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HomeMy WebLinkAboutResponse to Concept Comments 09-23-2019 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying October 11, 2019 Danielle Garber City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59718 RE: Response to Mountain Vista Concept Plan Review Comments (#19204) Dear Ms. Garber: This letter is to provide a narrative response to the Concept Review provided on June 21, 2019. Responses to comments are in italics below. Applicant Questions 1. Setbacks are required from the property lines. No internal 'setbacks' will be required; however, townhouse/rowhouse design standards will apply in Section 38.360.240. This item is noted. 2. See engineering comments. Please see the response to engineering comments below. 3. The private access will need to be maintained by the property owner’s association, association documents are required with the formal submittal. Utility easements will be required. A draft of the proposed easements is included with the Site Plan submittal. These will be filed with the county clerk and recorder, per the City of Bozeman’s approval 4. Russ Ward did not provide comment; please reach out to Solid Waste (contact info below). Russ Ward was contacted about Solid Waste. Individual totes, rolled to a common area for pick-up was deemed acceptable. 5. See engineering comments Please see the response to engineering comments below. 6. Yes, that is correct, however the development is subject to the townhouse/rowhouse design requirements listed above in regard to garage/entry design. The development is also subject to Civil/Structural Engineering and Surveying section 38.360.210, which requires the units along Babcock to have a clear and obvious pedestrian access between the sidewalk and the building entry. The units on Babcock must be architecturally oriented towards the street and feature this pedestrian connection. Also, see comments below regarding stormwater retention along the frontage. The proposed development meets the requirements outlined here. Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272 1. Process -A Site Plan Application is required for entitlement. If the development phasing is to extend for a period beyond two years than a master site plan is required. All phasing plans must include a construction management plan. If the applicant is planning on acquiring occupancy building by building, but not extending construction over 2-years, then a construction management and phasing plan is still required with the site plan. a. ADVISORY COMMENT: Staff recommends a new concept review application prior to your formal submittal. This concept review did not go into the level of detail regarding water/sewer/private utility locations, stormwater facilities, adjacent watercourses, and basic engineered site design. As such, staff was not able to provide specific guidance related to your project and this may hold the project up for revisions during the formal review process. The project will no extend construction over 2-years. A phasing and construction management plan is shown on C2.0. 2. Use - Section 38.360.240, townhouse rowhouse standards apply including: a. Parking and garage access, b. Pedestrian entrances, c. Internal drive aisle standards, d. Usable open space, and e. Building design. This item is noted. 3. Block Length- Section 38.410.040, block length may not exceed 400-feet, options to mitigate this condition include a publicly accessible pedestrian right-of-way. The property is less than 400-feet is length. No public Right-of-Way is available through the surrounding properties. 4. Grading & Drainage - Section 37.410.080, stormwater facilities generally must not occupy more than one-third of a required front setback. Departures will be considered (per section Civil/Structural Engineering and Surveying (38.250.060) for stormwater facilities with Low Impact Development (LID) components, underground components, or exceptional design. Staff recommends relocating stormwater facilities, this will also aid in fronting the two units along Babcock towards the street. The retention facility does not encroach on the more than a third of the front setback. 5. Watercourse Setback- Section 38.410.100.A.2, Demonstrate compliance with this section. The water course setback is shown on the site plan, and compliance for the setback is met. 6. Site Design - Demonstrate compliance with this section including the following: a. 38.520.040 - Non-motorized circulation and design, There is a park and trail to the east, in addition to pedestrian circulation to the sidewalk, residential developments must provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site, such as: i. Parking areas; ii. Recreational areas; iii. Common outdoor areas; and iv. Any pedestrian amenities The pedestrian walkways on the site are connected to the adjacent trail via a 5’ gravel path. 7. Landscaping - Section 38.550.060 -23 performance points are required for this site due to residential adjacency. 23 performance points are met. Please see attached landscaping sheets. 8. Lighting- Section 38.570, demonstrate compliance with this article. A lighting plan is included with the Site Plan submittal showing compliance with this article. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 l. As proposed minimum road widths shall be 20 feet. 2. Ensure all dead-end access roads are not over 150 feet in length or an approved turnaround is required for fire truck access. 3. One internal fire hydrant will be required. Civil/Structural Engineering and Surveying 4. Main North/South access private road will require code compliant "Fire Lane Zone" markings. 5. An entrance address monument sign and internal building address signage will be required. As well as building addressing. These items were noted and included on the proposed site plan. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 l. CIL to be reviewed by RPAB subdivision committee is likely required at time of Site Plan. C1.0 shows the calculation for CIL of Parklands. 2. Certain architectural requirements for fronting along the trail may be required including building design, fencing, and setback. These items are noted. Engineering Division-Anna Russell, Engineer II 1. Drive aisle dead ends exceeding 150 feet in length will require a fire truck turnaround. See answer to question 2 below for dimensions. Drive aisle dead ends do no exceed 150 length. 2. A sewer main will be required to service the project. A 30 foot utility easement will be required for the main. Documentation for a proposed utility easement is included with the site plan submittal. 3. A water main loop will be required to service this project. A 30 foot utility easement will be required for the main. The sewer and water main can be located within the same 30 foot easement. Documentation for a proposed utility easement is included with the site plan submittal. 4. An internal fire hydrant is required. An internal fire hydrant has been provided. Civil/Structural Engineering and Surveying 5. The north/south private drive will require code compliant “Fire Lane Zone” signs and painted curb. Signage and curb striping is shown on the site plan. 6. This site is located within several payback districts. The applicant will need to contact Engineering (Katherine Maines) for assessment amounts to be paid prior to Site Plan approval. The assessments will be paid prior to site plan approval. Advisory Comments 7. The watercourse setback must be provided on the Site Plan. The watercourse setback is provided on the site plan. 8. Any existing sidewalk along W Babcock Street in disrepair or poor condition will need to be replaced as part of this project. This item is noted. Sidewalks along Babcock Street, adjacent to the project will be repaired. 9. A wetland delineation will need to be performed with the Site Plan Application. A wetland specialist completed a site visit and verified that the only wetlands on the site are within the banks of the urbanized watercourse to the east of the subject property. No wetland impacts are proposed with the site plan. 10. If not already dedicated, the area of the project parcel overlapping W Babcock Street will need to be dedicated as ROW. The ROW overlapping Babcock Street has be dedicated ROW. 11. Snow storage areas must be identified on the Site Plan. BMC Section 38.540.020.M requires snow removal storage areas sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. Civil/Structural Engineering and Surveying Snow Storage is shown on the site plan and landscaping plan. 12. The applicant must include a drainage system design and maintenance plan with the Site Plan application. The City's requirements are contained in the Design Standards and Specifications Policy and the City modifications to Montana Public Works Standard Specifications. A stormwater design report and maintenance plan are included with the site plan submittal. 13. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights if not already paid. Payment will be required prior to Site Plan approval. Brian Heaston was contacted about CILWR for the project. The correspondence is included with the site plan submittal. 14. If not completed already, the applicant will need to make arrangements with the City Engineer’s Office (Bill Stezner) to provide addresses for the project. The site is currently addressed as 2928 West Babcock. 15. If not already filed for the subject site, the applicant will need to 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 W Babcock Street including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Fowler Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to W Babcock Street and Fowler Avenue d. Intersection improvements to W Babcock Street and Main 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 Site Plan approval The waiver is included with the submittal. Civil/Structural Engineering and Surveying If you require any further information, please give me a call at (406) 587-1115. Sincerely, Andrew Kirsch, E.I.