HomeMy WebLinkAbout17483 Project DocumentsEXHIBIT 1MADISON ENGINEERING
895 TECHNOLOGY BLVD, SUITE 203
BOZEMAN, MT 59718
PHONE (406) 586-0262 FAX (406) 586-5740
GALLATIN CENTER LOT 11
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BOZEMAN, MT
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Gallatin Center Lot 11 Subdivision
Response to Pre-Application Comments
PLANNING COMMENTS
1. Waivers to the supplemental information under 38.41.060, BMC are
recommended to be granted with this pre-application plan review as described in
the pre-application plan for: 5) vegetation, 6) wildlife, 7) historical features, 8)
agriculture, 9) agricultural water user facilities, 13) utilities, 14) educational
facilities, 15) land use, 16) parks and recreation facilities, 17) neighborhood
center plan, 18) lighting plan, 19) miscellaneous, and 20) affordable housing.
Response: Waivers noted.
2. Waivers to the supplemental information under 38.41.060, BMC recommended to
not be granted include 1) surface water; 2) floodplains; 3) groundwater; 4)
geology, soils, slopes; 10) water & sewer; 11) stormwater management (if a
detention pond is intended to be constructed with a future site plan application);
and 12) streets, roads and alleys. All applicable information related to the above
and listed in 38.41.060 BMC for review are required with the preliminary plat
application.
Updated information may only require a brief one-paragraph summary review of
each of the items listed in Section 38.41.060, BMC, regardless of whether or not
the information has been waived. This will assist the City Commission in their
review of the application
Please make sure to address all other applicable supplemental information as set
forth in Section 38.41.060, BMC, which has not been waived.
Response: Required supplemental information noted. The required
supplemental information can be found in Section 5 of the preliminary plat
application.
3. Please provide documentation to support any released portions of easements.
Response: There are no proposed release of easements at this time.
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ENGINEERING COMMENTS
1. The requested waiver for Water and Sewer is not granted. At a minimum, the
applicant must submit the original subdivision report for water and sewer and
adjust the assumptions in the report to reflect current plans. The adjusted report
must be submitted with the preliminary plat application.
Response: The sewer and water reports describing these systems that serve Lot
11 were written by Allied in 2002. These reports were searched for both by the
City of Bozeman and Allied Engineering, and neither report could be found.
New sanitary Sewer and Water design reports are included in Section 10.A. of
this submittal, where a letter from the city confirming sanitary sewer capacity
is also included.
2. The applicant must submit the anticipated peak-hour sanitary sewer demand for
the proposed subdivision with the preliminary plat submittal, and the City
Engineering Department will review downstream sanitary sewer capacity upon
submittal of the preliminary plat.
Response: A sanitary sewer design report is included in Section 10.A. of this
submittal. A copy of an email from the City Engineer, Shawn Kohtz,
confirming capacity is included in Section 10.A.
3. The requested waiver for Streets, Roads, and Alleys is not granted. The applicant
must submit a copy of the original subdivision traffic impact study with the
preliminary plat application. That traffic impact study may be required to be
updated upon future site plan application for development on Lot 11A.
Response: No new streets are proposed as part of this project. Shawn Kohtz
with the City of Bozeman is not requiring a traffic impact study to be
submitted. The original traffic impact study (TIS) for Gallatin Center is a
very large document and because of this, Kohtz approved this original TIS not
needing to be included in this application. It can be referenced in the City of
Bozeman archives.
4. The proposed driveway onto Cattail Street does not meet drive access spacing
requirements per Bozeman Municipal Code (BMC) 38.24.090.D.3. Additionally,
there is a no-access strip along Cattail Street at the proposed drive access. Traffic
from Lot 11A must use existing drive accesses. A new access will not be allowed
onto Cattail Street.
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Response: A deviation permit is included with this submittal. An additional
access is proposed where an existing no-access strip ends east of Max Ave on
the lot’s frontage to Cattail St. This access is proposed in an effort to improve
pedestrian safety by directing large delivery vehicles around the perimeter of
the parking lot opposed to directly in front of the building. Section 10.G.
includes a deviation request for this drive access onto Cattail, including an
exhibit showing the truck routes.
5. Unless a building restriction is filed with Lot 11A, the applicant must construct
street lights along Cattail Street adjacent to the subdivision boundary at the
spacing and per the standards defined in the City of Bozeman Design Standards
and Specifications Policy prior to final plat approval.
Response: The applicant acknowledges this condition. Street lights along
Cattail Street adjacent to the subdivision will be constructed at the spacing
and per the standards defined in the City of Bozeman Design Standards and
Specifications Policy prior to the final plat approval.
6. A shared access and drainage easement exists for Lots 11A and 11B. However,
the applicant must either demonstrate or provide a shared access easement for the
northern shared drive access between Lot 10 and Lot 11.
Response: There already exists a shared access easement for the northern
shared drive access between Lot 10 and Lot 11. This can be found in the
recorded Declaration of Protective Covenants, Conditions, and Restrictions for
The Gallatin Center, Article XI: Easements, 11.1 (pg 18) in Section 6 of this
application.
7. If not already filed with the original subdivision, 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 Cattail Street including paving, curb/gutter,
sidewalk, and storm drainage
b. Street improvements to Max Avenue including paving, curb/gutter,
sidewalk, and storm drainage
c. Street improvements to N. 27th Avenue/Thomas Drive including paving,
curb/gutter, sidewalk, and storm drainage
d. Street improvements to N. 19th Avenue including paving, curb/gutter,
sidewalk, and storm drainage
e. Intersection improvements to N. 27th Avenue/Thomas Drive and Cattail
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Street
f. Intersection improvements to Cattail Street and N. 19th Avenue
g. Intersection improvements to Max Avenue and Cattail 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.
Response: Draft Executed Waivers of Right to Protest Creation of Special
Improvement Districts can be found in Section 10.B. of the preliminary plat
application. Upon review and approval by City of Bozeman, the documents
will be signed and recorded.
8. The applicant must contact the City Floodplain Coordinator (Brian Heaston) and
review any requirements for a flood hazard analysis for the stream adjacent to Lot
11A.
Response: Brian Heaston was contacted and does not require a flood hazard
analysis for East Catron Creek that flows adjacent to Lot 11A.
9. The applicant is advised that the proposed project falls within the Bozeman
Solvent Site boundary. The property is underlain by an aquifer contaminated with
perchloroethylene (PCE). No irrigation wells may be installed on this property.
Response: The applicant acknowledges that the project falls within the
Bozeman Solvent Site boundary. No irrigation wells will be installed on this
property.
STANDARD CODE PROVISIONS
The preliminary plat must comply with the standards identified and referenced in the
Unified Development Code. 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 deviation or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law. The following requirements are standards of the Unified Development
Code and the Bozeman Municipal Code (BMC) and must be addressed with the
preliminary plat application:
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1. The preliminary plat must conform to all requirements of the Bozeman Municipal
Code and the Uniform Standards for Subdivision Plats (Uniform Standards for
Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM).
Response: The applicant acknowledges this condition. The preliminary plat will
conform to all requirements of the Bozeman Municipal Code and the Uniform
Standards for Subdivision Plats and Subdivision Plats.
2. Section 38.41.050.A.8, BMC “Noxious Weed Management and Revegetation Plan” –
Please include in the supplemental information clarification that the control of noxious
weeds will apply to all areas of the subject property, including those lands not included
with the pre-application plan review. Control of noxious weeds should be coordinated
with the County Weed Control office and shall be updated with a new noxious weed
management and revegetation plan.
Response: An approved Noxious Weed Management and Revegetation Plan is
included in Section 7 in the application. All parts of the property have been
included in the pre-application plan review. The applicant acknowledges control
of noxious weeds to be coordinated with the County Weed Control office.
3. Section 38.23.060, Utility easements must be provided in accordance with the UDC.
The required 10-foot front yard easement is required for all lots unless written
confirmation is submitted with the preliminary plat from ALL utility companies
providing service indicating that front yard easements are not needed. All easements
must be described, dimensioned and shown on the final plat in their true and correct
location.
Response: The preliminary plat that is included in Section 9 of this application
show an existing 12’ wide public utility easement on the west side of Lot 11 along
Max Ave; an existing 12’ wide utility easement along Cattail Street; and, an
existing 25’ wide public utility easement.
4. Section 38.23.080.G Finish Grade. All finish grades in landscaped areas must comply
with the provisions set forth in Section 38.26.050.L.
Response: The applicant acknowledges this condition. All finish grades in
landscaped areas will comply with the provisions set forth in Section 38.26.050.L.
5. Section 38.23.080.H Landscape Amenities. Stormwater retention/detention facilities
in landscaped areas shall be designed as landscape amenities. They shall be an organic
feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface
area covered with live vegetation appropriate for the depth and design of the
retention/detention facility, and be lined with native grasses, indigenous plants, wet
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root tolerant plant types and groupings of boulders to create a functional yet, natural
site feature. A visual inspection notes that some of the stormwater facilities do not
comply with this section including the 25% maximum slope.
Response: The existing stormwater facility on this lot is a sedimentation/overflow
pond for the stormwater as it travels from Lot 11 to the existing detention pond
on Lot 10 (southwest corner of Max Ave and Burke Street. This on-site pond will
be reconstructed to meet the requirements.
6. Section 38.27.090 Waiver of Park Maintenance District. Executed waivers of right to
protest the creation of special improvement districts (SIDs) for a park maintenance
district will be required to be filed and of record with the Gallatin County Clerk and
Recorder, unless already filed.
Response: There is no parkland required as this is a commercial development.
7. Section 38.39.030 Completion of Improvements. If it is the developer’s intent to file
the plat prior to the completion of all required improvements, an Improvements
Agreement must be entered into with the City of Bozeman guaranteeing the
completion of all improvements in accordance with the preliminary plat submittal
information and conditions of approval. If the final plat is filed prior to the installation
of all improvements, the developer must supply the City of Bozeman with an
acceptable method of security equal to 150 percent of the cost of the remaining
improvements.
Response: The applicant acknowledges this condition.
8. Section 38.41.050.A.8 requires that any noxious weeds be identified and mapped by
a person with experience in weed management and knowledgeable in weed
identification. A noxious weed management and revegetation plan, approved by the
County Weed Control District, must be submitted with the preliminary plat.
Response: An approved noxious weed management and revegetation plan is
included in Section 7.A.
9. Article 6. The certificates listed in Section 38.06.020 through 38.06.110 must be
shown on plat and certificates of survey, as appropriate.
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Response: The applicant acknowledges this condition.
10. Article 41. All preliminary plat requirements, as outlined in Article 41, must be
provided with the preliminary plat submittal, unless otherwise approved by the
Development Review Committee via waiver.
Response: The applicant acknowledges this condition. All preliminary plat
requirements outlined in Article 41 are provided in this preliminary plat
submittal.
11. A complete preliminary plat application must be submitted to the Community
Development Department within one calendar year of the date the Community
Development Department dates, signs and places pre-application comments in the
outgoing mail.
Response: The applicant acknowledges this condition.
Gallatin Center Lot 11 Preliminary Plat Supplemental Information Narrative
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Gallatin Center Lot 11 Subdivision
Preliminary Plat Supplemental Information
Sec. 38.41.060., BMC
1. Surface Water
2. Floodplain
3. Groundwater
4. Geology, Soils, and Slope
5. Vegetation - waived
6. Wildlife - waived
7. Historical Features - waived
8. Agriculture - waived
9. Agriculture Water User Facilities - waived
10. Water and Sewer
11. Stormwater Management
12. Streets, Roads and Alleys
13. Utilities - waived
14. Educational Facilities - waived
15. Land Use - waived
16. Parks and Recreation Facilities - waived
17. Neighborhood Center Plan - waived
18. Lighting Plan - waived
19. Miscellaneous - waived
20. Affordable Housing - waived
Gallatin Center Lot 11 Preliminary Plat Supplemental Information Narrative
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Introduction
The proposed subdivision of the existing 8.615 acre lot is to create two (2) new lots: Lot11A and
Lot11B. The underground utilities are in place for this development, including water and sewer
infrastructure. East Catron Creek flows through the site on the west side, which has been
mitigated for and will not be disturbed during the subdivision of Lot 11.
The proposed Lot 11A is vacant, although has been slightly disturbed by the adjacent lots’
development and storm infrastructure.
1. Surface Water
East Catron Creek flows through the west side of the property and runs south-north. Because
this lot was included in the original subdivision of the Gallatin Center, this portion of East
Catron Creek has been fully mitigated, including a 50’ wide stream setback to the east of East
Catron and a 21’ wide setback to the west of East Catron.
2. Floodplain
Brian Heaston with the City of Bozeman was contacted and requires no additional floodplain
analysis for this project as the original subdivision of Gallatin Center included the analysis of
East Catron Creek.
3. Groundwater
The test pit logs on and near Lot 11 from the original Gallatin Center Subdivision’s geotechnical
report are included in Section 10.C. of this application, along with a map of the test pit locations.
The test pits reveal no groundwater to depths of 7’ (TP-18), 4’ (TP-19), and 9’ (TP-20).
Additionally included is the groundwater monitoring of the nearby Opportunity Subdivision to
the south, across Cattail St. Groundwater was monitored on this site from January 2015 to
November of 2016 using eight (8) monitoring wells, the locations and depths of which are shown
in Section 10.C. Per these monitoring results, the groundwater never came within less than 3.72
feet of the surface, with an average depth of 5.43 feet.
A contaminated aquifer, known as the Solvent Site, underlies the proposed development. The
aquifer is contaminated with tetrachloroethylene (PCE). No irrigation wells will be allowed
to support irrigation at the site, and the City water supply must be used for irrigation water to
prevent further spread of contamination and public exposure to contaminants. Additionally,
this site will be served by a central sewer and water main that will connect to the City of
Bozeman, which will minimize the potential for further groundwater contamination.
Channeling storm-water flows into detention basins will limit discharges to pre-development
rates and will control surface water runoff. These basins will reduce the amount of sediments
and contaminants within the surface runoff and also reduce potential for contamination of
downstream aquifers.
4. Geology, Soils and Slope
There are no known geologic hazards, areas of instability, or unusual soil, topographic or
geologic conditions present on site. The site topography slopes at an approximate 1.2% in a
northern direction. Proposed lot grades will not exceed 3% and slope work will not exceed a
4:1 horizontal:vertical ratio. The following NRCS soils mapping data is included in Section
10.D of this application:
Gallatin Center Lot 11 Preliminary Plat Supplemental Information Narrative
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- Soils Map
- Physical Properties
- Engineering Properties
- Soil Limitations for Dwellings and Small Commercial Buildings
- Soil Limitation for Roads and Streets, Shallow Excavations, Lawns, and
Landscaping
- Water Features
- Hydric Soils
5. Vegetation - waived
This section has been waived.
6. Wildlife - waived
This section has been waived.
7. Historical Features - waived
This section has been waived.
8. Agriculture - waived
This section has been waived.
9. Agriculture Water User Facilities - waived
This section has been waived.
10. Water and Sewer
The proposed lot will be serviced by the existing City of Bozeman sanitary sewer and water main
that runs through the utility easement between Lot 11 and the adjacent Lot 10 to the north. The
stubbed water and sewer services will be extended into the future buildings when constructed. A
water design report is contained in Section 10.E. of this application. Section 10.E. also contains a
sewer report that calculates a peak flow, which was given to the City of Bozeman for them to
confirm capacity. This confirmation correspondence is also included in Section 10.E.
11. Stormwater Management
On-site stormwater runoff will be managed utilizing the existing stormwater collection system.
All runoff will flow into an existing curb inlet at the northwest corner of the parking lot, from
where it will flow north into the existing stormwater detention pond on the southwest corner of
Max Ave and Burke Street. A stormwater design report is included in Section 10.F. of this
application.
12. Streets, Roads and Alleys
All lots will meet the minimum lot size and as well as minimum street frontage. Access to the
new lot will be from an existing access on N 19th to the east as well as from an existing access on
Cattail Ave, and one additional access on Cattail Ave.
An additional access is proposed where an existing no-access strip ends east of Max Ave on the
lot’s frontage to Cattail St. This access is proposed in an effort to improve pedestrian safety by
directing large delivery vehicles around the perimeter of the parking lot as opposed to in front of
Gallatin Center Lot 11 Preliminary Plat Supplemental Information Narrative
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the building. This deviation is included in Section 10.G. along with a site plan showing truck
movement.
No new streets are proposed as part of this project. A traffic impact study was not required with
the pre-application comments. The original traffic impact study for Gallatin Center may be
referenced, which due to its large size we have been allowed to not include it in this application.
It may be referenced in the City of Bozeman report archives.
13. Utilities - waived
This section has been waived.
14. Educational Facilities - waived
This section has been waived.
15. Land Use - waived
This section has been waived.
16. Parks and Recreation Facilities - waived
This section has been waived.
17. Neighborhood Center Plan - waived
This section has been waived.
18. Lighting Plan - waived
This section has been waived.
19. Miscellaneous - waived
This section has been waived.
20. Affordable Housing - waived
This section has been waived.
Agency Letters
The attached letter was addressed to each of the following agencies and sent on August 10, 2017 in
order to solicit comments regarding the development of the Lot 11 Gallatin Center Subdivision. A copy
of all responses received is included.
Streamline
32 S Tracy
Bozeman, MT 59715
George Durkin
Gallatin County Road and Bridge Dpt
205 Baxter Lane West
Bozeman, MT 59715
Brian Gootkin, Sheriff
Gallatin County Sheriff’s Department
615 S 16th Ave
Bozeman, MT 59715
USPS
5711 Baxter Lane
Bozeman, MT 59718
CenturyLink
502 S 19th Ave
Bozeman, MT 59718
Charter Communications
511 W Mendenhall
Bozeman, MT 59715
Med Trans Montana
2101 Industrial Drive
Bozeman, MT 59715
Harry Kirshenbaum
Republic Services of Montana
PO Box 10730
Bozeman, MT 59719
Northwestern Energy
PO Box 490
Bozeman, MT 59715
Bozeman Fire Department
34 N Rouse Ave
Bozeman, MT 59715
Bozeman Deaconess Hospital
915 Highland Blvd
Bozeman, MT 59715
Northwestern Energy
121 E Griffin Dr
Bozeman, MT 59715
DNRC Water Resources
2273 Boot Hill Court, Suite 110
Bozeman, MT 59715