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HomeMy WebLinkAbout21_ PreApplication Comment ResponseCycle Department Review Status Comments Additional Reviewer Comments Coordinator Comments Comment Date Changemark Snapshot Comment Status Applicant Response No Review Required 1/3/2022 12:17:20 PM 12/17/2021 11:54:56 AM Info Only Review the comments in this memorandum. 12/17/2021 2:43:43 PM Info Only Review Complete 1/3/2022 12:17:20 PM Review Complete Site layout OK with exception of 18 foot alley, minimum width 20 feet. 1/3/2022 12:17:20 PM Review Complete No Forestry Division concerns at this time. 1/3/2022 12:17:20 PM Alley approaches must be constructed to meet the requirements of Standard Drawing 2529-7A. The alley approach must be 20 feet wide excluding the transitions. Including the transitions, the approach will be 30 feet at the curb line. 1 Building Division babbey@bozeman.net Review Comments Engineering CFLAMMOND@BOZEM AN.NETChangemarks Review Comments Fire Department smueller@bozeman.n etReview Comments Forestry Division anordquest@bozeman .netReview Comments Northwestern Energy thomas.stewart@nort hwestern.com ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM PLAN REVIEW COMMENTS Reviewer Department Review Parks Department mjlee@bozeman.net Review Comments NOTED, ALL ALLEYS HAVE BEEN UPDATED TO REFLECT A 20' WIDTH. Comments from Memo have been added to this spreadsheet. NOTED, ALL ALLEY APPROACHES HAVE BEEN UPDATED TO MATCH THE STANDARD DRAWING. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM Review Complete 1/3/2022 12:17:20 PM Revise and Resubmit 1/3/2022 12:17:20 PM NorthWestern Energy (NWE) does not allow back or rear lot installation of utilities as shown with the lots to the north fronting parks B & C. Lots along S Eldorado Ave, S Laurel Parkway & Fallon Street have lots fronting each of the streets where gas and electric can be installed, within the 10-foot easement as shown. The lots along the north side of the 30-ft alley have the 10-foot utility easement along the north side of the lots which, does not have a street access, and therefore does not meet NorthWestern Energy requirements. Lots PA 26 Lots 7-15 & PA 17 Lots 2-9 do not meet NWE utility location installation requirements fronting the park areas. Lots PA 26 Lots 7-15 & PA 17 Lots 2-9 & including lots PA 26 Lots 6 & 16 & PA 17 Lot 1 will need a 10-foot utility easement adjacent to the 30-foot alley along the inside, south portion of the lots to install gas and electric utilities. Installing gas and electric utilities along the north side of these lots, fronting the park, without a street access, is not acceptable and will not be approved. • Submit a landscaping plan to NWE for review to assure there will be no landscaping within the utility easement for gas mains and electric primary or obstruction to access to maintain electric and gas equipment. 1) A parkland calculation table is required to describe what amounts of parkland and CILP are required and proposed in accordance with 38.420.020.A.1. - 0.03 acres of parkland must be dedicated per every dwelling unit proposed up to the density cap. - Net residential density is used to determine if the number of dwelling units reach the density cap (see Sec. 38.700.130 for calculating Net Residential Density). If the density cap has been met (aka maximum required dedication per acre), no additional parkland dedication is needed beyond that maximum required. This density cap is dependent on zoning. - If CILP is proposed, please provide written justification per Resolution 4784. - Cash-in-lieu of Parkland (CILP) appraisal value is currently $2.07 PSF (effective June 22, 2021). Final CILP appraisal value is determined at the time of final plan submittal. - Cash-in-lieu of Parkland and Improvements-in-lieu of Parkland are used interchangeably, however IILP provides a greater value to the City. Trail and trailside enhancements are recommended to meet any CILP requirements. - Provide a parkland tracking table on the project Cover Sheet. 2) Linear parks must be 25’ wide minimum and act as a corridor for recreation pathways per Sec. 38.420.070. - Parks B & C are not considered as linear parks because they do not align with any current or future recreation trails and do not provide key connections. The prior subdivision to the north did not plan for any trail adjacency in this location. These parcels would not be accepted as parkland. - Park A does not meet the 25' minimum width of a linear park. Parks Department recommends continuity with the park adjacent to the north by consolidating Block 1 residential lots into one linear park. See planning for comments regarding S. El Dorado Ave alignment. Review Comments Parks Department mjlee@bozeman.net Review Comments Planning lhyde@bozeman.net 1 Northwestern Energy 1) A Parkland Calculation Table has been added onto the Parks Plan Sheet CILP is proposed for the difference between proposed dedicated acreage and the obligation based on density cap. Written justification per Resolution 4784 is included in the submittal. IILP for trail and trailside enhancements are preferred and will be utilized on mutually agreeable amenities as outlined in the submittal. NOTED, THE 'PUBLIC UTILITY EASEMENT' HAS BEEN UPDATED TO BE POSITIONED ALONG THE ALLEYWAY, AFTER SHOWING NWE THAT ADEQUATE ROOM BETWEEN WATER/SEWER SERVICES DOES EXIST. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM 12/13/2021 11:23:00 AM Info Only 12/13/2021 11:23:00 AM Info Only 12/13/2021 11:23:00 AM Info Only 12/13/2021 11:26:50 AM Info Only NOTED- Sidewalks are planned throughout the development as specified in code. 12/13/2021 11:26:50 AM Info Only Landscape and irrigation plans for pedestrian ROW are included in submittal. 12/13/2021 11:26:50 AM Info Only Landscape plan for public lands are included in the submittal. BMC 38.400.080 - Sidewalks. City standard sidewalks (including a concrete sidewalk section through all private drive approaches) must be constructed in all developments on all public and private street frontages, except for alleys. The requirements of the city design standards and specifications policy and the city modifications to state public works standard specifications and per the block frontage standards of division 38.510 apply. Sidewalks adjacent to public lands. The developer must install sidewalks adjacent to public lands, including, but not limited to, parks, open space, and the intersection of alleys and streets or street easements. Applicable sidewalks and development frontages adjacent to public lands are subject to the provisions of section 38.510.030.I. BMC 38.410.040.D - Rights-of-way for pedestrians. Landscape and irrigation plans must be submitted with the preliminary plat application for the required landscaping in these rights of ways with the preliminary plat. This area must provide trees at one per every fifty feet in place of street trees. Utilize species recommendations for street trees. Maintenance of these rights of ways is the responsibility of the property owners association and must be represented in the POA documents required in BMC 38.220 part 2. BMC 38.550.070 - Landscaping of public lands. - All perimeter street boulevard, street trees and landscaping must be installed within one year of final plat approval. Landscape plans for these areas must be submitted with the preliminary plat application. Provide provisions for phased improvements as necessary. Planning Changemarks Checklists 1 NOTED, THE RIGHT OF WAY HAS BEEN EXTENDED TO THE WESTERN PROPERTY LINE AND THE AREA WILL BE UTILIZED AS OPEN SPACE FOR THE FORESEEABLE FUTURE AND ACT AS PART OF THE PARK AREA. Sec. 38.420.070 - Linear parks. If consistent with the growth policy or citywide park plan, and if reviewed and approved by the review authority, linear parks must be dedicated to the city to provide corridors for recreation pathways. The development review committee discussed the proposed linear parks and found they are not consistent with the goals of the City. The linear parks are intended to connect destinations, which these corridors are not connecting destinations. In addition, the properties to the north have already developed this as their back yard with 6' tall privacy fencing. This does not meet the 4' fence requirement. Once the sidewalk is provided with connections to the proposed lots to the south, there will not be sufficient green space remaining to act as a linear park. BMC 38.400.010.A.1 Relation to undeveloped areas. When a proposed development adjoins undeveloped land, and access to the undeveloped land would reasonably pass through the new development, streets and alleys within the proposed development must be arranged to allow suitable development of the adjoining undeveloped land. Extend Fallon St right of way to the edge of the west property to connect to adjacent properties. While it does not necessarily need to be developed at this date, the right of way does need to be provided with the subdivision. Consider straightening up the alignment of S Eldorado Ave to provide true north/south alignment. THE ALIGNMENT OF S EL DORADO WILL BE CONTINUED TO COINCIDE WITH THE EXISTING ALIGNMENT/PHASE TO THE NORTH AND WILL BE REALIGNED WITH THE NEXT PHASE TO THE SOUTH TO ALIGN WITH THE WESTERN PROPERTY BOUNDARY, PROVIDING A CONSISTENT WESTERN LOT DEPTH. The proposed park spaces that are not consistent with city goals were removed from the City dedicated parkland area and will be maintained privately. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM 12/17/2021 2:53:46 PM Info Only Surface Water information is included in the submittal 12/17/2021 2:59:18 PM Info Only Review Complete 1/3/2022 12:17:20 PM Review Complete with the use of individual residential totes Solid Waste is ok with this plan. 1/3/2022 12:17:20 PM 12/14/2021 11:55:47 AM Info Only Review Complete 1/3/2022 12:17:20 PM 1/3/2022 12:17:20 PM Review Complete 1/3/2022 12:17:20 PM 2 Parks Department mjlee@bozeman.net BMC 38.220.030 - Subdivision pre-application materials. Required materials for submittal. The waivers listed below are approved (floodplains, vegetation, wildlife, historical features, agriculture, and agricultural water user facilities). NOT APPROVED - Surface water. Due to what appears to be a ditch on the east side of the site, we are not approving the surface water waiver as additional information is needed. Refer to engineering comments. 38.220.030 Subdivision pre-application plan. Note that items 13 (wildlife), 14 (waivers of right to protest), and 15 (water rights) were not submitted as is required for the subdivision pre app. Because these items were not submitted, staff has not provided a review or comment on them. If you would like pre app comments on these items prior to submitting for preliminary plat, please provide additional information for staff to review. Streets Division jvandelinder@bozema n.netReview Comments Water and Sewer Division jalston@bozeman.net Review Comments Solid Waste rward@bozeman.net Review Comments Stormwater Division AOliver@bozeman.ne Changemarks Review Comments Planning Checklists Review Comments 1 NOTED, THE INFORMATION PROVIDED WAS THAT WHICH WAS REQUESTED BY THE PRE- APPLICATION PROCESS IN THE MUNICODE. FURTHER INFORMATION ON THE STORMWATER SIDE IS INCLUDED WITH THE PRELIMINARY PLAT APPLICATION, SEE THE INCLUDED PLAN SET AND STORMWATER ENGINEERING REPORT Individual residential totes will be utilized in this subdivision BMC 38.220.030.A.3 The provided stormwater utility information is insufficient to determine if capacity exists offsite or if impoundment would be required within this subdivision. Also consider BMC Sec. 38.220.120 and Sec. 38.430.090 for requirements related to stormwater that will be required beyond the pre-app stage of review. Additional waiver requests are included in this submittal. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM Review Complete 1/4/2022 11:35:50 AM NOTED, AN UPDATED LIST OF WAIVER REQUESTS HAS BEEN UPDATED AND INCLUDED WITH THE PRELIMINARY PLAT APPLICATION, IN REFERENCE TO THE UPDATED ORDINANCE 2089. ADDITIONAL WAIVERS ARE BEING SOUGHT NOW WITH THE NEW LIST AND CLARIFICATIONS ON PREVIOUS QUESTIONS. NOTED, DOCUMENTS FOR THE DRAIN TILE SYSTEM HAVE BEEN RECEIVED AND ARE SHOWN ON THE APPLICABLE PLAN SHEETS AND PLAT (EASEMENT). THE DEVELOPMENT WILL NOT AFFECT THE DRAIN TILE SYSTEM, HOWEVER, DEPENDING ON THE ACTUAL IN-FIELD LOCATION, A SLIGHT UPDATE MAY BE NECESSARY. A RESPONSE TO THESE HAVE BEEN INCLUDED WITH THE ADDITIONAL WAIVER REQUESTS THAT WERE MISSED DURING THE PRE-APPLICATION PHASE. NOTED. 2 Parks Department Review Comments • Proposed parks are currently non compliant. Linear parks must be 25’ wide minimum and act as a corridor for recreation pathways per Sec. 38.420.070. a) Park A does not meet the 25' width. b) Parks B and C do not connect to any existing or proposed trail corridors and would not be counted. • Staff recommends removing parcel lots west of El Dorado and consolidating all parkland at this location to provide a large enough area for recreation activities per Sec. 38.420.050. a) This also provides enough space for the N/S trail connection that will connect to the Urban + Farm subdivision to the south per Sec. 38.420.070. • Per Resolution 4784, staff recommends using IILP for the park trail corridor. Please contact park planning staff for potential IILP. Proposed linear park has been widened to comply with the 25 ft minimum. The additional areas have been removed from the land dedication. As recommended by staff, IILP are under consideration for the park trail corridor. Cody FlammondEngineering 1. BMC 38.220.030.A‐ The applicant did not provide the following with the pre‐application plan; therefore, comment has not been provided for these items. a. Item 13‐ Wildlife b. Item 14‐ Waivers of right to protest c. Item 15‐ Water rights Engineering does not support granting waivers from the requirements of BMC 38.220.060 for the surface water and agricultural water user facilities supplements. 2. The applicant is advised that a drain tile system and easement associated with the Norton East Ranch Phase 4 Subdivision is present on the property. The applicant must show the location of drain tile system and easement on the plans. The applicant’s development must not negatively impact the drain tile system. Applicant must show all existing easements on the plat. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM A DRAINAGE PLAN AND STORMWATER CALCULATIONS ARE INCLUDED WITH THE PRELIMINARY PLAT APPLICATION. A DRAINAGE PLAN AND STORMWATER CALCULATIONS ARE INCLUDED WITH THE PRELIMINARY PLAT APPLICATION, INCLUDING THE EXISTING NORTON RANCH STORMWATER POND. NOTED, THE GROUNDWATER IS NOT ANTICIPATED TO IMPACT THE PROPOSED STORMWATER UTILITIES AS THE EXISTING INFRASTRUCTURE INSTALLED WITH PREVIOUS PHASES OF NORTON RANCH WILL BE UTILIZED. GROUNDWATER MONITORING DATA IS INCLUDED WITH THIS APPLICATION FOR THE ENTIRE 100 ACRES. NOTED, THE GROUNDWATER LEVELS HAVE BEEN MONITORED ON THE ENTIRE REMAINING PARCEL OVER THE LAST YEAR AND THE RESULTS ARE INCLUDED WITH THE PRELIMINARY PLAT APPLICATION. NOTED, CILWR WILL BE CALCULATED & PAID PRIOR TO FINAL PLAT APPROVAL. THIS PARCEL WAS ORIGINALLY ALLOCATED CAPACITY (PER NORTON RANCH) AND THE DEVELOPMENT GROUP IS WORKING WITH HDR/STRATTON/PH6 FOR THE APPROPRIATE UPGRADES TO THE NRLS PRIOR TO FINAL PLATTING ANY OF THE NEARBY PROJECTS. Cody FlammondEngineering 1. BMC 38.410.070.A ‐ As presented, wastewater generated from the subject property will flow into the existing Norton Ranch Lift Station (NRLS). The subject property was not originally allocated capacity at the lift station. The NRLS does not currently meet DEQ firm capacity requirements. A lift station design report has been completed by HDR Engineering, Inc. to allow for phased upgrades to the NRLS including the subject property. The lift station must be upgraded in accordance with the HDR design report prior to Final Plat approval. 1. DSSP Section II (A.4) ‐ Water Quality ‐ The applicant must include a drainage plan with post‐ construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post‐construction runoff generated from the first 0.5 inches of rainfall from a 24‐hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post‐construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub‐watershed using post‐construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post‐construction storm water management control(s) expected to remove 80 percent TSS. 2. DSSP Section II.C ‐ Water Quantity ‐ The applicant must provide on‐site detention with release rates limited to predevelopment runoff rates. Retention features must be sized based on a 10‐ year, 2‐hour storm intensity. 3. Montana Post‐Construction Storm Water BMP Design Guidance Manual ‐ Seasonal High Groundwater ‐ The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three‐ foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. 4. The applicant is advised that with the preliminary plat application, the applicant must establish the seasonal minimum and maximum depth to the water table, dates on which these depths were determined, and the location and depth of all known aquifers which may be affected by the proposed subdivision. BMC 38.410.130 (A) (1) Water rights ‐ The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash‐in‐lieu of water rights (CILWR). CILWR must be paid prior to final plat approval. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM NOTED AND AGREED, THE WATER/SEWER MAINS ARE SHOWN WITH 10' MIN OF SPACING BETWEEN LINES. THE PROPOSED WATER & SEWER MAINS ARE CURENTLY SHOWN TO EXTEND TO THE WESTERN EDGE OF THE EL DORADO ROW, NOT TO THE PROPERTY LINE, AS THE PROPERTY TO THE WEST IS UNDER A CONSERVATION EASEMENT AND THE DEVELOPER WOULD LIKE TO RESPECT THAT AND NOT INSTALL UNDERGROUND INFRASTRUCTURE RIGHT UP TO THE BOUNDARY. HOWEVER, THESE MAINS ARE IN THE FALLON ROW AND COULD BE EXTENDED AT ANY TIME, ONCE THE CONSERVATION DISTRICT IS DISSOLVED. NOTED AND AGREED, THE CORROSION POTENTIAL HAS BEEN ESTABLISHED BY THE CRITERIA SET FORTH BY DIRPA, AND THE DATA TO SUPPORT DIRPA RECOMMENDATION #2 IS INCLUDED WITH THE APPLICATION, THE V-BIO ENHANCED POLYETHYLENE ENCASEMENT. Cody FlammondEngineering 2. DSSP Section V (D) – Water and sanitary sewer mains and services shall be arranged so that there is a minimum of ten feet of horizontal separation between these lines. 3. BMC 38.410.070.A.3 ‐ When a proposed development adjoins undeveloped land, and municipal infrastructure mains would reasonably pass through the new development to the undeveloped land, municipal infrastructure mains must be arranged to allow the suitable development of the adjoining undeveloped land. Municipal infrastructure mains within the proposed development must be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. An exception to this standard may be granted upon written request of the applicant if the applicant demonstrates during the development review process that more efficient design can be accomplished without jeopardizing the public's health, safety and welfare, the intent of this chapter, or the intent of the city's growth policy. a. Water and wastewater mains must be extended to the development’s west boundary. 4. The applicant is advised that due to the known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected with future infrastructure submittal. Acceptable protection methods include zinc coated ductile iron or v‐bio enhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing\evaluation procedures and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development. ProjectFlow - Review Details Report Project Name: 21431 Urban + Farm PA Workflow Started: 11/16/2021 3:54 PM Report Generated: 01/04/2022 03:20 PM NOTED, AND WE ARE REQUESTING, AS NOTED ABOVE, THAT THE ROW WILL BE PROVIDED TO THE WESTERN PROPERTY BOUNDARY, HOWEVER THE ROADWAY WILL NOT BE BUILT AND THE LAND WILL BE UTILIZED AS PRIVATE OPEN SPACE UNTIL THE DAY THE CONSERVATION EASEMENT IS DEVELOPED/DISSOLVED. NOTED AND AGREED, THE MINIMUM WIDTH HAS BEEN UPDATED. NOTED, THE STREET LIGHTING PLANS HAVE BEEN INCLUDED WITH THE APPLICATION. Cody Flammond 2. The applicant is advised that alleys to be used for fire access must have a minimum paved width of 20 feet and allow for turn movements with 28‐foot turn radii. 3. BMC 38.400.070 Street Lighting ‐ City standard street lights are required at the street intersections and mid‐block crossings. Infrastructure plans for the construction for the street lights must be submitted to the City Engineering Department per the Design Standards and Specifications Policy Manual. The street lights must be part of an SILD prior to final plat approval. Engineering 1. BMC 38.400.010 (A) (1) Relation to undeveloped areas ‐ When a proposed development adjoins undeveloped land, and access to the undeveloped land would reasonably pass through the new development, streets and alleys within the proposed development must be arranged to allow the suitable development of the adjoining undeveloped land. Streets and alleys within the proposed development must be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. If the development being reviewed is a subdivision, a request for an alteration of this standard must be processed as a subdivision variance. a. Fallon Street must be extended to development’s west boundary.