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HomeMy WebLinkAboutConceptReveiwCommentNarrative_07222021 405 3rd St NW, Suite 206 3860 O’Leary St, Suite A Great Falls, MT 59404 Missoula, MT 59808 (406) 761-1955 www.woitheng.com (406) 203-9565 July 22, 2021 City of Bozeman Montana Planning Department 20 East Olive Street Bozeman, MT 59715 RE: Traditions 5-Plex Concept Review Narrative To Whom it May Concern, The following narrative is used to help better explain the design concept of the proposed Tradition’s 5-Plex as well as the accompanying Concept Review Application. The current zoning of the vacant properties the proposed townhouse will reside on is R3 along with the neighboring properties to the north, east, and west. With Durston Road residing to the south of the subject property. The project is located in Traditions Subdivision Phase 1, Section 04, Township 02 S, Range 05 E, Block 1, Lot 4A through 4E, Plat J-455 at the corner of Brookside Lane and Rosa Way. The proposed townhouse units will be placed on lots 4A through 4E. Site improvements include the 2-story townhouse complex, driveway access to Brookside Lane, and boulevard style sidewalk along the south side of Brookside Lane and the east side of Rosa Way. The two end units, residing on lots 4E and 4A, will be 1,961 square foot 4-bedroom units. The internal units, residing on lots 4B, 4C, and 4D, will be 1,605 square foot 3-bedroom units. The required parking is based off dwelling units for each townhouse. Using a parking stall dimension of 18’ long by 9’ wide, each townhouse will use the driveway and single car garage for its parking requirements. With a 36’ distance from the property line to the face of the garage and a widened portion of the driveway, the 4-bedroom units have a parking capacity of 3 on the driveway and 1 in the garage. The 3-bedroom units have a parking capacity of 2 on the driveway and 1 in the garage. All driveway parking will not violate street vision triangles on Brookside Lane and Rosa Way. Stormwater from the site will be diverted using surface flow to get runoff to the right of way of Brookside Lane. Using a grass swale with a high point near the south east corner of the building, runoff will be diverted away from the building at a minimum of a 2 percent slope. Once runoff enters the grass swale it will be conveyed around the building at approximately a 1 perfect slope until it hits the Brookside Lane right of way. This swale around the east side of the building is lower than the existing grade of the neighboring property and will not create negative drainage towards existing buildings. WOITH ENGINEERING, INC. Changes Prompted by Concept Review: Planning Division Comments: 1. Sec. 38.220.080. - Site plan submittal requirements a. The following is a detailed narrative explicitly stating how each comment has been addressed. b. Block frontage designations on adjacent rights-of-way have been labeled. (C2.0) c. Sidewalks, drive accesses, and parking stalls have been dimensioned. (C2.0) d. Site vision triangle extending from the centerline of the rights-of-way is shown. (C2.0) 2. Sec. 38.400.100. - Street vision triangle a. Street vision triangle intersects westernmost unit’s driveway in original plans, see “Engineering Comments – Access” below. (C2.0) 3. Sec. 38.510.030 – Block frontage standards a. Building is oriented such that parking is in the rear. Sidewalk accesses have been incorporated on the Durston Road side of the site to meet block frontage standards. (Sheet C2.0) 4. Sec. 38.560.250. – Townhouse and rowhouse dwellings a. Open space of 10% equal to the building space has been provided. 5. Sec. 38.520.070. – Location and design of service areas and mechanical equipment a. Locations for utility meters have been provided and landscaped screening details are shown. Front yard will be fenced (Sheet C2.0 and L1.0) 6. Sec. 38.520.070. – Location and design of service areas and mechanical equipment. a. Parking spaceS along Rosa Way have not been incorporated into the total parking count. All required parking will be achieved via onsite parking. Engineering Comments: Stormwater: 1. BMV 40.04.700 (A) – The swale has been designed such that runoff from the site does not exceed the runoff identified for the parcel in the subdivision drainage report; the drainage report in question was done in 2005 by C&H Engineering and Surveying. (see WEI Stormwater report) Water and Wastewater: 1. 38.410.070. and DSSP.V.A and B - Water and wastewater flows from the site have been confirmed to not exceed the volumes outlined by C&H Engineering and Surveying in their 2005 report for the subdivision. (see WEI Water and Wastewater report) Access: 1. Table 38.400.090-1 – A minimum of 40’ of spacing between the private accesses and the nearest intersection have been met (Sheet C2.0) 2. BMC 38.400.090 – Some accesses have been combined to help achieve this request. A shared access easement will be created. (Sheet C2.0) WOITH ENGINEERING, INC. 3. BMC 38.400.090 – Drive accesses have been reconfigured to meet the minimum of 4’ landscape buffer between driveways. (Sheet C2.0) 4. BMC 38.400.090 – Minimum driveway widths at right of way line and curb line have been addressed. (Sheet C2.0) Building Division Comments: 1. There are 5 separate lots, reviewed by 2018 IRC. Fire walls have been designed per Chapter 3 of the IRC 2. A separate page with drawings dedicated to the fire separation wall details has been submitted to Eplans for plan review. NWE Project Engineer Comments: 1. Coordination with NWE has been in progress. Correct applications will be submitted. 2. Infrastructure to provide gas and electric services to the new 5-plex is already in place. 3. The electric meter and/or CT cabinet will be installed within 10-ft of the gas meter. A 30- inches wide by 3-ft clear zone will be maintained between the front of the meter and any landscaping or wall. The meter will be located outdoors on a corner or in a location on the building closest to the transformer. 4. The gas regulator will not be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. It will be ensured that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. 5. Front yards will be fenced. No screen methods will be used. 6. Front yards will be fenced. No screen methods will be used. 7. Gas services will not penetrate foundation walls. Slab on grade foundation is proposed. 8. n/a 9. n/a 10. Backyard will be fenced. No screen methods will be used. 11. Gas meter will be open to the atmosphere. 12. Screening will not consist of rolling doors or other devices that are required to be open to access the meters. 13. Transformer will have a minimum of 2-ft clearance to non-combustible walls and surfaces. 10-ft of required clearance on the front side of the pad where the transformer doors are located will be met. 4-ft of required clearance on any other side of the pad will be met. 14. See attached email in documents folder. Existing utilities do not follow the existing easement. “No large, deep-rooted tress or bushed will be allowed within 5-feet on either side of the NorthWestern Energy existing utilities within the subject property. No large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities.” Water Conservation Division Comments: 1. Landscape plan now shows the total landscaped area and the turf grass area. 2. This requirement is noted on the landscape plan. 3. The landscape plan has been modified per this note. 4. This requirement is noted on the landscape plan. 5. This requirement is noted on the landscape plan. WOITH ENGINEERING, INC. 6. This requirement is noted on the landscape plan. 7. This requirement is noted on the landscape plan. 8. This requirement is noted on the landscape plan. 9. This requirement is noted on the landscape plan. 10. This requirement is noted on the landscape plan. Sincerely, Woith Engineering, Inc. Robby Osowski, E.I.