HomeMy WebLinkAbout19021 Boulder Creek Apartments SP - Eng Comments
August 10, 2020
Brian Krueger, Development Review Manager
City of Bozeman Department of Planning and Community Development
P.O. Box 1230
Bozeman, MT 59771-1230
Re: Boulder Creek Apartments Site Plan Review
COB#: 19021
MMI#: 4192.025
Dear Brian:
This letter is to provide written responses to the comments stated in the engineering review
memo dated May 22, 2019. Below are our responses associated with each comment.
ENGINEERING COMMENTS:
1. Bozeman Unified Development Code (UCD) Section 38.220.060.A.12:
a. The conclusions presented within the traffic impact study are based on analysis
from 2013, as such may no longer be relevant. The traffic impact study must be
updated with current traffic data and expansion/changes to City’s street network.
An updated TIS is included with this resubmittal in Appendix B.
2. Bozeman Unified Development Code (UCD) Section 38.230.100.A.6
a. The applicant must clarify if the project is intended to be constructed in separate
phases or if the project will be completed in one phase under separate building
permits. If the intention is to construct phases separately a master site plan must
be completed. All phases of the project must meet site requirements. If the project
will be completed as a whole under separate building permits all site elements
must be completed prior to the occupancy of any building. In addition, the
construction management plan must include details of how construction activity
and will be separated from occupants.
The project will be submitted under one site plan application with multiple
building phases. A master site plan is included with this resubmittal. The
construction management plan has been revised to detail how the construction
activity will be separated from the occupants.
3. Bozeman Unified Development Code (UCD) Section 38.400.070.:
a. A City standard street light is required at the proposed mid-block crossing. The
street light must be adopted into and SILD prior to occupancy.
Understood. Per the applicant, the mid block crossing streetlight has been
financially guaranteed with the subdivision
4. Bozeman Unified Development Code (UCD) Section 38.410.060.A.:
a. A subdivision exemption must be completed prior to site plan approval to
aggregate Lots 1 and 2 of Block 5.
A subdivision exemption is not requested as Lots 1 and 2 of Block 5 will not be
aggregated. There will be a relocation of the common lot line for Lots 1 & 2 and
that exhibit (Ex 1) is included in this resubmittal.
b. City standard water and sewer easements must be provided prior to site plan
approval for the proposed public water and sanitary sewer extension. The
applicant should contact the City’s engineering department (Griffin Nielsen) to
receive a copy of the City standard water and sewer easement.
A Public Utility easement will be submitted for the water and sewer main
extension once the alignment has been approved by the City. The easement
exhibit has been included in this resubmittal (Ex 2)
5. Bozeman Unified Development Code (UCD) Section 38.410.070.A.1:
a. The proposed development is within the drainage basin feeding into the Laurel
Glen lift station, capacity for the lift station had been fully allocated. An updated
lift station report has been approved which indicates the allocated discharge for
the parcels under review. The applicant must provide an estimate of the peak-hour
sewer demand and verify that the proposed development doesn’t exceed the
allocated capacity defined with the lift station report. The applicant must
demonstrate this to the City’s engineering department. The applicant should
contact the City’s engineering department (Griffin Nielsen) to obtain a copy of the
report.
The estimated peak-hour sewer demand is included in this resubmittal verifying
that the proposed development doesn’t exceed the allotted capacity defined with
the lift station report.
b. The proposed sanitary service to Phase 3’s 12-plex and the future building to the
north do not meet section IV.B.11 of the City’s Design Standards and
Specification Policy Manual (DSSP) as the services are not install perpendicular
to the main. Service line must be installed perpendicular to the main up to the
easement or right-of-way line. In addition the applicant must demonstrate the
service can meet minimum slope and depth requirements to the 112-plex prior to
site plan approval. A utility occupancy permit is required for the sanitary sewer
service if located within the water and sewer easement, the City will not maintain
the service beyond ten feet from the main.
The location of the sewer service has been revised accordingly.
c. The water services to Phase 3’s 12-plex must be installed perpendicular to the
main to the easement line and curb stops placed at the boundary. No standard
alignments will require approval from the water department and tracer wire to be
installed.
The location of the water services has been revised accordingly
d. A 12-foot-wide all weather access road must be installed to the proposed sanitary
manhole and water valves.
Understand, a 12’ wide all weather gravel access road shall be constructed to
provide access to the sanitary manholes not located within a paved public or
private street or parking lot per COB standards.
6. Bozeman Unified Development Code (UCD) Section 38.410.080:
a. The proposed contours must be shown to daylight. The proposed grading in the
southeast, northern boundary, and storm water pond appear to daylight offsite.
Offsite work will require the owners of offsite property to cosign the site plan
application. In addition, the existing contours to the east do not appear to be
accurate as there is no indication of the existing swale collecting drainage from
the eastern half’s of Lots 1 and 2.
Understood. Additional topographic information has been acquired showing the
adjacent lot and the proposed contours will be shown to daylight.
b. The existing stormwater easement on the eastern portion of the project is not
shown. Encroachments into private easements must be approved by the owner of
the easement and the approval demonstrated the City if the encroachment is part
of the site plan. All existing easements must be shown on the site plan, no further
review can continue until this information has been provided.
The easement line has been corrected.
c. Stormwater Report - Appendix A: Boundaries of the sub-basins 1.A and 1.B are
unclear, please show/clarify basin boundaries.
The report has been updated to better clarify the basin boundaries.
7. Bozeman Unified Development Code (UCD) Section 38.410.080:
a. The proposed development must meet the City’s 50 foot water course setback
requirement, the site plan is unclear if the 50 foot setback is maintained at the
southeast corner of the property. Please bolden the setback line type and show the
water course until it intersects with Sherwood Way.
The site plan has been updated to better clarify the setback location.
Conditions of Approval:
1. If not already filed for the subject site, 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) for the following:
a. Street improvements to West Oak Street including paving, curb/gutter, sidewalk,
and storm drainage
b. Street improvements to Annie Street including paving, curb/gutter, sidewalk, and
storm drainage
c. Street improvements to North Cottonwood Road including paving, curb/gutter,
sidewalk, and storm drainage
d. Street improvements to North Laurel Parkway including paving, curb/gutter,
sidewalk, and storm drainage
e. Intersection improvements for West Oak Street and North Laurel Parkway
f. Intersection improvements for West Oak Street and North Cottonwood Road
g. Intersection improvements for Durston Road and North Cottonwood Road
h. Intersection improvements for Annie Street and North Laurel Parkway
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. The provide DRAFT
SID waiver is acceptable and must be recorded prior to site plan approval and the
recording of the lot aggregation.
Understood. A signed SID waiver is provided with this resubmittal.
2. The applicant must submit plans and specifications for water and sewer main extensions,
streets, and storm water improvements, prepared and signed by a professional engineer
(PE) registered in the State of Montana, which must be provided to and approved by the
City Engineer. Water and sewer plans must also be approved by the Montana Department
of Environmental Quality. The applicant must also provide professional engineering
services for construction inspection, post-construction certification, and preparation of
mylar record drawings. Construction shall not be initiated on the public infrastructure
improvements until the plans and specifications have been approved and a
preconstruction conference has been conducted.
Understood. The water and sewer main extension design will be submitted to the City
and DEQ for review and approval prior to construction. The applicant will obtain
professional engineering services for construction inspection, post-construction
certification and preparation of mylar record drawings. Additionally, the applicant
requests a capacity letter from the city to complete the submittal to DEQ.
If you should have any questions regarding these comments, revisions and corrections for the
Boulder Creek Apartments Site Plan Application don’t hesitate to contact me,
_____________________________
Celine Saucier, PE
Project Engineer