HomeMy WebLinkAbout0.0 Inadequate Letter 2019.05.14Page 1 of 3
FROM: DEVELOPMENT REVIEW COMMITTEE
RE: JENNIFER PLACE CONDOMINIUMS, MASTER SITE PLAN AND SITE PLAN
APPLICATIONS # 19153 & #19154
DATE: MAY 14, 2019
Project Location: 856 Loxley Drive, Bozeman, MT 59718. Laurel Glen Subdivision Phase 1,
S04, T02 S, R05 E, Block 9, Lot 1, Acres 2.04, Plat J-374
Project Description: Master Site Plan for 10 2-unit condominiums, access road and site
improvements. Site Plan for Phases 1-5. The property is zoned R-2 and is 2.042 acres.
Recommendation: The DRC review finds that the project does not comply with the
requirements of the Bozeman Municipal Code and is deeming the application inadequate
for further review. Code corrections must be satisfied prior to continued review. All
references are to the Bozeman Municipal Code (BMC).
Section 2 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions
identified in this report. These conditions are specific to the development.
1. 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
waiver or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law.
Section 3 – REQUIRED CODE CORRECTIONS
Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 582-2297
1. Please submit all revisions using Corrections and Revisions cover sheet. Submit a
full set of drawings (2 large format and 1 11x17) with revisions clouded. Include a
table of contents will all drawings and their date of creation/revision. Ensure that
the electronic version includes a fully updated, complete application.
2. Phase 5, 9, and 10 need pedestrian connection to the buildings
3. Open space calculations must be based off Section 38.360.240.E, townhouse and
rowhouse dwellings.
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4. Section 38.400.090.C.3.2.c: Phase 5 should have landscape separation like the
other phases.
Advisory Notes
Elevations should be annotated
Engineering Division; Anna Russell, arussell@bozeman.net, 406-582-2279
See attached comments dated May 14, 2019.
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
Parks Department; Addi Jadin, ajadin@bozeman.net, 406-582-2908
As stated in the Conceptual Review comments provided in August 2017, the
subject parcel was originally zoned for business use within Laurel Glen Phase 1
and there was no parkland dedication associated with this lot. Applicants must
either show proof that surplus parkland exists for phases 1 and 2 of Laurel Glen
Subdivision (including net lot area calculation, number of dwelling units and area
of parkland within the Laurel Glen Subdivision) or provide parkland or its
equivalent.
Per the park area requirements of Sec. 38.420.020, park area required is based on
net density. Net density, as defined in Section 38.700.130, allows the deduction
of “Street, public or private, rights-of-way and transportation easements” from
the gross lot area. Based on the cash-in-lieu of parkland proposal, the Parkland
Summary table on 0.0 CS Cover Sheet must be updated to provide the net
residential density rather than density based on the gross lot size of the
development. In addition, based on comment 1 above, cash-in-lieu of parkland
must be provided up to the density cap of 10 units per acre unless a surplus is
shown.
Review of the cash-in-lieu of parkland proposal requires recommendation from
the Recreation and Parks Advisory Board Subdivision Review Committee at the
time of Site Plan application/review. No dollar amounts should be shown on the
Master Site Plan drawings because the City-approved appraisal value may be
adjusted prior to final phase completion.
Assuming a balance is owed, to get a calculation of CIL of parkland owed for Phase
5, applicants may provide the net lot area to the Parks Planner and Development
manager at the email above.
Review of the cash-in-lieu of parkland proposal requires recommendation from
the Recreation and Parks Advisory Board Subdivision Review Committee. This will
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be coordinated at the time of Site Plan application/review.
NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com
10 foot easements are needed off the private drive. Please coordinate with
Northwestern.
Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2382
Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377
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.
Note: During preparation of the staff report, additional conditions of approval may be
recommended based on comments and recommendations provided by other applicable
review agencies involved with the review of the project.
MEMORANDUM
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TO: SARAH ROSENBERG, PLANNER II
FROM: ANNA RUSSELL, ENGINEER II
RE: JENNIFER PLACE CONDOS MASTER SITE PLAN REVIEW
APPLICATION NO 19153
DATE: MAY 14, 2019
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ENGINEERING COMMENTS:
1. If not already filed for the subject site, 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 Annie Street including paving, curb/gutter, sidewalk, and storm
drainage.
b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and
storm drainage.
c. Intersection improvements to the intersection of Annie Street and Laurel Parkway.
d. Intersection improvements to the intersection of Laurel Parkway and Durston Road.
e. Intersection improvements to the intersection of Laurel Parkway and Oak 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 preliminary plat approval.
Sheet C1.0 Overall Site Plan
2. The utility vacation will require associated documentation (Release and Reconveyance) to be
submitted.
3. The fire department is requiring a wider radius for the private access turn. The proposed radius is
too tight for their trucks.
4. Remove the pork chop divider from the private drive access at Annie Street. Based on the turning
movements of the fire and garbage trucks and the requirement for a cut through it for pedestrian
access, the pork chop becomes a traffic hindrance. Add a no left turn sign on the east side of the
private drive access and Annie Street. Add a no left turn sign on the north side of Annie Street
before the private drive access. The deviation request is no longer necessary.
5. Due to the narrow drive aisle width, no parking will be allowed on both sides of the street to
allow for emergency vehicle access. The applicant must include a fire lane on both sides of
the street with appropriate signage.
Sheet C2.0 Grading and Drainage
6. Provide slopes on the roadway to verify flow direction and the grading plan.
7. Provide a cross section of the proposed street section.
8. Add “Utility” to the name of the sheet.
9. Make a note of the water main tee in Annie Street to connect the proposed water main to the
existing water main.
10. Provide an easement for the 8” water main stub off Laurel Parkway ten feet around the end of
the stub on private property.
11. Place the curb boxes for the 1” water services off the 8” main on Laurel Parkway the same distance
from the main to allow for ease of locating. Place them as close to the ROW line as possible.
12. Make a note of the new sewer main manhole on Annie Street.
13. Make a note of the water main tee in Laurel Parkway to connect the proposed water main to the
existing water main.
14. Add a 10 foot front utility easement for private utilities along both side of the Private Access Road.
Sheet C3.0 Details
15. Detail 1 – Show the existing sewer line location and proposed manhole.
16. Detail 1 – Include a note to replace any striping as necessary in the sawcut area.
Sanitary Sewer Lift Station Analysis
17. The included Allied Engineering 2002 Lift Station Design Report Exhibit is difficult to decipher.
Reference the Sewer Zone number in the Analysis from the Exhibit and highlight the exhibit to
clearly define the proposed lot.
18. Although the 2002 Lift Station Design Report estimates the area of Lot 1, Block 9 to be 3.03 acres,
the area is now 2.04 acres per tax records. Include in the report whether this reduction in area is
due to street networks or a further dividing of the lot. If the reduction in lot area is due to further
dividing of the lot and not street networks, the gallons per acre needs to be modified in this
analysis (2.04*3,495 instead of 3.03*3,495).
19. The inclusion of the 2018 Rosa Parks sewer analysis does not appear to serve a purpose. This
parcel was not included in that analysis and any excess capacity was allocated to different
subdivisions based on the analysis. If there is a relevant section to this proposed design flow,
highlight it, if not, remove it.
Stormwater Management Plan
20. The Plan cannot include any reference to post construction maintenance. Remove this
section. The described maintenance would be a redesign of the pond and would require a
licensed engineer to modify which cannot be done by the owner and would not be
considered maintenance.
Stormwater Design Report
21. The lot is Lot 1, Block 9, not Block 1.
22. Include the relevant excerpt from the original subdivision design report to verify the volume
the existing infrastructure was designed to hold and the runoff volumes from this site.
23. The overall site stormwater calculation areas don’t match the Ph 1-5 Site Plan narrative area.
Make the appropriate change to the corresponding plan.
24. The overall site stormwater calculation areas don’t match the narrative area.
25. The report states that the site is divided into 8 drainage areas, but the narrative only
describes 3 areas. The Exhibit also only depicts 3 areas. Make the appropriate change.
26. Describe what Drainage Area 1 encompasses (private drive, landscaping, etc). How do some
of the Drainage Area 1 areas get to the retention pond? Do they flow into the private drive
access? Include this in the Proposed Stormwater Design section.
27. Should paragraph 2 of the Proposed Stormwater Design section describe Drainage Area 2 as
area on the “west” of the access road instead of east? If so, how do the driveways facing the
Private Access Drive drain to Loxley?
28. The Engineer is proposing stormwater facilities in locations known to have a high
groundwater table. The Stormwater Division recommends that the Engineer confirm that
groundwater will not impact the function or maintenance of the facilities by completing a
geotechnical analysis and seasonal high groundwater study.
29. The Engineer is proposing to discharge stormwater from the proposed development into an
unmaintained stormwater facility. The Stormwater Division recommends that the Engineer
coordinate maintenance with the Subdivision’s Home Owner Association to avoid flooding and
environmental quality impacts.
30. The Montana Post-Construction Storm Water BMP Design Guidance Manual (Manual) outlines
environmental, design, construction, and maintenance considerations related to stormwater
infiltration basins (Section 5.2). The Manual is available at www.bozeman.net/stormwater. At a
minimum, the Stormwater Division recommends that the Engineer consider the following:
a. Contributing Drainage Area
b. Soil Characteristics
c. Depth to Groundwater
d. Site Topography
e. Land Use and Considerations of Surrounding Area
f. Community and Environmental Considerations
g. Design Components:
h. Infiltration Cell Volume
i. Inlet and Conveyance
j. Pretreatment Forebay
k. Infiltration Cell Shape
l. Infiltration Cell Bottom
m. Outlet Structure (Optional)
n. Embankment and Overflow Spillway
o. Maintenance Access
p. Flood Control
q. Vegetation
r. Construction Considerations
s. Maintenance