HomeMy WebLinkAbout240 East Mendenhall_MOD RC_Narrative_12-10-2019
East Mendenhall Mixed Use MOD (19-445)
RC submittal #1
December 2019
Revisions & Corrections: December 2019
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
Table of Contents
1. RC Application Information, Forms & Checklists:
(RC, PLS)
2. Response to Project Revisions and Further Details Required letter, Dated
October 29,2019
3. RC Narrative
4. Corrections Tables
Appendices:
App A Basis of Design Report
App B Permeable Paver Spec and Installation Information
Plan Set (See A000 for revision info and dates):
A000 Cover Sheet
A101 Site Plan
A102 Site Plan Details
A201 First and Second Floor Plans
A202 Third and Fourth Floor Plans
A203 Fifth and Sixth Floor Plans
A204 Roof Plan
A300 Elevations
A301 Elevations
A340 Exterior Materials
PM100 Photometric Plan
Civil:
C1.1 Cover Sheet
C1.2 Notes, Abbreviations, & Legend
C2.1 Existing Conditions & Demolition Plan
C3.1 Site Plan Overview
C3.2 Site Plan
C3.3 Utility Plan
C3.4 Construction Management Plan
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
C4.1 Grading Plan
C5.1 Details
C5.2 Details
C5.3 Details
Landscape:
L0.0 Overall Landscape Plan
L0.1 Notes and Legends
L0.2 Tree Protection and Demo Plan
L3.0 Landscape Planting Plan
L5.0 Landscape Details
L6.0 Irrigation Methods and Water Use Plan
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
1. RC Application Information, Forms & Checklists
The RC form is included as the cover to this submittal per City guidelines. Additionally, the PLS
form is included. This is the first RC for the MOD application submitted in October of 2019.
Project Info:
OWNER & Hooks Ranch, LLC (c/o Aaron Odegard)
APPLICANT 43 Sheffield Place
Southington, CT 06489
406.579.5552
PROJECT CONSULTANTS:
Architecture & Intrinsik Architecture, inc.
Planning 111 N. Tracy Avenue
Bozeman, MT 59715
p: 406.582.8988
Civil TD&H Engineering, Inc.
Engineering 234 E. Babcock Street, Suite 3
Bozeman, MT 59718
p: 406.586.0277
Landscape Design 5 Landscape Architecture
Architecture 37 E. Main Street, Suite 10
Bozeman, MT 59715
p: 406.587.4873
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
This is a Modification/Deviation application to an approved Site Plan application (19-128) to allow for
encroachment into the watercourse setback. The City of Bozeman provided a letter, dated October 29,
2019, with listed project revisions and requests for further detail. A response to these comments and
additional information is detailed below:
Project Revisions and Further Detail Required:
1. Per Section 38.600, a floodplain permit is required. The comment from Brian Heaston is as follows:
A. The proposed deck mod encroaches into the designated floodway of Bozeman Creek. Prior to
final mod approval the applicant must receive a floodplain permit from the City of Bozeman
floodplain administrator. The deck mod encroaches into the watercourse setback of Bozeman
Creek which requires deviation approval by the City Commission. Because the City
Commission is the final approval authority for modification and deviation request, the floodplain
permit must be approved prior scheduling the deviation hearing with the City Commission.
The floodplain permit must contain a floodway encroachment analysis, signed and sealed by a
qualified Professional Engineer, to prove that the floodway encroachment will cause ‘no-rise’ in
the base flood elevation. The floodplain permit plans must be signed and sealed by a qualified
Professional Engineer and sufficiently show that the deck is designed to withstand the
hydrodynamic and hydrostatic forces of the 100-year flood discharge.
2. Restoration efforts are required to improve the bank stabilization. Illustrate and explain how this will
be done.
Response: The applicant has removed the deck from the designated floodway of Bozeman
Creek. Please revised drawing set for further information.
The low-impact development proposed adjacent to Bozeman Creek will not negatively impact
the watercourse, and as such restoration efforts are not planned as no impacts are proposed
to the existing channel or any aquatic resources within the watercourse setback. Streamside
wetlands are not present to be impacted, and the existing gravel parking lot adjacent to the
stream is being replaced with permeable patio surfaces and a proposed landscaping buffer to
reduce current sediment and pollutant loading to the stream. The adjacent channel section is
straight and currently stabilized with stone retaining walls on cast-in-place concrete
foundations. No streambank disturbance is proposed with all new improvements and
foundations being located sufficiently behind top of bank so as not to compromise the
structural integrity of the existing armored and historically stable channel. The site-specific 100
-yr floodplain delineation indicates flood flows are anticipated to remain within the retained
banks along the project. With no proposed improvements encroaching into the floodplain,
there are no anticipated impacts to flood conveyance and storage capacities, and no changes
to the existing hydraulic shear or hydrostatic forces experienced along the streambanks.
3. Per Section 40.04.700, provide a stormwater management plan that gives an analysis of the water
quality runoff.
Response: The stormwater management plan is described in the project’s design report.
Please see Appendix A of this submittal for further information.
2. Response to DRC and Engineering Comments
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East Mendenhall Mixed Use (19-445)
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4. BMC 38.410.0100.A.2.e.(1). Locate the StormTech system at least 21 feet from the watercourse
(currently appears to be about 17 feet away from the bank) into zone 2 of the 35 foot watercourse
setback.
Response: The StormTech system has been relocated to be a minimum of 21 feet away
from the watercourse. Please see revised drawing set for further information.
5. Provide a detail of the trench drain. Ensure that the drain slopes to the pipe outlet so the drain has
no standing water.
Response: Please see Civil sheet C5.1 for the trench drain detail.
6. Provide more information on the deck, how tall it is off the ground and any design elements that
take safety precautions into consideration (i.e. railing).
Response: Additional deck information has been added. Please see Sheet L5.0 and detail
10 for further information.
7. Provide more information on the retaining wall, what material it is, the height of it, etc. If able,
provide a rendering of that area.
Response: Additional retaining wall information has been added. Please see Sheet L5.0 and
detail 8 for further information. The exact boulder type has yet to be determined at this time
and a rendering to that area is not included.
8. As stated in the narrative, this area is proposed to be utilized by the residents, users of the
commercial space and the general public. To ensure that there is proper public access, provide a
public access easement.
Response: As stated in the original MOD narrative, it is the applicant’s intention that the area
adjacent to Bozeman Creek be accessible for a variety of users. The current project proposes
onsite open space improvements that revitalize and enhance the visibility of the waterway to
the public from existing public access points. Additional public access on the East Mendenhall
project site is strongly being considered by the applicant. Following final approval, if onsite
access is granted, easements will be filed to ensure public access to the waterway in
perpetuity
9. Provide specs on pavers in plaza.
Response: Additional information for the pavers in the plaza is included in the revised
drawing set as well as Appendix B of this submittal.
10. Awaiting Forestry comments in regards to the existing trees. If they require any additional
information dependent on the infrastructure impact, they will be sent separately.
Follow up: Sarah Rosenberg submitted Forestry comments via email and were as follows:
They would likely need to remove some trees to provide construction access – the
trees to be removed should be marked on the landscape plan. Adjacent trees should be
protected with a standard Tree Protection Zone (fencing perimeter following the edge of
2. Response to a letter from the City of Bozeman continued...
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
the tree canopy) to prevent any disturbance or damage. If substantial roots are cut from
adjacent trees during construction, the trees should be evaluated immediately to
determine further action. Any root cutting larger than 2-3” in diameter is likely to lead to
decline of adjacent trees.
Response: Please see revised sheets L0.0 and L0.2 with modifications to the site
demo and protection plan. Not all existing trees were surveyed, however it is the
intent of the project to save all existing vegetation within the 5’ non-disturbance zone
only remove 2 small trees necessary to install the deck upon approval. Tree protection
fencing has also been added to the revised drawing set as have notes on the removal
of the two small caliper trees for the installation of the deck.
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
East Elevation
3. RC Narrative
The applicant received comments from the City Planning and Engineering dated October 29,
2019. Forestry comments were provided via email November 20, 2019. The comments are
addressed directly in Section 2 of this RC submittal.
This Revision set reflects revised drawings as a response to the comments which deemed the
project inadequate for further review. Minor changes were required to the Appendices and
site data submitted with the original site plan. The Engineering Design Report has been
included with this RC (Appendix A) per comments from the City. Also included is in the
appendices, is information pertaining to the pervious paver system (Appendix B). Otherwise,
this submittal contains only updates to plans and drawings, specific to the comments from
City Planning and Engineering as well as Forestry. At the end of the document is a table
outlining all changes and updates to the plan set. Additionally, as required for an RC
submittal, the plan set has revision clouds noting areas where corrections or clarification are
associated with the requested revision.
Revisions & Corrections: December 2019
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
4. Corrections Tables
TABLE 4: Itemized list of revisions to MOD 19-445 Plan Set
SHEET NUMBER SHEET TITLE REVISION
A000 Cover Sheet ●Revision cloud for drawing index and Drawing dates
A101 Site Plan ●Updated deck location—i.e. out of flood plain
• Clouding to highlight tree protection fence
• Updated Civil underlay showing relocation of StormTech system
A102 Site Plan Details • No Changes
A201 First and Second
Floor Plans
• No Changes
A202 Third and Fourth
Floor Plans
• No Changes
A203 Fifth and Sixth
Floor Plans
• No Changes
A204 Roof Plans • No Changes
A300 Elevations ● No Changes
A301 Elevations ● No Changes
A340 Exterior Materials • No Changes
PM100 Photometric Plan • No Changes
C1.1 Cover Sheet • Drawing Index Changes to note added sheets C5.2 and C5.3
C1.2 Notes, Abbre. &
Legend
• Added Note #8 regarding tree protection
C2.1 Existing Conditions
& Demo Plan
• No Changes
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East Mendenhall Mixed Use (19-445)
MOD RC submittal #1
4. Corrections Tables
TABLE 4: Itemized list of revisions to Site Plan 19-122 Plan Set
SHEET NUMBER SHEET TITLE REVISION
C3.1 Site Plan Overview • Drawing updates and notes to coordinate with Landscape
C3.2 Site Plan • Drawing updates and notes to coordinate with Landscape
C3.3 Utility Plan • Drawngs updaates and notes to relocate StormTech system per
City comments.
C3.4 Construction
Management Plan
• Drawing updates to coordinate with Landscape
C4.1 Grading Plan • Drawing updates to coordinate with Landscape
C5.1 Details ●Drawing updates to detail 5/C5.1—Trench Drain Detail per City
comments
C5.2 Details • No Changes
C5.3 Details • No Changes
L0.0 Landscape Site
Plan
• Drawing updates to relocate deck to not extend over existing
flood plain lines per City comments.
• Inclusion of tree protection plan and identification of small caliper
trees to be removed for deck installation.
L0.1 Notes and Legends • No Changes
L0.2 Tree Protection and
Demo Plan
• Drawing updates to relocate deck to not extend over existing
flood plain lines per City comments.
• Inclusion of tree protection plan and identification of small caliper
trees to be removed for deck installation.
L3.0 Landscape Planting
Plan
• Drawing updates to relocate deck to not extend over existing
flood plain lines per City comments.
• Inclusion of tree protection plan and identification of small caliper
trees to be removed for deck installation.
L5.0 Landscaping
Details
• Additional information added to previously include deck detail
per City comments
L6.0 Irrigation Methods
and Water Use
Plan
• Drawing updates to relocate deck to not extend over existing
flood plain lines per City comments.
APPENDICES