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HomeMy WebLinkAbout09_Site Plan Project Narrative 07 19 19 l:\bznfac_bip\docs\4_code\4.3_ahj_submittals\working files\sp submittal\site plan project narrative 07 09 19_1.docx http://www.ctagroup.com E-mail: info@ctagroup.com Site Plan Submitted July 19th, 2019 Completeness Review Submitted July 9th, 2019 City of Bozeman Community Development Department 20 E. Olive Street PO Box 1230 Bozeman, MT 59771-1230 RE: Site Plan Application - Bozeman Light Manufacturing Project Dear Planning & Development Review Committee, This application request is for a Site Plan Development Review Application by the City’s Development Review Committee (DRC). Site Plan Checklist General Information: Name of Project: Bozeman Light Manufacturing Project Project Zoning: B2 Project Location: Catron Crossing Subdivision Phase 1 Lots 8 & 9 (designated lots from Preliminary Plat approval), west of E. Valley Center Road and north of Catamount Street. Previous review applications completed for this property include: - Application 18057 City Commission Staff Report for the Catron Crossing Preliminary Plat Subdivision 6.4.18 - Application 16452 Staff Report Catron Crossing Master Site Plan approved 12.15.17 - Application 19069 Informal Review - Application 19186 Concept Review Project Legal Description: Tract A-1, C.O.S., 1827, SE ¼ of Section 26 Township 1S, Range 5E, PMM, City of Bozeman, Montana. Project Narrative: Applicant has talked with Director Matsen and he has agreed to review the submittal prior to final plat being recorded. Applicant understands approval is conditional upon final plat recording. Also, applicant agrees to pay for re-review fees that may necessary as a result of out of sequence work. The project site is currently undeveloped land with an approved preliminary plat - Catron Crossing Subdivision - from the City of Bozeman, June 4, 2018. The project consists of site development, ground up construction, for a single story light manufacturing and office facility. The project proposes a 61,146 gross square foot building footprint with a total lot size of 5.82 acres. The project is not phased. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 2 2 The building will be designed to include three primary uses. The primary areas of use will be crystal growth, optical fabrication and laser manufacturing. The secondary areas include the office area, restrooms, exercise area, lockers, break room, storage, as well as conference and secured public areas. The facility is projected to include dedicated office space to support operations such as basic lab space, Class 1,000 clean room lab space and light manufacturing, assembling, and distribution space. The project proposes to consolidate three existing operations located within the Bozeman community. Existing project sites include the crystal growth facility at 310 Ice Pond Road in an R-S zone, an optical components facility at 900 Technology Blvd in a BP zone, and a laser manufacturing facility at 31948 Frontage Road in an M-1 zone. The consolidation of existing uses will be beneficial to the environment by reducing vehicle miles traveled, reducing energy consumption using new technologies, improving groundwater impacts by improving storm water treatment options, and by allowing the city to correct non-compliant, grandfathered land uses, as the vacated sites develop in the future. FLIR’s Bozeman operation engineers and manufacturers lasers, grows synthetic crystals and manufactures small optics from synthetic crystals. The new site would include the growth of high purity crystals such as sapphire and garnets. Grown crystals are approximately the size of a wine bottle that are then shaped and polished into several small precision optical components that are sold world-wide, primarily for use in laser systems. The laser manufacturing portion of the operation assembles optics, mechanical parts, and electronics into laser modules. The lasers modules vary in size from a matchbox to a shoebox. All manufacturing takes place in labs or cleanrooms within the building. No activities take place outside of the building and no materials are stored outside of the building. The processes require extreme cleanliness for all stages of manufacturing and do not generate any fumes, odors, or noise. The designation of light manufacturing is requested for this project as identified by BMC B-2: Manufacturing light* - Special Use Article 7: Definitions – manufacturing light (38.42.1870). Small scale fabrication of and/or assembly of goods from previously prepared materials that occurs entirely indoors and features low levels of trucking access typical of standard retail or general service establishments. Fabrication and assembly work is completed entirely indoors and uses small amounts of raw materials during the manufacturing process. There is no outside storage. The manufacturing and assembly process does not result in any negative effects to the environment related to noise pollution, air pollution, light pollution, or water pollution. There are no emissions during manufacturing or assembly that are related to negative air quality. All processes are conducted in a highly controlled indoor environment. No environmental impacts will occur to soil or groundwater. Site lighting will adhere to the City’s Night Sky Ordinance and development regulations. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 3 3 City utilities are available to the project site but will need to be extended as part of the final plat process. The building will not exceed 50 feet in height. The project has approximately 93 parking stalls which are adequate for the proposed use. The project will be built in one phase, therefore project phasing does not need to be addressed. Currently operations employ 68 people. The project will provide high tech, market wage jobs to the community. Employees arrive at staggered times of the day with 20% of employees starting at 6:00 a.m. and departing at 3:00 p.m. and the remainder of employees on site from 8:00 a.m. to 5:00 p.m. Levels of trucking for this use are low and consist mainly of UPS and Federal Express truck deliveries of materials. These deliveries can occur on a daily basis. Occasional deliveries will take place where materials are delivered (typically a pallet of material) every 3 to 4 months. These deliveries are by a single unit 2-axle truck. When a larger pallet of material is delivered a pallet jack is typically used to offload the truck. No forklifts are required. There are also deliveries of liquid oxygen or nitrogen once or twice a month. All deliveries will occur at the rear of the building through a shipping/receiving door. Item 77 on Site Plan Checklist regarding traffic study has been addressed in Morrison Maierele Traffic Impact Study dated August 2017. 1. Project Design Block Frontage / Access The project proposes Mixed Use Block Frontage for Street A and Internal Storefront Block Frontage for Street B as proposed by City staff (alley). Access to the site is proposed from both Street A and Street B. Landscape / Civil Narrative The site improvements for the project will focus on aesthetics, safety and long-term maintenance. The landscaping is intended to direct focus to the front entry of the building, direct vehicular traffic in a safe, secure fashion and provide gathering areas of for employees at the building. We anticipate the native site soils will be required to be removed and replaced with structural imported materials at paved and building areas. Approach and building entry are integral to the building and is intended to be open and inviting. A pedestrian entry element will extend from the front entry and provide a lit and protected cover for walking traffic. Plantings will align with the entry element and complement the architecture. At the entry area there will be a defined entry point and bicycle racks, and benches will be provided as needed. Parking islands will terminate each block of parking with a mix of trees, shrubs and perennials. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 4 4 Pedestrian crossings and sidewalks will be appropriately denoted. For the pedestrian pathway within the parking lot, contrasting materials will denote the pedestrian way. All crossings within and at the perimeter of the site will be accessible for all users. Adjacent to an interior employee breakroom, an outdoor patio space is available for use by employees. Landscaping will provide a natural separation between hardscaped areas. The project will be fully irrigated with a mix of efficient spray and drip systems using water-sensitive controls and sensors. Dryland grass areas along the west and south will established with temporary only to help reduce the water consumption. Site requirements will include concrete aprons, sidewalks, curb and gutter along with asphalt paving over compacted fill. Paved areas should accommodate commuter cars and light truck traffic. A paved surface is proposed around the building to provide fire department access. An enclosed trash area with paved access is proposed south of the building. The utility area is tucked to the southwest of the building and will be screened using architectural panels and additional tree and shrub plantings to soften. Based on the Comprehensive Drainage Plan, prepared by Morrison Maierle (dated January 2018), the subdivision provides a regional detention facility, while intending the development of lots 8 & 9 to incorporate LID practice through the capture and detention of the first 0.5 inch of rainfall from a 24-hour storm preceded by 48 hours of no noticeable measurable precipitation. Due to high groundwater, on-site stormwater detention chambers/tanks with controlled release will be utilized. To provide water to the new building for domestic and fire supply, a new 8” public water main will be looped through the property. The new water main will be connected to the existing 12” water line at the north end of the property and extended south along the west side of the property where it will be connected to the existing 8” water main in Catamount Street. A new fire hydrant and a new 6” water supply line for fire protection will be brought into the building from the newly installed water main. A 4” domestic water service will also be brought to the building from the new water main. This service will be reduced to a 3” service line immediately following the OS&Y valve. A 3” water meter will be provided. Process water for the manufacturing process is limited to a closed cooling system with vessels open to the atmosphere, such that the only loss is evaporative. A 6” sanitary sewer service will be installed from the building to the City sewer line. The manufacturing process does not produce wastewater. Based on the Traffic Study prepared by Morrison Maierle (dated August 2017) traffic generation is expected to be in line with the generation values used for that study. The applicant will verify generation numbers in the conceptual site plan submittal. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 5 5 Architectural Building Systems – Preliminary Design Concrete Standard conventionally reinforced, cast-in place continuous concrete spread footing and stem walls will be utilized where required. The structural floor system is a reinforced slab on grade ranging from 4”-8” thick. The building structural system will consist of conventional concrete pre-cast exterior walls. The concrete wall thickness will be appropriate for height, span and loading. The concrete walls may be reinforced and have an insulated core. A graphic cast into the pre-cast panels will give the elevation a composed finish. Masonry A portion of the north elevation by the office is shown as a natural stone veneer applied to the exterior wall system. Metals A portion of the east elevation by the office is shown as 2 varying profiles of prefinished 22 gauge corrugated metal panels. Exterior perimeter structural columns and brace frames with metal framed infill walls will be used at the northeast corner of the building. There will be a series of column and beam lines to provide a clear span in the primary building areas. The standard metal roof deck will be supported by open web steel bar joist and joist girder system. Metal ladders will be required to access portions of the roof. Interior space will be identified for roof access. Fire Suppression A 6” supply, riser and mains will be provided for the building. Both, a wet and dry system will be required for this building and will include mains, branch lines, and heads. Site Lighting Parking lights will be illuminated with LED pole mounted lights mounted to a 20’-0” tapered pole. These lights are to be a color temp of 3000k and will have zero up lighting. Building entrances will be illuminated with wall mounted LED lights attached to the building surface. Wall mounted lights will have a color temp and will have zero up lighting. Lighting calculations were performed for all site lighting areas and meet the requirements that were outlined in the Bozeman Parking lot Lighting Ordinance. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 6 6 CONCEPT REVIEW COMMENTS – May 29, 2019 Applicant received comments from the City of Bozeman Planning Department on May 29, 2019 related to the Concept Review submitted to the City on May 7, 2019. Below are the City comments/responses to the list of applicant questions as well as additional response narrative addressing City comments: Recommendation: Concept comments only. All references below to the Bozeman Municipal Code, BMC. Applicant Questions: 1. Will the building façade transparency for the east elevation be required to conform to the mixed block frontage standards or internal roadway storefront standards? Provide specification section in the UDC that states this. Per Section 38.510.030.F, the drive aisle on the eastern portion of the property would have to adhere to these standards. It is the most prominent façade along the street and should be reinforced to enhance the storefront environment. The BMC is currently having minor adjustments adopted by the City Commission to better clarify the hierarchical standing of block frontage standards. Within the adoption of Ordinance No. 2019, Section 4, the BMC will have an order of precedence for building placement in multiple street frontage situations and building entrances. The proposed site plan must adhere to the street block frontage standard first, the trail/park block frontage standard second, and the internal roadway block frontage standard third. However, dependent on the location and front orientation of the building, it must be compatible with the character of the area and enhance the character of the street. As the building is proposed, the east and west façade facing the trail and the internal roadway are the most prominent, therefore, are held to the standards and criteria of site design and building design. The updates to the BMC can be referenced here. Along this internal roadway, transparency requirements, landscaping, and sidewalk width must meet standards as outlined in Table 38.510.030.F. a. Applicant Response: Understood. 2. Per Section 38.530.040.B, building massing and articulation, with an alley to the east, rear yard to the south, and side yard to the west, would this exception include all elevations of this project, except the north elevation? Each elevation must meet these standards. a. Applicant Response: Understood. 3. Per Section 38.530.070, blank wall standards, would the approach of balance between graphic concrete panels and smooth concrete panels be an acceptable approach to blank wall treatment? Staff would be in support of this along with more landscaping efforts along the wall. a. Applicant Response: Understood. 4. Per Section 38.510.030.F, is a deviation required for a 5’ wide sidewalk per the internal roadway storefront block frontage standard? A 12’ wide sidewalk is required. Alternative designs may be considered to minimize the width of the sidewalk, but we would require it to meet pathway design per section 38.520.040.D.3. a. Applicant Response: A 10’ wide sidewalk between the east building wall and the parking lot is provided as an alternate design departure. 5. Per Section 38.510.030.I, since there is no street, does parking limitation of 50% apply since it falls along the rear and side yards? If it does apply, would a deviation request be allowed? This standard does not apply. a. Applicant Response: Understood Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 7 7 6. Where in the code is the standard that 1 tree per 50 linear feet is required along the public access trails? Per Section 38.550.070, open spaces and trail corridors must be landscaped to meet boulevard/ROW standards. The east/west public access trail is considered a midblock crossing and must adhere to 1 tree per 50 linear feet. The south/west public trail is considered a public ROW that also must adhere to these standards based on Section 38.550.050.D. It is also shown on the Master Site Plan. a. Applicant Response: Trees are provided at the prescribed 1 tree per 50 linear feet along the east/west trail and the south/north trail. 7. Are the roof drain leaders allowed a direct connection to the storm drain system that leaves the site without treatment or detention? Storm service connections may be permitted but will require a hydraulic analysis/review and approval from the Engineering and Sewer Department. We will likely not allow a straight connection to the storm sewer. Roof drains must connect to single structure and then tie in. Planning Division; Sarah Rosenberg srosenberg@bozeman.net 406-582-2260 1. Section 38.510.030.C. Building entrances must be visible and directly accessible from the street. A departure is allowed and staff would be in support of the location of the entrance since there is appropriate articulation and weather protection. However, along with this design feature, before granting this departure, the internal roadway storefront block frontage standards should be incorporated further. This includes tree pits, landscaping between the sidewalk and building, and a wider sidewalk. Staff would be in support of a 10’ sidewalk, instead of the 12’ requirement, along the entrance with landscaping and trees incorporated into it. This should be consistent along the whole east elevation. a. Applicant Response: It was determined with a follow-up clarification to city staff that the internal roadway storefront block frontage applies to the sidewalk east of the building and the parking lot. A 10’ sidewalk is provided with tree wells along this sidewalk. To keep visibility from Street A to the main building entrance, the tree wells have been located south of the main entrance at the prescribed 1 tree per 50 linear feet of the adjacent building façade. See landscape sheets for plantings. 2. Per Section 38.520.070.C, the equipment must be screened fully from public view. a. Applicant Response: Any equipment proposed on the exterior of the building, either on the roof or within the mechanical side yard will be screened fully from public view using a material of similar finish and quality as the corrugated metal siding. Staff will notice dashed linework on the west elevation indicating larger equipment which is shown above the current screen wall. However, we anticipate this equipment will not be needed as we proceed with finalizing the design. If the larger equipment is needed, the screen wall will be raised to screen this equipment as well. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 582-2280 1. The applicant should include stormwater mitigation in the design to infiltrate, evapotranspire, or capture for reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm to the greatest extent feasible for the site. A stormwater drainage/treatment grading plan and maintenance plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved with the Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 8 8 site plan application. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and submit a copy prior to site plan approval. The seasonal high groundwater elevation must be identified within the stormwater report to ensure all City requirements can be met during the season high. a. Applicant Response: Please see the included detailed grading and stormwater management plan sheets (C200 – C206), engineering report, and stormwater operation and maintenance manual. 2. A City standard 30 foot easement is required for the proposed main extension, encroachment into the easement must be approved by the public works department. No major structure including the proposed fencing and mechanical equipment at the rear of the building will be permitted within the easement. a. Applicant Response: Please see civil plan sheet C100 where a 30’ wide utility easement is proposed for the newly installed stormdrain line and proposed water main extension. 3. The water service must be a minimum of 10 feet from the proposed mechanical equipment. a. Applicant Response: Please see civil plan sheet C303 where it is shown that the proposed mechanical yard wall is a minimum of 10’ away from the proposed water service lines. 4. Access on to Street B must be 25 feet from the southern property boundary. a. Applicant Response: Please see civil plan sheet detail 3/C103 where a dimension from the south east property corner to the south edge of the south access onto Street B has been provided. 5. The applicant must present a summary of all possible chemicals which may be introduced to the facilities wastewater stream, additional pre-treatment may be required. a. Applicant Response: Only typical domestic waste will be discharged through the sanitary line. Other potential chemicals such as battery acid will be collected and neutralized within the building and disposed separately from sanitary waste. 6. A City standard street light must be installed at the proposed mid-block crossing. The Street light must be adopted into an SILD prior to occupancy of the building. The Applicant should consult the City of Bozeman Design Standards and Specification Policy Manual for the City’s Street light specifications. a. Applicant Response: A new street light is proposed in the southeast corner of the site which will illuminate the mid-block crossing. See the site electrical plan sheets for details. 7. The applicant must contact the City of Bozeman Engineering Department (Brian Heaston) for an analysis of cash-in-lieu of water rights. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in accordance to Bozeman Municipal Code (BMC) section 38.410.130, prior to an application approval. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 9 9 a. Applicant Response: Cash in lieu of water rights will be paid after City Engineering review. 8. 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 shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. Offsite infrastructure improvements do not qualify for concurrent construction. a. Applicant Response: Please see the attached Municipal Facilities Exclusion for DEQ. The site plan including water main extension and engineering report will be submitted to MDEQ for review after initial comments from City of Bozeman are provided and the MFE is signed. DEQ requires that the MFE is signed by the reviewing municipality acknowledging that the city will be reviewing. 9. Plans and specifications for any fire service line must be prepared in accordance with the City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, shall be a standalone submittal, separate from the site plan submittals. City of Bozeman applications for service shall be completed by the applicant. a. Applicant Response: Two additional copies of the fire line and domestic line plan and profile (C303 & C304) have been included as a separate submittal for review. 10. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to final approval. a. Applicant Response: Appendix D of the included engineering report contains correspondence from the Army Corps of Engineers regarding the wetland mitigation. As previously stated, a separate submittal will be made to MDEQ for review of the water main extension. 1. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 2. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 3. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 10 10 4. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3238 · Need detailed plan for refuse enclosure a. Applicant Response: Details for the refuse enclosure can be found on sheet A201. · Refuse enclosure will need to be covered a. Applicant Response: Refuse enclosure is shown as covered on sheet A201. 5. Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 6. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 7. Fire Department; Scott Mueller smueller@bozeman.net 406-582-2353 · No parallel parking allowed along drive aisles. No parking signs and fire lane parking signs are required. a. Applicant Response: After additional clarification from the fire department regarding this comment, the drive aisle behind the building was widened to satisfy the 20’ minimum fire lane width. 8. Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 · There is concern about being able to access the water meters near the equipment. Please contact Water & Sewer to discuss this further. a. Applicant Response: The mechanical yard area behind the building has been modified to allow 10’ separation from the mechanical equipment and screen wall. 9. Forestry Division; Alex Nordquest; anordquest@bozeman.net 406-582-3205 · Provide tree species from the City of Bozeman Street Tree Guide Applicant Response: See landscape plan sheet L301 for list and location of proposed tree species. 10. NorthWestern Energy; Cammie Dooley; cammie.dooley@northwestern.com · There is concern about being able to access the utility meters near the equipment. Please contact Water & Sewer to discuss this further. a. Applicant Response: Coordination with NWE has been ongoing to ensure requirements are satisfied. 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. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 11 11 COMPLETENESS REVIEW / Site Plan Checklist Comments and Responses, July 16, 2019 General Information 8d. Location, percentage of parcel(s) and total site, and square footage of the following: Private open space, provide boundary/ies and dimensions of each space provided (if residential requirement) on plans or separate exhibit. Provide a summary total types of dwelling units and total open space required and provided. (Comment: Required for acre commercial. Could be on front cover) Response: Open space has been outlined in red and area added to show extent of total area. Please refer to plan sheet L301. Site Plan Details 20. Block Frontages (Comment: Label on plans) Response: Block frontages for Street A, Street B and the shared use path are shown on plan sheet C100 and L301 28b. Surface Water including: Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans). (Comment: Label on plans) Response: Please see note on sheets C100 and C200 regarding surface water. Landscape Plan 61. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain;the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys,utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot. Response: Note added to show and state where the closest water way is located this is shown on plan sheet L301. Water and Water Rights 78. Water rights information. If cash in lieu is proposed a cash in lieu of water rights calculation and payment amount certified by the Engineering Division. (Comment: Need email correspondence from Brian Heaston) Response: Cash in Lieu Correspondence from Brian Heaston dated 7.18.19 is included in Appendices. Departures 83. Departures, a departure narrative must be provided stating which Section(s) of the Bozeman Municipal Code are proposed for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria. If more than one departure, a summary and response to the criteria must be provided for each departure. (Comment: Departure fee per sidewalk width, $234) Response: We are requesting a departure to 38.510.030.F to reduce the sidewalk width from 12’ to 10’ as the owner does not want to promote pedestrians to enter the interior of the site. This departure has previously been reviewed and supported by City planning and meets the intent of planning’s comment in the CONR response by providing separation from structures and additional landscaping. 6.11.2019: City Planning Response: A 12’ wide sidewalk is required. Alternative designs may be considered to minimize the width of the sidewalk, but we would require it to meet pathway design per section 38.520.040.D.3. Site Development Catron Crossing Subdivision Lots 8 & 9 Site Plan Application - July 19th, 2019 Page 12 12 Sincerely, CTA ARCHITECTS ENGINEERS Stephanie Ray, AICP stephanieray@ctagroup.com (w) 406.333.7976 cc: CTA File -