HomeMy WebLinkAbout002 Response to Pre-App CommentsGran Cielo Subdivision
Phase 3
Preliminary Plat
Application
2 – Response to Pre-App Comments
Included in this section are the design team’s responses to the Subdivision Pre-Application
comments dated October 1st, 2025.
895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262
November 21, 2025
City of Bozeman
Planning Department
20 E Olive St.
Bozeman, MT 59715
RE: Gran Cielo Subdivision, Phase 3 Preliminary Plat – Response to Pre-Application
Comments.
Thank you for your comments dated October 1st, 2025 for the Gran Cielo Subdivision, Phase 3
Pre-Application submittal. Please find WWC Engineering/Madison responses in blue below.
1. BMC 38.220.130. - Submittal materials for regulated activities in wetlands. Please complete
and submit a wetland report based on the City's Wetland Review Checklist, found at this link:
https://www.bozeman.net/home/showpublisheddocument/3410/638110189299170000
Please see Ref.# 18 - S 27th Ave Requirement for Gran Cielo Ph3
Response: No wetlands exist on the subject property.
2. Ditch Notice Checklist Required - Please complete the Agricultural Water User Facilities -
Notice Checklist (City Documents folder) in accordance with BMC 38.360.280. The checklist
must be submitted with this application to document compliance with the ditch notice process.
The checklist can also be found in the Planning Application & Checklist Library.
Response: Acknowledged. Please see the Agricultural Water User Facilities section of this
submittal for correspondence between WWC Engineering and the identified water users.
3. 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 City’s
domestic system compliance with the code will be required at final plat. If sufficient water rights
can’t 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
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turn will reduce the CILWR fee. A pre-determination from the DNRC demonstrating that a well
groundwater well may be permitted under Montana’s 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.
Response: Acknowledged. Prior CILWR has already been paid at a higher density.
Coordination for a credit to be arranged for reduced density. Please refer to the Irrigation
section of this submittal for an overview of the proposed irrigation for this subdivision.
4. Addresses were previously assigned based on a different plan. If and when this is approved,
those addresses would need to be reconfigured and reassigned.
Response: Acknowledged. Addresses to be reconfigured and reassigned upon Final Plat
approval.
5. BMC 38.220.070 - Final Plat - Conditions of Approval: A sheet(s) of the plat depicting
conformance with subdivision application approval must be submitted as set forth in
24.183.1107 ARM as may be amended and as required by the county clerk and recorder, and
must:
1) Be entitled "Conditions of Approval of [insert name of subdivision]" with a title block
including the quarter-section, section, township, range, principal meridian, county, and, if
applicable, city or town in which the subdivision is located.
2) Contain any text and/or graphic representations of requirements by the governing body for
final plat approval including, but not limited to, setbacks from streams or riparian areas,
floodplain boundaries, no-build areas, building envelopes, or the use of particular parcels.
3) Include a certification statement by the landowner that the text and/or graphics shown on the
conditions of approval sheet(s) represent(s) requirements by the governing body for final plat
approval and that all conditions of subdivision application have been satisfied.
4) Include a notation stating that the information shown is current as of the date of the
certification, and that changes to any land-use restrictions or encumbrances may be made by
amendments to covenants, zoning regulations, easements, or other documents as allowed by
law or by local regulations.
5) Include a notation stating that buyers of property should ensure that they have obtained and
reviewed all sheets of the plat and all documents recorded and filed in conjunction with the
plat, and that buyers of property are strongly encouraged to contact the local community
development department and become informed of any limitations on the use of the property
prior to closing.
6) List all associated recorded documents and recorded document numbers.
7) Include a tabulation of parkland credit for the entire subdivision and attributed to each lot.
8) Include a tabulation of open space.
List easements, including easements for agricultural water user facilities.
In addition, the applicant must add a note to the conditions of approval sheet of the plat that:
• The maintenance of all stormwater facilities, including stormwater facilities within the park
parcels, is the responsibility of the property owners association (POA).
• No crawl spaces will be permitted with future development of the site, unless a professional
engineer registered in the State of Montana certifies that the lowest point of any proposed
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structure is located above the seasonal high groundwater level and provide supporting
groundwater data prior to the release of building permit. In addition, sump pumps are not
allowed to be connected to the sanitary sewer system.
• Sump pumps are also not allowed to be connected to the drainage system unless capacity
is designed into the drainage system to accept the pumped water. Water from sump pumps
may not be discharged onto streets, such as into the curb and gutters where they may create
a safety hazard for pedestrians and vehicles.
• Cash-in-lieu of water rights have not been provided for all lots. Cash-in-lieu of water rights
must be paid for these lots with the future City site plan development or applicable
development application. Lot access must be constructed to the standard set forth by the
City of Bozeman Design Standards and Specifications Policy, and the City of Bozeman
Modifications to the Montana Public Works Standard Specifications per Bozeman
Municipal Code Requirements.
Response: Acknowledged. Prior CILWR has already been paid at a higher density.
Coordination for a credit to be arranged for reduced density. See Water and Sewer section
of this submittal for current and previous calculations.
6. BMC 38.220.060.A(9) - Water and Sewer: Provide an engineering design report and/or other
documentation demonstrating that adequate water distribution systems and capacity, and sewage
collection and disposal systems and capacity, exists or will be provided to serve the proposed
subdivision consistent with the city's adopted design standards and chapter 40.
Response: Water and sewer demand estimates for the subdivision are included in the Water
and Sewer section of this submittal. These estimates account for the anticipated
development plans within the subdivision. The City of Bozeman will need to evaluate the
existing system to identify any required improvements to the existing system. Full water
and sewer reports will be provided with subsequent infrastructure application.
7. Payback Districts: The subject property is located within the Meadow Creek Subdivision
Sewer Payback. 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.
Response: Acknowledged. The developer provided previous correspondence they believe to
be associated with the Meadow Creek Subdivision Sewer Payback. That correspondence is
included within the Water and Sewer section of this submittal. City to confirm if it is
accurate.
8. DCS 2.2.3 & 3.4 - Plans, specifications, and submittals for public infrastructure improvements
and fire service lines must be submitted to the City Engineering Department, by a professional
engineer licensed in the state of Montana, through the engineering Project Dox Portal
https://www.bozeman.net/services/development-center for infrastructure/fire line review prior to
building permit issuance.
Response: Acknowledged. Subsequent infrastructure applications will provided.
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9. BMC 38.270.030 - Completion of improvements: The applicant is advised that all common
subdivision infrastructure including roads, water, sanitary sewer, stormwater, sidewalk and
lighting must be complete and accepted before final plat. The applicant is advised that a final
walkthrough for infrastructure should be scheduled prior to final plat.
Response: Acknowledged. All common subdivision infrastructure to be installed or
financially guaranteed. A final walkthrough will also be conducted before final plat.
11. Provide fire hydrants as noted Adding hydrants maintains conformance with 2021
International Fire Code maximum hydrant spacing of 250 feet.
Response: Per correspondence with Luz Chase, this comment should have been an "info
only" comment to be addressed with the preliminary plat submittal.
12. Applicant is advised that pursuant to BMC 38.550.070, the City must obtain legal ownership
of any irrigation water rights used for City-owned and -maintained irrigation systems. These
public systems must be entirely discrete and separate from any irrigation system that is privately
owned and maintained. Depending on the water supply source, Applicant may be required to
work with various agencies to develop a legal water supply source.
Response: Acknowledged. Irrigation POC will be connected to City service. Please refer to
the Irrigation section of this submittal for details.
13. If an exempt well is identified as the water supply source for the City-owned system, then
Applicant is advised that they will be required to complete a MT DNRC Notice of Completion of
Groundwater Development Form No. 602 for the well. The City will sign the 602 form only after
it has determined that it is correct and complete. After the irrigation system is completed and
irrigation water is put to beneficial use, Applicant must file the 602 form with the DNRC, pay
any required application fee, and provide proof of filing back to the City.
Response: Acknowledged. Water supply for the subdivision will be from connections to
City service. No exempt wells are proposed for the subdivision’s water supply.
14. Applicant is advised that the MT DNRC is no longer issuing pre-determination letters for
exempt wells. If an exempt irrigation well is proposed, applicant is advised that they proceed at
their own risk that a legal water right can be obtained from MT DNRC. Applicant should
conduct their own due diligence and familiarize themself with the MT DNRC’s current
combined appropriation guidance. Applicant will not know whether MT DNRC will issue a
groundwater certificate for the exempt well until a 602 form is filed, which according to current
law may only occur after the well is drilled, the irrigation system is constructed, and water is put
to beneficial use. If a water right for the exempt well is not issued by MT DNRC, then Applicant
is advised that they will be required to modify the irrigation plan and secure an alternative legal
water source. Applicant is advised to convert any existing irrigation water rights associated with
the property to irrigation of parks, public rights-of-way, and open space if a water right for the
exempt well cannot be obtained from the MT DNRC. In this case, Applicant is encouraged to
meet with the City Water Conservation and Parks Divisions to discuss low water use landscaping
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design alternatives.
Response: Acknowledged. Water supply for the proposed subdivision will be from City
connections.
15. Applicant is advised to provide information about the existing well used for irrigation and if
it can support irrigating additional areas.
Response: Acknowledged, irrigation water will be sourced from City service. Please refer
to the Irrigation section of this submittal for details.
16. Landscape and Irrigation plans are required for all landscaped areas built with this plat, such
as stormwater ponds, boulevards, and medians.
Response: Acknowledged. Please refer to the Landscaping Plan, Irrigation and Stormwater
Management sections of this submittal.
17. Due to known groundwater conditions, consider Montana Post-Construction Storm Water
BMP Manual design for wet detention and see Design and Construction Standards 6.8.2.
Response: Acknowledged. Please refer to the Groundwater section of this submittal for a
summary of the observed groundwater on the property. Please refer to the Stormwater
Management section for the proposed stormwater management plan which was designed to
comply with the observed groundwater conditions.
18. S 27th Ave Requirement for Gran Cielo Ph3
• BMC 38.400.010.A - As part of this subdivision, South 27th Avenue must be improved
along the project frontage (Apex to Bennett Boulevard) to meet the City’s collector street
section standards. This will ensure the corridor develops consistently and has the
appropriate long-term capacity.
o Improvements should include the full west-side frontage package: curb, gutter,
sidewalk, boulevard, and bike lanes. These facilities must tie into the existing
system to provide a continuous multimodal connection for pedestrians and cyclists.
o BMC 38.360.280 Agricultural water user facilities. Because an irrigation ditch
facility crosses and parallels South 27th Avenue in this area, the applicant will need
to coordinate directly with the ditch company. Any approvals or permits required
for piping, culverts, or protection of the facility will need to be obtained as part of
the subdivision improvements.
Please reference the typical street sections for S 27th Ave in the City Documents folder.
• BMC 38.220.060.A.11 and COB Design and Construction Standards 3.2.4 – A Traffic
Impact Study (TIS) update will be required, scoped in coordination with the City
Transportation Engineer. At a minimum, this update must evaluate operations at the South
27th & Stucky intersection. As this intersection is already programmed as a City Capital
Improvement Project (CIP), the applicant will not be responsible for designing or
constructing the improvements directly but will be required to contribute a cash-in-lieu
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share toward the project as their traffic will benefit from the upgrade.
• BMC 38.220.080.A.1.d - Construction Access Requirement - Access management will be
important along South 27th Avenue. No driveways will be permitted on this corridor, and
construction access (temporary or permanent) will not be allowed from South 27th. All site
access must come from Bennett, Apex, South 28th, or the internal local street grid.
Response:
BMC 38.400.010.A – South 27th will be improved along project frontage in accordance with
City of Bozeman Design and Construction Standards. Please refer to the
BMC 38.360.280 – Please refer to the Agricultural Water User Facilities section of this
submittal for the ditch noticing checklist and communication between WWC Engineering
and Middle Creek ditch company.
BMC 38.220.060.A.11 – Please refer to the Streets, Roads, and Alleys section of this
submittal for the updated Traffic Impact Study report.
BMC 38.220.080.A.1.d – It is understood that no construction access will be permitted
along the South 27th avenue. Construction traffic will be directed to approved access
locations.
19. ENG Utility Plan - C2.0 - Utility Plan - Water & Sewer Layout The applicant must revise the
utility plan to reduce reliance on alleys for primary water and sewer mains and instead
demonstrate how mains will be accommodated within standard ROW for long-term maintenance
and system reliability. A hybrid approach using South 28th Avenue as the primary utility
corridor with limited alley placement for internal service, may be appropriate. The plan must also
show how utilities will transition to existing infrastructure along South 27th, 28th and 29th
corridors while avoiding reconstruction of finished streets where feasible.
Response: Acknowledged. Per WWC’s meeting with the City of Bozeman on 10/16, public
utilities may remain in their proposed location within privately maintained alleys. 30’ of
right of way will be provided for the maintenance of public utilities.
20. BMC 38.240.100 - Subdivision Review Procedures. With preliminary plat submittal the
applicant will need to submit a preference for review procedure. Staff recommends an exempt
subdivision per MCA 76-3-616. This procedure is exempt from the public hearing requirement.
If the preliminary plat is submitted after adoption of the proposed UDC update the applicant will
be required to follow the updated procedures per new state law.
All further comments are against the current UDC requirements. Depending on the applicant's
timing the new UDC may be in effect at the time of submittal. It is the applicant's responsibility
to do their own code review against the proposed UDC standards and track the potential adoption
and implementation of those standards moving forward. Planning staff is happy to provide
further resources for staying up to date on the process.
When calculating the number of lots proposed for the application submittal the applicant is
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required to include all open space lots for stormwater and pedestrian access.
Response: Acknowledged. Gran Cielo – Phase 3 is designed in accordance with the updated
Design and Construction Standards adopted by the City of Bozeman October 2024.
21. BMC 38.220.060.A - Documentation of compliance with adopted standards. This application
requested waivers from supplemental documentation for items A.1 - A.8. No waivers were
requested from A.9, A.10, A.12, A.13, or A.15-19.
The Development Review Committee (DRC) grants the following full waivers from
documentation: A.2 – Floodplains, A.3 – Groundwater, A.4 – Geology, soils, slopes, A.5 –
Vegetation, A.6 – Wildlife, A.7 – Agriculture.
Waivers will not be granted for the following supplements, or were not requested. Provide the
required information under this code section: A.1 - Surface water, A.8 - Agricultural user
facilities, A.9 - Water and sewer, A.10 - Stormwater management, A.11 – Streets, roads, and
alleys, A.12 - Non-municipal utilities, A.13 - Land use, A.14 - Parks and recreation, A.15 -
Neighborhood Center, A.16 - Lighting Plan, A.17 - Miscellaneous, A.18 - Affordable housing,
and A.19 - Growth policy.
Also see engineering comments regarding required submittal information where engineering
review has flagged the need for further information such as for water and sewer, and street
design.
Response: Acknowledged. Required materials are included in this submittal.
22. BMC 38.320.030.A Min. Lot Area - Minimum lot area for single household dwellings is
3,000 square feet in R-5. One proposed lot is below that minimum. Townhouses and rowhouses
have no minimum lot area in R-5. The applicant will need to specify if any or all of the single
household dwellings are proposed as townhouses.
Response: Acknowledged. The subdivision layout has been updated to maintain a
minimum of 3,000 SF for all lots. Please refer to the Subdivision Map section of this
submittal for updated plat.
23. BMC 38.320.030.B Min. Lot Width - No minimum lot widths are provided on the pre- app.
The minimum in R-5 for single household uses can be reduced to 25-feet wide with an alley
present. Otherwise, it is 35-feet wide. There is no minimum lot width for townhouse units.
Response: Acknowledged. Minimum lot widths are indicated where utilized on the updated
plat, located in the Subdivision Map section of this submittal.
24. BMC 38.320.030.C Min. Density – R-5 zoning requires a minimum of 8 DU per Gross Acre.
The applicant will need to demonstrate compliance with minimum density requirements with
formal submittal including a density calculation. The draft UDC update (under RD zoning) has
significantly higher minimum densities that will need to be reached that his proposed subdivision
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may not meet.
Response: Acknowledged. Please refer to the Subdivision Information section of this
submittal for density calculations. Calculated Density is 9.6 DU / Gross Acre
25. BMC 38.410.040.B & D Block Length - The proposed east-west pedestrian corridor to
mitigate block length dead ends at an alley and then picks back up at the other end of the alley.
This design does not meet the intent of the standard. Staff suggests that the applicant move the
proposed pedestrian path to the south so that it can avoid the alley and be an obvious pedestrian
pathway and continuous through the block.
Response: The location of the trail easement has been updated to maintain a continuous
corridor across the subdivision. Please refer to the Subdivision Map section of this
submittal.
26. BMC 38.410.040.D Rights-of-way for pedestrians. The proposed “trail” lots will need to be
renamed to open space lots so that they may be transferred to the POA for ongoing maintenance.
Setbacks adjacent to pedestrian rights-of-way less than 30 feet wide must be not less than ten
feet. Setbacks adjacent to pedestrian rights-of-way 30 feet wide or greater must be not less than
five feet. The applicant will need to consider these setbacks when designing the widths of the
lots adjacent to the pedestrian ROW open space lots. Pedestrian walks must be constructed as a
city standard sidewalk, and contain the required “street” trees as transportation corridors.
Response: Acknowledged. The “trail” lots have been removed and instead there will be
provided a 10’ trail easement for pedestrian access. See the Subdivision Map section of this
submittal for an illustration of the proposed trail easement locations. See also the
Landscaping Plan section of this submittal for the proposed sidewalk location and
landscaping.
27. BMC 38.410.060.B Private Utility Easements – Not all required private utility easements are
shown on the subdivision layout. Lots fronting on South 28th Avenue will need access to private
utilities.
Response: Please refer to the Subdivision Map section of this submittal for updated
easement locations.
28. BMC 38.410.060.C Public utility easements – DRC staff does not fully support the
placement of public utilities within the privately maintained alleys. Please also see engineering
comments for a revised layout design.
Response: Acknowledged. Per WWC’s meeting with the City of Bozeman on 10/16, public
utilities may remain in their proposed location within privately maintained alleys. 30’ of
right of way will be provided for the maintenance of public utilities.
29. BMC 38.410.080 Grading and Drainage - New stormwater ponds will need to be platted in
open space tracts with landscaping provided and will need to be reviewed by engineering for
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capacity and design. The existing platted stormwater lot in this block is owned by the Property
Owners’ Association. Removal of this lot and reconfiguration of shared stormwater facilities will
require signature on the application and the plat from the POA representative, board, or all
property owners as governed by the POA bylaws. The applicant is required to determine the
method for transfer of ownership or another process for removal of this POA owned parcel and
provide that information with the preliminary plat submittal.
Response: Acknowledged. Please refer to the Subdivision Map section of this submittal for
the updated open space area provided for the new stormwater pond. The developer is
entity for the property owner’s association and can provide a signature for the removal and
reconstruction of the existing platted stormwater lot. Please also refer to the Stormwater
Management section of this submittal for specific detail on the stormwater pond design.
30. BMC .38.220.030.A.14 Submittal requirements, Water rights. Provide documentation of all
water rights appurtenant to the proposed subdivision, e.g. previous payment-in-lieu of water
rights, groundwater certificates, etc. The application states that there are existing wells on this
property please clarify. If a well is available or proposed for irrigation of open space lots,
ownership will need to be transferred to the POA. Specify in the landscaping and irrigation plans
the irrigation source for all required public landscaping.
Response: Per correspondence with the developer, the subject property does not have any
existing wells on-site. Based on a review of the GWIC website, no existing well is shown on
the future subdivision. The developer has stated they have no water rights associated with
the subject property. Future irrigation for open space lots are to be serviced by City of
Bozeman water. Please see image below of the GWIC website showing no groundwater well
on the parcel.
31. BMC 38.550.070 Landscaping and irrigation of public lands - The developer must at the time
of initial development install landscaping, boulevard trees and an irrigation system in city rights-
of-way boulevard strips and medians along all collector or arterial streets and all streets adjacent
to parks or open space areas. 27th Avenue is a collector street. Landscaping must also be
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provided for open space parcels and boulevards with subdivision.
Response: Acknowledged. Please refer to the Landscaping Plan and Irrigation sections of
this submittal.
32. DCS 2.2.3 & 3.4 – Plans, specifications, and submittals for public infrastructure
improvements and fire service lines must be submitted to the City Engineering Department by a
professional engineer licensed in the state of Montana, through the engineering Project Dox
Portal https://www.bozeman.net/services/development-center
Response: Acknowledged.
33. BMC 38.270.030.B(1) - Completion time for subdivisions. Improvements. All subdivision
improvements, including parks, must be constructed and completed as approved by the city.
1. 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.
2. 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.
Should the applicant not identify which option is desired, the option presented in
subsection B.1.b.(1) of this section must be required. Altering the choice of option after
approval of the development constitutes a material modification to the project and
requires re-review of the project for modification to the approval subject to the provisions
of section 38.100.070.
i. The subdivision streets improvements must be installed prior to final plat approval.
This requirement may be modified by the review authority for streets where dictated
by circumstances, such as cold weather conditions that do not permit paving, and
where acceptable security for the ultimate development of the streets is provided.
However, under no circumstances must the required gravel courses, curbs, gutters, or
sidewalks be waived, and sanitary sewer manhole rims and water valve boxes must be
located at a grade that will not be damaged by traffic. This requirement must
generally not be modified for non-residential developments; or
ii. ii. The subdivider must enter into an improvements agreement guaranteeing the
completion of the paving, curb, gutter, storm drainage, street lighting, sidewalks,
required boulevard landscape and irrigation, or other street infrastructure
improvements not yet completed. The improvements agreement must provide
security, as explained in this division. However, at a minimum, the plans and
specifications for the street improvements must be approved by the review authority
prior to final plat approval. Building permits will not be issued until the street
improvements are completed and accepted by the city, 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.
Response: Acknowledged. Concurrent construction is anticipated for this subdivision and
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an improvements agreement will be created if necessary. Please refer to the Phased
Improvements section of this submittal.
34. DCS 6.8.3.A(d) - Retention/Infiltration Basins: Where shallow groundwater is possible, the
seasonal-high water table level must be defined through at least one season of water table
monitoring at the location of the proposed facility. Other means of establishing the site-specific
seasonal high water table may be accepted if approved by the City Engineering Division. The
depth to the historic, seasonal-high water table, bedrock, hardpan or other impermeable layer
shall be no less than two feet below the bottom of basin to allow for infiltration of stormwater
runoff.
Response: Acknowledged. Additional groundwater data is not required. This section was
waived with the pre-application. The previous groundwater data is included and is being
reviewed/analyzed for the stormwater report. Please refer to the Groundwater section of
this submittal for a summary of the previously observed groundwater on the property.
Please refer to the Stormwater Management section for the proposed stormwater
management plan which was designed to comply with the observed groundwater
conditions.
35. DCS 6 - Storm Drainage Design - The applicant must satisfy all the requirements for storm
drainage in the DCS, including but not limited to the following:
• DCS 6.8.1 - Runoff Control Facilities: Runoff control facilities shall be sized with
adequate volume to limit post-development runoff rates for the full range of potential
storms (2-year through 100-year) to pre-development levels. Full retention of post-
development runoff from the Major Storm (100-year, 24-hour) shall be required where no
viable receiving conveyance channel or drainage system is available.
• DCS 6.9.2 - Water Quality Design Storm: The water quality design storm shall be used to
size post-construction (permanent) stormwater runoff water quality treatment BMPs.
Runoff treatment BMPs shall be sized based on the water quality volume and flow rate in
order to achieve the required treatment efficiencies. The design storm for post-
development water quality treatment shall be the 0.5-inch rainfall event.
• DCS 6.4.3 - Stormwater Facility Operation, Inspection, and Maintenance Plan
• Acknowledgement of Stormwater Facility Maintenance Requirements (Attachment D,
Chapter 6, DCS) with future applications.
Response: Acknowledged. Existing roadways, structures, historical runoff and geotechnical
report have been reviewed to be implemented into the storm drainage design. Please refer
to the Stormwater Management section of this submittal.
36. ENG – Alleys - Alleys do not meet the City's standard street section and will not be
maintained by the City. The City will only maintain the water and sewer mains located within
the alleys. The plat must dedicate the alleys as public right-of-way and include a clear note
stating that all maintenance will be the responsibility of the HOA.
Response: Acknowledged. Please refer to the Subdivision Map section of this submittal.
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37. Please include the following plat note on the preliminary plat: Subdivision is exempt from
parkland dedication requirements per Sec. 38.420.020.B.5. A Development for which the
required amount of parkland is shown to have already been provided.
Response: Acknowledged. Please refer to Subdivision Map section of this submittal.
End of Response to Pre-Application Comments