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HomeMy WebLinkAbout0_CoverLetter_04162021 2304 N. 7TH AVENUE | SUITE L | BOZEMAN, MT 59715 | (406) 587-2781 Professional Consulting Engineers and Land Surveyors Equal Opportunity Employer | www.hyaliteeng.com April 16, 2021 City of Bozeman- Community Development Department PO Box 1230 Bozeman, MT 59771 Attn: Sarah Rosenberg- Associate Planner RE: Parkview Crossings Major Subdivision – Preliminary Plat Submittal Lot 4 of Minor Subdivision 400, Bozeman, MT Dear Sarah: The purpose of this submittal is to provide you with a Subdivision Preliminary Plat Submittal for the above referenced project. The Park View Crossings Subdivision is located at the intersection of Tschache Lane and Vaquero Parkway on the existing Lot 4 of Minor Subdivision 400. The project consists of 44 residential lots: nine 4-plex units, two 3-plex units, and one duplex unit. This development is consistent with the existing Zoning, and Subdivision Regulations for this area. The existing and the nearby surrounding zoning is R-3. All preliminary plat requirements have been met and are found within this submittal. The development team for the project is as follows; Owner/Developer- Campeche Shores Development Company, LLC (Ethan Stokes) PO Box 3088 Galveston, Texas 77552 Architect- 45 Architecture, LLC (Martina Parrish) 1216 W Lincoln Street, Suite D Bozeman, MT 59715 Civil Engineer- Hyalite Engineers, PLLC (Brett Megaard) 2304 N 7th Ave, Suite L Bozeman, MT 59715 The following is in response to the City’s comment letter received on September 22, 2020 following the pre- application submittal for this project: Planning Comments: 1. The amount of lots have been decreased. The original application proposed 46 lots, whereas 44 lots are now proposed – varying from 4-plex to duplex units. The lots located internally on the loop road will be alley loaded, with water and sewer being serviced from the alley. Each of the units will have a garage facing the alley. The exterior lots (one 4-plex and two 3-plexes) will have a drive approach directly onto the loop road. 2. The garage for each unit is four feet behind the front façade of the structure. The garages also do not comprise of more than 50% of the width of the ground level façade. 3. There is no longer a park access easement, as the loop road is now bordered to the west by the park. 4. Affordable housing is no longer a requirement per HB 259. Cash-in-lieu of affordable housing will no longer be provided, as the requirement has been eliminated for inclusionary zoning. 5. Street trees will be provided along Vaquero Parkway, as well as the interior loop road. Letter to City of Bozeman Re: Park View Crossings- Preliminary Plat Application Lot 4 of Minor Subdivision 400, Bozeman, MT April 14, 2021 Page 2 of 3 L:\193211\_Preliminary Plat\_Letter CoB- Development Review.doc Engineering Comments: Stormwater 1. The subdivision storm sewer network will connect to existing storm sewer stubs located near Vaquero Parkway. Phases 4G & 4H of the Crossing 2 at Baxter Meadows accounted for future connection to the storm network. The stormwater runoff will then discharge into Pond 5B located north of the development within the existing stormwater easement. As the exact density of the proposed development was not known at the time, the existing pond will need to be extended in order to effectively control the stormwater discharge. 2. The stormwater conveyance system is located above the seasonal high groundwater level. The storm sewer piping is near the minimum practical bury depth. Transportation 3. The proposed local street now meets all geometric requirements as per the City’s Design Standards and Specifications Policy. Also proposed with the development is an alley within a 30’ public right of way that is designed to meet the standards of the Bozeman Municipal Code as well as the intersection requirements found in the City of Bozeman Modifications to MPWSS. 4. Tschache Lane has been extended to the western property boundary with the loop Road. The loop road then continues from the end of Tschache Lane to the north and connects back into Vaquero Parkway. The entire N-S section of the loop road borders the Gallatin County Regional Park. 5. Pursuant to conversations with the City of Bozeman Parks and Recreation Department, a shared use pathway will be constructed within the Vaquero Parkway right-of-way along the property’s eastern boundary. The pathway will provide park connections to the north and south of the development, as well as continuing the PROST plan for overall City pedestrian connectivity. Utilities 6. The development now includes an alley with the majority of the units being alley-loaded. The alley is located within a 30’ public right-of-way with water and sewer mains following the alley centerline. No services will be needed from Vaquero Parkway nor will street trees be located within the alley boulevard. 7. The newly constructed/in-construction lift station north of Davis Lane/I-90 will help mitigate the currently full allocation to the Baxter Meadows Lift Station, as well as the Norton Bypass line that was a part of that project. Once the new lift station is up and running, the capacity of the Baxter Meadows lift station will be drastically reduced, thus allowing the proposed subdivision to move towards construction and/or Final Plat. We do understand that Final Plat cannot be granted until that project is fully operational. See the included Engineering Report for the estimated wastewater demands. Parks Comments: 1. Noted, cash-in-lieu of parkland dedication is proposed with this subdivision, see the included analysis. 2. Noted, cash-in-lieu of parkland dedication is proposed with this subdivision, see the included analysis. 3. Noted, cash-in-lieu of parkland dedication is proposed with this subdivision, see the included analysis to include the shared use path as part of the option. 4. N/A, no park elements are being included with the application. 5. Noted. 6. Noted and agreed, the open space areas are accounted for within the CILP analysis included. Fire Comments: · A fire hydrant has been provided at each end of the loop road (northern and southern connections), as well as mid-block within the alley right-of-way. Letter to City of Bozeman Re: Park View Crossings- Preliminary Plat Application Lot 4 of Minor Subdivision 400, Bozeman, MT April 14, 2021 Page 3 of 3 L:\193211\_Preliminary Plat\_Letter CoB- Development Review.doc Northwestern Energy Comments: · A 10-foot utility easement is being provided along all lot frontages to the City street. Water and sewer services will be located within the alley; thus, no utility easement has been provided along alley frontage. A water main exists on the north and south sides of this parcel, with existing main stubs for future expansion. An existing sewer main stub is located on the North side of this parcel. All increased stormwater will be captured and detained on-site. No phasing of the project will be needed and no future development is expected. Primary access to this subdivision will be from the intersection of Vaquero Parkway and Tschache Lane. The other entrance will be located approximately 600’ north of the Vaquero Parkway and Tschache Lane intersection. Parkland dedication will be satisfied by cash-in-lieu. Parking will be provided with on street parking and by individual driveways. From a previous wetland study completed for phases 4G and 4H at The Crossing 2 at Baxter Meadows, this subdivision will be exempt from for the need for Streambed, Streambank and Wetland Permits. That study identified the wetland areas associated with this vicinity and the only areas found were associated with the 4G & 4H phases, as well as the Vaquero Parkway extension. A ten-foot utility easement is proposed in front of the lots for utilities as agreed to by Northwestern Energy. This project will either fully comply with the city of Bozeman’s Affordable Housing ordinance, or the developer may still elect to pursue the cash-in-lieu option to be able to meet the requirements, however they are still trying to assess all their available options. Once a more detailed proposal path is identified, it will be brought forth to the City for your review. Currently with this project, no waivers are being sought or requested, as the project is intended to meet all zoning and development standards. I hope that the enclosed information allows you to provide comment on this project. If for any reason you have any questions, or need any additional information during the review of this project, please feel free to give me a call at 587-2781 or send an email to bmegaard@hyaliteeng.com. Sincerely, ______________________________ Brett Megaard, PE Project Manager Cc: File: 193211 Owner