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HomeMy WebLinkAbout003 - Appendix B - Pre-App Comment Responses Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 REVIEW COMMENTS REF # CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 CD Technician Sam Sagstetter 8/28/25 2:48 PM Checklist Item I see there is a ditch present on this site. Please fill out the new ditch checklist item linked here: https://www.bozeman.net/home/showpublisheddocument/15320/638890463711470000 Responded by: Tyler Steinway - 8/29/25 3:04 PM The ditch checklist has been uploaded as File 044. Addtionally, please see the ag water user memo included as Appendix K. This report was reviewed and approved with the previous submittal. Resolved 2 CD Technician Sam Sagstetter 8/28/25 2:48 PM Checklist Item I see the waiver for the right to protest, but I do not see a list of specific waivers as outlined in PA checklist item number 12. Am I missing something? Responded by: Tyler Steinway - 9/3/25 2:16 PM Thanks Sam! I reuploaded the narrative. on page 12 is the list of waivers ---------------------------------------------------------- Reviewer Response: Sam Sagstetter - 9/3/25 11:34 AM Thank you, Tyler. Unless it is included and I am missing it, can you please add this to the narrative? Thank you. ---------------------------------------------------------- Responded by: Tyler Steinway - 8/29/25 3:06 PM Sorry, that is confusing, we are requesting waivers from Wildlife, and agriculture. Resolved 3 1 Addressing Jenny Connelley 9/12/25 10:23 AM Comment Addresses have been assigned to Lot R1A per a prior site plan. These would need to be recalculated/reconfigured when new site plans are proposed and approved. Understood. Thank you. Info Only 4 1 Engineering Mikaela Schultz 10/8/25 1:53 PM Comment Subdivision Pre-Application Plan Checklist - Sketch Map - Include the names of adjoining subdivisions and numbers of adjoining certificates of survey. Understood. This information is provided on the Preliminary Plat sheets. Info Only 5 1 Engineering Mikaela Schultz 10/8/25 1:55 PM Comment Subdivision Pre-Application Plan Checklist - Topographic features -BMC 38.610.- Wetland Regulations The applicant is advised that an updated wetland delineation must be provided with the preliminary plat application meeting the new regulation standard published in the Citys updated wetland regulations, published October 25, 2025. The checklist provided with this application is with reference to the outdated code of regulations and will not be adequate for use for the purposes of the review of the preliminary plat application. Understood. This information is provided on the Preliminary Plat sheets. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 6 1 Engineering Mikaela Schultz 10/8/25 1:58 PM Comment Subdivision Pre-Application Plan Checklist - Topographic features Streambed, streambank and/or wetlands permits- Copies of any applicable permits listed in BMC section 38.220.020 must be submitted with the preliminary plat application. Understood. This information is provided on the Preliminary Plat sheets. Info Only 7 1 Engineering Mikaela Schultz 10/8/25 2:02 PM Comment Subdivision Pre-Application Plan Checklist - Utilities - Provide with the preliminary plat application, the size and depth of the proposed utilities as well as the location of fire hydrants, electric lines etc. No lighting or electrical data, or data concerning the sewer demands and implications on the Norton Ranch lift station capacity has been provided with this submittal. Understood. This information is provided on the Preliminary Plat sheets. Info Only 8 1 Engineering Mikaela Schultz 10/8/25 2:04 PM Comment Subdivision Pre-Application Plan Checklist - Subdivision Layout, Easements - BMC 38.410.060. Easements- Provide with the preliminary plat application, public access easements for sidewalks and trails shown on the plat that provide overall site circulation and/or connection to parks. Understood. This information is provided on the Preliminary Plat sheets. Info Only 9 1 Engineering Mikaela Schultz 10/8/25 2:04 PM Comment Subdivision Pre-Application Plan Checklist - Development Plan - DSSP Table 7.1.1 - Minimum Design Standards for City Streets - The conceptual future phases of the Master Plan (phases 3,4) appear to show nonstandard local street design and water main alignment. These design standard deviations must be requested formally in a letter certified by a professional engineer written to the City Engineer, with subsequent applications. Further study may be warranted to ensure non-standard street and utility characteristics (centerline radius, design speed, stopping sight distance, etc.) can perform adequately to the standards necessary to perform general street maintenance, ensure vehicular and pedestrian safety, and adequately facilitate the support of emergency services. This condition will be evaluated and adjusted with future applicants. Info Only 10 1 Engineering Mikaela Schultz 10/8/25 3:44 PM Comment Subdivision Pre-Application Plan Checklist - Variances - The applicant has requested a variance for the 50' radius proposed for the Donner Drive entryway, the radius length is established in the City design standards and therefore must be requested as a deviation from those standards. Please submit this design standard deviation formally, in a letter certified by a professional engineer written to the City Engineer, with subsequent applications. Please see Appendix X for more information about the requested deviations from the design standards. Info Only 11 1 Planning Zachary Moon 10/9/25 9:55 AM Comment BMC Section 38.220.040.A.9. In a formal subdivision application, please clarify the timing of improvements. It is unclear from the submitted materials the intended timing as there are sheets showing development of the restricted lots, and discussion in the narrative regarding coming in for final plat for each phase. Timing is particularly critical in that this application will modify a subdivision previously approved by the City Commission. Previous approval was contingent upon the proposed design and this redesign will require new findings. However, if certain portions Please see the attached phasing plan included as Appendix D. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 of the original approval are not to be affected by the proposed changes, then these elements of the original approval may not be affected. 13 1 Planning Zachary Moon 10/9/25 9:58 AM Comment The City cannot provide comment on pending citizen initiatives. Once Bozeman voters have made a decision at the ballot, the city can provide comments on the elements of this application applicable to the WARD Initiative. Understood. This appears to be a moot point. Info Only 14 1 Planning Zachary Moon 10/9/25 12:03 PM Comment The City recently updated regulations related to wetlands which are to go into effect on October 25, 2025. This proposal will likely achieve adequacy under the new wetlands code and City Staff recommends expecting to design the subdivision in conformance with the new wetland ordinance. Understood. Please see Appendix I-J for the new Wetland report and ditch checklist items. Info Only 15 1 Planning Zachary Moon 10/9/25 1:24 PM Comment Please be aware that reopening the subdivision and subsequently the variances will require further approval of these elements. The adopted Montana Land Use and Planning Act passed by the legislature amended the criteria for variance requests. Please review new criteria in State Law (MCA 76-25-502). The variance request must comply with all standards or be shown to not apply to achieve a final decision of approval. Understood. Please see appendix X for more information on the requested variances. Info Only 16 1 Planning Zachary Moon 10/9/25 3:19 PM Comment Given the lack of agricultural adjacency, Planning is in support of a waiver to agriculture submittal requirements (please note this is not a waiver to agricultural water users information). Thank you. Info Only 17 1 Planning Zachary Moon 10/9/25 3:20 PM Comment Given extensive wetlands on the subject property and the impact that development in close proximity may impact aquatic wildlife, Planning does not support a waiver to Wildlife information required. Please submit all Wildlife information required by Bozeman Municipal Code. Please see Appendix I-J for the new Wetland report and ditch checklist items. Info Only 18 1 Planning Zachary Moon 10/9/25 3:25 PM Comment The will serve letter provided by non-municipal utilities is from 2022, and grants service assuming no major layout changes. This proposal alters the layout by adding a significant number of lots. Please provide a new will serve letter with any formal submittal. BMC Section 38.220.060.A.12. These letters have been updated. Please see Appendix W. Info Only 19 1 Planning Zachary Moon 10/9/25 3:30 PM Comment Please provide updated information regarding water rights for the proposal. The existing correspondence is dated 2022 and significant changes to the exempt well process have occurred. BMC 38.220.060.A.9.a. Understood Please see Appendix R Info Only 20 1 Planning Zachary Moon 10/9/25 3:34 PM Comment Please submit current groundwater monitoring for any formal submittal. The submitted documentation shows data from 2022. BMC Section 38.220.060.A.3. This is included as Appendix O. Info Only 23 1 Planning Zachary Moon 10/9/25 3:47 PM Comment Please be aware that the City of Bozeman is currently updating its Unified Development Code. Many planning staff comments outlined in this Subdivision Pre-Application may be altered by the forthcoming text amendment. There is no guaranteed date where the Thank you, the applicant would like this project to be reviewed under the recently adopted UDC. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 UDC may be adopted and in full effect by, but it is likely that any formal application would achieve adequacy under the new regulations and will need to comply with the new standards therein. Planning staff highly recommends reading through the draft development code and considering the alterations which may be needed in order to achieve a site design which complies with all applicable criteria. The Draft UDC can be found at this link: Draft UDC And the UDC update project can be followed at this website: UDC Engage Bozeman 25 1 Planning Zachary Moon 10/10/25 12:09 PM Comment BMC Table 38.320.030.C. It is a little unclear the exact residential density proposed. From the parkland table it appears that it is somewhere around 15du/acre. Per the existing zoning, the minimum density required in the R-4 zone is 8du/acre. Please be aware that required minimum residential densities for the proposed R-C and R-D zone are 24du/acre and that this proposal would not comply with minimum density of the proposed zoning districts. A Zoning Map Amendment may be required to achieve the desired density. Please refer to the parkland tracking table for the density estimates. Phase 1 and 2 have a net density of 15 DU/AC. Future phases are estimated to have a density of 10 DU/AC but will be confirmed through the future subdivision applications. The Minimum densities in R-C were also lowered through the UDC process. Info Only 26 1 Transportation Candace Mastel 10/10/25 12:22 PM Changemark Transpo Shared Use Path Connectivity Ensure connection of shared use path to west along Vaughn Drive and into park to the NE. This is part of the Raptor Route in the PRAT Plan. 002 - Pre-App Page 1.pdf It is our understanding through conversations with the parks department that this trail is being relocated further north and this crossing is no longer desired. As a result it has been removed from the plans. Info Only 27 1 Engineering Mikaela Schultz 10/10/25 2:21 PM Comment Subdivision Pre-Application Plan Checklist - Variances - The applicant has requested a variance for the watercourse setback to allow Donner Drive encroachment. A variance cannot be reviewed at this time with the given information. The applicant is advised that the City wetland code has undergone an update since the West Park application was processed. With the Laurel Meadows Pre application and preliminary plat review, the applicant must review the city's wetland review checklist and provide information to the city as required therein prior to further review. Thank you, I believe this condition has been revised. Donnor Drive no longer touches the watercourse setbacks. Info Only 28 1 Engineering Mikaela Schultz 10/10/25 2:28 PM Comment Subdivision Pre-Application Plan Checklist - Waivers - The applicant has requested waivers from pre application submittals for BMC 38.220.030.12 - Wildlife . The applicant is advised that the City wetland code has undergone an update since the West Park application was processed. With the Laurel Meadows Pre application and preliminary plat review, the applicant must review the city's wetland code. BMC 38.610.- Wetland Regulations and provide updated wetland information for staff to determine support or denial of the waiver for wildlife submittals. The checklist provided with this application is with reference to the outdated code of regulations and will not be adequate for use for the purposes of the review of the preliminary plat application Please see Appendix T for more information on the wildlife report. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 29 1 Engineering Mikaela Schultz 10/10/25 2:37 PM Comment Subdivision Pre-Application Plan Checklist - Waivers - The applicant has requested waivers from pre application submittals for BMC 38.220.030.15 - Agricultural Water User Facilities. With the Laurel Meadows Pre application and preliminary plat review, the applicant has provided the city's 2025 Ditch Noticing checklist. The checklist submitted does not acknowledge that the development is within the place of use of any water rights owned by the Farmers Canal Company. The applicant is advised that the Baxter Creek drainage is part of the Farmers Canal Company conveyance and notice per the ditch noticing checklist section III.B.6 must be provided with the preliminary plat application. The engineering division is not in support of a waiver for the Agricultural Water User Facilities. Please see Appendix I-J for all information relating to wetlands, ditches and agricultural water user facilities. Info Only 30 1 Engineering Mikaela Schultz 10/10/25 2:47 PM Comment BMC 38.410.130/38.220.060.A.9.a. - Water Rights and Water Adequacy. In the submitted relaxation request (Appendix A.9) the applicant has requested the ability to utilize Cash- in-lieu of Water Rights (CILWR) as outlined in section 38.410.130.D.3. Prior to the preliminary plat application being deemed adequate for review, the applicant must describe how it intends to satisfy water adequacy requirements in BMC 38.410.130 and meet requirements of BMC 38.220.060.A.9.a. The information provided should be compiled into a preliminary water adequacy compliance report containing the following: a)A description of water rights associated with the property or otherwise available to the applicant, and a description of whether each respective water right is appurtenant to the property or has been severed from the land title. b)A description of the proposed lots for which a payment of cash in lieu of water rights will be provided and the proposed lots for which deferred compliance of BMC 38.410.130 will be sought. c)A description of the proposed lots for which non-potable irrigation systems will be provided; the anticipated irrigation water demand of each lot; and the water source proposed to supply the non-potable irrigation systems. i)If exempt wells are proposed for irrigation supply, then the applicant must obtain DNRC approval of Form No. 602I Notice of Intent to Appropriate Groundwater prior to adequacy. ii)If exempt wells authorized by DNRC under an approved notice of intent to appropriate groundwater are inadequate to meet the anticipated irrigation demands and existing irrigation water rights are associated with the property or otherwise available to the applicant , then the applicant must: (1)Evaluate the legal elements of the water rights to determine if a DNRC change authorization is required to use the rights as proposed. (2)Confirm that the flowrate and volume of the water rights are adequate to meet the anticipated irrigation water demands. (3)Confirm that existing water conveyance facilities can deliver the water rights from their point of diversion to the proposed place of use. If existing conveyance facilities are inadequate, then provide a description of improvements needed to deliver the water rights to the proposed place of use. d)Provide a copy of the following documents as attachments to the report: i)DNRC-approved notice of intent to appropriate groundwater. ii)Abstracts of water rights associated with the property or otherwise available to the applicant. iii)Copies of any share certificates from a canal company, ditch company, or water users association that are held by the applicant. iv)The annexation agreement for the property. v)Any existing water adequacy This property does not have any water rights that we are aware of and also does not qualify for an exempt well. the applicant would like to connect to city water for the irrigation of parks and open space. Please see the water rights report included as Appendix R Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 agreements pertinent to the property or development. 31 1 Engineering Mikaela Schultz 10/10/25 3:22 PM Comment Subdivision Pre-Application Checklist - Variances - The applicant has provided in Appendix O.1 - (4) Formal requests for variance from BMC 38.400.010.A.1,2 and B. relation to undeveloped areas and relation to developed areas. This variance request was reviewed and approved with the previous West Park Application. The applicant is advised that the City wetland code has undergone an update since the Norton Ranch/West Park applications were processed. With the Laurel Meadows preliminary plat submittal a variance request may be necessary given the updates to the BMC. the applicant must review and meet the city's wetland and watercourse code. Included in this application is a Subdivision Variance request for this. Info Only 32 1 Engineering Mikaela Schultz 10/10/25 4:43 PM Comment BMC 38.220.060.A.11 - Traffic Generation - The applicant has submitted a Traffic Impact Study (TIS) and TIS memo with this application which references previous subdivision application set (West Park 2022). The City transportation engineer requests that the TIS and TIS memo be updated to reflect the proposed uses and volumes of the current development application (Laurel Meadows 2025) with subsequent application submittals. Please see Appendix G for more information on the updated TIS. Info Only 33 1 Water Conservation Division Eric Neustrup 10/14/25 8:17 AM Comment On June 15th, 2024, Ordinance 2155 and Resolution 5586 were adopted by the Bozeman City Commission as well as the associated City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Projects not deemed "adequate” by June 15, 2024 are now subject to these new code requirements. To familiarize yourself with these requirements please visit https://www.bozeman.net/departments/utilities/water-conservation/new-development- standards-3620. Understood this information is included in the Landscape plan set. Info Only 34 1 Engineering Mikaela Schultz 10/20/25 4:42 PM Library Comment The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard record Form. Please find the project specific, City standard SID waiver template uploaded to the City Documents file. A wavier of SID was recorded with the original Norton Ranch Neighborhood. Attached is documentation of that waiver. Info Only 35 1 Parks Department Ross Knapper 10/21/25 11:41 AM Changemark Parks Please clarify if you will be using Sec. 38.420.020.A and will dedicate all required parkland dedication for the max 12 du/acre OR will you be using Sec. 38.020.B. to determine minimum base parkland dedication requirements at time of preliminary plat, with subsequent site plan applications subject to Sec. 38.420.020.B.2.b.? Please amend park table to include only the option you will be using for preliminary plat application. 001 - Laurel Meadows Narrative.pdf The applicant intends to dedicate the max (12 DU/AC) parkland for the developable areas, including both restricted lots. The parkland tracking table is broken down into phase 1&2, future phases and then the full project build out. Info Only 36 1 Parks Department Ross Knapper 10/21/25 11:41 AM Changemark Parks The park master plan must include and account for future development phases if you 001 - Laurel Meadows Narrative.pdf Understood this is included in the Parks Master Plan. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 wish to include them in the parkland dedication requirements at this time. 37 1 Parks Department Ross Knapper 10/21/25 11:42 AM Changemark Parks Please confirm this value. I calculate total excluded area as 24.29 acres (17.72 ROW + 6.57 park & OS) 001 - Laurel Meadows Narrative.pdf These numbers have been adjusted. Thank you. Info Only 38 1 Parks Department Ross Knapper 10/21/25 11:42 AM Changemark Parks Please confirm these values. They do not match the values above and I calculate a different total excluded and net land area. 001 - Laurel Meadows Narrative.pdf These numbers have been adjusted. Thank you. Info Only 39 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks The current open water pond area / gravel pit is classified as a freshwater pond under the USGS National Wetlands Inventory. Additional information on proposal to fill the gravel pit and construct a wetland will be required for PDZ and park master plan review, including demonstrating compliance with all applicable local, state, and federal permitting requirements. A wetland delineation and report, as well as a functional assessment and wetland restoration/construction plan will be required for PDX and park master plan review. 002 - Pre-App Page 1.pdf Please see the wetland delineation report for more information Info Only 40 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks Sec. 38.420.020.E.1. - Please confirm and label the amount of qualified parkland being proposed. The surface area of the freshwater pond/wetland and required watercourse setback of the freshwater pond/wetland must be shown on the site plan and excluded from the total qualifying parkland dedication. 002 - Pre-App Page 1.pdf The total qualifying parkland is 2.07 AC. This area does not include any of the wetland/watercourse setbacks or any of the areas around the new constructed wetland. The total parkland (qualifying and non- qualifying) is 10.79 AC. Info Only 41 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks Sec. 38.420.020.E.1. - Please confirm and label the amount of qualified parkland being proposed. The surface area of Baxter creek and required watercourse setback must be excluded from the total qualifying parkland dedication. 002 - Pre-App Page 1.pdf The total qualifying parkland is 2.07 AC. This area does not include any of the wetland/watercourse setbacks or any of the areas around the new constructed wetland. The total parkland (qualifying and non- qualifying) is 10.79 AC. Info Only 42 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks Right-of-way sections that front along public parkland must be designed to provide a minimum 8 foot wide boulevard strip, unless physical or other constraints prevent design of an 8 foot boulevard. If an 8 foot boulevard strip is not feasible, please consult with Parks Development Staff prior to resubmittal. 002 - Pre-App Page 1.pdf Understood. This section of roadway is in a future phase and will be taken into account with the design. From a high level, there appears to be a few locations where there might be a conflict with the watercourse setback and design adjustments will be necessary. Again, those conditions will be evaluated in further detail with the future design. Info Only Plan Review - Review Comments Report Project Name: 25495 Laurel Meadow PA Workflow Started: 8/15/2025 4:38:03 PM Report Generated: 12/18/2025 04:06 PM Created in ProjectDox version 9.4.9.931 43 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks Right-of-way sections that front along public parkland must be designed to provide a minimum 8 foot wide boulevard strip, unless physical or other constraints prevent design of an 8 foot boulevard. If an 8 foot boulevard strip is not feasible, please consult with Parks Development Staff prior to resubmittal. 002 - Pre-App Page 1.pdf Understood. This section of roadway is in a future phase and will be taken into account with the design. From a high level, there appears to be a few locations where there might be a conflict with the watercourse setback and design adjustments will be necessary. Again, those conditions will be evaluated in further detail with the future design. Info Only 44 1 Parks Department Ross Knapper 10/21/25 11:46 AM Changemark Parks Please provide a separate diagram that shows how the proposed trail system connects to existing adjacent trails or the neighboring active transportation network. 002 - Pre-App Page 1.pdf This is included in the Parks Master Plan Info Only 45 1 Parks Department Ross Knapper 10/21/25 11:47 AM Comment Final park amenity types and features to be confirmed at time of review and approval of final construction drawings. Understood Info Only 46 1 Engineering Mikaela Schultz 10/24/25 2:41 PM Comment BMC 38.600.150 Flood Hazard Evaluation The provided flood hazard evaluation needs to meet the conditions outlined in BMC 38.600.150 sections 1-6 with the preliminary plat submittal. The applicant must provide any supporting information used in the discharge determination as an appendix to the report. The narrative analysis must include full consideration of the existing and proposed conditions and demonstrate if there are any impacts to the floodplain. The exhibits and additional information must be updated to reflect these considerations. Currently, possible impacts to the floodplain are unclear. This report is included as Appendix I. Info Only 47 1 Parks Department Ross Knapper 11/10/25 9:38 AM Comment Proposed wetland mitigation work in the parkland will be subject to City of Bozeman Wetland Regulations with review completed the City of Bozeman Engineering Department. Proposed wetland mitigation plan and park master plan approval conditioned on receiving all necessary and required wetland permitting approvals. understood Info Only 48 1 Parks Department Ross Knapper 11/10/25 9:43 AM Comment Applicant agrees that any costs associated with the proposed wetland mitigation work within proposed parkland are in addition to the required base improvement costs for parkland development. Applicant acknowledges that proposed wetland mitigation work is not required by the park master plan and that Applicant will bear all associated costs with the wetland mitigation plan and that cash-in-lieu of parkland dedication funds cannot be used for proposed wetland mitigation work. Understood. Info Only