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Home My WebLink AboutA3. REV Prelim Plat KaiserPage 1 of 13 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Public Hearing Date: City Commission is on June 15, 2015. Project Description: A Preliminary Plat Application to subdivide an existing parcel consisting of 0.27 acres with two existing homes into two single household residential lots. Project Location: Lot 9, Tract 2, Beall’s First Addition, located in the NW ¼ of Sec. 7, T2S, R6E, P.M.M, City of Bozeman, Gallatin County, Montana. The subject property is located on the southeast corner of North Montana Avenue and East Peach Street and addressed. Recommendation: Approval with conditions Recommended Motion(s): Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application P15015 and move to approve the Kaiser minor subdivision with conditions and subject to all applicable code provisions. Report Date: Wednesday, June 10, 2015 Staff Contacts: Tom Rogers, Senior Planner Bob Murray, Project Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues. Project Summary The property owner/applicant Roy and Debbie Kaiser, 1704 Rainbow Rd., Bozeman, MT 59715 represented by TD&H, 234 E. Babcock, Suite 3, Bozeman, Montana 59715 have submitted an application to subdivide approximately 0.277 acres into two (2) single household residential lots. No parkland, road right of way or open space is required by the subdivision. Net residential density is 7.22 dwelling unit per acre. No change in the use or intensity is being proposed with this subdivision. Two residential structures are on the subject property. The subject property was originally platted as Bealls First Addition to the City of Bozeman in 1889. Subsequently amended plats were filed with the Clerk and Recorder’s Office further subdividing the original tracts of record. These subdivisions were prior to the enactment of the Montana Subdivision and Platting Act in 1973. Alternatives 1. Approve the application with the recommended conditions; 396 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 2 of 13 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 1 SECTION 1 - MAP SERIES .................................................................................................... 3 SECTION 2 – REQUESTED VARIANCES AND DEVIATIONS......................................... 7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS .................. 7 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 7 SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 8 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................... 8 Primary Subdivision Review Criteria, Section 76-3-608 ................................................... 9 Preliminary Plat Supplements ........................................................................................... 10 APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 11 APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 12 APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 12 APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 12 APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ........................... 13 FISCAL EFFECTS ................................................................................................................. 13 ATTACHMENTS ................................................................................................................... 13 397 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 3 of 13 SECTION 1 - MAP SERIES 398 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 4 of 13 399 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 5 of 13 400 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 6 of 13 401 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 7 of 13 SECTION 2 – REQUESTED VARIANCES AND DEVIATIONS No variances have been requested. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the subdivision. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 3. The plat shall conform to the Uniform Standards for Certificates of Survey and Subdivision Plats under the Administrative Rules of Montana (ARM 24.183.1104). Existing property lines should be different than those of new property lines and labeled. 4. The plat notes on the face of the plat need to be removed, except those under ARM 24.183.1107(2)(f). An additional page containing notes may be added as a second or supplemental Conditions of Approval page behind the first page. 5. The describe carport reference shall be removed from the face of the final plat. 6. The lot numbering shall reflect the current lot numbering. Proposed Lot 1 shall be Lot 9A and proposed Lot 2 should be Lot 9B. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS A) Sec. 38.23.060 requires that all public or private easements shall be described, dimensioned and shown on the plat. • The eight-foot (8’) easement along Peach Street shall be shown and depicted along the front yard (along Montana Avenue) of the proposed Lot 9A. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Project Name: Kaiser Minor Subdivision Preliminary Plat File: P15015 402 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 8 of 13 Development Review Committee The Development Review Committee (DRC) reviewed the preliminary plat application on May 6 and May 13, 2015; and as a result, found that the application, with conditions, is in general compliance with the adopted growth policy, the Montana Subdivision and Platting Act and the Unified Development Code. On May 13, 2015 the DRC recommended conditional approval of the preliminary plat application. City Commission The City Commission public hearing is scheduled for June 15, 2015 to consider the preliminary plat and make a final decision. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. This analysis is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.03.040, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The subject property has been surveyed and platted in conformance with the Montana Subdivision and Platting Act and prepared as a preliminary plat in accordance with the state statute and the Bozeman Municipal Code. Prior to filing of any plat(s) for this subdivision, the plat(s) must comply with the survey requirements in Part 4 of the Montana Subdivision and Platting Act and will be filed in the Gallatin County Clerk & Recorder's Office upon review and approval by City staff. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat shall comply with the standards identified and referenced in Chapter 38, BMC, Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The hearings before the City Commission have been properly noticed, as required by the Bozeman UDC. Based on the recommendation of the DRC and other applicable review agencies, as well as any public testimony received on the matter, the City Commission will make the final decision on the applicant’s request. 403 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 9 of 13 The subdivision is being reviewed as a minor subdivision per the Unified Development Code (UDC) 38.03.040.A.5.a.(1) first minor subdivision created from a tract of record (since July 1, 1973). The city commission shall approve, conditionally approve or deny the subdivision application of a minor subdivision within 35 working days of the determination that the application is adequate for review, unless there is a written extension from the developer, not to exceed one year; or in this case by July 2, 2015. 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review of the DRC and the Department of Community Development, all applicable regulations appear to be met when all proposed conditions and code requirements are met. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities As required by Section 38.23.060.A, BMC all easements, existing and proposed, shall be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel The proposed lots meet the minimum lot width and frontage requirements. In addition, Lot 9B will gain access from the alleyway, whereas Lot 9A will gain access from Montana Avenue. A change to street access and easement locations would be a material change to the subdivision and require additional review before final plat approval could be granted. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is and has been in residential use. The subject property is designated as “Residential” according to the City of Bozeman Community Plan. The subject property is zoned for residential development and is within the city’s core. Therefore, this subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities There are no agricultural water user facilities on site. The subject property is designated as “Residential” according to the City of Bozeman Community Plan. The subject property is zoned for residential development and is within the city’s core. Therefore, this subdivision will not have adverse effects on agricultural water facilities. 3) The effect on Local services Water/Sewer – No additional development is being created with this subdivision. The minor subdivision will not have any adverse impacts to existing water and sewer capacities as the current residences are connected to existing water and sewer services. Streets – Access to the lots is from Peach Street, Montana Avenue and an alleyway, all of which already exist to the lots. No change to access is proposed. 404 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 10 of 13 Police/Fire – The property is located within the City’s Police and Fire emergency response area. The subdivider must obtain addresses for the new lots from the Engineering Department prior to filing the final plat to facilitate emergency response to the site. Stormwater – The existing, two single-household residences will not adversely impact the existing stormwater system as the building footprint has not changed. Parklands –The subdivision is a minor subdivision and therefore exempt from parkland dedication requirements. 4) The effect on the Natural environment The minor subdivision will have no adverse impacts to the natural environment as the lots have been used for residential purposes within the city’s core since at least 1995, from the earliest available aerial imagery. 5) The effect on Wildlife and wildlife habitat The minor subdivision will have no adverse impacts to wildlife or wildlife habitat as the original parcel was located within a platted and improved subdivision. 6) The effect on Public health and safety The minor subdivision will have no adverse impacts to public health and safety as lots are connected to city water and sewer services and are within the City’s Police and Fire emergency response area. Preliminary Plat Supplements The DRC granted waivers to the following items during the pre-application process: 38.41.060.A.1 Surface Water Waiver granted - No surface water exists on the site. 38.41.060.A.2 Floodplains Waiver granted. The development is located outside of the floodplain as determined during the original subdivision review. 38.41.060.A.3 Groundwater Waiver granted. Residences already exist on site since at least 1995. 38.41.060.A.4 Geology, Soils and Slopes Waiver granted. Residences already exist on site at least 1995. 38.41.060.A.5 Vegetation Supplemental information waived by the DRC. No significant or critical vegetation exists on the subject property Waiver granted. All undeveloped area is covered by grass or other vegetative ground cover. 38.41.060.A.6 Wildlife Waiver granted. 38.41.060.A.7 Historical Features Waiver granted. 405 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 11 of 13 38.41.060.A.8 Agriculture Supplemental information waived by the DRC. This is a developing area and this property is not used for agriculture. 38.41.060.A.9 Agricultural Water User Facilities Waiver granted. No agricultural water features exist on the site. 38.41.060.A.10 Water and Sewer Waiver not granted. Applicant submitted required material. 38.41.060.A.11 Stormwater Management Waiver granted. No changes to existing development proposed. 38.41.060.A.12 Streets, Roads and Alleys Waiver granted. The subdivision has access from Montana Avenue to the west and from an alley to the east; and Peach Street to the north. 38.41.060.A.13 Utilities All private utilities servicing the subdivision have been installed. Through the review process the sewer line was located and is shown on the face of the plat for future reference. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. The final plat shall provide public utility easements along all front, side and rear lot lines as required by Section 38.23.050, BMC 38.41.060.A.14 Educational Facilities Waiver granted. The minor subdivision does not generate additional residences. 38.41.060.A.15 Land Use Waiver granted. The subdivision complies with land uses for the Bozeman Community Plan. 38.41.060.A.16 Parks and Recreation Facilities Waiver granted. A minor subdivision is exempt from parkland dedication. 38.41.060.A.17 Neighborhood Center Plan Waiver granted. The project does require a neighborhood center. 38.41.060.A.18 Lighting Plan Waiver granted. Lights already exist within the original subdivision. 38.41.060.A.19 Affordable Housing Waiver granted. The affordable housing ordinance is not applicable. APPENDIX A –ADVISORY CODE CITATIONS The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. It is the duty of the applicant to submit plans and other materials which conform to all standards. Submittal of inaccurate or incomplete materials may delay review of the application or prohibit its approval. 406 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 12 of 13 APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-2 (Residential Two-Household Medium Density District). The intent of the R-2 district is to provide for one and two-household residential development at urban densities within the city in areas that present few or no development constraints, and for community facilities to serve such development while respecting the residential quality and nature of the area. Adopted Growth Policy Designation: The property is designated as “Residential” in the Bozeman Community Plan. The Plan indicates that “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints such as watercourses and steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description: Minor subdivision to create two lots existing residential homes from a tract of record. An exhaustive review indicated this is a first minor subdivision from a tract of record. As noted earlier, two residential structures are located on the property. No change in the use or intensity is being proposed with this subdivision. Project Background The subject property was originally platted as Bealls First Addition to the City of Bozeman in 1889. Subsequently amended plats were filed with the Clerk and Recorder’s Office further subdividing the original tracts of record. These subdivisions were prior to the enactment of the Montana Subdivision and Platting Act in 1973. APPENDIX D – NOTICING AND PUBLIC COMMENT The application was reviewed by the DRC on May 6 and May 13, 2015 and the DRC provided a favorable recommendation on the application to the City Commission. Pursuant to Section 38.40.030, BMC public notice for this application was posted on site June 1, 2015. Public notice was sent to adjacent property owners via certified mail, and to all other property owners of record within 200 feet of the subject property via first class mail, on May 27, 2015. 407 P15015, Staff Report for the Kaiser Minor Subdivision Preliminary Plat Page 13 of 13 The subdivision is being reviewed as a minor subdivision per the Unified Development Code (UDC) 38.03.040.A.5.a.(1) first minor subdivision created from a tract of record (since July 1, 1973). The city commission shall approve, conditionally approve or deny the subdivision application of a minor subdivision within 35 working days of the determination that the application is adequate for review, unless there is a written extension from the developer, not to exceed one year. No public comments have been received as of the writing of this staff report. APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF Owner: Roy and Debbie Kaiser, 1704 Rainbow Rd., Bozeman, MT 59715 Applicant: Roy and Debbie Kaiser, 1704 Rainbow Rd., Bozeman, MT 59715 Representative: TD&H, Steve Anderson, PLS, 234 E. Babcock, Suite 3, Bozeman, Montana 59715 Report By: Tom Rogers, Senior Planner FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this subdivision. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 408 KAISER MINOR SUBDIVISION PRELIMINARY PLAT April 13, 2015 409 410 411 KAISER MINOR SUBDIVISION PRELIMINARY PLAT Table of Contents Preliminary Plat Application and Application Fees ..................................................1 Pre-Application Plan and City Comments ……………………………………………..2 Platting Certificate…………………………………………………………………………3 Adjacent Property Owners List ................................................................................4 Preliminary Plat and Maps ......................................................................................5 Water and Sewer ....................................................................................................6 Utility Easements ....................................................................................................7 412 1 PRELIMINARY PLAT APPLICATION AND APPLICATION FEES 413 414 415 Page 3 (Subdivision Preliminary Plat Checklist – Prepared 11/26/03; revised 9/20/04; revised 5/2/05; revised 7/24/07, revised 11/14/11; revised 4/1/14) SUBDIVISION PRELIMINARY PLAT CHECKLIST These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Subdivision Type. First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with a Variance Second or Subsequent Minor Subdivision from a Tract of Record Major Subdivision B. Total Number of Lots. C. Proposed Uses. Indicate the number of lots (or spaces subdivisions for rent or lease, or units for condominiums) for each of the following uses: Residential, single household Park/Recreation/Open Space Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial Townhouse Industrial Other: D. Preliminary Plat Requirements. The preliminary plat submittal must include the following information. Please refer to Section 38.41.040, BMC for the specific requirements for each item. Preliminary Plat Requirements Yes No N/A 1. All information required with the pre-application plan, as outlined in Section 38.41.030 (Subdivision Preapplication Plan), BMC 2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single family 3. All streets, roads, alleys, avenues, highways, and easements; the width of the right-of-way, grades, and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector highways 4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey 5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse shall be given 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary 7. If the improvements required are to be completed in phases after the final plat is filed, the approxi- mate area of each phase shall be shown on the plat 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater 9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the preapplication process 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC 11. All appropriate certificates (refer to Chapter 38.06, BMC) 416 Page 4 E. Preliminary Plat Supplements Required for All Subdivisions. The supplemental information shall include the following. Please refer to Section 38.41.050, BMC for the specific requirements for each item. Preliminary Plat Supplements Required for All Subdivisions Yes No N/A 1. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads 2. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch sheet 3. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal Procedures), BMC 4. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association 5. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of way or driveways intersect State, County, or City highways, streets or roads 6. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary 7. A draft of such other appropriate certificates 8. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private 9. Profile sheets for street grades greater than 5 percent 10. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided 12. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds 13. A preliminary platting certificate prepared by a Montana title company F. Additional Subdivision Preliminary Plat Supplements. The following list of preliminary plat application supplements shall also be provided for all subdivisions unless waived by the Development Review Committee during the pre-application process. The developer shall include documentation of any waivers granted by the City after the pre- application meeting or plan review. Please refer to Section 38.41.060, BMC for the specific requirements for each item. Additional Subdivision Preliminary Plat Supplements Yes No N/A Waived 1. Surface water 2. Floodplains 3. Groundwater 4. Geology, soils and slope 5. Vegetation 6. Wildlife 7. Historical features 8. Agriculture 9. Agriculture water user facilities 10. Water and sewer 11. Stormwater management 12. Streets, roads and alleys 13. Utilities 14. Educational facilities 15. Land use 16. Parks and recreation facilities 17. Neighborhood center plan 18. Lighting plan 19. Affordable Housing 20. Miscellaneous 21. Stormwater Management Permit Application required 417 418 2 PRE-APPLICATION PLAN AND CITY COMMENTS 420 EXISTINGDESCRIPTIONLEGENDSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:14073T3MONTANA WASHINGTON IDAHO GREAT FALLS-BOZEMAN-KALISPELL BY DATE DESCR LEWISTON SPOKANE REVISIONS Engineering tdhengineering.com BY DATE DESCR BY DATE DESCR PREAPPLICATION FOR KAISER MINOR SUBDIVISION 544 NORTH MONTANA AVENUE & 310 EAST PEACH STREET, BOZEMAN, MONTANA SHOWING SITE IMPROVEMENTS & PROPERTY LINES IN DOC. NO. 2133357, BEING A PORTION OF LOT 9 IN BEALL'S 1ST ADD. TO BOZEMAN, MT, LOCATED IN NW1/4 OF SEC. 7, T2S, R6E, P.M.M., GALLATIN COUNTY, MT B14-0738/15/14169/47.DWGSA421 422 424 425 426 427 3 PLATTING CERTIFICATE 428 429 430 431 432 433 434 435 4 ADJACENT PROPERTY OWNERS LIST 436 437 438 439 440 441 5 PRELIMINARY PLAT AND MAPS 442 EXISTINGDESCRIPTIONLEGENDSURVEYED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:ENGINEERING CONSULTANTSTHOMAS, DEAN & HOSKINS, INC.443 444 6 WATER AND SEWER 445 Water and Sewer Water: Each existing residence is served by standard water services with a curb stop back of the sidewalk. The water mains are 4” cast iron in Montana Avenue and 10” cast iron in Peach Street. Sewer: Sewer services for each residence are shown. They both connect to the 8” sewer main on Montana Avenue. The marks for the service serving the Peach Street residence shown on the Pre-Application were found to be incorrect. We have shown this service correctly on the Preliminary Plat; it does not encroach on any other lot. A private utility locator marked the service from the house to and along the boulevard. We used the City service card to determine the connection of the service to the main on Montana Avenue. Storm Drainage: An inlet at the northeast corner of the block connects to a 27” stormwater main running east and west in Peach Street. Since residences are existing, and no change of use is proposed there will be no impacts to water, sewer and storm drainage. 446 7 UTILITY EASEMENTS 447 Utility Easements We have provided 8’ wide utility easements along the unplatted alley and along Peach Street. The 10’ easement width on the front of the lot per the standard City code provisions will not work well with existing improvements. The owner does not want to encumber their property with utility easements that aren’t needed or are too close to existing buildings. We have and will continue to work with the utility companies to provide easements that meet their needs. We have requested comments from the utility companies serving the subject property. According to the utility locate request this property is served by Northwestern Energy, Qwest Local Network (CenturyLink) and Optimum (Charter Communications). A copy of each request and the comments received are attached. As of April 1, 2015, no comment has been received from Qwest Local Network (CenturyLink). 448 449 450 451 452 453 454 455 456 457 458