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HomeMy WebLinkAboutResponse to Pre-App Comments 09-24-2019 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 June 18, 2018 Chris Saunders City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59718 RE: Response to DRC Comments – Norton East Ranch Subdivision, Phase 5 Pre- Application Comments (#17477) Dear Mr. Saunders: This letter is to provide a narrative response to the DRC comments from October 31, 2017: Section 2 – GENERAL COMMENTS AND DIRECTION 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. Waiver requests are approved for wildlife, historic features, agriculture, floodplains, and neighborhood center.  This comment has been noted. 2. Waiver requests are denied for surface water and soils as both are associated with the wetlands visible from the air photo. Ag water user facilities are apparent on the air photo. Need to establish that they only serve this property and no others downstream. Where will water sources be terminated and where are points of discharge. Updated wetland delineations are required.  These sections have been addressed within the Additional Subdivision Preliminary Plat Supplements. 3. Please identify where the storm water pond located north of Babcock will be relocated and correctly sized.  The stormwater pond will be relocated to the northwest corner of the proposed subdivision and has been sized correctly. 4. It is suggested to include 10% townhome lots in the subdivision to increase home diversity per Civil/Structural Engineering and Surveying 38.23.010.A.  16 townhome lots (11.5%) have been provided with the subdivision. 5. The median for Laurel Parkway is not included on the CIP.  This item has been noted. A request to include Laurel Parkway within the Norton East Ranch Subdivision on the CIP was denied in 2017. Another request to include Laurel Parkway within the Norton East Ranch Subdivision will be provided during the CIP review in August 2018. It is understood that Laurel Parkway was on the CIP and reimbursement was provided for the construction of it on the Lakes at Valley West property. The same reimbursement should be provided for Norton East Ranch Subdivision as building the road section beyond a local street standard is not required to serve the proposed development. 6. The preliminary plat application will be routed for review to all city agencies, necessary agencies to consider wetland and water issues. Review will be evaluated against the municipal code, adopted facility plans, Montana Subdivision and Platting Act, Bozeman Community Plan, and City of Bozeman design standards.  This condition has been noted. 7. All park land must be provided with the first phase by easement.  All parkland will be provided with the first phase by easement. This will be reflected on the final plat for phase 1. 8. The special improvement lighting district shall be prepared for the entire subdivision with the first phase.  The SILD will be prepared with the first phase. Section 3 – REQUIRED CODE CORRECTIONS Planning Division, Chris Saunders, csaunders@bozeman.net, (406) 528-2260 1. Section 38.23.040. Continue Boomtown Road through Block 19 and El Dorado Avenue through Block 21 and 22 to meet block length standards.  The road layout has been updated and approved by Shawn Kohtz of the City of Bozeman Engineering Department. Block lengths have been met with the revised layout. 2. Section 38.27.060. Continue El Dorado Avenue to connect to Laurel Parkway and provide the required minimum 50% street frontage for the park. If the street is not continued a variance is Civil/Structural Engineering and Surveying required. Compensating park area or improvements in lieu will be required to offset the lack of street frontage.  El Dorado Avenue is unable to extend to Laurel Parkway because there is a perpetual wetland conservation easement located within Park 5B that cannot be disturbed. The road layout has been thoroughly discussed with and approved by Shawn Kohtz of the City of Bozeman Engineering Department. 3. Section 38.41.030.A.12 The application is lacking adequate description of affordable housing compliance. A corrected submittal needs to be made. The placement of all affordable housing to the north in later phases is not acceptable. Divide the placement of housing to have at least four units in each phase or place all affordable homes in the first phase. The homes are preferred to be divided into smaller aggregations rather than clustered in a single location.  Please see the plan for affordable housing in Appendix H of this application. 4. Section 38.41.0300.A.10 The application is lacking adequate description of proposed park development. The proposed location of the park to the NW corner should be adjusted in size to remove the storm water pond to a separate lot. The sewer location with associated open space running east to west along the northern boundary needs to be coordinated with the adjacent Lakes at Valley West subdivision. The trail to access the sewer line needs to be coordinated for both recreation and sewer access purposes in width of at least 10 feet with a total of 12 foot driving surface.  A master park plan and park plan description have been included with this submittal. The Lakes at Valley West subdivision has been contacted about the sewer location on the northern side of the proposed subdivision. 5. Section 38.23.030.C Bluehaven shall be removed for Blocks 16, 18, and 19 and the lots rotated 90 degrees to remove double fronted lots.  All double fronted lots have been removed. Engineering Division, Shawn Kohtz, skohtz@bozeman.net, (406) 528-2288 1. A 12-inch water main is required in the Laurel Parkway alignment per the City’s water master plan where no water main is shown in the proposed drawings, and water main stubs must be constructed to the property boundary to the east in likely local street alignments.  A 12” water main has been provided in Laurel Parkway and stubs have been provided to the east for future development. 2. The proposed alley right-of-way of 26-feet is insufficient as water and sanitary sewer mains are proposed in the alley. The alley right-of-way must be a minimum of 30-feet width to accommodate water and/or sanitary sewer mains in the alley. Section 17 of the annexation Civil/Structural Engineering and Surveying agreement requires 30 foot utility easements.  Water and sewer mains no longer run within the alley and the right-of-way width has remained unchanged because of this. 3. The applicant must provide a capacity analysis of the Norton Ranch Lift Station to accommodate flows from the proposed project. That lift station is nearly at capacity per the City of Bozeman Wastewater Collection Facilities Plan Update (2015). The Norton Ranch Lift Station will likely be required to be upgraded to accommodate the proposed project.  The Norton Ranch Lift Station capacity has been analyzed for the proposed subdivision and it was found that it has adequate capacity. Please refer to the sanitary sewer design report in Appendix A. 4. Assuming an upgrade is required to the Norton Ranch Lift Station, the applicant must provide an estimate of the design peak-hour flow of the upgraded lift station. The City will use that estimate to verify downstream sanitary sewer capacity.  An upgrade to the Norton Ranch Lift Station is not required at this time. Please refer to the sanitary sewer design report in Appendix A. 5. The Baxter Meadows Lift Station that is located downstream of the Norton Ranch Lift Station does not have capacity to accommodate an increase in sanitary sewer flows due to an upgrade of the Norton Ranch Lift Station. The City’s sanitary sewer master plan defines a long-term solution to provide capacity for this area, which includes the future Davis Lane Lift Station and the Norton East Ranch Diversion Interceptor. The Davis Lane Lift Station and the Norton East Ranch Diversion Interceptor must be constructed prior to final plat approval to accommodate sanitary sewer flows from the proposed project. An interim upgrade to the Baxter Meadows Lift Station may be considered to accommodate flows from an upgraded Norton Ranch Lift Station, but the applicant would be required to complete the interim upgrade to the Norton Ranch Lift Station.  Please refer to the sanitary sewer design report in Appendix A. An upgrade to the Norton Ranch Lift Station is not required at this time. The entire Norton East Ranch Subdivision has allocated capacity per the Norton Ranch Wastewater Collection System Agreement. The Agreement states that Norton East Ranch Subdivision “may permanently connect to the Cattail Creek Drainage Zone” and that “the City will provide adequate capacity to allow for the Property to be developed, operated, and utilized at densities allowed by zoning in effect as of the date of this Agreement.” There have been no zoning changes on this property since the date of that Agreement. 6. The proposed sanitary sewer main along the northern property boundary must be located within a 30-feet wide easement. The lots adjacent to the northern property boundary may not encroach on the 30-foot wide easement. As proposed, the lots would encroach on the sanitary sewer main easement. Civil/Structural Engineering and Surveying  The proposed sanitary sewer main has been moved to run within the Lakes at Valley West property. The sanitary sewer main will run in either public right-of-way or within a public utility easement within the Lakes at Valley West. 7. The proposed sanitary sewer main along the northern property boundary indicates insufficient manhole spacing. Manholes must be located no greater than 400-feet to allow a sanitary sewer main to be cleaned.  All manholes are spaced 400’ or closer with the proposed layout. 8. Sanitary sewer manholes located outside of paved streets or alleys must have a minimum 12- foot all-weather surface that will accommodate the City’s sewer maintenance vehicles. This will be required for manholes that will be needed along the northern property boundary. The homeowner’s association will be responsible to maintain the all-weather surface.  A 12’ all-weather surface has been provided. 9. The applicant must provide a utilities phasing plan with the preliminary plat application to demonstrate how utilities will be completed for each subdivision phase.  A utility phasing plan has been provided. 10. Water mains loops must be completed during each subdivision phase. Dead-end water mains will not be allowed.  All water mains will be looped for each phase (see utility phasing plan). 11. Several water valves proposed through the project are redundant and may be removed, such as the water valve proposed at the bend in the proposed alley.  Redundant water valves have been removed. 12. Laurel Parkway must be constructed from West Babcock Street to the northern property boundary with the first phase of the project (Phase 5A as indicated on the submitted drawings). Laurel Parkway must be constructed to the full right-of-way and street standard defined in the City’s transportation master plan.  A traffic impact study was conducted for the proposed subdivision and it was determined that Laurel Parkway does not need to be extended to the northern property line with the first phase. Laurel Parkway will be installed in phases 5D and 5E. Please see the enclosed Traffic Impact Study in Appendix F. 13. The applicant must provide a traffic impact study with the subdivision preliminary plat application. The results of that study will likely indicate that the intersection of Laurel Parkway and Durston Road must be signalized upon connecting Laurel Parkway between West Babcock Street and Durston Road.  Please see the enclosed Traffic Impact Study in Appendix F. A traffic signal is not triggered at the intersection of Laurel Parkway and Durston Road with this Civil/Structural Engineering and Surveying subdivision. 14. The applicant must extend the proposed Boomtown Road from Laurel Parkway to the western property boundary to provide local street connectivity.  Boomtown Road runs from Laurel Parkway to South El Dorado Avenue. Public right-of-way has been dedicated for Boomtown Road to the west of South El Dorado Avenue, however the road extension will be constructed with future development. The same course of action was taken for previous phases of Norton East Ranch. This will allow for an uninterrupted linear park from the south boundary of Phase 3 all of the way to the north boundary of Phase 5. A conservation easement exists to the west of Phase 5 so it is unlikely that Boomtown Road will continue west. However, public right-of-way will be dedicated to allow this extension west should future conditions permit. 15. The applicant must provide a local street connection that spans from Laurel Parkway to the western property boundary within the northern portion of the property to meet block length standards and provide for future street connectivity. That street must be named Cascade Street.  A local street cannot connect Laurel Parkway to the western property boundary within the northern portion of the proposed subdivision because there is a perpetual wetland conservation easement located within Park 5B. The proposed road layout has been coordinated with Shawn Kohtz. 16. Sidewalks are not indicated on the Babcock Street frontage in the proposed drawings. Sidewalks must be installed on all street frontage.  Sidewalks have been shown along all street frontages. 17. The applicant must provide snow storage on-site for snow that will be plowed from the alley. Snow may not be plowed onto the local streets.  Snow storage has been provided for the alley north of the proposed parking lot within Park 5B. 18. Street lighting is required on all streets per the requirements in the City of Bozeman Design Standards and Specifications Policy.  Street lights have been provided per the City of Bozeman requirements. The detailed street lighting plans will be provided with the infrastructure plans for the subdivision. 19. Given the proposed phasing boundaries, many temporary dead-end streets and water mains would result. The applicant must adjust the phase boundaries to limit dead-end streets and dead-end water mains.  The phasing boundaries have been updated to limit dead-end streets and water mains. 20. High groundwater is a particular concern at this location resulting in several requirements: Civil/Structural Engineering and Surveying a) No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. b) The applicant must add item “a” as a note on the plat. c) Streets and curb and gutter must be constructed above the seasonal high groundwater such that groundwater does not seep out from the cracks in curb and gutter or from finished grades on site and into the drainage system. d) Any detention or retention stormwater system and any conveyance system must be located above the seasonal high groundwater level (SHGWL). Capacity of those systems may not be occupied by groundwater, and the subdivision design must be based on measurements of the SHGWL by the applicant.  All groundwater concerns have been noted and accounted for. Note “a” has been included on the plat, all streets and curbs are designed about the SHGWL and the stormwater pond has been designed accounting for the SHGWL (see stormwater design report for more information). 21. A temporary stormwater detention pond was constructed on the project site to manage offsite runoff. The applicant must accommodate that detention storage in the design of the on-site stormwater system.  The existing stormwater detention storage has been accounted for in the design of the new pond. 22. The applicant indicated a stormwater pond discharge from the pond on the northwest corner of the site. The discharge from that stormwater pond is located off-site. The applicant must obtain an easement from the adjacent property owner for the proposed pond discharge.  The owner of the property (Norton Properties, LLC) has a drainage easement at the location of this pond discharge. 23. The applicant is advised to coordinate with the developer of the Lakes at Valley West Phase 5 project to ensure proper alignment of Westgate Avenue and any other potential through local streets or alleys.  Coordination with the engineer/developer of the Lakes at Valley West has occurred. The roads in Norton Ranch will align with all connections from the Lakes at Valley West. 24. The applicant is advised to confirm the drawing scale.  The drawing scale has been confirmed. 25. Section 38.23.180 states: The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department Civil/Structural Engineering and Surveying (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water rights due prior to final plat approval.  CIL of water rights will be paid prior to final plat approval. 26. It is not clear why the sanitary sewer main depth is specified on the drawings as, “All sanitary sewer mains will be installed to a depth of 5-feet unless noted otherwise.” While the minimum required bury depth of sanitary sewer mains is 5-deet, sewer main depths vary depending on the final grade and required slope of the mains.  This note has been removed and any location where the sanitary sewer main will be installed beyond 6’ of cover has been noted on the plat. 27. The applicant will be required 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 Cottonwood Road including paving, curb/gutter, sidewalk, and storm drainage b) Street improvements to West Babcock Street including paving, curb/gutter, sidewalk, and storm drainage c) Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage d) Intersection improvements to Laurel Parkway and Durston Road e) Intersection improvements to Laurel Parkway and West Babcock Street f) Intersection improvements to Laurel Parkway and Huffine Lane g) Intersection improvements to South Cottonwood Road and West Babcock Street  This condition has been noted. 28. The applicant must indicate a 1-foot no-access strip on the plat along Babcock Street and Laurel Parkway except where local streets will create intersections with these collector streets.  A 1’ no-access strip has been provided along Babcock Street and Laurel Parkway. 29. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant.  No wetland or streambank disturbances are proposed. Please see Appendix E for additional wetland information. 30. A stormwater drainage/treatment grading plan and maintenance plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved with the preliminary plat application. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan.  A stormwater drainage/treatment grading plan and maintenance plan has been Civil/Structural Engineering and Surveying provided in Appendix B – Stormwater Management. Reviewers: 1. Planning Division; Chris Saunders, csaunders@bozeman.net, 406-582-2260 2. Engineering Division; Shawn Kohtz, skohtz@bozeman.net, 406-582-2288 3. Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377 4. Parks and Recreation; Carolyn Poissant, cpoissant@bozeman.net, 406-582-2908 a) Documentation of compliance with the parkland dedication requirements of Section 38.27.020, UDC shall be provided with the final plat, preliminary plat layout (site plan) or individual development site plan (if previously subdivided). A PARKLAND DEDICATION TRACKING TABLE showing the parkland requirements for the overall subdivision and the method of meeting the parkland dedication shall be included on the site plan. The table shall explicitly state how much parkland acreage, cash-in-lieu, or value of improvements-in-lieu was approved and allocated, as well as what is being proposed, for each parcel of the subdivision or development.  A parkland table has been provided with this submittal. b) In addition, each PHASE, LOT or individual SITE PLAN of the development shall have a copy of the PARKLAND DEDICATION TRACKING TABLE included on the site plan or plat.  The parkland table will be included with all phases, lot development, and site plans. c) A PARK MASTER PLAN (new or updated) shall be provided for all proposed public park land and trail dedications, access easements, and improvements-in-lieu of park land dedication. The park master plan submittal must include a detailed park improvement site plan, including layout and product manufacturer cut sheets with a cost estimate for all improvements must be provided for Parks Dept. review. The Parks Dept. will provide a comparison chart indicating the value of code-required basic improvements versus proposed improvements.  A master park plan has been included with this submittal. d) Provide the appropriate waiver of protest for future park maintenance district statement on the plat or site plan.  The waiver of protest for future park maintenance district will be provided with the final plat for phase 1. 5. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 6. Solid Waste Division; Kevin Handelin, khandelin@bozeman.net, 406-582-3238 Civil/Structural Engineering and Surveying 7. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 8. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 9. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2353 10. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 11. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 12. NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com 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 for future applications, 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. If you require any further information, please give me a call at (406) 587-1115. Sincerely, Matthew Hausauer, P.E.