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HomeMy WebLinkAbout2nd Deficiency Response Lttr Aleagha Subdivision IMEG # 24004976.00 2nd Deficiency Response Letter Page 1 of 2 03/09/2026 City of Bozeman Submitted via ProjectDox Community Development Department Planning Division 121 N Rouse Ave Bozeman, MT 59715 RE: Aleagha Subdivision –2nd Deficiency Response Letter ProjectDox Reference: 25509 Stoneridge PA Dear Reviewers, This letter responds to the review comments provided in the Plan Review Report generated on February 9th, 2026, for the above-referenced minor subdivision. Below are our responses (in bold italics) to each item noted in the report, provided as Exhibit A herein. 1. (REF #2) Street/Blvd Tree Requirements Boulevard/Street Frontage Trees are required as described in Sec 38.260.050: One street tree must be planted in the boulevard strip on average every 25-30 feet on center depending on species, per 16.05, of total street frontage rounded to the nearest whole number. When this requirement conflicts with other requirements of this chapter, such as vision triangles, street accesses, or utility protection, the review authority must relax this standard to reach an optimal balance in public interests, provided that spacing does not exceed 50 feet on center, excluding street access points. Please contact Forestry Division Manager Alex Nordquest (P: 406-582-3225; E: Alex.Nordquest@bozemanmt.gov) for further details and species recommendations. Per a conversation on 2/23/26 with City staff, boulevard trees will not be required. This will be reviewed and confirmed by Forestry Division Manager, Alex Nordquest. Refer to the email correspondence labeled as, “20260223 CBCD Landscaping Blvd Tree Clarification” within the project portal. 2. (REF #5) Show Water Main on Plat Along Stoneridge Dr The applicant must show the water main on this plat, as is shown in the proposed conditions maps along Stoneridge Dr. The water main is provided preliminary plat. 3. (REF #6) Clarify Easement vs. ENG Setback Labeling (Proposed Conditions Show Setback) BMC 38.410.100.E(4.a) - The watercourse setback must be depicted on all preliminary plats and plans. Engineering is not aware of any recorded easement for the area labeled “35’ stream easement” on the plat. The proposed conditions maps show this as a setback, not an easement. Please clarify whether this is intended as an easement or a setback. If it is an easement, cite the recorded instrument; otherwise, relabel as a setback. The setback to the Carton Stream/Ditch has been depicted on all preliminary plats and plans. 4. (REF #8) ENG Water and Sewer Service Requirements Utilities (Water / Sewer): Revise the preliminary plat to show all existing buildings and clearly demonstrate how Lots 29A and 29B will be served as separate lots. Indicate water and sanitary sewer services to each lot and include the public water main on Stoneridge Drive. All utility design must comply with City of Bozeman DCS, Chapters 4 & 5. Aleagha Subdivision IMEG # 24004976.00 2nd Deficiency Response Letter Page 2 of 2 The preliminary plat has been updated to show the lots existing buildings and clearly labeled the newly proposed shared property line. Both water and sanitary sewer services are now shown to each lot and the public water main on Stoneridge Drive is shown. 5. (REF #9) Access / Easement The current “Public Access Easement” label appears inconsistent with the intent for private shared access. Please clarify the proposed approach and consider using a more appropriate instrument, such as a Mutual Access Easement, to establish legal shared access and assign maintenance responsibility. Additionally, confirm how the proposed access connects to any existing access or easements to the north to ensure consistency with existing conditions. The labels on the preliminary plat and plans herein now show the shard access as a “20’ Mutual Access Easement”. The existing recorded document, Instrument No. 2208318 (Grant of Easements for Saddle Peak Office Park), already establishes reciprocal easements for ingress, egress, and shared use of the driveways and parking areas across Lots 27, 28, and 29. In addition to the recorded easement, an attorney‑prepared Reciprocal Parking Easement and Shared Maintenance Agreement will be executed and recorded concurrently with the subdivision. This document will formalize Mutual Access Easement, define shared access rights, and assign maintenance responsibilities between the newly created lots. Regarding connectivity to the adjacent northern lot, the proposed access aligns with and continues the existing ingress/egress easements shown in Instrument No. 2208318, which already provides shared access throughout the Saddle Peak parcels, including connections to the north. This ensures consistency with existing conditions and was referred to in the prior incomplete letter, a copy of Instrument No. 2208318 is included herein for ease of reference. MISC IMEG COMMENTS: REF #4 from Engineering and REF #13 from the Water Adequacy Division. Cash-in-lieu of water rights does not apply to this proposal. The standard language in REF #4 from Engineering conflicts with REF #13 from the Water Adequacy Division. To ensure the conditions of approval accurately reflect the available water adequacy credits for each lot, please revise the proposed condition to clarify that cash-in-lieu would only be required for future development that exceeds each lot’s remaining credit. The current language incorrectly implies that the existing development must provide cash-in-lieu before final plat approval. REF #13 states that cash-in-lieu was previously paid for the parent parcel (Stoneridge Phase 2B). Lot 29A carries a credit of 2.00 AF and Lot 29B carries a credit of 1.33 AF. Any future development that exceeds these credits would then require additional compliance with the water-adequacy code. Sincerely, IMEG Prepared By: Tamara Ross Land Use Planner Tamara.R.Ross@imegcorp.com \\files\Active\Projects\2024\24004976.00\Design\Civil\PLANNING\2 PrePlat - PENDING\2nd Deficiency\2nd Deficiency Response Lttr.docx Plan Review - Review Comments Report Project Name: 26005 Stoneridge PP Workflow Started: 1/2/2026 9:51:11 AM Report Generated: 02/09/2026 01:54 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 1 Addressing Jenny Connelley 1/16/26 12:01 PM Comment If approved, the addressing for these buildings won't change. It will change the legal descriptions, however. So I would appreciate knowing when this records at the Clerk and Recorder's office, and what the recorded number is. I would also expect to see amended condo declarations removing 1039 Stoneridge Dr. Conditioned 2 1 Forestry Division Alex Nordquest 1/26/26 3:05 PM Changemark Street/Blvd Tree Requirements Boulevard/Street Frontage Trees are required as described in Sec 38.260.050: One street tree must be planted in the boulevard strip on average every 25- 30 feet on center depending on species, per 16.05, of total street frontage rounded to the nearest whole number. When this requirement conflicts with other requirements of this chapter, such as vision triangles, street accesses, or utility protection, the review authority must relax this standard to reach an optimal balance in public interests, provided that spacing does not exceed 50 feet on center, excluding street access points. Please contact Forestry Division Manager Alex Nordquest (P: 406-582-3225; E: Alex.Nordquest@bozemanmt.gov) for further details and species recommendations. 6 - Proposed Conditions Sh 1 with Landscaping 20251231.pdf Unresolved 3 1 Parks Department Ross Knapper 1/29/26 8:56 AM Comment Commercial properties. No residential. Info Only 4 1 Engineering Alicia Paz-Solis 1/30/26 3:28 PM Comment Final Plat—BMC 38.220.070.8—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. Conditioned REVIEW COMMENTS Created in ProjectDox version 9.4.9.931 Plan Review - Review Comments Report Project Name: 26005 Stoneridge PP Workflow Started: 1/2/2026 9:51:11 AM Report Generated: 02/09/2026 01:54 PM 1.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. 1.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. 1.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. 1.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. 1.List all associated recorded documents and recorded document numbers. 1.Include a tabulation of parkland credit for the entire subdivision and attributed to each lot. 1.Include a tabulation of open space. 1.List easements, including easements for agricultural water user facilities. In addition, the applicant must add a note to the conditions of approval Created in ProjectDox version 9.4.9.931 Plan Review - Review Comments Report Project Name: 26005 Stoneridge PP Workflow Started: 1/2/2026 9:51:11 AM Report Generated: 02/09/2026 01:54 PM 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 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. 5 1 Engineering Alicia Paz-Solis 1/30/26 4:11 PM Changemark ENG Show Water Main on Plat Along Stoneridge Dr The applicant must show the water main on this plat, as it is shown in the proposed conditions maps along Stoneridge Dr. 6-9,11,12 - Preliminary Plat_Full Size 20251231.pdf Unresolved Created in ProjectDox version 9.4.9.931 Plan Review - Review Comments Report Project Name: 26005 Stoneridge PP Workflow Started: 1/2/2026 9:51:11 AM Report Generated: 02/09/2026 01:54 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 6 1 Engineering Alicia Paz-Solis 1/30/26 4:19 PM Changemark Clarify Easement vs. ENG Setback Labeling (Proposed Conditions Show Setback) BMC 38.410.100.E(4.a) - The watercourse setback must be depicted on all preliminary plats and plans. Engineering is not aware of any recorded easement for the area labeled “35’ stream easement” on the plat. The proposed conditions maps show this as a setback, not an easement. Please clarify whether this is intended as an easement or a setback. If it is an easement, cite the recorded instrument; otherwise, relabel as a setback. 6-9,11,12 - Preliminary Plat_Full Size 20251231.pdf Unresolved 7 1 Engineering Alicia Paz-Solis 1/30/26 4:38 PM Comment This is reviewed as a NO-CONSTRUCTION subdivision action (legal lot split). Any future building/parking/utility/stormwater changes will be reviewed under the applicable development review process and current standards at that time. All future improvements must meet the City of Bozeman Design and Construction Standards (DCS) and City of Bozeman Modifications to Montana Public Works Standard Specifications, Seventh Edition. Info Only 8 1 Engineering Alicia Paz-Solis 1/30/26 4:44 PM Changemark ENG Water and Sewer Service Requirements Utilities (Water / Sewer): Revise the preliminary plat to show all existing buildings and clearly demonstrate how Lots 29A and 29B will be served as separate lots. Indicate water and sanitary sewer services to each lot and include the public water main on Stoneridge Drive. All utility design must comply with City of Bozeman DCS, Chapters 4 & 5. 6-9,11,12 - Preliminary Plat_Full Size 20251231.pdf Unresolved 9 1 Engineering Alicia Paz-Solis 1/30/26 4:56 PM Changemark Access / Easement The current “Public Access Easement” label appears inconsistent with the intent for private shared access. Please clarify the proposed approach and consider using a more appropriate instrument, such as a Mutual Access Easement, to establish legal shared access and assign maintenance responsibility. Additionally, confirm how the proposed access connects to any existing access or easements to the north to ensure consistency with existing conditions. 6-9,11,12 - Preliminary Plat_Full Size 20251231.pdf Unresolved 10 1 Engineering Alicia Paz-Solis 1/30/26 5:01 PM Comment Condition of Approval Prior to final plat approval, applicant shall assign stormwater maintenance responsibilities for Lot 29A and Lot 29B in recorded HOA/POA CC&Rs, including provisions to adjust responsibilities after the lots are separated to ensure continued drainage performance. Conditioned Created in ProjectDox version 9.4.9.931 Plan Review - Review Comments Report Project Name: 26005 Stoneridge PP Workflow Started: 1/2/2026 9:51:11 AM Report Generated: 02/09/2026 01:54 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 11 1 Engineering Alicia Paz-Solis 1/30/26 5:03 PM Comment Code Provision (Final Plat): BMC 38.410.100.E(4.a) - A note identifying presence of watercourse and setbacks must be provided on final plats and plans and include notice that setback standards are subject to change prior to future development within the subdivision. Info Only 12 1 Engineering Alicia Paz-Solis 1/30/26 10:58 PM Comment Future Stormwater Compliance (DCS 6.1.3) – For any future redevelopment, stormwater will be evaluated under current City standards. Per DCS Section 6.1.3, the regulatory threshold applies to the total area proposed for reconstruction. If 5,000 square feet or more of developed area is reconstructed, or if a new connection to the City’s storm system is installed, full stormwater compliance may be required at that time (please review DCS, Chapter 6 - Storm Drainage Design). Info Only 13 1 Water Adequacy Division Griffin Nielson 2/2/26 2:06 PM Comment BMC 38.410.130. Water Adequacy: A payment of cash-in-lieu of water rights was made for the parent lot during the subdivision (Stoneridge Phase 2B). Based on the area of the lots, Lot 29A has a credit of 2.00 acre-feet (AF), and Lot 29B has a credit of 1.33 AF. If the lots develop further and exceed their available water adequacy credit, further compliance with the water adequacy code will be required. Info Only 14 1 Planning Zachary Moon 2/9/26 8:07 AM Comment Planning has no further unresolved comments. This comment ensures that planning staff will receive this application for all future review cycles as other departments work through corrections. No action is needed from the applicant on this comment. Unresolved Created in ProjectDox version 9.4.9.931