HomeMy WebLinkAbout18523 Tschache Apartments-Narrative ENGINEERING
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October 23, 2018
Courtney Johnson
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59771
Re: Tschache Apartments Site Plan
2420-2440 Tschache Lane
COB Informal Review # 18371
Dear Ms. Johnson,
Please find attached a Site Plan Submittal for the Tschache Apartments. The project consists of three
18-plex apartment buildings. The Tschache Apartments are proposed on Lot 9 of the Stoneridge Square
Subdivision.
Response to Informal Review Comments
Planning
1. The building height has been updated to match the requirements of the R-4 zoning.
2. Block Frontage has been discussed with the planners and we believe we have the
appropriate setbacks and requirements met.
3. Project Phasing is addressed in Tab 11.
4. Bike parking calculations have been added to Sheet I-1.
Engineering
1. High groundwater is acknowledged and no crawlspaces or basements are proposed.
2. Tab 9 includes our stormwater design report and grading & drainage plan. Sheet C-2 also
shows the onsite drainage.
3. The estimated peak hour sewer flows from the entire project are calculated below;
54 units x 2.11 people/unit x 89 gpd = 10,140 gpd (average daily flow)
Peaking Factor = 4.5
Peak Hour Flow = ADF x Peaking Factor = 10,140 gpd x 4.5 = 45,630 gpd
4. Phasing sheets are attached in Tab 11.
5. See the phasing sheets in Tab 11 for temporary emergency vehicle access during phases 1
and 2.
6. The 6” water service stub will be capped at the 8x6 tee on the main in the middle of
Tschache Lane as part of the main extensions.
7. The fire line plans for each building will be submitted to City Engineering prior to
construction.
8. The water main alignment has been updated to use only standard fittings.
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9. As discussed with Cammy Dooley on September 26th and verified via email in Tab 1,
Northwestern Energy is ok with starting the public utility easement at the back of the curb.
We provided 12’-15’ utility easements as shown on sheet C-1 to provide as much room as
possible outside of the sidewalk.
10. Tab 2 includes an email from the Gallatin County Conservation District that the project does
not require a 310 permit. Tab 2 also includes a copy of the Army Corps 404 permit approval.
11. Per the online GIS mapping and the 2017 Transportation Master Plan, Tschache Lane is not a
considered a Collector Street and therefore does not require any lighting.
12. Per the email from Brian Heaston included in Tab 1, cash in lieu of water rights has already
been paid for a density greater than is contemplated with this project.
13. Sheet C-1 shows the areas that we plan to replace the damaged sidewalk adjacent to
Tschache Lane.
14. Sheet C-1 depicts the addresses as supplied by Bill Stetzner.
15. A copy of the draft Waiver of Right to Protest SIDs is attached in Tab 12.
Solid Waste
1. The location of the trash enclosures has been updated per a meeting with Kevin Handelin
and Russ Ward on September 17th.
2. Understood.
3. Understood.
Building Division
1. The owners are planning on installing fire sprinklers and alarms.
2. Understood.
Parks and Recreation
1. Per the email from Brian Krueger attached in Tab 1, parkland has been provided for up to 8
units per acre. Cash in lieu of the remaining parkland was proposed to the RPAB on October
12th with unanimous approval.
Northwestern Energy
1. We have discussed this project and utility locations with Cammy Dooley.
2. Understood
3. The locations shown were as discussed with Cammy Dooley and Mike Meis. An email
agreeing to the utility easement to start at the back of the curb is in Tab 1.
4. Understood.
5. Understood.
Project Narrative
The Tschache Apartments project consists of 54 two-bedroom units split over three (18 plex) buildings.
The buildings are proposed to be three stories and 33.3 feet tall. Each building has a footprint of 24,866
sf and a total floor area of 61,817 sf. The project has 109 offstreet parking spaces as well as 9 onstreet
parking spaces. The project also includes six inverted U bike racks for a total of 12 bike parking spaces.
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The project is proposed to be constructed in three phases, one with each building. The owners plan to
construct all of the sub-base gravel portion of the parking lot and all of the underground water and
sewer during the first phase.
Below we address each item of the Site Plan Checklist.
1. Project narrative : See above.
2. Name of project : Tschache Apartments
3. Name & Mailing Address of Developer/Owner: Black Dirt LLC, 2320 West Main, Suite 6,
Bozeman, MT 59715
4. Name & Mailing address of project team: See cover sheet in Tab 3.
5. Location: 2420-2440 Tschache Lane, Bozeman, MT 59718 / Lot 9 of the Stoneridge Square
Subdivision, Section 2, Township 2 South, Range 5 East.
6. Vicinity Map : See Cover Sheet in Tab 3.
7. Construction Route Map : See Cover Sheet in Tab 3.
8. Project areas : See Sheet I-1, Tab 3.
9. Boundary Lines : See Sheet C-1, Tab 3.
10. Date of preparation : See individual plan sheets and on cover sheet in Tab 3.
11. North arrow : See each plan sheet.
12. Scale : See each plan sheet.
13. Parcel size : See sheet I-1.
14. Floor area : See sheet I-1.
15. Density : See sheet I-1.
16. Topographic contours : See sheet C-1.
17. Zoning & COB Boundary : The City limits are shown on Sheet I-1.
18. Zoning : See Sheet I-1 in Tab 3.
19. Adjacent streets : See sheet C-1 and I-1 in Tab 3.
20. Block Frontages : See sheet I-1.
21. Onsite streets : No onsite streets are proposed, but Sheet C-1 shows the proposed parking
lot.
22. Ingress and egress : See sheet C-1.
23. Traffic Flow on site: See sheet C-1.
24. Traffic Flow off site: See sheet C-1.
25. Parking Facilities & Details : See sheets C-1 & C-3.
26. Required Setbacks & Yards : See Sheet C-1.
27. Utilities : See sheets C-1 & C-2.
28. Surface Water : A small intermittent drainage (not within CD jurisdiction) is shown south
and east of the property. No other surface water exists within 150’ of the project. Wetlands
are shown in Tab 2 and on Sheet C-1. The storm water design report describes the flooding
potential and how only a limited amount of offsite water enters the site.
29. Grading & Drainage Plan : See sheet C-2 and the storm water design report in Tab 9. The
project will utilize one onsite detention pond and two onsite retention ponds. The ponds
and piping are discussed in the Storm water Design Report in Tab 9.
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CONSULTING
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30. Drainage ways : See Sheet C-2.
31. Rock outcroppings : There are no existing rock outcroppings on or near the site.
32. Sidewalks : Pedestrian Circulation is shown on sheet C-1.
33. ADA Compliance : See sheet C-1 for exterior ADA accessible features.
34. Fences & Walls: No fences or retaining walls are proposed as part of the project.
35. Trash Enclosure : See sheet C-4 in Tab 3.
36. Construction Management : See the construction management plan in Tab 10.
37. Concrete construction details : See details on Sheet C-3.
38. Snow Storage : See Landscape Plan in Tab 7 and Sheet C-2.
39. Street Vision Triangles : See sheet C-1 and Landscape Plan.
40. Unique features : The site does not have any unique existing features.
41. Historic resources : The site does not have any apparent historical features.
42. Major Public Facilities : There are not any major public facilities within 200’ of the site. The
existing sidewalk adjacent to Tschache Lane was widened to 10’ to act as a trail. There is
another existing gravel trail that will need to be removed from the site, back onto Rose Park
property.
43. Parkland Calculations : See Tab 1 and sheet I-1 for parkland calculations.
44. Cash in lieu of parkland : See Tab 1 for cash in lieu of parkland information.
45. Parkland : No new parkland is proposed.
46. Parkland Credit : Parkland credit was utilized for the first 8 units per acre as created by the
Stoneridge Linear Park.
47. Affordable Housing : Not applicable, no affordable housing provided with this project.
48. Affordable Housing form : N/A.
49. Lighting Plan : A parking lot lighting plan is included in Tab 4.
50. Photometric Plan : See building exterior and parking lot photometrics plan in Tab 4.
51. Exterior Light Detail : See exterior building light plan and cut sheets in Tab 4.
52. Building Elevations : See Architectural Drawings in Tab 4.
53. Transparency Calculations : See Tab 4.
54. Exterior Mechanical Screening: No ground mounted or rooftop mechanical is anticipated.
55. Floorplans : See Tab 4.
56. Signs: No exterior signs are planned at this time.
57. See Landscape Plan in Tab 7.
58. See Landscape Plan in Tab 7.
59. See Landscape Plan in Tab 7.
60. See Landscape Plan in Tab 7.
61. The existing drainage is shown on sheet C-1 and the landscape plan, no 100-year floodplain
exists for the ditch.
62. See Landscape Plan in Tab 7.
63. See Landscape Plan in Tab 7.
64. See Landscape Plan in Tab 7
65. See Landscape Plan in Tab 7.
66. See Landscape Plan in Tab 7.
67. See Landscape Plan in Tab 7.
ENGINEERING
CONSULTING
PLANNING
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68. See Landscape Plan in Tab 7.
69. See Landscape Plan in Tab 7.
70. See Landscape Plan in Tab 7.
71. See Landscape Plan in Tab 7.
72. See Landscape Plan in Tab 7.
73. See Landscape Plan in Tab 7.
74. See Landscape Plan in Tab 7.
75. See Landscape Plan in Tab 7.
76. See Landscape Plan in Tab 7.
77. Traffic Information : See the summary of traffic information in Tab 1 as well as the waiver
from Engineering.
78. Water Rights : Tab 1 includes an email from Brian Heaston that cash in lieu of water rights
has already been paid for the proposed density.
79. Wells: Included in Tab 1 is the response from DNRC regarding the landscape well.
80.– 83. No deviations or departures are requested at this time.
If you have any questions or comments, please contact me at 581-5730
Sincerely,
__________________
Jeremy May, P.E.
Genesis Engineering, Inc.
www.g-e-i.net
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