Loading...
HomeMy WebLinkAboutFallon Condos RC#1 Narrative - 07-06-2021 Fallon Condos – Site Plan RC#1 Fallon Condos Site Plan Application RC#1 Page 2 of 23 Table of Contents NARRATIVE I. Project Overview II. Response to DRC Comments APPENDICES (Updated Sheets in BLUE) Appendix A: Vicinity Map Appendix B: Zoning Map Appendix C: Traffic Impact Memo Appendix D: Norton Ranch Phase 4 TIS Appendix E: Site Plan Checklist Appendix F: Concurrent Construction Request Letter Appendix G: Norton East Ranch Subdivision Phase 4 Plat Appendix H: Unit Mix Diagram Appendix I: Parking Exhibit Appendix J: CILWR Memo Appendix K – Concurrent Review Form Appendix L – Address Assignment PLANS (Updated Sheets in BLUE) CIVIL C1.0 – Cover Sheet & Overall Site Plan C2.0 – Overall Site Layout C2.1 – Site Utility Plan C2.2 – Site Grading & Drainage Plan C3.0 – Details C3.1 – Details Draft Waiver of SIDS Fallon Condos Site Plan Application RC#1 Page 3 of 23 Draft Irrevocable Offer of Dedication Public Access & Utility Easement Stormwater Design Report Stormwater Maintenance Plan Water & Sewer Design Report LANDSCAPE L101 – Landscape Plan L102 – Plant Schedule & Notes L201 – Landscape Details ARCHITECTURAL Sawtooth (Rowhouse) Units A1.1 – Main Floor Plan A1.2 – Upper Floor Plan A2.1 – Elevations A.3.1 – Section, Roof Plan, and Details A3.2 – 2-Hour Wall Details Highland Units (Western Units) A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plans A2.1 – RCP A3.1 – Exterior Elevations A3.2 – Exterior Elevations A4.1 – Building Sections A5.1 – Schedules A5.2 – Quantity Schedule Fallon Condos Site Plan Application RC#1 Page 4 of 23 A6.1 – Interior Elevations A7.1 – Exterior Details A8.1 – Elevations Calderwood Units (Northern Units) A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – Reflected Ceiling Plans A3.1 – Exterior Elevations A4.1 – Building Sections A5.1 – Schedules A5.2 – Quantity Schedule A6.1 – Interior Elevations A7.1 – Exterior Details Elevations Truss Drawings Truss Layout Boulder Units (Eastern Units) A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – RCP Plans A3.1 – Exterior Elevations A3.2 – Exterior Elevations A4.1 – Building Sections A5.1 – Door and Window Schedules A6.1 – Interior Elevations Fallon Condos Site Plan Application RC#1 Page 5 of 23 A6.3 – Floor and Wall Details Elevations Greenhorn Units (Southern Units) A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – RCP Plans A3.1 – Exterior Elevations A4.1 – Building Sections A5.1 – Door and Window Schedules A5.2 – Quantity Schedules A6.1 – Interior Elevations A7.1 – Interior Details Elevations Fallon Condos Site Plan Application RC#1 Page 6 of 23 I. PROJECT HISTORY Executive Summary This Site Plan application is for the construction of eighteen (18) residential buildings – two (2) three-household rowhouses and sixteen (16) detached single-household condominiums – for a total of 24 residential units. Narrative The Fallon Condominium Site Plan is a proposed residential condominium complex located on Lots 1 and 2 of Block 14 in Phase 4 of the Norton East Ranch Subdivision, land annexed into the City of Bozeman in 2007. The property is designated on the Future Land Use Map as Community Commercial Mixed Use (CCMU) and is zoned Residential Emphasis Mixed Use (REMU). The project includes open space areas, pedestrian connections, and parking/stormwater facilities necessary to serve the proposed buildings. The narrative below contains an overall project description and responses to the City’s comments, while the plans show conformance with the UDC standards. Please see Appendix E for a complete analysis of how this project meets the relevant Site Plan review criteria. The parcel is currently a vacant field and was historically used as farmland. The parcel is generally flat with a gradual slope to the north. The parcel is in the northwest portion of the City of Bozeman and is bordered by Water Lily Drive, Pond Lily Drive, and Fallon Street on its north, east, west and north sides, respectively. All surrounding roads were installed to City of Bozeman standards during the Norton East Ranch Subdivision, Phase 4 and Phase 1 infrastructure improvements. The project site is located approximately 1,000 feet from a 6.8-acre public park installed with Phase 1 of the Norton Ranch Subdivision. The project intends to utilize five (5) building types as described below. Please see Appendix H for locations of each proposed unit type and unit plans for additional building details. Additional information on the location of the on-street parking provided for this project is shown on Civil Sheet C1.0. Fallon Condos Site Plan Application RC#1 Page 7 of 23 The Fallon Condominium Site Plan is a proposed residential condominium complex located on Lots 1 and 2 of Block 14 in Phase 4 of the Norton East Ranch Subdivision, land annexed into the City of Bozeman in 2007. The property is designated on the Future Land Use Map as Community Commercial Mixed Use (CCMU) and is zoned Residential Emphasis Mixed Use (REMU). The project includes open space areas, pedestrian connections, and parking/stormwater facilities necessary to serve the proposed buildings. The narrative below contains an overall project description and responses to the City’s comments, while the plans show conformance with the UDC standards. Please see Appendix E for a complete analysis of how this project meets the relevant Site Plan review criteria. The parcel is currently a vacant field and was historically used as farmland. The parcel is generally flat with a gradual slope to the north. The parcel is in the northwest portion of the City of Bozeman and is bordered by Water Lily Drive, Pond Lily Drive, and Fallon Street on its north, east, west and north sides, respectively. All surrounding roads were installed to City of Bozeman standards during the Norton East Ranch Subdivision, Phase 4 and Phase 1 infrastructure improvements. The project site is located approximately 1,000 feet from a 6.8-acre public park installed with Phase 1 of the Norton Ranch Subdivision. The project intends to utilize five (5) building types as described below. Please see Appendix H for locations of each proposed unit type and unit plans for additional building details. Additional information on the location of the on-street parking provided for this project is shown on Civil Sheet C1.0. 1. Boulder Units (Eastern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Water Lily Drive c. Building Footprint – 1,018 sq. ft. d. Building Height – 26’-9” e. Number of Buildings – 5 f. Parking – i. Required – 10 spaces (two spaces per unit) ii. Provided – 10 spaces (two spaces within each garage per unit) 2. Greenhorn Units (Southern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Internal pedestrian pathway Fallon Condos Site Plan Application RC#1 Page 8 of 23 c. Building Footprint – 946 sq. ft. d. Building Height – 24’-5” e. Number of Buildings – 3 f. Parking – i. Required – 6 spaces (two spaces per unit) ii. Provided – 6 spaces (one space within each carport and one on-street space per unit) 3. Highland Units (Western Units) a. Dwelling Type – Three-bedroom b. Building Frontage – Pond Lily Drive c. Building Footprint – 1,239 sq. ft. d. Building Height – 27-’8” e. Number of Buildings – 5 f. Parking – i. Required – 15 spaces (three spaces per unit) ii. Provided – 15 spaces (two spaces within each garage and one on- street space per unit) 4. Calderwood Units (Northern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Fallon Street c. Building Footprint – 946 sq. ft. d. Building Height – 24’-7” e. Number of Buildings – 3 f. Parking – i. Required – 6 spaces (two spaces per unit) ii. Provided – 6 spaces (one space within the carport and one stacked driveway space per unit) 5. Sawtooth Units (Rowhouse Units) a. Dwelling Type – Three-unit Rowhouse (2 x Three-bedroom units and 1 x Two- bedroom unit) b. Building Footprint – 5,044 sq. ft. c. Building Height – 22’-2 1/16” d. Number of Buildings – 2 e. Parking – i. Required – 16 spaces (Eight spaces per building) Fallon Condos Site Plan Application RC#1 Page 9 of 23 6. Provided – 16 spaces (two spaces within each garage and one on-street space as necessary to serve the three-bedroom units) Utilities surrounding the subject parcel were installed with both Phase 1 and Phase 4 of Norton East Ranch. Water and sanitary sewer services will be provided via water and sewer main extensions from Fallon Street that will loop through the onsite central drive aisle. The existing water and sewer service stubs are discussed in the responses included below the previous City Comments. Dry utilities to serve the proposed project, including gas and electricity from Northwestern Energy and communications from various providers, will be extended in utility easements from existing connections installed with Phase 4 of Norton East Ranch as shown the Site Utility Plan (Civil Sheet C2.1). An access drive through the property is proposed to create a separation from the surrounding local and collector streets as shown on the Overall Site Layout (Civil Sheet C2.0). These pathways will connect sidewalks from all streets to internal site circulation pathways, providing public access throughout the project site. See Civil plans for additional information on the public access easements and their proposed locations. The proposed site design also includes two drive approaches that will serve as access to the proposed development. Two drive aisles through the property will connect to Fallon Street. As these apartment units are to be rental units and not market-rate units, this project is not subject to the AHO. Therefore, an affordable housing plan has not been included with this application. CIL of parkland and water rights are discussed below in the response the City comments. The CIL of parkland is summarized on the Site Plan (Civil Sheet C1.0). The project is to be developed in phases, and a phasing plan for the site and utilities are shown on Civil Sheets C1.0 and C2.1. Concurrent construction is requested for this project as discussed in Appendix F (previously submitted Appendix F). Concurrent review of the Building Permit is also requested for this project (Appendix K). It should also be noted that the two lots are being aggregated, please see SE File No. 21-174 for additional details. If there remain unanswered questions or additional minor code corrections following review of this submittal, the applicant requests that those items be included as conditions of Site Plan approval to be addressed concurrent Building Permit application and/or Fallon Condos Site Plan Application RC#1 Page 10 of 23 through the utilization of a Modification application following Site Plan approval. Fallon Condos Site Plan Application RC#1 Page 11 of 23 II. RESPONSE TO CITY COMMENTS The following responses are provided City DRC Comments provided December 16, 2020 (File No. 20-369): No. Conditions of Approval Review Entity Response/Comments 1 The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Planning – Draft Conditions of Approval Noted. 2 Review, approval, and recordation of the amended plat must be completed prior to final site plan approval. Concurrent review of building permits may commence once the application achieves adequacy, but Planning and Engineering cannot approve building permits until this is completed. Planning – Draft Conditions of Approval The amended plat will be submitted for recordation in the next week or two. Proof of recordation will be submitted to the City of Bozeman once the task has been completed. Site Plan approval, inclusive of the public noticing and other review requirements, is not expected to be completed within that time frame. 3 If not already on file, the applicant must provide and file with the County Clerk and Recorder an executed SID waiver prior to final site plan approval. See details in engineering comments. Planning – Draft Conditions of Approval A draft Waiver of SID has been included in this submittal. The applicant understands that this waiver will be required to be recorded prior to Site Plan final approval. 1 Submittal – BMC 38.220.080. Update all statistics on the cover sheet to reflect 22 units not 24 units Planning Comments The applicant is proposing 22 total units for this project. 2 Submittal – BMC 38.220.080. Provide construction management for each phase. The plan on the coversheet only seems to serve the first phase. Planning Comments This development will require a stormwater pollution prevention plan (SWPPP), given that the size is greater than one acre, to be reviewed and approved by the City prior to issuance of the building permit. Additionally, the SWPPP will need to be approved by the DEQ prior to construction beginning. The SWPPP involves a highly detailed erosion control and construction management plan (including drawings and Fallon Condos Site Plan Application RC#1 Page 12 of 23 an application) for the contractor to follow. Adding the construction management items to civil sheet C1.0 for each separate phase would make the site plan largely unreadable due to all of the additional details that need to be shown. The plan would be too dense to interpret. As such, we respectfully request that only the basic construction management items can be shown on C1.0 with the expectation that a robust SWPPP plan will be prepared at the time of the building permit application. 3 Townhouse and rowhouse dwellings – BMC 38.360.250.E. The private yard open space areas do not show surface treatments or landscaping on the landscaping plans. Provide landscaping details for these areas. The space should be configured to support active uses and can be a combination of surfaces (patio, lawn, etc.). Planning Comments The Landscaping Plans have been updated to include details on the private open space yards for the rowhouses. Please refer to the Landscaping Plan Set for additional details. 4 Street vision triangle – BMC 38.400.100. When counting on-street parking spaces show the street intersection site vision triangles where Fallon intersects both side streets. Planning Comments The Civil Plans has been updated to include the vision triangles for Fallon. 5 Number of parking spaces required – BMC 38.540.050. a. Update the vehicle parking summary on the cover sheets. My count is 11 2-bedroom units, and 11 3- bedroom units for a total of 22 units, and 55 parking spaces required. b. Revise the vehicle parking summary on the cover sheets to show on-street parking as a reduction per this section. 55 spaces required, less on-street parking of 22 spaces (the code only allows on-street space reductions for the number of units on site, in this case 22, will also go down with addition of intersection vision triangles see above) = 33 off- street spaces required. 38 garage/carport spaces provided, 6 driveway spaces provided with at least a dimension length of 18-feet. Annotate driveways on the plans that are utilizing stacked driveway parking Planning Comments a. There are 9 x 3-bedroom units and 13 x 2-bedroom units. 53 parking spaces are required, with 59 parking spaces provided (See Appendix I). b. The Cover Sheet has been updated to reflect this request. See Appendix I for additional details on proposed parking. c. Bike parking facilities have been shown inside each unit garage or carport. See Architectural sheets for additional details. Fallon Condos Site Plan Application RC#1 Page 13 of 23 (just the Calderwood and the Greenhorn units). The stacked parking cannot encroach into a pedestrian pathway (as is the case with the Highland units). c. All site development, exclusive of those qualifying for sketch plan review per division 38.230 of this chapter, must provide bicycle parking facilities to accommodate bicycle-riding residents. Provide bike racks that meet the form, location, and dimensional requirements in this section. 1 Each phase of development requires an occupancy inspection from Planning and Engineering. No sub- phasing is proposed, so no occupancy within each phase until the entire phase is constructed. If the applicant would like to propose sub-phasing provide that plan with next submitted revisions. Planning – Advisory Comments No sub-phasing is proposed. Phases will be complete before occupancy is requested for the entire phase. 2 See attached Water Conservation Division comments. Planning – Advisory Comments Noted. 1 With use of individual residential totes, Solid Waste is OK with this project. Solid Waste Noted. 1 The proposed subdivision exemption for lot aggregation (SE App. 21174) must be approved and completed prior to site plan approval. Engineering - General This requirement is understood by the applicant and the lot aggregation will be completed prior to site plan approval. It is anticipated that the amended plat will be recorded by early to mid-July. 2 BMC 38.220: The civil plans must be stamped and signed by a professional engineer registered in the state of Montana. Engineering - General The civil plant set has been signed and stamped by a professional engineer. 3 BMC 38.220: The civil plans must show adjacent streets to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. Include full width of the street with curb, gutter, sidewalk, drive approaches, intersections and street lighting on both sides of the street. The plan must also dimension adjacent public street right-of-way. Engineering - General The above listed details for the surrounding streets are depicted on the revised civil plan set included herein. Fallon Condos Site Plan Application RC#1 Page 14 of 23 4 BMC 38.220: The utility plan must show the size, location and material type of existing and proposed sewer, water and storm drain pipes adjacent to and/or serving the development. Engineering - General The above-listed items are denoted on the civil plan sheet C2.1. 1 BMC 38.410.060: All public easements must be provided with the Site Plan submittal in a clean draft format for review. Easements will be deemed inadequate if they are not in a final draft format (signatures are not required for the draft review). Easements must be stamped by a licensed professional surveyor. Easements must identify the current appropriate City officials in signature blocks. Please provide a complete easy to follow easement package for review. This includes all existing and proposed easements. This complete package is helpful for tracking purposes. See attached copies of easement templates. Engineering - Easements The above listed requirement is understood and the applicable easement documents are included as attachments to this submittal. 2 BMC 38.410.060: The public access easement must be extended to include the fire lane extents and future connections to the lot to the south. Engineering - Easements The public access and utility easement, included as attachments to this submittal, reflects this change. 3 DSSP Section (D) (5) Easements - No permanent structures shall be placed within a utility easement unless an encroachment permit has been obtained. Trees or other significant landscaping features shall not be placed within ten (10) feet of any utility main or service lines. a. Storm Swales 2 and 3 are within ten feet of the water and sewer mains. Engineering - Easements It is understood that storm swales 1 and 2 are within 10 feet of the water and sewer mains. However, these storm swales should not qualify as “significant landscaping features” such as a tree. As shown on the storm swale detail in civil sheet C3.0, the swales are only 4 feet wide and 0.5 feet deep. While the swales have some retention capability, they are primarily used as a grading feature to direct stormwater away from the building foundation. These swales will essentially be a very slight depression in the grass and would not interfere with maintenance or access to the underground water and sewer mains. We respectfully request that the swales are allowed to remain in place given the negligible Fallon Condos Site Plan Application RC#1 Page 15 of 23 affect on the underground water and sewer mains. Should an encroachment permit be necessary one will be obtained prior to final Site Plan approval. 1 BMC 38.410.080/DSSP (2) (B) (3)- a. The storm water drainage/treatment design report must be certified by a professional engineer. i. The applicant must label elevations of contours on grading plan. b. Surface storm water facilities must demonstrate compliance with BMC 38.410.080 and DSSP Section (II)(C), including cross sections for each facility and relevant elevations meeting the maximum slope steepness and total depth requirements for basins located in areas accessible to the public. c. The design engineer is responsible for certifying that the storm water swales/ponds can empty to provide sufficient storage volume for a subsequent storm within 48-hours, such as by tying them into underlying gravels or other acceptable means if necessary. d. The applicant must provide a storm water maintenance plan specific to the development. The approved storm water maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to site plan approval. e. The dry well structures must incorporate internal steps or locking/bolt-down lids. f. The ground water monitoring well data reported in the storm water management report shows ground water reaches a depth of 5.10 feet on the proposed site. The bury depth of the drywell system per the detail is 6-7ft below finished grade. At high groundwater conditions one vertical foot or more of storage volume will be lost in the drywells. Please restructure the design to account for this ground water conflict. g. Applicant must demonstrate that the drain tile will not be adversely impacted by any utility crossings Engineering - Stormwater a. – The revised stormwater design report has been stamped by a professional engineer. b. – The stormwater facilities meet the above listed requirements as shown on the civil design plans and discussed in the Stormwater Design Report. c. – The proposed storm swales will be installed per the detail shown on civil sheet C3.0. As previously mentioned, while the swales have some retention capability, they are primarily used as a grading feature to direct stormwater away from the building foundation. Furthermore, only 48.5% of the allowable off-site discharge will flow offsite, meaning that significantly more stormwater volume is being retained on site than is required. For example, if the retention volume of the three swales was removed from the calculations, there would still be more on-site retention provided than what is required. As such, additional subsurface retention measures for these swales are unnecessary. d. – The revised stormwater maintenance plan is specific to this development. e. – The drywell detail on sheet C3.0 was revised to Fallon Condos Site Plan Application RC#1 Page 16 of 23 h. Applicant must demonstrate that storm water runoff volumes to existing ponds #1 and #2 are loading the existing pond basins as designed. Please provide the runoff volumes from the site that will shed to each pond individually show the locking/bolt-down lids. f. – The bury depth of the dry wells have been revised to be 5 feet, by removing the gravel storage depth under the structure and increasing the radius of the surrounding gravel. As a result, conflicts with the seasonal-high groundwater depth will be better mitigated. The updated calculations are included in the revised stormwater design report. g. – There is an existing drain tile and associated 10-foor wide easement that runs along the northern proportion of the property, as shown on the civil plans. This drain tile consists of a 15-inch perforated PVC pipe surrounded by washed rock, which is intended to lower the groundwater table within the underlying Norton Ranch Subdivision by conveying groundwater westward to an outfall on Aajker Creek. There are existing water, sewer, and dry utility stubs that enter the property from the north. Three new sewer services will be extended southward to service the proposed buildings and will cross the drain tile easement. However, these sewer services would not impact the drain tile. According to the approved as- built drawings for Norton Ranch Phase 4, the drain tile is at an approximate elevation of 4804 feet. The sewer services will enter the property at a higher elevation being about 4809 feet and the Fallon Condos Site Plan Application RC#1 Page 17 of 23 dry utilities are assumed to be about 3 feet below grade resulting in an elevation of approximately 4812 feet. As such, there would not be any conflicts with the utilities being too close to the perforated drain tile pipe. The only impacts would be that the sewer services may cross the washed rock surrounding the drain tile pipe. Adverse impacts will be negligible since the washed rock will be replaced, as needed, during the utility installation. Once installed, the utilities are not anticipated to have an adverse impact to the functionality of the existing drain tile. h. – The delineation of the stormwater volume that flows to the existing detention ponds in the underlying Norton Ranch Phase 4 subdivision is outlined in the revised stormwater design report. In summary, all of the post development site runoff will drain into detention pond #2, no runoff will flow into detention pond #1 1 BMC 38.410.070 a. A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. b. Services shall not be located in the required lot frontage utility easement except to cross it upon entering the property. The water service from the existing stub in Water Lily Drive is shown running parallel within the required utility easement. The services must be installed perpendicular to the main up to the curb stop within the property line or where it leaves a water main easement as appropriate. The water services for the 2-bedroom condos facing Engineering - Water a. - The water and sewer design report is included with this resubmittal. b. – The services layout has been revised as shown on the civil plan set. In summary, the water main was looped through the site in order to resolve the above-listed service configuration conflicts. c. – Curb stops for water services are shown on civil sheet C2.1 and are all within the public access and utility easement to allow for easy Fallon Condos Site Plan Application RC#1 Page 18 of 23 Fallon Street may not run parallel within the public right-of-way. c. It is unclear how services will be marked/identified for each building with the proposed layout. The City of Bozeman typically requires curb stamps to designate where water and sewer services cross into the property being served. The applicant must identify service valve (curb stop) locations on the plans and propose how each valve will be clearly identified at the point of operation if it is not going to be located directly in front of the building it serves. City personnel must be able to easily locate, access, identify, and operate the service valves for each building within the development. access and locating by City personnel. 1 BMC 38.410.070- PHASE (4) a. The proposed project is located within the service area of the Norton Ranch Lift Station. The capacity of the station is currently fully dedicated. The proposed project may not exceed the lift station capacity reserved for the subject property without an upgrade to the existing lift station and associated force main. The applicant must demonstrate that the peak-hour wastewater flow from the proposed project is equal to or less than the design capacity reserved for the parcels in the subdivision’s wastewater design report. i. If the development’s peak-hour wastewater flow is equal to or less than the design capacity reserved for the parcels, Site Plan approval may be granted but occupancy will not be granted until the lift station is upgraded. ii. If the development’s peak-hour wastewater flow exceeds the design capacity reserved for the parcels, the lift station must be upgraded so the increased capacity of the lift station will allow for this development prior to Site Plan approval. b. The applicant must provide an estimate of the average daily flow and peak-hour sanitary sewer demand certified by a professional engineer for the proposed project. The City will analyze and determine if sewer capacity is available to accommodate the project. An infiltration rate of 150- gallons/acre/day shall be added to all flow calculations when designing new sewers. c. Services shall not be located in the required lot frontage utility easement except to cross it upon entering the property. One of the sewer services from an existing stub in Pond Lily Drive is shown Engineering - Wastewater a. - It is understood that upgrades to the Norton Ranch Lift Station have been designed by HDR and expected to be installed during the Summer of 2021. The proposed upgrades to the lift station would significantly increase the capacity of the lift station to allow for this development. It is understood that approval of the future infrastructure plans cannot be issued until the lift station updates are complete. We respectfully request that site plan review is allowed to proceed on the assumption the that lift station upgrades will be completed this as scheduled. b. - The water and sewer design report is included with this resubmittal and addresses the above-listed items. c. – The above-referenced sewer service configuration has been revised as shown on civil sheet, C2.1. d. – The cleanout locations are shown on civil sheet C2.1. Fallon Condos Site Plan Application RC#1 Page 19 of 23 running parallel within the required utility easement. The services must be installed perpendicular to the main. d. Show proposed cleanout locations on sewer services as required by plumbing code. 2 City of Bozeman MPWSS Modifications Section 02730 (3.3) a. For multiple service lines installed in the same trench, maintain a minimum of 2 feet clear between each service line and service tap. Engineering - Wastewater There is two (2) feet of separation between services lines in the same trench as shown on civil sheet, C2.1. 1 BMC 38.410.130 (A) (1) Water Rights - The applicant indicated cash-in-lieu of water rights (CILWR) for this development has been coordinated Brian Heaston, however no records or correspondence of a CILWR determination was found with the application materials. The applicant must provide record that a CILWR determination has been finalized for this project prior to site plan approval. Engineering – Water Rights CILWR will be paid prior to final Site Plan approval. Correspondence with Brian Heaston has been included as Appendix J memorializing this expectation. 1 BMC 38.520.040 - Provide details for site crosswalk materials per 38.520.040.C.3. Engineering – Access & Transportation The crosswalk detail is shown on civil sheet C3.0. 2 BMC 38.520.050 - Provide dead end barricades per COB detail 09810-2 where the access drives terminate at the south end. Engineering – Access & Transportation The above-listed dead-end barricades have been added to the civil plan set. 1 Bozeman Municipal Code (BMC) 38.410.130 - The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. Engineering – Conditions of Approval CILWR will be paid prior to final Site Plan approval. Correspondence with Brian Heaston has been included as Appendix J memorializing this expectation. 1 City of Bozeman Resolution 5076, Policy 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) on City standard form for the following: a. Street improvements to Pond Lilly Drive from Babcock Street to Huffine Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to S Laurel Parkway from Durston Road to Huffine Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Engineering Advisory Comments – Concurrent Construction The draft Waiver of Right to Protest Creation of Special Improvement Districts (SID’s) is included herein and contains the above-listed items. Fallon Condos Site Plan Application RC#1 Page 20 of 23 c. Street improvements to Water Lily Drive from Babcock Street to Huffine Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Street improvements to Babcock Street from Laurel Parkway to Cottonwood Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage e. Street improvements to Cottonwood Road from Durston Road to Huffine Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f. Street improvements to Fallon Street from Laurel Parkway to Cottonwood Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements at Fallon Street and Laurel Parkway including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements at Laurel Parkway and Babcock Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. i. Intersection improvements at Babcock Street and Cottonwood Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. j. Intersection improvements at Fallon Street and Cottonwood Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. k. Intersection improvements at Laurel Parkway and Huffine Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. 1 The applicant will need to make arrangements with the City Engineer’s Office (Taylor Lonsdale) to provide an address/addresses for the project after Site Plan approval. Engineering Advisory Comments Addresses have already been provided for this project. See Appendix L for additional details. 2 BMC 38.270.030.C: Plans and Specifications for the proposed water main and sewer main improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, must be provided to and approved by the City Engineer. The applicant shall also provide professional engineering services for construction Engineering Advisory Comments A draft conditional irrevocable offer of dedication has been included in this submittal. Fallon Condos Site Plan Application RC#1 Page 21 of 23 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. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. If the applicant wishes to request concurrent construction for the public infrastructure associated with the project (water mains and sewer mains) the following items are required: a. Formal memo requesting concurrent construction. (Received) b. Plan and specification approval from the City and State prior to issuance of building permit(s). c. Submittal of an executed original conditional irrevocable offer of dedication, please contact the Engineering Department to receive a copy of this document. d. Written approval from the fire department for concurrent construction. If concurrent construction is requested after the site plan has been approved a modification application will be required 3 The applicant is advised that due to the known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected with future infrastructure submittal. Acceptable protection methods include zinc coated ductile iron or v-bioenhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing\evaluation procedures Engineering Advisory Comments The stormwater design report is included herein and addressed these requirements. Fallon Condos Site Plan Application RC#1 Page 22 of 23 and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development. 1 Refer to past comments submitted 5-27-20 & 1-20- 21. NWE Understood. 2 If an application has not been submitted, submit an application online to have the NWE project engineer work with the applicant. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. Once an application is submitted the NWE project engineer will be in contact with the applicant. NWE Understood. 3 Applicant is showing meter location on the phase 3, 3-plex building on the south side of the building. Gas and electric meters will need to be installed on the north side of the build closer to the electric primary and gas main. See Service & Meter location comments. For phase 2, 3-plex building applicant is showing two locations for the gas and electric meters. Only on location is needed. The location for the meters on the northwest corner of the building would be preferred. The 2-bed & 3-bed condos can share transformers. The NWE project engineer will design the needed infrastructure to maximize the use of transformers. NWE Understood. Plans have been updated to mee this standard. 4 Service & Meter Location. The electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or in a location on the building closest to the transformer or secondary junction can serving the building unit. On new construction, electric meter locations must be within 10 feet of the gas meter if NorthWestern Energy will be providing both electric and gas service. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening for self- NWE Understood. Plans have been updated to mee this standard. Fallon Condos Site Plan Application RC#1 Page 23 of 23 contained meter bases and 48-inches for installations requiring cabinets. Location of the meter(s) shall allow easy access to the meters for operation and maintenance. 1 It is recommended to install drought tolerant perennials with drip irrigation in boulevard areas to minimize over spray onto pavement from overhead sprinklers. Bozeman Water Conservation The Landscape Plans have incorporated these comments. Please see the plan set for additional details. 2 Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. This will also help to minimize future pavement obstruction of the sprinkler head which can occur as the ground settles over time. Bozeman Water Conservation The Landscape Plans have incorporated these comments. Please see the plan set for additional details.