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HomeMy WebLinkAbout19436 - Engineering Comments - 12-31-2019 December 31, 2019 Sarah Rosenberg, Associate Planner City of Bozeman Department of Planning and Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: Bozeman Gateway Ph 4 Subdivision Preliminary Plat Resubmittal COB#: 19436 MMI#: 3638.009 Dear Sarah: This letter is to provide written responses to the comments stated in the engineering review memo dated November 4, 2019. Below are our responses associated with each comment. ENGINEERING COMMENTS: General Comments 1. Phase 5 needs to be excluded from the Figure 2 exhibit (remove the pink line around the boundary) prior to Preliminary Plat approval. Phase 5 has been excluded from the Figure 2 exhibit 2. Remove the line work for Technology Blvd West from Phase 5 since it’s not included in this Phase, prior to Preliminary Plat approval. Line work for Technology Blvd West in Phase 5 has been removed. 3. Remove hatching and easement lines that don’t already exist in Phase 5 since it’s not included in this Phase, prior to Preliminary Plat approval. Proposed Phase 5 hatching and easement lines that don’t already exist have been removed. 4. Label Phase 5 as “Future Phase 5” on Figure 2, prior to Preliminary Plat approval. Phase 5 has been labeled “Future Phase 5”. Easements 5. BMC 38.410.060.B.2 – Easements. A ten-foot front utility easement is required for Lot 34. Note that any electric service lines to a new transformer (possibly through Common Area 7 in Phase 2) require a utility easement for Northwestern energy to Access the service line. Add this easement prior to Preliminary Plat approval. The dry utilities for Lot 34 are covered by an existing easement as recorded in the Declaration of Restrictions and Grant of Easements Bozeman Gateway from October 18th, 2006. Article 4 Section 4.02 Utilities states that “(a) Declarant reserves for itself and grants to each Owner for the benefit of each Parcel (the Benefitted Parcel) and its Occupants a non-exclusive easement in, to, over, under, along, and across those portions of the Common Area (the Burdened Parcel) necessary for the installation, use, maintenance, relocation, and removal of utility lines or systems, including but not limited to sanitary sewers, storm drains, water (fire and domestic), gas, electrical, telephone, and communication lines.” Additionally, the following easement language will be included on the Final Plat. 1. In addition to the easements shown, all lots adjacent to dedicated public rights-of-way are hereby encumbered by 10’ public utility easements along all lot lines adjacent to said rights-of-way. 2. Refer to the declaration of restrictions and grant of easements recorded against the property described herein for further reciprocal access, utility, and parking easement reservations and provisions 3. Lots adjoining fowler avenue and U.S. Highway 191 rights-of-way are subject to a 1’-wide no-vehicular-access easement. Direct vehicular access from said lots within this subdivision to said rights-of way is prohibited except at approved locations. 4. All gravel and asphalt trails not located within open space parcels lie within 25’wide public trail easements for said trails as constructed 5. Water and sewer easements are centered over main lines and fire hydrant leads as constructed and extend 15’ beyond the ends of said lines. Said easements are for the benefit of the city of Bozeman to allow maintenance of the water and/or sewer facilities therein. Easements are not required, nor are any hereby created, for lines that service individual lots or buildings. 6. Storm drain easements are centered over main lines and appurtenances as constructed. Said easements are for the benefit of the owners in accordance with the declaration of restrictions and grant of easements to allow maintenance of the storm drain system. 7. The owner hereby grants a perpetual, reciprocal and non-exclusive easement to all lot owners for use by the lot owners, their tenants, and their respective tenants, employees, customers and invitees for access upon, over and across those portions of the subdivision from time to time developed and used as shared walkways, roadways, driveways, drive lanes, and/or parking facilities. Such easement shall be appurtenant to and run with the land. 6. BMC 38.400.090-1 – Access. Show a 1-foot No Access easement on the north side of West Garfield Street proposed ROW prior to Preliminary Plat approval. A 1-foot No Access easement is shown on the north side of West Garfield Street except in the locations of planned access points onto West Garfield Street as shown in the PUD. 7. BMC 38.410.060.B.2 – Easements. Gas, electric, and communications requires a separate utility easement a minimum of 10 feet wide for Lots 26 and 42. The sewer/water easement cannot be used for private utilities (the Water/Sewer Department is still asking for a 20-foot easement), prior to Preliminary Plat approval. A 10-foot-wide dry utility easement has been added for Lots 26 and 42 through the open space as well as a 20-foot water and sewer service easement. 8. BMC 38.410.060.E– Easements. Sidewalks outside of the ROW for Technology Boulevard West will require Public Access Easements, prior to Preliminary Plat approval. The sidewalks outside of the ROW for Technology Boulevard West are covered under the reciprocal access easement described in the Declaration. 9. BMC 38.410.060.B1.b – Easements. The proposed 10-foot utility easements on either side of Technology Boulevard West must not be under a sidewalk. Move them back behind the sidewalk or relocate the utility easements with approval from all impacted utilities, prior to Preliminary Plat approval. This section of the code is specific to utility easements within an existing right of way which does not apply to the 10-foot easement on either side of the Technology Boulevard West right of way. Due to the frontage requirements the only viable utility location is under the sidewalk. A meeting with Northwestern Energy (NWE) was held to discuss dry utilities under sidewalks. NWE said that their lines are under sidewalks in several locations and that they are not stating that dry utilities cannot be under sidewalks. Street Lighting 10. BMC 38.570.030 – Street Lighting. Street lights must be installed along the north side of Garfield Street spaced per City of Bozeman standards and a Special Improvement Lighting District (SILD) must be created prior to Preliminary Plat approval. Under BMC 38.270.030 Completion of Improvements, all the improvements were completed in accordance with the City’s approval on January 13, 2005 for the construction of Fowler and Garfield Street as indicated on the record drawings dated August 8, 2006. Street lights along Garfield Street were not part of the infrastructure improvements. No improvements are being proposed to West Garfield Street with Phase 4. Water 11. BMC 38.410.130 – Water Rights. The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights must be provided prior to Preliminary Plat approval. The applicant must contact Brian Heaston with the City of Bozeman Engineering Department for determination of payment amount. Understood. Waste Water 12. BMC 38.220.040.A.10 – Preliminary Plat Supplements. The sanitary sewer design paragraph does not demonstrate that adequate sewage collection and disposal systems will be provided to this phase of the subdivision. Provide and updated report; this report can reference the existing Sanitary Sewer Design Report from 2005 but it cannot rely solely on it. Include in the report if any new mains will be required to serve lots 44 and 43. The sanitary sewer design narrative has been revised to demonstrate the adequate sewage collection and disposal systems being provided to Phase 4 of this subdivision. No new mains will be required for Lots 43 and 44 as they will be serviced by the main in Garfield Street. 13. BMC 38.220.030.A.3 – Pre-Application Plan. All information required with the pre-application plan must be included with the Preliminary Plat application. Show the existing and proposed utilities in detail, specifically sanitary sewer. Include mains and stubs with manholes. In addition, there may not be adequate fire hydrants for Lots 44 and 43 depending on building type and size for the lots along Garfield. Verify the water services to Lots 44 and 43. The information required with the pre-application is included with this resubmittal, specifically Figure 3 to better illustrate the existing and proposed utilities. A looped water line and 2 hydrants have been added to better serve Lots 43 and 44. Groundwater 14. BMC 38.220.060 – Preliminary Plat Supplements. The applicant must include seasonal minimum and maximum depths to the water table. The table provided appears to show only December 2018 data. A hydrograph from nearby well IR 2 (GWIC Id: 231831) has been included in the resubmittal with data from July 2017 to Jan 2019 as a supplement to the original water table. Transportation 15. Due to the unique configuration of Technology Boulevard, the applicant must submit a complete road section including the street trees and sidewalk. Include a section through the mid-block crossing, prior to Preliminary Plat approval. A cross section has been provided of Technology Boulevard road section through the mid- block crossing in the appendices. 16. Provide verification that double angle parking on Technology Boulevard West was approved in the original PUD or subsequent modifications. The double angle parking on Technology Boulevard West was approved as a part of the Development Manual Modification on May 8, 2014. If you should have any questions regarding these comments, revisions and corrections for the Bozeman Gateway Phase 4 Preliminary Plat don’t hesitate to contact me, _____________________________ James A. Ullman, PE Project Engineer