HomeMy WebLinkAbout10_Snow Storage_Master Site Plan_04-08-2018
April 8, 2018
Ms. Courtney Johnson
Senior Planner
City of Bozeman
20 East Olive Street
Bozeman, MT 59771
Reference: Snow Storage – Icon Apartment Homes at Ferguson Farm
Dear Ms. Johnson:
I am pleased to submit this snow storage plan for the Icon Apartment Homes at Ferguson Farm. The following
presents background information and technical data for the plan.
The following assumptions were utilized in preparing the snow storage plan for the Icon Apartment Homes at
Ferguson Farm:
• The site was portioned into fifteen (15) separate areas based on projected plowing patterns on the site.
Appendix A shows each area, its square footage and projected plowing pattern. Pile #16 is provided for
additional snow storage on the site.
• In some cases, snow from one area may be moved to a snow pile storage location adjacent to another
area. Table 1 below notes which areas have this condition.
• Snowfall data was collected from the Western Regional Climate Center (WRCC). The WRCC delivers
climate services at national, regional and state levels working with NOAA partners in the National
Climatic Data Center, National Weather Service, the American Association of State Climatologists, the
Regional Sciences and Assessment Program, and other NOAA Research Institutes. Two data sets were
used for this analysis: (1) Average daily snowfall and (2) maximum daily snowfall. Data was collected
from 1892-2016. Exhibit 1 below shows average daily snow fall and Exhibit 2 below shows maximum
daily snow fall
Exhibit 1: Average Daily Snowfall – Bozeman, MT
Exhibit 2: Extreme Daily Snowfall – Bozeman, MT
As shown in Exhibit 1, the average daily snow fall is between 0 and 1 inches, historically. Exhibit 2 indicates that
most extreme snow fall event data points are fewer than 9 inches, as such, 9 inches was conservatively used as the
snowfall event for this analysis. It should be noted that these are extreme events for these dates, and are not
representative of typical snow fall at these times. Furthermore, extreme data points where snow fall was above 9
inches typically occurred during months where snow would melt more rapidly.
• Is anticipated that snow will be cleared using full pick-up trucks with front plows to plow the drive aisles
and with Bobcat/skid steer type vehicles for moving the snow to designated snow pile locations on-site.
Bobcat/skid steer type vehicles and snow blowers will be utilized to clear pedestrian pathways. Based on
equipment utilized at other our other apartment projects, it was assumed that a New Holland L160 Skid
Steer Loader will be utilized for snow piling on this job. This model as a bucket reach of 11-ft 7-in to the
bottom of the bucket, which will allow for a maximum snow pile height of 12-ft on the site. Generally,
snow plowing will be accomplished utilizing third party snow removal companies. On-site maintenance
staff will assist as needed.
• Plowing on Palisades Drive and Stafford Avenue will be part of City plowing operations.
• Wherever possible, snow will be pushed over the curb to access the snow pile locations utilizing both the
pick-up trucks and the skid steer loader. However, if a direct route is not available to push the snow over
the curb, the snow will be loaded via the skid steer loaders and transported to the snow storage areas via
driving over the curb in available locations or at curb depressions at the handicap accessibility ramps at
the intersections within the site. No handicap loading areas will be utilized for transporting snow to snow
storage areas. In sidewalk and ramp areas where it is anticipated that skid steer loaders will drive regularly,
the developer will install thicker concrete sections to avoid long term maintenance issues and to maintain
pedestrian connectivity.
• Several pile locations will allow for the 12-ft height maximum piles. In these cases, for the analysis, it was
assumed that snow piles would be constructed in a trapezoidal type shape. Furthermore, based on other
snow pile side slope measurements around Bozeman and at the Northgate Apartment Homes in
Williston, ND (another property owned by the applicant), side slopes were assumed to be 0.5:1. It should
be noted that the author of this report, who is a registered, professional engineer in the State of Montana,
has evaluated similar field conditions of these snow pile assumptions, including 0.5:1 slopes and
approximately 12-ft high snow piles, and doesn’t believe they present a safety issue to the public.
• When plowing occurs, which is typically in the late night or early morning hours, it anticipated most
parking spots will be full. As such, it will be nearly impossible to plow the actual parking spots on a
regular basis, especially considering there will always be vehicles in some of the parking spots. In most
areas on the plowing plan, much less than 50% (generally around 35-42%) of the actual area will be
plowed because vehicles will be in the parking spots, which encompass a significant part of the area within
each plowing area. As such as “Reduction Factor” was applied to account for this condition. The
reduction factor was conservatively assumed for the areas shown on the plowing plan, as it assumed the
reduction factor was significantly less than the actual area that would be plowed. It should be noted that
empty parking spots and areas in front of garages will be plowed if possible.
• Table 1 below shows a summary of volume needed and volume provided for each area, along with notes
for select areas describing plowing or moving plans for that specific area:
• It should be noted that Area #12 is located in the park area that will be developed as part of this project.
The City of Bozeman Parks Department has agreed to this storage after being approached by the
applicant for approval.
Table 1: Snow Storage Volume Calculation
As shown in Table 1 above, 114,657 cubic feet (cf) is required for snow storage on the site and 168,905 cf is
provided. Pile volume calculations are included in Appendix B.
As shown above, even using conservative depth and reduction factors, adequate snow storage volume is provided
for the site. The extra provided volume will also help in situations where snow piles are only partially melted prior
to the next plowing operation. It is essential for the operation of the apartment community that adequate access
and parking is maintained. As such, .the applicant will provide this snow storage plan to any third party providing
snow removal services. Furthermore, the applicant pledges to keep drive aisles clear for emergency services and to
keep all areas clear of snow as is reasonable. Finally, the applicant assumes responsibility for all maintenance of
sidewalks and ramps utilized to move snow and the applicant agrees to haul snow off site to property owned by a
member of the development group for this project, if necessary, in order to maintain parking and emergency
access.
Area #Area (SF)
Assumed
Depth (9-
in)
Reduction
Factor
Total
Volume
Required
(cf)
Total
Volume
Provided
(cf)Notes
1 7,771 0.7500 40%3,497 992 Overflow, Area 1 to be moved to Pile #2, Pile #12, Or Pile #16
2 10,260 0.7500 20%6,156 8,280
3 17,130 0.7500 20%10,278 8,004 Note: East end of Area #3 to be moved to Pile #2, Pile #12 or Pile #16
4 19,209 0.7500 20%11,525 4,104 Note: Excess to be moved to Pile #12 or Pile #16
5 18,983 0.7500 30%9,966 0 To be moved to Pile #12 or Pile #16
6 27,940 0.7500 35%13,621 0 To be moved to Pile #12 or Pile #16
7 16,248 0.7500 25%9,140 5,448 Note: Excess to be moved to Pile #12 or Pile #16
8 3,896 0.7500 35%1,899 662 Overflow from Area 8 to be moved to Pile #12 and Pile #16
9 3,761 0.7500 10%2,539 2,194 Overflow from Area 9 to be moved to Pile #12 and Pile #16
10 5,893 0.7500 30%3,094 8,640 This area can be used for overflow for other areas as well
11 3,105 0.7500 35%1,514 251 Note: Excess to be moved to Pile #10, Pile #12 or Pile #16
12 30,604 0.7500 25%17,215 72,046 This area to be used as overflow from other areas if necessary
13 36,012 0.7500 25%20,257 0 To be moved to Pile #12
14 3,404 0.7500 35%1,659 1,064 Overflow from Area 14 to be moved to Pile #12 and Pile #16
15 4,713 0.7500 35%2,298 952 Overflow from Area 15 to be moved to Pile #12 and Pile #16
16 0 0 56,268 This area to be used as overflow from other areas if necessary
Total 114,657 168,905
If any additional storage issues become apparent, the applicant assumes responsibility for addressing any such
issues in order to keep the site functional and safe. If you have any questions, please feel free to contact me
anytime at (406) 582-8100.
Sincerely,
Will Ralph, PE, LEED AP
Director of Development
Bozeman Apartment Group, LLC
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LOT 3A, MINOR SUBDIVISION NO. 365
ICON APARTMENT HOMES AT FERGUSON FARM
BOZEMAN, MONTANA
OVERALL SITE PLAN
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