HomeMy WebLinkAbout2021-03-30_HAVEN SP NARRATIVE RESPONSE
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March 30, 2021
Jacob Miller
City of Bozeman – Planning Department
20 East Olive Street
Bozeman, MT 59715
Reference: 20-451 HAVEN Responses for SP1 application Comments
Dear Bozeman Staff:
Below are the original review comments in their original form and our responses to each comment
in red.
Planning Division
General Notes:
1. This project, due to the multiple phases will require a Master Site Plan.
Response: A Master Site Plan has been submitted under Application 21-143.
2. It doesn’t appear that the parking lot is encroaching into the stream setback as indicated
in the narrative. Please clarify the need to request a variance.
Response: The third paragraph of the Site Utilities and Surface Water section of
the submitted narrative describes how construction activities for the proposed
security fence will encroach into zone 2 of the watercourse setback. Section
38.400.100.2g does not allow disturbance of soils in any setback zones. Areas
disturbed by construction activities will be revegetated to original condition. No
fill material will be constructed in the stream setback.
3. A variance will not be required for the sidewalk in the watercourse setback. Public
infrastructure can be constructed within a watercourse setback without a variance.
Response: We do see that in the code, thank you.
4. The narrative is addressing the original comments from the CONR. Please include
responses to the most recent set of comments from Planning. The memo is attached to
this for your reference.
Response: See the attached 1st SP narrative dated 12/24/2020. Responses to the
comments from the CONR are provided in that pdf.
5. Provide details for the emergency lane material that meet the standards as discussed with
Scott Mueller.
Response: The EVA hatch layer on the C2.0 Site Plan sheet now refers the
contractor to Sheet C7.0 – Details for structural sections as discussed with Scott
Mueller and the geotechnical engineer.
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6. Provide details for the temporary sweat lodge.
Response: See Sheet L5.00 for sweat lodge details.
7. The planting plan shows the boulevard strip in the cul-de-sac hatched as concrete please
correct to show turf.
Response: This has been corrected and widened to allow for street trees.
8. Sec. 38.220.080. - Site plan submittal requirements.
a. A few of the plan sets are missing title block information such as dates,
description and stamps. Please provide complete information for all sheets on
resubmittal.
Response: This issue has been corrected.
b. Please provide dimensions for approach to refuse enclosure and in between the
buildings and internal pathways. The required landscaping in between an
internal pathway and building is 3’.
Response: This issue has been corrected. A 50’ dimension is provided on Sheet
C2.0 – Site Plan in front of the trash enclosure to show adequate approach
distance. 3-feet of landscaping is provided between internal pathways and the
buildings. Dimensions are provided on Sheet C2.0.
c. Show the utilities and site vision triangle on the landscaping planting plan.
Response: The utilities and site vision triangle have been added.
9. Sec. 38.520.040. - Non-motorized circulation and design.
a. The gravel pathway connecting the sidewalk to the internal pathways must be a
minimum of 5’ wide concrete per City standards. This is a requirement that
cannot be waived because it is essential for safe egress in the case of an
emergency.
Response: The pathway has been adjusted to show a minimum 5’ wide dimension
concrete pathway per City standards. See Sheet C2.0.
b. All internal pathways must be a minimum of 5’ wide and concrete. The pathway
connecting the sidewalk on the roundabout to the staff entry of Building A must
be a minimum of 5’. It appears a couple more pathways may be less than 5’ as
well, please provide dimensions.
Response: Gravel and concrete pathways throughout the site have been adjusted
to show a minimum 5’ wide dimension per City standards. See Sheet C2.0.
c. Please provide a pedestrian connection to the trash enclosure.
Response: A pedestrian connection to the trash enclosure is now provided. See
Sheet C2.0.
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10. Sec. 38.520.070. - Location and design of service areas and mechanical equipment.
a. Provide more screening details for the mechanical equipment. What are the type
of ornamental grasses being planted?
Response: Screening details for the mechanical equipment include big sagebrush
and silver rabbitbrush. Details can be found on Sheet L1.40.
b. It doesn’t appear that the service areas adjacent to the buildings are paved.
Please provide pavement for convenient service access.
Response: Concrete sidewalks are now provided in the service areas. See C2.0.
c. What is the decibel output for the condenser units? Due to the residential
adjacency, we will require this information.
Response: Decibels on condenser units are as follows:
· Unit HP-1 = 63.5 dB
· Unit HP-A = 58 dB
· Unit HP-B = 54 dB
· Unit HP-C = 58 dB
· Unit HP-D = 54 dB
Decibels for each unit are labeled on the exterior elevations as well.
d. The trash enclosure must be screened with a minimum of 5’ of landscaping.
Response: Appropriate screening is provided for the trash enclosure. Screening
details for the trash enclosure can be found on Sheet L1.40. Additional trash
enclosure details can also be found on Sheet A9.00.
11. Sec. 38.530.070. - Blank wall treatments.
a. It appears there are a few areas on the south, west and north elevation that
meet the threshold to require blank wall treatments. Please provide treatments
and dimensions showing that the blank wall requirements are being met.
Response: Vegetation screening is shown on the exterior elevations on Sheets
A2.00, A2.01, A2.02, and A2.03. Planting species are shown and labeled on Sheet
L1.40.
12. Sec. 38.550.050. - Mandatory landscaping provisions
a. Per our discussion about the parking lot screening requirement that falls within
the utility easement; We will still require the screening at a height of 4-6’ per
code but recommend that the plantings be shrubs and other less intrusive
species that can easily be dug up and replanted.
Response: Noted. The planting plan has been adjusted to provide appropriate
screening with plantings that can be easily dug up and replanted if necessary.
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Engineering Division, Karl Johnson, kajohnson@bozeman.net, 406-582-2281
Easement
1. Bozeman Municipal Code (BMC) 38.410.060.B.2. - A ten-foot utility easement (power,
gas, communication, etc.) must be provided along the development’s property frontage
prior to site plan approval. The applicant may contact the engineering department to
receive a copy of the utility easement contract.
a. The applicant must provide the easement along the proposed cul-de-sac.
Response: A proposed public access easement is provided off the back of sidewalk
along the proposed cul-de-sac. An easement is also provided for the water and
sewer main extensions into the site, offset 10’ on either side of the water and
sewer mains. A 10-foot utility easement is provided off the back of sidewalk along
the cul-de-sac and along the northern and eastern property lines. See Sheet C1.1.
Sheet C1.1 provided shows all existing and proposed easements including the
Temporary Street Easement to be released. Exhibits and descriptions will be
created and recorded at the County Clerk and Recorder once the City has
approved the proposed easements as requested.
Water Rights
1. BMC 38.410.130 - CILWR must be paid prior to site plan approval.
Response: CILWR will be paid prior to Site Plan approval. Coordination with Brian
Heaston is on-going.
Stormwater
1. It appears that the detention facility located at the north end of the minor subdivision
has been designed to accommodate runoff from former Ravalli ROW which extended
beyond the cul-de-sac. The engineer must provide calculations that verify the facility
meets the current standard, the applicant must update the maintenance agreement to
include the common facility, if this option is selected. Please refer to page 6 of the
following report:
http://weblink.bozeman.net/WebLink8/ElectronicFile.aspx?docid=46767&&dbid=0
Response: The detention facility located at the north end of the project takes on
runoff from the new cul-de-sac (shown in red on attached Exhibit A of the Haven
Final Drainage Report). Calculations are provided for this basin to show adequate
storage is provided in the chamber system. An Operations and Maintenance
Agreement is attached to the Final Drainage Report for the proposed
stormwater facilities for this site.
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2. DSSP Section II.B – Provide top and bottom elevations and dimensions of the proposed
dry wells and boulder pits.
Response: Dimensions are shown on Sheet C4.0. Top and Bottom Elevations
have been added to the chamber system on Sheet C4.0.
3. DSSP Section II.C.3 – As presented, locating a detention basin (Sub Basin #1) within the
dedicated road ROW will not be permitted.
Response: The proposed detention basin (Chamber System #1) has been
relocated on private property along the northern property line. See Sheet C4.0.
4. DSSP Section II.B.5 – The proposed boulder pit for Sub-Basin #1 appears to be
unmaintainable.
a. Cleaning / maintenance of perforated drains in boulder fields has not been
identified within the maintenance agreement.
Response: Chamber System #1 has been moved out of the pavement area to along
the northern property line and will have access available for maintenance. The
Operations & Maintenance Manual attached to the storm report provided in this
submittal refers to Haven as the responsible party for maintaining and cleaning
the storm drain facilities on site.
5. Montana Post-Construction Storm Water BMP Design Guidance Manual Seasonal High
Groundwater - The proposed project is located in an area that is known to have
seasonally high groundwater. The applicant must demonstrate that seasonal high
groundwater will not impact the function or maintenance of the proposed facilities.
Industry guidance recommends a three-foot minimum separation from the bottom of
the proposed facility to the underlying groundwater table.
Response: While the project is known to be in an area of high groundwater, the
design team is basing their design on best available data with a measure of
conservatism. The Applicant requests that any groundwater issues be made a
condition of approval. The permitting and construction start schedule is critical
to the project’s success and the Applicant intends on monitoring groundwater,
moving forward. Since the previous SP submittal, the building proposed FFE’s
and the stormwater retention system have been elevated. Groundwater
monitoring efforts are ongoing and will be collected through peak groundwater
(presumably early June).
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6. BMC 40.04.700 4.a - Prevent any off-site direct discharge of untreated stormwater and
non-stormwater from development or redevelopment improvements
a. As presented, the emergency vehicle drive access is graded in a manner to direct
stormwater off site.
Response: Site grading has been adjusted to direct stormwater runoff from the
emergency vehicle drive access into the site. See Sheet C3.0.
Utilities
1. DSSP V.B.11 Sanitary Sewer Services – Each Building must have a separate service line
to the sewer main.
Response: The sewer main has been extended into the site within a proposed
public utility easement. Three separate service lines have been routed to each of
the proposed buildings. See Sheet C5.0.
2. DSSP V.A.6 Services – Each building must have a separate service line to the water
main.
Response: The water main has been extended into the site within a proposed
public utility easement. Three separate service lines have been routed to each of
the proposed buildings. See Sheet C5.0.
3. BMC 38.410.070 B.2 - Municipal water, sanitary sewer, and storm sewer systems - The
length of service lines from the main to the structure may not exceed 150 feet in length,
unless approved in writing by the city.
a. As proposed water and sewer main extension are required to service the
development. The applicant is advised a public utility and access easement
would be required over the main extension. The applicant must go through the
infrastructure review process for main extensions, which include water and
sewer design reports.
Response: The water and sewer mains have been extended into the site within a
proposed public utility easement. Please reference the Infrastructure plans for
the water and sewer main design. Service lengths have been decreased.
Transportation
1. It is unclear how the emergency vehicle access will be constructed. Describe the
proposed emergency vehicle access road section and surfacing. The applicant must
demonstrate that emergency vehicle access will not damage the surfacing during vehicle
loading.
Response: A Firetruck Turnaround Section structural detail has been included on
Sheet C7.0 – Details. Two details are provided and the contractor is instructed to
choose the least expensive option as both are approved sections per the
Geotechnical Investigation.
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2. PER the Van Horn Amended Plat E-39-C the Temporary Street Easement (FILM 198, Page
3914) must be released upon future development. A new street easement for the
proposed cul-de-sac must be provided prior to site plan approval.
Response: Sheet C1.1 is provided showing all existing and proposed easements
including the Temporary Street Easement to be released. Exhibits and
descriptions will be created and recorded at the County Clerk and Recorder once
the City has approved the proposed easements as requested.
3. The connection to the existing sidewalk adjacent to the park must be completed and
shown on the site plan as part of the development. Connect the proposed sidewalk to
the second concrete panel. The applicant must ensure that ADA requirements are met
with the connection.
Response: The proposed sidewalk connection to the existing sidewalk and ADA
ramp on the west side of Pond Row adjacent to the park is now shown on Sheet
C2.0.
4. DSSP IV.H.3.c. - The mid-block crossing on Pond Row Road must include appropriate
signage and striping.
Response: Signage and striping at the mid-block crossing on Pond Row has been
provided. See Sheet C2.0.
5. The applicant is advised that the proposed residential offset cul-de-sac must be
submitted for formal infrastructure review, which includes plans and specifications.
Response: The cul-de-sac will be included in the plans and specifications for the
formal infrastructure review.
Lighting
1. DSSP XII Mid-Block Crosswalks - A streetlight shall be located one half to 1 mounting height in
front of the crosswalk on both sides of the street for all mid-block crossings.
a. A streetlight must be shown on the site pan at the adjacent mid-block crossing to the
north of the subject property.
Response: Two streetlights are shown on Sheet C2.0 & C5.0 on either side of Pond Row
at the mid-block crossing. This will also be included in the forthcoming Infrastructure
submittal.
b. The applicant is advised that the lighting improvements will need to be reviewed as a
separate infrastructure submittal. The site plan can be approved prior to infrastructure
review; however, the following requirements must be satisfied with the infrastructure
submittal. DSSP Section XVIII Submittal Requirements:
i. For Pedestrian Lighting submittals, provide a Photometric Plan for new
installations showing compliance with Table C. Pedestrian Lighting Guidance.
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Also provide luminaire cut sheets showing compliance with Section XIV.
Pedestrian Luminaires.
Response: Noted. This will be included in the forthcoming Infrastructure
submittal.
ii. Provide completed Pedestrian Luminaire Submittal form located in the DSSP
section XVIII
Response: Noted. This will be included in the forthcoming Infrastructure
submittal.
2. BMC 38.400.070 - Street Lighting: The required public streetlight(s) must be included in a
Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting
and Electrical Specifications, prior to occupancy.
Response: Noted. This will be included in the Infrastructure submittal.
Paybacks
1. The subject property is located within the SID 683 Payback District boundary. The
applicant must pay a fair pro-rata share upon connection to City water services.
Reference City Commission Resolution No. 3772 or visit
http://weblink.bozeman.net/WebLink8/0/doc/181712/Electronic.aspx.
Response: Per a response from Katherine Maines (see attached email dated
03/29/2021), there is no owing on the SID 683 payback.
2. The subject property is located within the Meadow Creek Subdivision Sewer Payback
District boundary. The applicant must pay a fair pro-rata share upon connection to City
water services. Reference
http://weblink.bozeman.net/WebLink8/0/doc/181720/Electronic.aspx.
Response: Per a response from Katherine Maines (see attached email dated
03/29/2021), the Meadow Creek sewer payback calculation is $617.87. This will be paid
prior to Site Plan approval.
Conditions of Approval
1. 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) or
special districts for the following, if not already filed:
Response: Noted. This is in progress. Copies of the filed SID waivers will be provided
prior to site plan approval.
a. Street improvements to West Babcock Street including lighting, signalization,
paving, curb/gutter, sidewalk, and storm drainage.
b. Street improvements to Fowler Ave including lighting, signalization, paving,
curb/gutter, sidewalk, and storm drainage.
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c. Intersection improvements at Ravalli Street and Pond Row Road including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
d. Intersection improvements at West Babcock Street and Fowler Ave including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
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.
Water Conservation Division, Chelsey Trevino, ctrevino@bozeman.net
The Water Conservation Division appreciates the use of drought tolerant plant species. The
following recommendations to the Haven project plan provided to maximize landscape health
and resiliency while minimizing outdoor water consumption.
1. On sheet L1.40, indicate the total landscaped area (ft2) and landscaped area of each
hydrozone (ft2) – grouped by similar water needs of the vegetation.
Response: This has been included. See Sheet L1.40.
2. On sheet L1.40, please provide clarification/confirmation on the type of irrigation to be
used in all vegetated areas.
Response: This has been clarified. See Sheet L1.40.
3. Please confirm that ‘native lawn’ and ‘grasses’ areas are to be irrigated with drip
irrigation as shown on sheet L1.40.
Response: This has been clarified. See Sheet L1.40.
4. On sheet L1.40, indicate if irrigation system will be connected to city or well water.
Response: This has been clarified. See Sheet L1.40.
5. Include total seasonal water demand of the landscape based on vegetation type in
gallons per month or gallons per season on sheet L1.40.
Response: This has been included. See Sheet L1.40.
6. Specify ‘grasses’ and ‘lawn’ grass species to be installed in ‘native lawn’ areas.
Response: This has been specified.
7. On sheet L0.00 include topsoil depth specification of 4”- 6” (after grading) to allow for
proper root depth growth and assist with plant and turf grass resiliency.
Response: This has been included on Sheet L0.00.
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8. On sheet L0.00 specify the installation of water efficient sprinkler nozzles (multi-spray,
multi-trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within
turf grass lawn areas. Specify the installation of a weather-based irrigation controller
and rain sensor.
Response: This has been specified on Sheet L0.00.
Solid Waste Division, Russ Ward, rward@bozeman.net, 406-582-3235
1. Need 50 feet straight approach to front of refuse enclosure.
Response: The 50-foot approach is dimensioned on Sheet C2.0 Site Plan. This is
also labeled and dimensioned on A0.01 and L1.11.
2. Must have minimum of 10-foot clear opening measured from door jamb to door jamb.
Response: Noted and provided. This is dimensioned on Sheet A9.00.
3. Roof of enclosure cannot overhang door opening to ensure truck access.
Response: Noted and provided. This is detailed on Sheet A9.00.
4. Enclosure doors must open minimum of 180 degrees.
Response: Noted and provided. This is detailed on Sheet A9.00.
5. Approach to front of enclosure must be at ground level without curb.’
a. Response: A zero height spill curb is provided instead of a standard 6” tall curb in
front of the trash enclosure. The curb is necessary to maintain parking lot flow to
the drainage area adjacent to the cul-de-sac. See Sheet C2.0 and C3.2.
Northwestern Energy, Erica Chaney, Erica.chaney@northwestern.com
1. Has an application to Northwestern Energy (NWE) been submitted?
Response: Coordination is on-going with Northwestern Energy. See attached
Construction Application ticket number.
2. Per the responses to previous comments, the applicant is requesting single phase power
for all three of the buildings.
Response: Correct.
3. The applicant will need to submit the total gas and electric loads to the NWE project
Engineer to determine the size of gas & electric service to each of the Buildings.
Response: Noted. Gas and electric loading information will be provided in
coordination with NWE.
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4. Reviewing Building Elevation plans for Building A, the East Elevation shows an electric
meter and cabinet only. No gas meter. For Building B, the East Elevation shows both an
electric meter bas & cabinet and a gas meter.
Response: Both buildings include an electrical meter, CT cabinet, and main
distribution panel. Updated electrical service elevations are provided. There is no
gas to Building A.
5. Electrical Services. On the Utility & Snow Storage Plan the applicant shows a single-phase
service originating from Building A and terminating at an electrical meter on the east side
of Building B. This type of service and is not allowed by NWE. Each service needs to
originate from the transformer or a secondary junction can and terminate at the electric
meter base.
Response: The service layout has been updated. Building A and Building B are now
on their own 800A services.
6. If the applicant is requesting single phase services to both Building A and Building B, then
following are options to provide electric services to Building A & Building B.
a. There is an existing 120v/240v overhead transformer on an existing pole near
Building A. Depending on the size of the existing overhead transformer a single-
phase overhead or underground service could be installed to the new meter base.
Most likely a larger transformer will need to be installed which will most likely
require a larger pole be installed to replace the existing pole. This option will need
to be looked at by the NWE project engineer.
Response: Coordination is on-going with Northwestern Energy.
b. There is an existing 120v/240v overhead transformer on the existing pole near
Building B. Depending on the size of the existing overhead transformer a single-
phase overhead or underground service could be installed to the new meter base.
Most likely a larger transformer will need to be installed which will most likely
require a larger pole be installed to replace the existing pole. This option will need
to be looked at by the NWE project engineer.
Response: Coordination is on-going with Northwestern Energy.
7. Building C. Depending on the total electrical load for Building C and Building B a
downstream electric service could be installed from Building B to Building C using the one
electric meter on Building B. NWE will provide service up to an 800-amp single phase
electrical service. Anything larger will require the use of a three-phase transformer. In
addition, any downstream utilities past the meter are the responsibility of the owner. If
applicant prefers to not use this option & have each building metered then, primary
power will need to be extended to a point close to Building C and a single-phase
transformer service installed.
Response: A downstream electric service will be installed from Building A to
Building C using the electrical meter on Building A.
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8. Gas services. On the Utility & Snow Storage Plan & Elevation plans the applicant shows
no gas service to Building A and one gas service to Building B.
Response: There will be no gas provided to Building A.
9. As shown on the Utility & Snow Storage Plan there is a gas service from Building A to the
fire pit however, as described before, there is no gas service shown on either the Utility
Plan or Elevation plan for building A. Does the applicant a gas service to Building A? If so,
there may not be enough room on the east wall of Building A and the gas meter will need
to be located on the southeast wall corner near the electric meter location.
Response: There will be no gas provided to Building A.
10. On the Utility & Snow Storage Plan, the gas main is shown to terminate near Building B
and a gas service installed to the gas meter location on the east side of Building B. Then
as shown on the west side of Building B the gas and electric services are down streamed
to Building C. If Building C is going to have a separate gas and electric meter this type of
service is not allowed by NWE.
Response: A downstream electrical service will be installed from Building A to
Building C using the one electrical meter on Building A. A downstream gas service
will be installed from Building B to Building C using the gas meter on Building B.
The fire pit will not require a stub as it will be run with a tank.
11. Depending on the total gas load for Building C and Building B a downstream service could
be installed from Building B to Building C using the one gas meter on Building B. Any
downstream utilities past the meter are the responsibility of the owner. If applicant
prefers to not use this option and have each building metered then, a gas service will need
to be extended, from the main along the east side of the property, to Building C.
a. If the applicant is planning to have all buildings metered individually then installing
the needed stubs for utilities to Building C before any of the other amenities such
as the fire pit and walkways, would be recommended.
Response: A downstream electrical service will be installed from Building A to
Building C using the one electrical meter on Building A. A downstream gas service
will be installed from Building B to Building C using the gas meter on Building B.
The fire pit will not require a stub as it will be run from a tank.
Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2382
1. A sidewalk from the fire riser/mechanical room in building B is required to connect to
other internal concrete pathways.
a. 2012/2018 International Fire Code: CHAPTER 5 FIRE SERVICE FEATURES
Response: A sidewalk has been added to the east side of Building B. See C2.0.
b. SECTION 504 ACCESS TO BUILDING OPENINGS AND ROOFS - 504.1 Required
access. Exterior doors and openings required by this code or the International
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Building Code shall be maintained readily accessible for emergency access by the
fire department. An approved access walkway leading from fire apparatus access
roads to exterior openings shall be provided where required by the fire code
official.
Response: Sidewalk accesses have been added to provide access leading from the
emergency vehicle access to exterior building openings. See C2.0.
Sincerely,
Sarah Mohland, AIA Mike Russell, PE
MASS-Group Sanderson Stewart
Architect Civil Engineer
Principal Project Manager