Loading...
HomeMy WebLinkAbout2.3 Narrative Response to Conceptual Review Comments 2019.04.10 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 April 10, 2019 Addi Jadin City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59718 RE: Jennifer Place Condominiums Phase 1-5 Site Plan Application (CONR #18-059) Ms. Jadin: This letter is to provide a narrative response to the Conceptual Site Plan Application comments dated March 3, 2018. Responses to these items are provided in italics below: Planning Comments: 1. Applicants shall address and submit a narrative response to all Conceptual Review comments along with Master Plan application. This letter provides narrative responses to the concept comments. 2. A master site plan will be required for phasing of buildings and site improvements. This is the submittal for the master site plan application. 3. Front setback along Laurel Parkway is 15 feet per Table 38.320.030.C. Setbacks along Laurel Parkway have been adjusted to 15 feet and are shown on sheet C1.0. 4. The buildings must meet the requirements for single- to four-household dwellings and rowhouses in 38.360.210 and 38.360.240, respectively, except where specifically excepted or in conflict with Article 5.  Phase 9 and 10 units must meet requirements for rowhouses where primary pedestrian access to the dwelling is from a private internal vehicular access (38.3660.240.C).  As an alternative, the Phase 10 easternmost unit may be oriented to face Laurel Parkway. Civil/Structural Engineering and Surveying All phases of buildings meet the requirements of their applicable sections. Phase 9 & 10 have a 5’ sidewalk for pedestrian access. This is shown on sheets C1.0 and C1.1. 5. The Site Planning and Design Elements of 38.520 and Building Design requirements of 38.530 apply. Applicant is aware of these requirements. 6. A direct sidewalk connection from Phase 9 and 10 buildings to Loxley Drive is recommended in the proximity of Phase 1 and 2 buildings to achieve connection throughout the site and to minimize walking distances (38.520.040.C). A sidewalk connection to Loxley Drive is shown on sheets C1.0 and C1.1. 7. For sites larger than 2 acres, driveways are considered to be internal roadways. Internal roadways must include street trees and sidewalks (38.520.050.D). All internal pathways are required to have a minimum of 5-foot-wide unobstructed surface. 5’ sidewalk is proposed on north and east sides of the internal pathway. Sidewalks are shown on sheet C1.0 and C1.1. 8. Open space for all multi-household development shall be provided in accordance with 38.520.060. (rather than the provisions for single- to four-household and rowhouse dwellings). Calculations per dwelling must be provided and the method of providing open space(s) must be described and depicted in the Master Site Plan application. Sheet C1.0 shows the calculations of the required open space, and a break down of how it’s being provided. 9. This lot has residential adjacency and is required to achieve 23 landscaping points per Table 38.550.060-1. A landscape plan meeting the required number of performance points is included as part of this submittal. . Engineering Comments: 1. Capacity is limited in the Laurel Glen Lift Station that serves this lot. The applicant must analyze the original capacity basis in the lift station design for the proposed lot. Sanitary sewer flows from the proposed lot may not exceed the original design basis without an upgrade to the Laurel Glen Lift Station. An example of this analysis is available at the City Engineering Division (Shawn Kohtz). The applicant indicated in the concept application narrative, “The Applicant previously paid for the design and installation of the Laurel Glen Lift Station that serves this lot. The lift station was originally designed to handle sanitary sewer from the entirety of Laurel Glen Subdivision and this lot.” However; to confirm the Civil/Structural Engineering and Surveying applicant’s assertion, the applicant must verify the density of development and associated sewer flows assumed for this lot in the lift station design report. Peak-hour flows from the proposed project may not exceed the peak-hour design flows associated with the original density assumed for the lot as defined in the lift station design report. The applicant must provide the comparison analysis with the site plan application. Capacity analysis is provided as part of this submittal. 2. The proposed drive access onto Annie Street will only be allowed as a right-in/right-out restricted access. The left turn movement from Annie Street into the drive access would cause traffic to backup into the roundabout. The applicant must construct a physical barrier that will prevent the left-turn movement from Annie Street into the proposed drive access. A raised barrier is proposed at the drive access on Annie Street. The drive access layout is shown on sheets C1.0 and C1.1. 3. The applicant proposed an access onto Laurel Parkway as right-in/right-out only. To accommodate the proposed configuration, the applicant must construct a physical barrier to the left turn movements by extending the median in Laurel Parkway. Alternatively, the applicant may construct a left-turn bay on Laurel Parkway to allow a full access at this location, since the access on the east side of Laurel Parkway was relocated south of its original planned location. Right turn only sign for Laurel Parkway drive access is shown on sheet C1.1. 4. The applicant must provide a snow storage plan with the site plan application that specifically identifies snow storage areas on the subject site. Snow may not be plowed onto the public streets or into the vision triangles at the two drive accesses. The snow storage plan must be incorporated in the property owner’s association documents. Snow storage locations are shown on sheet C1.0. 5. The applicant must review the original stormwater analysis for the subdivision stormwater system to verify the design assumptions accommodate the proposed project. The applicant must provide this analysis with a future site plan submittal. If additional stormwater detention is required, the applicant must provide that detention on site. The applicant’s narrative indicated calculations will be provided upon site plan submittal. Stormwater analysis is provided in Stormwater Design Report included with this submittal. 6. The applicant must review the proposed water and sewer services configuration with the City Water and Sewer Superintendent (John Alston). Construction of water and sewer mains in the drive lane may be required given the difficulty of locating services in the proposed plan and the number of street cuts proposed. Civil/Structural Engineering and Surveying Based on John Alston’s recommendation water and sewer main extensions are proposed in- lieu of new service taps. 7. Backfill in collector streets must be flowable fill the full depth of the trench. Laurel Parkway is a collector street. Note has been added to saw cut areas on sheet C1.1. 8. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of cash-in-lieu of water rights (CIL) for the proposed project and pay any CIL due prior to site plan approval. Cash-in-Lieu has been provided with the underlying subdivision. Confirmation from Brian Heaston is included with this submittal. 9. The applicant’s narrative indicated, “The applicant is aware of the high groundwater and is not proposing the installation of sump pumps within the crawl spaces.” No crawl spaces may be constructed unless the applicant specifically measures the seasonal high groundwater level (SHGWL) and locates crawl spaces above the SHGWL. The SHGWL must be demonstrated if crawl spaces will be constructed. Alternatively, slab-on-grade construction may be used with no measurement of SHGWL. No basements will be allowed at this location. Applicant is aware of this condition. 10. The applicant must review the turn radius of the drive aisle through the project to ensure the corner can accommodate the turning radius of emergency vehicles as well as solid waste vehicles. No obstacles such as utility cans or transformers may be placed on the corner such that they interfere with the turn capabilities of the design vehicles. The applicant must review the proposed design with the Solid Waste Superintendent (Kevin Handlin). Turn analysis are provided as part of this application. 11. The applicant must paint and sign the curb along the property line that fronts Annie Street “no parking” to accommodate the proposed access location onto Annie Street. Curb paint and signage called out on sheet C1.1. 12. The applicant must work with the City Engineering Division (Bill Stezner) and the City Fire Department to develop an addressing plan that sufficiently directs emergency services to the correct locations. Applicant is aware of this and will address prior to building permit issuance. If you have any questions or need any more information please give me a call at 406.587.1115. Civil/Structural Engineering and Surveying Thanks, Drew Carter, E.I. G:\C&H\19\190065\SITE PLAN - CONCEPT\NARRATIVE RESPONSE TO CONCEPTUAL REVIEW COMMENTS (2019.03.26).DOCX