger percentage of CILP vs. land dedication for Phase II, however an all CILP proposal is not sufficient and subdivision will need to show pedestrian connections to adjacent developments and park facilities. Changemark Parks Please confirm the Gross lot area. Gross lot area used in table below is slightly different; 30.07. Comment Current CILP value is $2.60/safe, final value determined at subdivision final plat approval. CILP value will be reassessed after January 2024. Comment Please submit a wetland delination report, along with a site plan showing the wetland boundary and required watercourse setbacks. If you would like to request a waiver for long-term protection of the wetland area, please also include a functional report and narrative demonstrating the wetland provides critical wildlife habitat, serves as an important natural resource, or provides aesthetic values. Comment The applicant requested waivers from the following compliance sections: A.2 Floodplains, A.5 Vegetation, A.6 Wildlife, A.7 Agriculture, A.8 Agricultural Water User Facilities and A.17 Miscellaneous. The following waivers are granted. BMC 38.220.060.A.7 - Agriculture. The adjacent lands are currently developing and no adjacent land is used for agricultural production. BMC 38.220.060.A.17 - Miscellaneous. Staff agrees that no public lands, hazards, or WUI areas are present on site. All other compliance sections are required with preliminary plat, due to the presence of ag. water ditches and/or streams, wetlands, and potential existing habitat and vegetation. Comment The project narrative mentions a LIHTC housing project. There are shallow and deep incentives that are available for the creation of affordable housing in BMC 38.380. If the applicant intends to utilize any incentives for that lot, an affordable housing plan (detailed in BMC 38.380.040) is required to be reviewed by the Community Housing Division of Economic Development. This may be reviewed as a part of the plat application, or with subsequent site plan review. Comment There are two applications in review with Long Range Planning, a Growth Policy Amendment (GPA) and a Zone Map Amendment (ZMA). Staff may not review a preliminary plat application until those applications are decided, and the growth policy designation and zoning are known so that land uses, form and intensity, and community design standards may be applied during review. Comment The presence of wetlands on site requires a wetland delineation and functional assessment that has been completed during the last 5 years. Regulated activities within wetlands are subject to the requirements of BMC 38.610. The preliminary plat application must include the delineation of present wetlands, and proposed alterations and any mitigation and buffers required and proposed. The applicant must demonstrate that any adverse impact has been minimized in regards to key plant, animal, or other wildlife species described in BMC 38.610.080. Comment The applicant is required to provide a determination from the conservation district regarding whether the adjacent live watercourses are considered streams, ditches or both with preliminary plat so that staff may apply appropriate code sections for watercourse setbacks and/or agricultural water user facilities. Comment As Engineering also commented, the applicant has not satisfied the agricultural water user facilities noticing code sections with the pre-application. Your narrative says you've been coordinating with Kevin Haggerty from the Middle Creek Ditch company. Please upload a copy of the notice sent with the date and any comments that have been received. BMC 38.360.280 Comment If alterations to watercourses and wetlands is proposed, 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 per BMC 38.220.020. Comment The applicant must provide copies of all existing easements on site with the preliminary plat application and any plans to utilize or vacate those easements. Existing easements on the plat must be annotated with recorded document numbers from the Gallatin County Clerk and Recorder. BMC 38.410.060 Comment The narrative mentioned potential departures from maximum lot size in R-1 and R-2 zoning, depending on the outcome of the ZMA application. Per BMC 38.320.030.A neither R-1 or R-2 have a maximum lot size. Comment Provide draft covenants, restrictions and articles of incorporation for the property owners' association with preliminary plat if covenants are proposed to ensure compliance with regulatory standards. Comment The proposed zoning shows over 15 acres of REMU zoning on the east side of the property. Development review applications for sites in REMU greater than 5-acres require a master site plan application to be reviewed in advance or concurrently with the preliminary plat application. BMC 38.310.060. See this section for any supplemental use provisions required in the zoning district if the REMU zoning is approved. Comment The REMU district has special standards for development. Please see BMC 38.330.020 if the REMU zoning is adopted and respond in the preliminary plat application how these standards are met or not applicable. Comment Staff supports the proposed Community Design Framework map, however the Mixed block frontage may not be appropriate for R-1/R-2, depending on the outcome of the zoning application. The applicant does not need to show special residential or park frontage on the map, just the designations for proposed new streets. Internal frontages may be handled during master site plan or subsequent site plan reviews and depend on development layout. BMC 38.510.030.L Comment Planning staff supports the continuation of Staudaher Street to 19th Avenue. However if for some reason it is determined that the street need not be extended to 19th, the applicant must provide a pedestrian easement and right of way that meets the requirements of BMC 38.410.040.D. Comment The applicant must provide explanation for the length of the three proposed blocks in the preliminary plat application. Block lengths may be longer than 400-feet if necessary due to topography, critical lands, access control, or adjacency to existing parks or open space. BMC 38.410.040. Comment The applicant must provide a draft landscaping plan with preliminary plat that addresses any required surface water buffers and restoration, public perimeter landscaping, open space and/or park landscaping, and stormwater retention/detention facility landscaping. The applicant must identify the public landscaping irrigation water source location and type. BMC 38.550.070. Comment There are some unresolved issues with this pre-application submittal that must be resolved prior to preliminary plat submittal. The applicant must provide the required information marked in the unresolved comments and resubmit this pre-app before the application can be closed. Changemark ENG Staudaher ROW Width BMC 38.400.010.A.1 & 38.400.010.A.2 - As required by these code sections and per discussions with the City Engineer, the developer must construct Staudaher to a 60 foot ROW from 17th to 19th to allow for the convenient movement of traffic, effective provision of emergency services and efficient provision of utilities. The City is potentially willing to negotiate an alternative local street section for Staudaher from 17th to 19th if an alternative design makes more sense with the commercial use and can be justified with the traffic impact study. All departments must review and approve the design with the subdivision to ensure the design meets the intent of the code. In order to get to final plat, the street must be constructed, or the City must have approved infrastructure plans with a financial guarantee. Certain aspects of the design, such as drive access locations, may be modified with a formal infrastructure plan revision/field change review at a later date or during construction. Comment South 15th Avenue Ditch Design: I've discussed the design options for the ditch along South 15th with the City Engineer and below are the options. 1. For ditches which have water rights or water users: The City prefers the ditch remains in an open channel outside the ROW. 2. For ditches which have water rights or water users: If the developer chooses not to maintain an open channel, the ditch may be piped underneath City sidewalk. The HOA must maintain the ditch and show they have a permanent funding source for maintenance and replacing City sidewalk. 3. For ditches without water rights or water users: The City prefers the stormwater flows conveyed through the ditch to be combined with the stormwater system in South 15th. Changemark ENG Sewer Mains BMC 38.410.070 - The developer must install sewer main in Staudaher Street from 17th to 15th. The developer must also install sewer main in 15th from Staudaher to Graf. These stretches of sewer pipe are necessary to allow future development to occur directly east of 15th. Some basic assumptions should be made with the SRX II wastewater design to allow for future development to occur between 15th and Springridge Drive. Comment Stormwater Design: The City would prefer the subdivision stormwater facilities to be constructed in the ultimate location in a dedicated open space with phase 1. If this is impractical, the applicant may propose a temporary stormwater easement with phase 1. During phase 2 the easement would be released and the stormwater must go to a dedicated open space. The applicant is advised that any stormwater facilities located on the restricted lot will require the full City review and the necessary permitting. A temporary stormwater facility located outside of the wetland area (northeast corner) may allow for quicker development. Comment The Transportation Master Plan identifies a bicycle boulevard along South 15th from Graf to Arnold. Some sort of permanent traffic calming to allow for safe passage of bicycles on the street may be required. Please work with the Engineering Department during infrastructure review for the design of South 15th. Comment Water and Sewer Design: The applicant is advised that any water, sewer or stormwater mains located on the restricted lot or through the wetlands will require the full City review and the necessary permitting. Routing sewer down Staudaher to 19th may allow for quicker development of the southern lots. The City will still require an easement for the extension of 17th between Staudaher and Arnold with phase 1. Comment BMC 38.400.050.A Access to parkland: Please see comments from parks. My understanding is a portion of this subdivision will be cash-in-lieu of parkland. It is unclear how residents will access parkland in the area with the current design starting on the southern portion of the subdivision. The applicant is advised that any road or trail improvements across the restricted lot or wetlands will require the full City review and the necessary permitting. Please coordinate with the Jarrett Subdivision parkland and the South University District parkland. Comment Street Construction Phasing: BMC 38.400.010.A.1, BMC 38.400.050.A & BMC 38.420.060 The Director of Transportation and Engineering, as well as the City Engineer are willing to work with the applicant on street grid if block 2 is restricted as affordable housing in the first phase. The code requires street frontage along the development lot. Additionally the City will require the 10 foot multiuse trail along South 19th Avenue between Graf and Arnold to be constructed with the first phase to allow for multimodal connectivity into the greater city transportation system. This stretch of multiuse trail is the last remaining piece between Kagy and Blackwood Groves. The Director of Transportation and Engineering, as well as the City Engineer will require Arnold Street and South 15th Avenue to be fully constructed adjacent to the subdivision when either block 1 or the restricted lot develops. The code also requires street frontage along the development lot. The Director of Transportation and Engineering has determined these streets to be necessary to service the subdivision when either block 1 or the restricted lot develops. Comment The applicant is advised that the phasing narrative and the pre-app drawings are inconsistently showing utilities and streets with the initial platting phase. With the preliminary plat application please make sure the phasing narrative, concurrent construction plan and drawings clearly describe and identify which utilities, trails, streets and lighting will be installed prior to occupancy with the first phase. Changemark ENG Arnold Street The pre-app drawings show an existing sewer main in Arnold Street which has not been designed or installed yet. The pre-app drawings also show Arnold street to be constructed by others, however, Arnold Street will be required with either block 1 or the restricted lot in SRX II, or with block 3 of SUD. Each development must function independently so each application must be conditioned to build the full street with utilities. Library Comment 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 final plat. This includes all new street lights within the subdivision, as well as any existing street lights on the adjacent street which are not currently in an SILD. Comment The applicant is advised that the Engineering Design Standards and Specification Policy is currently proposed to be revised and amended. These changes may impact your proposed development depending on the submittal timeline for the associated development. The draft Engineering Design Standards are anticipated to go out for public comment in March of 2024 with a projected effective date in June of 2024. Please reach out to the City Engineer or Director if you have any questions. The applicant is advised that the City Commission has paused the Unified Development Code (UDC) update until sometime in 2024. The City is currently reviewing the recent survey results to formulate a plan to gain additional public input on the project. These changes may impact your proposed development dependent on the submittal timeline for the associated development. Please see the following link for the Code Update and Draft Code: https://engage.boze man.net/udc. At this time it is unclear how the draft code may change with additional public input or what the timeline is for adopting the new code. The comments in this review reflect the current BMC and Engineering Design Standard requirements. The development application must reflect the current code and design standards at adequacy. The applicant is advised to continue following updates from the City Planning and Engineering Departments regarding the anticipated code and design standard changes. Comment BMC 38.360.280. Agricultural Water User Facilities. Pursuant to BMC 38.360.280. Agricultural Water User Facilities, the pre-application submittal shall include the names and contact information for all the water users and agricultural water user facility's authorized representatives that were provided with written notice, and the date they were provided written notice; and a copy of the notice sent. The application materials provided indicate that water users have been contacted, however, it is unclear whether all water users on site or within 100ft of the subject property have been identified and notified per the requirement of 38.360.280.B. A complete list with the information listed above must be provided and the noticing period completed prior to preliminary plat adequacy. Please be advised that each reach of a water feature will be reviewed distinctly by staff to ensure compliance with City code including BMC 38.410.100 Water Course Setbacks and easement for BMC 38.410.060.D Agricultural Water User Facilities. FILENAME 001 - PRE APP NARRATIVE.pdf 001 - PRE APP NARRATIVE.pdf 001 - PRE APP NARRATIVE.pdf 002 - Preliminary Plat Page 2.pdf 001 - Preliminary Plat Page 1.pdf 001 - PRE APP NARRATIVE.pdf 002 - Preliminary Plat Page 2.pdf 002 - Preliminary Plat Page 2.pdf 001 - PRE APP NARRATIVE.pdf 008 - Appendix G - Proposed Land Use Map.pdf 002 - Preliminary Plat Page 2.pdf 001 - PRE APP NARRATIVE.pdf 001 - PRE APP NARRATIVE.pdf 001 - PRE APP NARRATIVE.pdf 001 - PRE APP NARRATIVE.pdf 002 - Preliminary Plat Page 2.pdf 002 - Preliminary Plat Page 2.pdf 002 - Preliminary Plat Page 2.pdf DISCUSSION Reviewer Response: Simon Lindley - 2/29/24 12:11 PM Please see comment 63. ---------------------------------------------------------- Response by: Parker Lange - 1/24/24 1:31 PM See provided notice and correspondence uploaded as Document 11, Appendix L & L.2. Reviewer Response: Simon Lindley - 2/29/24 12:11 PM Please see comment 63. ---------------------------------------------------------- Response by: Parker Lange - 1/24/24 2:17 PM See revised narrative uploaded. The main ditch along 19th is Middle Creek Ditch Co. There is an existing lateral that traverses the northeast corner of the property and is currently located in Arnold Street ROW. South University District and the applicant are coordinating with all agencies (including ditch co) on the future configuration of the lateral and potential ditch crossings. The ditch along 15th is a stormwater conveyance ditch and was analyzed extensively with the adjacent SRX project. There is no water rights associated with this section of the ditch and it does not convey any irrigation water. The ditch serves as a stormwater conveyance path for outfall from Blackwood Groves, Alder Creek, and future South Range Crossing (south of Graf). See Appendix M for letter provided to Griffin on the SRX Master Site Plan. The narrative also addresses this on page 15. Acknowledged. Thank you. Acknowledged. A Concurrent Construction request letter was included in the preliminary plat application. Please see appendix L. Acknowledged. Thank you. Acknowledged. Thank you. Acknowledged. Please see the Wastewater Design Report Appendix P Acknowledged. Please see the Wastewater Design Report Appendix P Acknowledged. Please see the Stormwater Design Report Appendix O Acknowledged. Please see the Stormwater Design Report Appendix O Acknowledged. Please see Appendix N.2 Acknowledged. Please see the Stormwater Design Report Appendix O Acknowledged. Please see Appendix M Acknowledged. Reviewer Response: Simon Lindley - 2/26/24 4:21 PM Please see the stormwater comment below regarding the restricted lot and required permitting. Stormwater has been designed for the full build out of SRX North with drainage being released into a future stormwater easement area to the north. The ponds designed will accommodate the existing flow from Graf. See storm report for additional detail ---------------------------------------------------------- Response by: Parker Lange - 1/24/24 1:34 PM Please note that Parker Lange and Bryan Klein (applicants) met with Brian Krueger and Anna Bentley on December 21, 2023 to discuss the platting of the property. The subsequent PP application will be submitted with a restricted lot on the north side of the property to avoid delays associated with Army Corps of Engineers reviews. The Preapp plans are revised to reflect the layout that will be submitted for at Preplat to deliver Block 1, Lot 1 and Block 2 Lot 1. These lots are planned for deed restricted affordable housing (B2,L1) and retail goods and services (B1,L1). A subsequent subdivision application will be filed for the northern portion of the property at a later time to avoid associated delays on the overall development. The narrative is revised to outline the associated plan moving forward. Acknowledged. Reviewer Response: Simon Lindley - 2/16/24 11:59 AM Staudaher Street must be a 60 foot ROW from 19th to 15th. The PP has been revised to show a 60' public access easement through the restricted lot from S 17th to 19th Ave for the future Staudaher St with the initial phase. Once the restricted lots are platted during the future phase, it will be a dedicated 60' ROW. ---------------------------------------------------------- Response by: Parker Lange - 1/24/24 1:50 PM The ROW widths are now reflected on Page 2 of the preapp plans. S 17th Ave is 60 foot ROW and will be constructed from existing Graf Street roundabout to Staudaher Street as part of this application. This plat will dedicate access and utility easement in the restricted lot area for utility connection and future road connection of S 17th to Arnold Street. Staudaher Street (60 foot ROW) will be constructed from S 17th to 15th Ave in this application to align with Staudaher in Jarrett Subdivision. A 50 foot Public access easement is being dedicated on from S 17th Ave from S 17th to 19th Ave (anticipating right in- right out onto 19th). Parker sent an email to Simon on this discussing the reasoning in not dedicating this connection from 19th to 17th as a dedicated ROW. It is proposed as a private drive that will provide through connection for motorist as practically needed. It is assumed the overwhelming majority of users from 19th to this connection will be patronizing retail planned for the western side of the property. The access drive will be reviewed and constructed as part of the site plan review for Block 1 Lot 1. This can be further discussed in the subsequent preliminary plat application. Acknowledged. Acknowledged. This will be handled at a future site plan application. The finer details of the program and layout are still being finalized. Cooridnation with SUD is ongong. The connection of 17th to Arnold Street is coordinated and will be built with a future phase of SRX-II. South 15th is being designed in the intital phase of SRX-II. This section is from Graf Street to Staudaher. The continuation of 15th will be designed and constucted in a future phase. The stormwater ditch along 15th is proposed to be piped under the sidewalk in the ROW. There are no water rights associated with this section of the ditch. The ditch source is the adjacent developments stormater discharge including Blackwood Groves, South Range Crossing, and Alder Creeek neighborhoods. Reviewer Response: Simon Lindley - 2/26/24 4:24 PM Understood, the 6' sidewalk will be widened to a 10' shared use path along 19th from Graf to Arnold Reviewer Response: Simon Lindley - 2/26/24 4:24 PM Please coordinate with the Parks Department on the trail/linear park requirements. Please see the comment below regarding a bicycle boulevard for South 15th. We will coordinate with the parks department Acknowledged Reviewer Response: Simon Lindley - 2/26/24 4:22 PM Please see the comment below regarding the required 60 foot ROW width for Staudaher. A 60' Public Access easement has been included in the preliminary plat. This will be a 60' ROW for Stadaher in the future phase Please see the Application Narrative for more information Acknowledged. Acknowledged. the ROW for 15h was widened to accommodate this Pathway. This subdivision is for phase 1. all connections to the adjacent parks will be through a future site plan application.A PRAT path will connect to these adjacent parks. Phase 1 will extend this pathway to the phase 1 boundary. Understood. This has been updated. Acknowledged. Please see appendix S Acknowledged. Acknowledged. Thank you. Reviewer Response: Danielle Garber - 3/7/24 2:34 PM Staff would like to update this comment to read that "Staff may not grant adequacy of a preliminary plat application until those applications are decided." The GPA and ZMA have been resubmitted Reviewer Response: Danielle Garber - 2/22/24 1:13 PM The applicant has proposed to make any area containing wetlands as a part of a restricted development lot subject to further subdivision review. However, utilities and temporary stormwater are still shown moving through restricted lots containing wetlands. Any impacts to wetlands requires a wetland delineation per this code section. The applicant will be required to provide a delineation with preliminary plat and document impacts or provide documentation that no impacts to wetlands are proposed with the preliminary plat. Understood, we are waiting for a determination from the conservation district and will make modifications to our stormwater design when we receive it. Reviewer Response: Danielle Garber - 3/8/24 8:49 AM The ditch along the east side of the property identified as a drainage ditch appears to converge with agricultural water north of the property and continue to ag. users, please clarify. The section of the ditch along 15th has no water rights and is a stomrwater conveyance ditch. This ditch ultimately outflows to the ag ditch in future Arnold ROW. This ditch is proposed to be piped and outfall at Arnold Street as shown. All stormwtaer conveyed in this pipe has been pretreated. ---------------------------------------------------------- Response by: Parker Lange - 1/24/24 1:33 PM Please see uploaded Documents Appendix L & L.2. Applicant is working with various agencies on the wetlands at the north end of the property. understood. Please see files 009 for more information on existing easements. A copy of SUB 494 is included as Appendix H showing the easements. Acknowledged. Please see Appendix I-J. Acknowledged. Thank you. Please see the updated Application Narrative. Acknowledged. Thank you. Acknowledged. Thank you. The Block lengths are product of the access controls required on both the Arterial and Collector streets as well as infilling into the existing street network. It is understood, where block lengths are greater than 400' a pedestrain mid block crossing will be required to help break down this block. All of the open space, and crital land areas are in phase 2 of this project. There are no landscaping improvements proposed with this application. Furture subdivision applications for phase 2 will include detailed landsacping plans for these areas. Understood. Understood we intend to utilize a 60' easement across the restricted lots for the future extension of Staudaher from 17th to 19th. Then a 60' ROW when the restricted lots are platted during the future phase. Since the ditch along 15th does not have any water rights, the ditch flows will be piped and combined with the stormwater within 15th street. A sewer main is now shown in Staudaher Street from 17th to 15th as well as in 15th from Staudaher to Graf. The stormwater facilities shown are the ultimate location. Understood The sewer connection between the stub on 15th at Graf to the Main on 19th at Stadaher does not have enough slope without upsizing the size of the pipe. For this reason we do not currently have a sewer connection shown to 19th from Staudaher. Understood we will coordinate with Jarrett Subdivision and the South University District parkland to provide parkland access in the design. Understood Phasing exhibits included to provide clarity to the phasing plan Understood Understood Understood See documents 022, 023, 024, 025 for more information to address this comment. 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