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HomeMy WebLinkAboutResponse to DRC 3 Eng. Comments 07-22-2020 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying July 9, 2020 Sarah Rosenberg City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59718 RE: Response to DRC 2 Engineering Comments – Norton East Ranch Subdivision, Phase 5 DRC Comments (#18278) Dear Ms. Rosenberg: This letter is to provide a narrative response to the DRC comments from May 20, 2020: Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, (406) 582-2280 1. All existing utilities must be shown on the preliminary plat. The existing public utilities to the north of the Phase 5 are not shown. - Addressed • This comment has been addressed. 2. The Norton Ranch area is known to have high groundwater. The applicant indicated that seasonal high groundwater measurements can be up to 2 feet below existing grade, however the applicant has not provided sufficient data demonstrating the seasonal maximum and minimum groundwater levels. Groundwater data must be provided. – Please provide written confirmation from the County’s environmental health department that the measurements are taken during the period of major concern for the seasonal high, per 38.220.060.A.3. Please identify where MW-5 was installed on the exhibit. • The applicant has reached out to MDEQ on 7/8/20 to confirm the groundwater data was collected per the State’s standards but has not heard back from them to date. The data collected by C&H Engineering during the spring of 2018 shows that the groundwater is approx. 3” below ground surface in some areas. The applicant designed the subdivision assuming the groundwater is at existing grade (most extreme case). Because of this, all roads within the Norton Phase 5 subdivision have been elevated approximately 2’ to eliminate groundwater interference within the road subgrade. 3. The applicant must provide a surface water exhibit that shows all identified surface water, the temporary detention pond (Along West Babcock Street, Phase 5A), and the drain tile system. – The jurisdictional status determination by the Army Corps of Engineers on the wetlands and more specifically the north ditch prior to adequacy and the Surface Water section of the Civil/Structural Engineering and Surveying application need to be updated accordingly prior to adequacy. • The applicant has been working with Staff, wetland consultants, and the USACE to determine the jurisdictional status of the wetlands and north ditch. The jurisdiction status of the wetlands and north ditch as the project moves forward. Per conversations with staff with this response, the applicant is providing a status update provided by Christine Pearcy, Environmental Scientist, with Morrison-Maierle, Inc. as well as additional copies of correspondence between Barb Vaughn and the USACE, and an additional copy of the latest wetland exhibit. The phasing plan has been adjusted on the plat to ensure that all lots within wetland areas are to be constructed in the final phase of the project. The only disturbances prior to the final phase will be for necessary road connections to Vaughn Drive and Laurel Parkway. No wetlands will be disturbed until all required permits and mitigation efforts are implemented. The level of mitigation, prior to construction of the final phase, will depend on the jurisdictional status determination by the USACE. 4. The Surface Water section of the Plat supplements notes the extension of a trench from along the northwester edge of Norton East property to the Aajker Creek to prevent overland flow of surface across the home sites on Norton East and Valley West. The trench may be subject to water course setback requirements, however future review of the sites surface water is required. – The jurisdictional status determination by the Army Corps of Engineers on the wetlands and more specifically the north ditch prior to adequacy and the Surface Water section of the application need to be updated accordingly prior to adequacy. • The applicant has been working with Staff, wetland consultants, and the USACE to determine the jurisdictional status of the wetlands and north ditch. The jurisdiction status of the wetlands and north ditch as the project moves forward. Per conversations with staff, with this response, the applicant is providing a status update provided by Christine Pearcy, Environmental Scientist, with Morrison- Maierle, Inc. as well as additional copies of correspondence between Barb Vaughn and the USACE, and an additional copy of the latest wetland exhibit. The phasing plan has been adjusted on the plat to ensure that all lots within wetland areas are to be constructed in the final phase of the project. The only disturbances prior to the final phase will be for necessary road connections to Vaughn Drive and Laurel Parkway. No wetlands will be disturbed until all required permits and mitigation efforts are implemented. The level of mitigation, prior to construction of the final phase, will depend on the jurisdictional status determination by the USACE. 5. Currently, Norton Ranch Phase 3 conveys stormwater directly north to a temporary detention pond located on the southwest corner of the proposed Phase 5A development. The following must be provided in order for continued review. a. The relevant sections of the Norton Ranch Phase 3 stormwater report which identify the offsite drainage which must be accounted for in the Phase 5 subdivision design must be provided. - Addressed b. Include the offsite drainage basin within the stormwater report’s Drainage Area Exhibit. - Addressed c. Include the offsite flows into the 25-year conveyance capacity analysis. d. The flow from the offsite phase have been piped into the temporary storm pond. The plat does not identify the extension of stormwater piping. How is the offsite drainage getting conveyed? The applicant must demonstrate that any provided pipe will not be affected but the groundwater. Civil/Structural Engineering and Surveying i. The Norton Ranch Phase 3 stormwater system is inundated with groundwater, reducing the capacity of the system and creating significant maintenance changes. Capacity of the proposed conveyance system may not be occupied by groundwater at any time of the year. The proposed stormwater system does not appear to account for any additional offsite flow from the groundwater present in the upstream system. The applicant must demonstrate that this is in fact the case and that no groundwater will be conveyed to the new facility. e. The gutter capacity for the drainage area 13 is insufficient. f. Please provide an exhibit showing the length of basin (1168 ft) used in sizing Detention Pond #1. The length appears to be incorrect with considering Phase 3 is included in the basin. • This comment has been addressed. • This comment has been addressed. • The offsite flows have been included in the 25-year conveyance capacity for all applicable pipes. • The temporary retention pond will be filled with this project. The existing stormwater system from Norton Phase 3 will be extended via piping to the proposed Storm Inlet 5B, which will then route the stormwater to the proposed detention pond. The proposed detention pond has been designed to be located above the SHGWL. The proposed conveyance system (piping/inlets) will be located above the SHGWL in every location that is feasible. All piping/manholes will be sealed from the groundwater to prevent any interference in locations that the piping cannot be located above the SHGWL. Buoyancy calculations for all manholes/inlets will be provided with the infrastructure design. • The gutter capacity calculation has been updated per the shown design. • The length of basin has been shown on the Drainage Area Map. The applicant looked into the time of concentration for both overland flow for Phase 5 as well as the pipe flow from Phase 3. It was determined that the overland flow was the longer time of concentration and is therefore used in the discharge rate calculations for the outlet structure. 6. The Surface Water section of the plat supplements note the extension of a trench from along the northwester edge of Norton East property to the Aajker Creek to prevent overland flow of surface across the home sites on Norton East and Valley West. An analysis of the existing trench and basin must be included in the stormwater report along with the proposed design accommodate the water course and trench. There is no indication that the proposed subdivision design accounts for the existing trench. – The jurisdictional status determination by the Army Corps of Engineers on the wetlands and more specifically the north ditch prior to adequacy and the Surface Water section of the application need to be updated accordingly prior to adequacy. If the ditch is determined to be non-jurisdictional and proposed to be filled, the applicant must demonstrate that there will not be any adverse impacts to development or adjacent properties. As the ditch has been acting as an overflow for the wetland area removal will cause an increase in water levels and likely flooding. • The applicant has been working with Staff, wetland consultants, and the USACE to determine the jurisdictional status of the wetlands and north ditch. The jurisdiction status of the wetlands and north ditch as the project moves forward. Per conversations with staff, with this response, the applicant is providing a status update provided by Christine Pearcy, Environmental Scientist, with Morrison- Civil/Structural Engineering and Surveying Maierle, Inc. as well as additional copies of correspondence between Barb Vaughn and the USACE, and an additional copy of the latest wetland exhibit. The phasing plan has been adjusted on the plat to ensure that all lots within wetland areas are to be constructed in the final phase of the project. The only disturbances prior to the final phase will be for necessary road connections to Vaughn Drive and Laurel Parkway. No wetlands will be disturbed until all required permits and mitigation efforts are implemented. The level of mitigation, prior to construction of the final phase, will depend on the jurisdictional status determination by the USACE. The drainage report has been updated to illustrate that there will not be any adverse impacts to development or adjacent properties. 7. The stormwater conveyance system must be located above the seasonal high groundwater level (SHGWL). Capacity of the conveyance system may not be occupied by groundwater at any time of the year, and the subdivision design must be based off of clearly defined measurements of the SHGWL. Current site conditions indicate that a stormwater conveyance system cannot be located at a depth to satisfy the City’s depth requirement, per DSSP Section IV.D.4.a. The applicant needs to design a stormwater system that satisfies City design standards and functions correctly. – Capacity of the proposed offsite conveyance system may not be occupied by groundwater at any time of the year. • The proposed detention pond has been designed to be located above the SHGWL. The proposed conveyance system (piping/inlets) will be located above the SHGWL in every location that is feasible. All piping/manholes will be sealed from the groundwater to prevent any interference in locations that the piping cannot be located above the SHGWL. Buoyancy calculations for all manholes/inlets will be provided with the infrastructure design. 8. The provided drainage easement is insufficient as it doesn’t include the legal area of Phsae 5. The storm system will not be considered adequate until a drainage easement is provided which covers the legal area of Phase 5 or an alternative design which doesn’t require the offsite connection is presented. • A new public utility easement for the outlet pipe of the proposed detention pond is included with this submittal. 9. The applicant must provide the full traffic impact study (TIS) which includes traffic data, traffic assignment, and evaluation for engineering to complete a comprehensive review. A cursory review of the TIS provided resulted in the following comments: - The traffic impact study remains incomplete as calculations and analysis were not found for development subdivision design year, 15 years following the development application review. a. The TIS must provide an analysis on the intersection of Laurel Parkway and West Babcock. Without this intersection analysis the City will recommended that the intersection be constructed to its full buildout condition at or before the design year for the subdivision. b. b. The TIS states that traffic counts were taken during the summer of 2017. A number schools are located within the study area and are not in session during the summer months. Schools have a significant impact on peak-trips generated. If the traffic impact data that was used in the analysis occurred when the schools were not in session, the applicant must update the TIS to include trips generated from the schools prior to future review. Civil/Structural Engineering and Surveying • The 2017 Bozeman Transportation Master Plan does not provide any long-range future traffic volume projections for this section of Laurel Parkway. The total projected traffic from the Norton Ranch developments will reach 5,000 VPD by the end of Phase 6 and much of this traffic will flow through the intersection of Babcock Street and Laurel Parkway. Both Laurel Parkway and West Babcock Street are designated collector routes and are not intended to carry high traffic volumes in the future. If these routes are intended to operate as collector roadways, the intersection traffic controls should be configured to encourage lower traffic volumes and vehicle speeds. It is recommended that the developers install a four-way STOP at this intersection to help maintain traffic flow from these residential areas but discourage cut-through traffic. • The data used in the 2020 TIS Update is from a variety of sources. With the level of road construction occurring in this area over the last several years it has been difficult to collect new reliable data for the area roadways. New traffic data was collected at the intersection of Durston Road and Laurel Parkway in September 2019 which recorded school traffic at that time. Peak-hour turning movement count data for the intersections of Durston Road & Cottonwood Road was obtained from the 2017 Bozeman Transportation Master Plan. Traffic data collected during the summer of 2017 was used for analysis of the intersections on Cottonwood Road south of Durston Road only. The data collected in 2017 along Cottonwood Road was factor by 105% using historic count data from Durston Road, Babcock Street, and Cottonwood Road to increase traffic volumes to 2019 levels. New data for these intersections would obviously be preferable with the roadway improvements which are set to go online in 2020 but is currently unavailable. Projected traffic volumes from the new Bozeman High School was included in the AM traffic projections within the original traffic report. 10. The applicant must provide the centerline alignment data for all streets for engineering department to determine if the proposed street alignments meet the City’s horizontal geometry requirements outlined in the DSSP. a. Upon Review of the centerline alignment exhibit it has been found that the minimum length (10 ft) of tangent at the intersection, per Table IV-2 within the City’s DSSPM are not met at the following locations. i. Boomtown Road and Laurel Parkway. – West Leg ii. South Reliance Ave. and Gooseberry Drive – East Leg iii. Gooseberry Drive and Boomtown Road – South Leg iv. South Reliance Ave. and Boomtown Road – South Leg v. Westgate Ave. and Gooseberry Drive – North Leg • The applicant has fixed all of the alignment issues above with the exception of Boomtown Road and Laurel Parkway (i) and South Reliance Avenue and Gooseberry Drive (ii). The applicant has included a variance request with this application to leave those intersections as is. This is due to the presence of the covenant of dedication in the northeast corner of the subdivision. 11. Boomtown Road must be constructed to the western edge of the property boundary. Civil/Structural Engineering and Surveying • The applicant does not intend to extend the road to the western edge of the property. There is a conservation easement on the property to the west and the road will most likely never continue to the west. The applicant has dedicated a 60’ right of way to the western edge of the property in the small chance that the conservation easement is removed and the road continues. 12. El Dorado Avenue must be constructed to the western edge of the property boundary. • The applicant does not intend to extend the road to the western edge of the property. There is a conservation easement on the property to the west and the road will most likely never continue to the west. The applicant has dedicated a 60’ right of way to the western edge of the property in the small chance that the conservation easement is removed and the road continues. 13. Gooseberry Lane must align with intersection of the Lakes at Valley West Phase 5 alley. The distance between the intersections is less than the City’s minimum distance of 125 feet. The engineering department will support an extension of South Reliance Avenue to Vaughn Drive in lieu of the extension of Gooseberry Drive and an increase in block length provided the proposed alley from Gooseberry to Vaughn is removed. The proposed alley connection does not allow for the reasonable extension of public services with the curvilinear alignment, narrow width, and presence of water, sewer, and storm. • South Reliance Avenue has been extended to the Lakes at Valley West and the proposed alley has been removed. 14. The intersection of South Reliance/Blue Lagoon and Gooseberry Drive/Blue Lagoon do not meet the City’s minimum distance requirement of 125 feet. The engineering department will support an extension of South Reliance Avenue to Vaughn Drive in lieu of the extension of Gooseberry Drive and an increase in block length provided the proposed alley from Gooseberry to Vaughn is removed. This will eliminate the above-mentioned code violation. • South Reliance Avenue has been extended to the Lakes at Valley West and the proposed alley has been removed. 15. A cursory review of the TIS shows that the intersection of Laurel Parkway and Durston will not meet the City’s level-of-service requirement at the design year. The TIS does not provide a complete analysis of what improvements (signal or roundabout) are required to meet an acceptable level-of-service at the design year. The applicant must provide a complete analysis and receive approval from the engineering department prior to infrastructure submittal. The review authority may only approve a development if the LOS requirements are met in the design year, which must be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. The 15-year calculation and analysis were not found for any of the intersections. The report only states that the intersection of the Laurel Parkway and Durston Road will operate at a LOS F at the design year. If this is the case, the intersection must be upgraded prior to final plat approval. Civil/Structural Engineering and Surveying • In order to evaluate the 15-year traffic volume projections for this area ATS reviewed the 2040 traffic volumes from the Bozeman Transportation Master Plan and scaled the anticipated traffic volume growth to likely 2035 conditions using an overall traffic volume growth rate of 160%. This growth factor was applied on top of the projected traffic volumes calculated for the Norton Ranch Phases 5 and 6. The results of this analysis suggest that the intersection of Durston Road with Laurel Parkway will operate at LOS F by 2035 with the current four-way STOP control configuration and may require the installation of a traffic signal or roundabout to improve operations (see attached LOS worksheets). The unbuilt portions of the Norton East Ranch project will account for 15% of the traffic at this intersection by 2040. The Bozeman Transportation plan predicted that the intersection of Durston Road and Laurel Parkway would function at LOS B in 2040 and presumed that the intersection would be signalized by that time. Based on the current traffic projections, the need to improve this intersection would occur with or without any additional development at the Norton East Ranch. Improvements to this intersection should only be performed when traffic volume warrants are met, which will depend heavily on how and when other road connections in this area are made. 16. A cursory review of the TIS shows Laurel Parkway must be constructed from Durston to West Babcock with the first phase of the subdivision as there is no indication within the TIS when the connection is required. A cursory review of the TIS shows the intersection of Fallon Street and Cottonwood Road acts a primary route for the development and will deteriorate to a level-of-service grade D by the design year. The TIS does not provide a complete analysis of what improvements are required to meet an acceptable level-of- service at the design year. The applicant must provide a complete analysis and receive an approval from the engineering department prior to infrastructure submittal. An alternative analysis discussed with the TIS noted that a signal at the intersection of Babcock and Cottonwood increases the functionality of the intersection of Fallon and Cottonwood. Currently, the Babcock and Cottonwood intersection is in the processes of being upgraded and must be reflected in the analysis. The review authority may only approve a development if the LOS requirements are met in the design year, which must be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. The 15-year calculation and analysis were not found for any of the intersections. The report only states that the intersection of the Laurel Parkway and Durston Road will operate at a LOS F at the design year. If this is the case, the intersection must be upgraded prior to final plat approval. • In order to evaluate the 15-year traffic volume projections for this area ATS reviewed the 2040 traffic volumes from the Bozeman Transportation Master Plan and scaled the anticipated traffic volume growth to likely 2035 conditions using an overall traffic volume growth rate of 160%. This growth factor was applied on top of the projected traffic volumes calculated for the Norton Ranch Phases 5 and 6. The results of this analysis suggest that the intersection of Durston Road with Laurel Parkway will operate at LOS F by 2035 with the current four-way STOP control configuration and may require the installation of a traffic signal or roundabout to improve operations (see attached LOS worksheets). The unbuilt Civil/Structural Engineering and Surveying portions of the Norton East Ranch project will account for 15% of the traffic at this intersection by 2040. The Bozeman Transportation plan predicted that the intersection of Durston Road and Laurel Parkway would function at LOS B in 2040 and presumed that the intersection would be signalized by that time. Based on the current traffic projections, the need to improve this intersection would occur with or without any additional development at the Norton East Ranch. Improvements to this intersection should only be performed when traffic volume warrants are met, which will depend heavily on how and when other road connections in this area are made. 17. The applicant must provide a local street connection that spans from Laurel Parkway east to the western property boundary within the northern portion of the Phase 5 development to satisfy block length standards as well as provide for future street connectivity. The northern east-west connection must be named Cascade Street. The engineering department doesn’t support the increase in block length. The review authority may only approve a development if the LOS requirements are met in the design year, which must be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. The 15-year calculation and analysis were not found for any of the intersections. As it stands, Laurel Parkway must be fully constructed with the first phase from the existing section south to Babcock Street. • The 15-year LOS calculations are included at the end of the TIS supplement included with this submittal. 18. A ten foot utility easement (power, gas, communication, etc.) along the developments property northern frontage of Vaughn Drive must be provided. Required stormwater infrastructure many not be located in the easement. - Addressed • This comment has been addressed. 19. The applicant must demonstrate the legal instrument that will allow for the connection of the Westgate Avenue and the secondary north south connection through to Vaughn Drive. • The Lakes at Valley West Subdivision, Phase 5A plat (Doc. No. 2639843) shows that an easement for streets and City of Bozeman Utilities is provided within the Open Space F which is where the proposed street connections for Phase 5 are located. 20. A City standard sewer easement must be provided for the proposed sanitary sewer connection along the northern property at any point where the sewer line is less that 9 feet from the edge of public right-of-way (ROW) or if the access to a manhole falls outside of the public (ROW). • The Lakes at Valley West Subdivision, Phase 5A plat (Doc. No. 2639843) shows that an easement for streets and City of Bozeman Utilities is provided within the Open Space F which is where the proposed sanitary sewer main for Phase 5 is located. 21. A 30 foot drainage easement must be provided for the proposed storm sewer connection and Civil/Structural Engineering and Surveying outlet to the proposed stormwater ponds where the storm main falls outside of the public ROW or is the access to a manhole falls outside of the public ROW. • The 30’ drainage easement is shown on the preliminary plat. This easement will be finalized with the final plat. 22. A drainage easement must be provided for the proposed temporary stormwater pond located on Phase 6 east of Laurel Parkway. • A drainage easement has been provided for the temporary stormwater pond located on Phase 6. This easement will be finalized with the final plat. 23. The City standard 10 foot utility easement must be extended along the western linear park where the park fronts on public ROW. • The City standard 10’ utility easement has been extended along the western linear park where the park fronts the ROW. 24. Wastewater generated in the Norton Ranch subdivision currently flows to the Norton Ranch Lift Station and is pumped via force main into the gravity collection system. Wastewater entering the gravity collection system from the Norton Ranch force main flows into the Baxter Meadows Lift station service area. Currently, the Baxter Meadows Lift station is fully allocated and does not have the capacity to accommodate an increase in sanitary sewer flows from Norton Ranch. The City has allowed the development to utilize the Baxter Meadows Lift station in the short-term as identified long-term capital improvement projects such as the Davis Lane Lift Station and Norton East Ranch Diversion Interceptor get funded and ultimately constructed. The applicant has indicated the exists of a “Norton Ranch Wastewater Collection System Agreement”, a copy of the agreement must be provided. With that being said, the Davis Lane Lift Station and Norton East Ranch Diversion Interceptor must be constructed prior to final plat approval to accommodate sanitary sewer flows from the proposed development. Otherwise, an interim upgrade to the Baxter Meadows Lift Station may be considered to accommodate future flows from Norton Ranch. The applicant must elect which option the subdivision will use prior to adequacy. • The applicant is working with Lance Lehigh with the City Engineering department to come up with a desirable configuration for the Norton Ranch Lift Station. C&H Engineering is updating the Norton Ranch Lift Station design report with the demand from Phase 5 as well as future developments planned to be routed to this lift station. This lift station will be upgraded prior to final plat approval. • A copy of the Norton Ranch Wastewater Collection System Agreement is included Appendix A. 25. The sanitary sewer along the northern property boundary must be constructed in the City standard alignment (5.5ft from the south curbline) in Vaughn Drive, per the Section V.D.3.a of the City’s Design Standard and Specification Manual. – 12 foot all-weather access must be provided to each manhole proposed outside of the public right-of-way. Civil/Structural Engineering and Surveying • The existing asphalt pathway located along the southern side of Vaughn Drive is currently a 12’ all-weather access road. The trail was installed as a 10’ asphalt path with a 1’ gravel shoulder on either side. Please refer to detail 4/D-1 on the Lakes at Valley West Phases 5 & 6 as-built drawings for more detail on the existing path. 26. The Norton Ranch development resides in the City’s Northwest pressure zone. The 2015 water facility plan update recommended changing the hydraulic grade line (HGL) in the zone from 4980 to 4975. The HGL changes for the Northwest zone have been implemented. Therefore, the water design report must be updated to reflect the new 4975 HGL changes prior to infrastructure submittal. • The applicant is working with Erin Shane to acquire the updated data with the new hydraulic grade line. The water design report will be updated with new hydrant data representing the new HGL prior to infrastructure design. Engineering Final Plat Comments: The following comments must be addressed prior to final plat approval. 1. Street names must be reviewed and approved by the County geographic information systems and City Engineering Department prior to final plat approval. The applicant must submit written approval from both entities with the final plat application. • Street names will be coordinated and finalized prior to final plat approval. 2. The Norton Ranch Lift Station has been designed to be reconfigured to allow for phased development of the Norton Ranch Subdivision. The exact configuration is dependent on the phase and number of dwelling units to be served. Currently, there are three pumps at the lift station with a single principal pump that can operate under different hydraulic conditions that the station experiences, specifically column separation after pumping cycles. DEQ Circular 2 requires that multiple pumps must be provided and of the same size. Units must have capacity such that, with any unit out of service, the remaining units will have capacity to handle the design peak hour flow. The station does not satisfy DEQ firm capacity requirements. The lift station must be upgraded prior to final plat approval. • The applicant is working with Lance Lehigh with the City Engineering department to come up with a desirable configuration for the Norton Ranch Lift Station. 3. The proposed stormwater discharge from the detention pond on the northwest corner of the development is located off-site. The applicant must obtain an easement from the adjacent property owner for the off-site discharge prior to final plat approval. The provided drainage easement is insufficient as it doesn’t include the legal area of Phase 5. The storm system will not be considered adequate until a drainage easement is provided which covers the legal area of Phase 5 or an alternative design which doesn’t require the offsite connection is presented. Civil/Structural Engineering and Surveying • A new public utility easement for the outlet pipe of the proposed detention pond is included with this submittal. 4. The subdivision is responsible for maintaining the stormwater system. A stormwater maintenance plan must be reviewed and approved with the infrastructure submittal. The approved plan must then be incorporated into the property owner’s association (POA)/home owner’s association (HOA) documents and demonstrate inclusion in the documents prior to final plat approval. • The stormwater maintenance plan will be incorporated into the HOA documents prior to final plat approval. 5. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water rights due prior to final plat approval. • This project will use a portion of the CILWR credit for the Norton Ranch Subdivision. This portion has been coordinated with Brian Heaston. This payment will be provided with the final plat application. Recommended Conditions of Approval: The following are recommended conditions of approval. 1. If not already filed, 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 (SID’s) for the following: a. Street improvements to Cottonwood Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to West Babcock including paving, curb/gutter, sidewalk, and storm drainage d. Street improvements to Durston Road including paving, curb/gutter, sidewalk, and storm drainage e. Street improvements to Gooch Hill Road including paving, curb/gutter, sidewalk, and storm drainage f. Intersection improvements to Laurel Parkway and Durston g. Intersection improvements to Laurel Parkway and West Babcock Street h. Intersection improvements to Laurel Parkway and Huffine Lane i. Intersection improvements to Cottonwood Road and Huffine Lane j. Intersection improvements to Cottonwood Road and West Babcock Street The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. • The waiver of right to protest SIDs will be finalized and recorded prior to final plat. A draft copy is included in Section 3 of this submittal. Civil/Structural Engineering and Surveying 2. A 1 foot “No Access” strip shall be placed along the West Babcock frontage for the full length of the development. • A 1 foot “No Access” strip has been provided along the full frontage of W. Babcock Street. 3. A 1 foot “No Access” strip shall be placed along the Laurel Parkway frontage Block 16 of the development. • A 1 foot “No Access” strip has been provided along the Block 16 frontage of Laurel Parkway. 4. The applicant must include a note on the plat as follows, “This is a known area of high groundwater. No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are not allowed to be connected to the drainage system. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they create a safety hazard for pedestrians and vehicles. • This note is included under “General Notes” on page 3. 5. Due to the high groundwater and increased rate of corrosion associated with clay soils all water mains must be zinc coated. This condition may be met if the applicant can demonstrate to the engineering department that the additional cathodic protection is not required. • All water mains will be zinc coated. This will be coordinated during infrastructure design. 6. The applicant must provide a drain tile maintenance plan for the existing drain tile along Fallon Street to the City Engineering Division for approval and include the maintenance plan in the homeowner’s association documents prior to final plat approval. The plan must include the long-term maintenance instructions for the homeowner’s association. • A drain tile maintenance plan will be provided prior to final plat approval. 7. The applicant must add a note to the Conditions of Approval sheet of the plat that the drain tile is owned and maintained by the homeowner’s association. • This note has been included under “General Notes” on page 3. 8. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana DEQ. The applicant must also provide professional engineering services for construction inspection, post- Civil/Structural Engineering and Surveying construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specificaitons have been approved and a preconstruction conference has been conduction. Building permits will not be issued prior to City acceptance of the infrastructure improvements per BMC Section 38.270.030.B. • Infrastructure drawings will be prepared and submitted after preliminary plat approval. No public infrastructure work will commence until all approvals are obtained and a preconstruction meeting has been held. 9. The applicant must contact the Gallatin County Conservation District, Montana DEQ, and the US Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant. • The applicant will obtain all required permits prior to construction. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. If you require any further information, please give me a call at (406) 587-1115. Sincerely, Luke Stein, E.I.