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HomeMy WebLinkAboutMOD Narrative 02-23-2021Modification/Amendment to Approved Plan Palisade at 130 Village Crossing Way (05-101) February 2021 2 MOD: PALISADE AT 130 VILLAGE CROSSING WAY Table of Contents 1. MOD Application Information, Forms & Checklists: (MOD, A1) 2. Response to Plan Modification/Amendment Checklist 3. Deviation Criteria per request as detailed in Site Plan Checklist Appendices: Appendix A: Vicinity Map Appendix B: Zoning Map Appendix C: Previously Approved Plans Appendix D: Stormwater Design Report Appendix E: Sanitary Sewer Appendix F: Water & Mechanical Details Appendix G: Village Boulevard Subdivision Final Plat Appendix H: Wetlands Report Plans: Architecture: COVER SHEET A0.00 PROJECT MATRIX AND PERSPECTIVES A0.01 PERSPECTIVES A0.10 ARCH SITE PLAN A2.00 LEVEL 0 GARAGE PLAN A2.01 ENLARGED PLANS AND DETAILS A2.02 LEVEL 1 FLOOR PLAN A2.03 LEVEL 2 FLOOR PLAN A2.04 LEVEL 3 FLOOR PLAN A3.00 EXTERIOR ELEVATIONS A3.01 EXTERIOR ELEVATIONS A4.00 MATERIALS / PRODUCT DATA Electrical: ES1.0 GARAGE SITE PLAN ES1.1 MAIN LEVEL SITE PLAN ES1.2 PHOTOMETRIC SITE PLAN ES1.3 ELEVATION PHOTOMETRICS ES1.4 LIGHTING CUT SHEETS ES1.5 LIGHTING CUT SHEET February 2021 3 MOD: PALISADE AT 130 VILLAGE CROSSING WAY Civil: C1.0 COVER SHEET C2.0 CIVL SITE PLAN C3.0 CIVIL UTILITY PLAN C4.0 SITE GRADING & DRAINAGE PLAN C5.0 CIVIL DETAILS C5.1 CIVIL DETAILS C5.2 CIVIL DETAILS EXISTING CONDITIONS SURVEY Landscape: L 000 SITE PLAN L 003 OVERALL LANDSCAPE PLAN L 200 NOTES AND SCHEDULES L 300 ROOF DECK HARDSCAPE PLAN L 301 LANDSCAPE PLAN ENLARGEMENT L 302 LANDSCAPE PLAN ENLARGEMENT L 500 LANDSCAPE DETAILS L 501 LANDSCAPE DETAILS L 502 IRRIGATION PLAN L 700 IRRIGATION DETAILS L 701 IRRIGATION DETAILS February 2021 4 MOD: PALISADE AT 130 VILLAGE CROSSING WAY 1. MOD Application Information, Forms & Checklists The MOD form has been included per City requirements, and the applicant will submit the required $305 fee once the application has been deemed adequate for review. Project Info: APPLICANT Northeast Bozeman Venture, LLC 503 South Willson Avenue Bozeman, MT 59715 p. 949-842-4499 PROJECT CONSULTANTS: ARCHITECT SMA Architects 109 E. Oak Street, Suite 2E Bozeman, MT 59715 ENGINEER C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 PLANNING Intrinsik Architecture, Inc. 111 N. Tracy Avenue, Bozeman, MT 59715 p. 406.582.8988 LANDSCAPE ARCHITECT Design 5 37 E. Main Street Bozeman, MT 59715 p: 406.587.4873 February 2021 5 MOD: PALISADE AT 130 VILLAGE CROSSING WAY View of Project Site facing Northwest 2. Response to Plan Modification/Amendment Checklist Plan Modification/Amendment Checklist: 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed to the plan. The applicant is proposing to modify the approved Site Plan applicatfon for this site through this applicatfon (See Response #2 for additfonal project history). The Applicant is proposing to construct a four-story, 92-unit residentfal condominium apartment building (unit breakdown on Sheet A0.00) on Lot 5 within the Village Downtown Subdivision and Planned Unit Development. The Architectural Plans portray the applicants vision for a building suited for the neighborhood, and designed with thoughtiulness of the residents who will call it home. This includes proposing a shorter building than is currently approved with a smaller footprint, less impervious surface, additfonal onsite amenitfes, and no intrusion into watercourse setbacks or wetlands. February 2021 6 MOD: PALISADE AT 130 VILLAGE CROSSING WAY As the project represents a new layout and design from the site plan approved with the PUD in 2005, this project represents an improved site development vision from that approved plan, and therefore the list of all changes includes all components of the previously approved project design. The narratfve below outlines the vision for this development as well as provides context on previous approvals. The previously approved plans have been included as Appendix C for reference. Lot 5 lies within the Broadway Boulevard Minor Subdivision No. 344 created in 2004 (Appendix G), and the property is addressed as 130 Village Crossing Way. The parcel lies within S07, T02 S, R06 E, P.M.M., Gallatfn County, Montana. The project site is 3.408 acres in size and is currently undeveloped. Lot 5 is zoned R-4 (Medium-density Residentfal), and lies within the Urban Neighborhood Growth Policy/Future Land Use Map (FLUM) designatfon area. This intent of this infill project is to develop Lot 5 by modifying the approved Site Plan to conform to expectatfons established by the previously authorized Site Plan Extension (05-101) and Modificatfon (20-172) applicatfons (additfonal details below). Deliberate attentfon has gone into the site design to allow for all site development work to avoid sensitfve areas, wetlands, and watercourse setbacks located on or adjacent to the project site (see also Appendix H). The proposed residentfal condominium apartment building is the same use as what was previously approved in 2005. Furthermore, the changes proposed for the site decrease the lot coverage by impervious surfaces by approximately five percent (5%). The City approval in Summer 2020 of the Minor PUD Modificatfon (20-172) increased total number of units approved for the site by less than five percent (5%); however, the parking requirements for the project and the traffic impacts have not changed from the original PUD approval (i.e. 122 parking spaces are proposed with this project). The Site remains undeveloped and the development is not proposing to contfnue any unsafe or hazardous conditfons through the development of this project. While the UDC has undergone several updates since the initfal Site Plan approval, the project is prepared the meet the current standards save for those related to the transparency requirements for northern aspect of the underground parking structure, standards that were not established at the tfme of the original Site Plan approval. This expectatfon was discussed during the Concept Plan submittal and the City was amenable to this project not being subject to that standard. Responses to previous City comments provided following the Conceptual review (File #20-393) are included below. 2. Project file number associate with plan to be modified. File #05-101. Additfonal details on the previous approvals and conditfons of these approvals was included in the Concept applicatfon (File #20-393). Please reference that submittal for complete details on the history of this project. Project history of relevance has been included herein. In 2005, the following relaxatfons were approved for the Village Lofts PUD (current UDC Sectfon numbers shown in brackets) and remain impactiul on the current proposal: 1. Sectfon 18.16.050, Yards [now Sec. 38.320.030.C] to encroach three (3) feet into the 5-foot side February 2021 7 MOD: PALISADE AT 130 VILLAGE CROSSING WAY yard setback along the northern property line (adjacent to the railroad right-of-way); 2. File No. 20-172 additfons are underlined] Sectfon 18.16.060, Building Height [now Sec. 38.320.030.C] to increase the maximum building height in the underlying R-4 zoning district for a building with a roof pitch of less than 3:12, from 34 feet to 75-feet for the undeveloped areas of Lot 5; and for other lands within the R-4 zone of the PUD; 3. Sectfon 18.42.170.A, Trash and Garbage Enclosures [now 38.520.070.] are allowed to be located in the required front yard; 4. Sectfon 18.44.060.D, Level of Service Standards [now 38.400.060.B.4] to allow the East Main Street and North Broadway Avenue intersectfon to operate at a level of service less than “D”; 5. Sectfon 18.44.090.C.2.b, Drive Access Requirements [now 38.400.090] to increase the maximum commercial drive access width from 35-feet to 46.5-feet; and 6. Sectfon 18.46.040, Number of Parking Spaces Required [now 38.540.050] to decrease the minimum number of required off-street parking spaces from 164 per lot to 122 per lot, a 26% reductfon. The Final Site Plan for Lot 5 has also received extensions as follows (additfonal details on the 2020 Extension are included below): • 2007 - Two (2) administratfve extensions, issued by the Planning Director, granted for six (6) months each. • June, 2008 - City Commission approval of an additfonal two (2) year extension, expiratfon May 3, 2010 (File No. Z-04265). • March 22, 2010 - City Commission approval of a five (5) year extension, expiratfon May 3, 2015 (File No. Z-04265A). • February 9, 2015 - City Commission approval of a five (5) year extension, expiratfon May 3, 2020 (File No. Z-14390). • March 4, 2020 - Administratfve extension issued by the Planning Director, expiratfon May 3, 2021 (File No. 05-101) 2020 Site Plan Extension (File No. 05-101) A one-year extension was administratfvely granted by City of Bozeman Staff on March 4, 2020. As was discussed in that approval, the current applicatfon is being submitted with a Concurrent Extension request to allow for two-year window for Building Permit approval. This Modificatfon is in conformance with the current UDC requirements for weather protectfon (Sec. 38.510.030.C), façade modulatfon (Sec. 38.530.040.E), bike parking (Sec. 38.540.050.A.5), and blank building end walls (Sec. 38.530.070). Additfonal changes to the UDC since the original approval were addressed in the Conceptual applicatfon (File #20-393) and City Staff did raise additfonal concerns during that review. 2020 Site Plan Extension (File No. 20-172) The City of Bozeman Staff approved a minor amendment to the Planned Unit Development on August 24, 2020. This approval, as related to this project, authorized the 92 total units as is proposed through this Modificatfon applicatfon. No additfonal changes to the approved plans for February 2021 8 MOD: PALISADE AT 130 VILLAGE CROSSING WAY Lot 5 were approved with this 2020 submittal, and the conditfons of that approval have been met. No further requirements associated with that approval were identffied by City staff during the Concept review. 3. Site plan of existing conditions with north arrow, property dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features and topography. The existfng conditfons plan has been included as Civil Site Survey plan. 4. Site plan of proposed changes with north arrow, property dimensions, location of buildings, parking, driveways/access points, landscaping, setbacks, easement locations, vehicular and pedestrian circulation, natural features and topography. Proposed changes noted on Civil Site Plan Sheet C1.0-C5.2 and the Architectural Site Plan A0.10. 5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. The previously approved elevatfons have been included as Appendix C, while the proposed elevatfons are noted on sheets A3.00 and A3.01. Levels and roof pitch are also noted in these sheets. 6. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations if material changes are proposed. The proposed exterior building materials and façade treatments are detailed on Architecture Plan Sheets A3.00 and A3.01. All proposed materials, window manufacturer, sliding door, and lightfng cutout sheets are shown on A4.00. 7. For minor changes, include pictures, specifications and other information that will clearly express the proposed changes or alterations to the approved plan. This item is not applicable to this project. 8. Cutsheets for proposed windows, doors, exterior lighting or other detailed modifications if building elevations are not detailed enough to depict features accurately. All proposed materials, window manufacturer, sliding doors, and lightfng cut sheets are shown on A4.00. February 2021 9 MOD: PALISADE AT 130 VILLAGE CROSSING WAY 9. Floor plans showing floor layout including square footage and proposed use for each room and area. Suggested scale is 1/4:1 foot. The floor plans have been included as Architectural Drawings A2.00 - A2.04. The scale appropriate for this project has been included in these sheets. 10. Parking plan and calculations for all uses if proposed changes to the approved plan require review of parking requirements. The parking is set by the effectfve PUD for this site, which requires 122 parking spaces for this project as shown on the Architectural Plans. No changes to the PUD approved parking are requested, and 122 onsite parking spaces have been included for this project split between surface and structured parking as shown on the proposed plans. 11. Photometric plan, exterior lighting cutsheets and specification if proposed modification to approved lighting plans. The photometric plan has been included on Sheets ES1.0 - ES1.3. Lightfng cutsheets are shown on ES1.4 and ES1.5. 12. Landscape plan if proposed modification to approved landscaping. The Landscape Plans have been included in this submittal. The previously approved Landscaping plans are included as Appendix C.3. 13. Other information as applicable to assist the City in a decision on the proposed modification. Response to the City’s Concept review comments have been included below. February 2021 10 MOD: PALISADE AT 130 VILLAGE CROSSING WAY 2. Response to Concept Comments Planning Comments 1. There is a missing sidewalk panel adjacent to Village Downtown Blvd. This must be installed with this project. Understood. 2. The utility meters are shown on the NE of the building in the A2.1 sheet and site plan and adjacent to Village Downtown Blvd on the elevations, please specify which location is correct. Plans have been updated to show the correct locatfon for utflity and gas meters, as noted on the Floor Plans and the East Elevatfon. 3. The elevations appear to be labelled incorrectly, please revise. Elevatfon labels have been corrected on Sheets A3.00 and A3.01. Please note that the building is oriented approximately 50 degrees +/-. The East Elevatfon is ‘Plan North’. North arrows included in all plans are shown accurately. 4. The water riser room shows a door towards Village Downtown Blvd. but it’s not clear if there is a pedestrian connection, please provide a connection. The drive access can count as a pedestrian connection if it meets the door. Access has been revised from the eastern sidewalk as shown on Sheets C3.0, C3.1, and A2.01. 5. BMC 38.520.040.D.2. – Pathway design. The pathway adjacent to the parking stalls must be 7’ wide. All plans have been updated to reflect this standard. Parks & Recreation Comments 1. The applicant must construct the trail within the linear park easement and unless otherwise shown to have been provided. February 2021 11 MOD: PALISADE AT 130 VILLAGE CROSSING WAY The trail was previously constructed as required. No additfonal improvements except for the spur trail shown on the plans is proposed nor required for this project. Please see Landscape Sheets 300 and 301 for additfonal trail locatfon details. 2. Provide the remaining CILP balance for parkland up to 12 dwelling units per acre cap - balance is $196,379.98. Understood. The applicant will submit this payment with building permit. The applicant is further requestfng credit for improvements beyond the minimum required within the trail easement as shown on Sheets L301. The total expected cost of the following improvements is $6,380: • 5 x Spruce Trees (48 trunk feet total @ $85/ft) = $4,080 • 2 x 2.5” Caliper Honey Locust Trees @ $400/ea. = $800 • 1 x bench = $1,500 The Project Team is requestfng that this total amount be deducted from the CILP balance. Water Rights 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 upon further development. Email sent to Griffin Neilsen on February 5, 2021 requestfng CILWR estfmate. No response as of this submittal date. The applicant will provide CILWR at the tfme of Building Permit submittal. Stormwater 1. DSSP Section (A) (4) Water Quality - The applicant must include a drainage plan with post- construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or treated offsite within the same subwatershed using post-construction storm water management control(s) expected to February 2021 12 MOD: PALISADE AT 130 VILLAGE CROSSING WAY remove 80 percent TSS. The stormwater design standards mentfoned herein are met with the stormwater design as shown in the attached Stormwater Management Design Report (Appendix D). 2. DSSP Section (C) Water Quantity - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2- hour storm intensity. No detentfon ponds are proposed with the stormwater management design. 3. The seasonal high groundwater elevation must be determined and the engineer responsible for the design drainage must certify that the proposed infrastructure can meet or exceed the City’s drainage requirements during the seasonal high groundwater Given that the wetland area on the far east end of the lot is approximately 20' lower in elevation than the bottom of the Stormtech infiltration chambers, it is assumed that the underlying groundwater table will not interfere with the function of the subsurface stormwater system. The developer is planning to dig test pits on site in the coming months and will install groundwater monitoring wells to verify this assumption. Water 1. The applicant must provide water usage and confirm proposed water usage is within allowed capacity designated to the parcel upon further development. As estfmate of the of average water usage has been included as Appendix F. The max water flow usage of the proposed building is approximately 260 gpm. After numerous searches of the City files, Katherine Maines was not able to locate the final design report for water and sewer for Village Downtown. An older report is on file, however, it is under a different name (Mill Creek Park Subd.) and shows a different layout from what was actually installed. Please advise as to what the City Engineering Department would like see done for verifying that the proposed usage is within allowed capacity. The applicant will propose to provide this additfonal detail concurrent with Building Permit submittal February 2021 13 MOD: PALISADE AT 130 VILLAGE CROSSING WAY Wastewater 1. The applicant must provide wastewater usage and confirm proposed wastewater usage is within allowed capacity designated to the parcel upon further development. The original sewer design report for Village Downtown could not be located. An estfmate of average daily sewer flow from the proposed site is provided with this applicatfon Appendix E. Transportation 1. BMC 38.540.019 (M) Stall, aisle and driveway design - Snow removal storage areas. Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping. All snow removal storage areas must be located and designed such that the resultant stormwater runoff is directed into landscaped retention/detention and water quality improvement facilities as required by the engineering department, or in compliance with the storm drainage provisions of chapter 40 article 4, and/or best practices manual. Upon further development ensure snow storage is of adequate sizing, placing will not damage landscaping, and resulting stormwater runoff is directed into landscaped retention/detention facilities. Snow storage is indicated on Sheets C1.0, C2.0, L000, and A0.10. NorthWestern Energy 1. With the size of the building and number of units a three phase transformer will be needed to provide electric services. There is an existing three phase junction can and 3” gas main stub on the west side of Village Downtown Boulevard. The three phase primary and 3” gas main will need to be extended to the east side of Village Downtown Boulevard in order to provide services for the new building. With the street improvements completed and in order to extend the needed utilities to the other side of the street, will require boring under the street. It is urgent that the applicant submit an application on line and provide the needed loads for both gas and electric. Due to COVID- 19 there has been an impact on receiving larger three phase transformers and a longer timeline may be needed to receive the needed equipment for these services. The required bore under Village Downtown will be accomplished in late February or early March of 2021 with the installatfon of dry utflitfes for the adjacent Parklands Subdivision. It has been verified February 2021 14 MOD: PALISADE AT 130 VILLAGE CROSSING WAY with Kory Graham at NWE. A three-phase transformer is shown more than 10' from the building in a future 10' wide easement that extends south from the existfng easement along Village Downtown Boulevard. 2. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. To establish the needed utility easement locations the NWE project engineer and Northwestern Energy’s real estate representative will help to establish these locations as well as the needed documentation. A three-phase transformer is shown more than 10' from the building in a future 10' wide easement that extends south from the existfng easement along Village Downtown Boulevard. 3. Transformer Location. Because of the building size a 3-phase transformer will be needed therefore a 3-phase transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. Transformer location and clearance requirements to buildings is; for oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces, that do not have any openings such as doors, windows, air intake, and fire escapes routes, and meets current NEC or NFPA requirements for non-combustible material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For all transformers, regardless of size, requires a 10-foot unobstructed clearance space in front of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required between the building or any combustible surface and the transformer. Landscaping around the transformer must meet NWE requirements. Planting of bushes or shrubs a Minimum Working Space, for a Pad- Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE project engineer will help to determine the appropriate location for the transformers and allowable landscaping. All transformers need to be installed within a utility easement. The proposed three-phase transformer is within a proposed 10' utflity easement and is more than 10' away from the building. Transformer locatfon has been indicated on Sheets C3.0 and A2.01. 4. Service & Meter Location. The electric meters & 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 February 2021 15 MOD: PALISADE AT 130 VILLAGE CROSSING WAY location on the building closest to the transformer or secondary junction can serving the building unit. On new construction, electric meters must be located within 10 feet of the gas meters, 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 3-foot clear zone between the front of the meter and landscape screening and allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to NWE meters. CT cabinet and electrical meters will be installed within ten (10) feet of gas meter. Meters will be located on the façade closest to the transformer. See Sheets C3.0, C3.1, and A2.01. 4. Gas meters. The following applies to all buildings in regards to the gas regulator. The gas regulator cannot 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. Ensure 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. Submitting an application to NWE will get the NWE project engineer involved and can help with this process. A gas meter will be located on the eastern façade, and it is to be located more than three (3) feet from any operable window. See Sheet A3.01 for additfonal details. 5. If units are going to be multiplex units or apartments the buildings will need the adequate wall space to install electric meters and gas meters and the gear associated with the electric meters. For gas meters, NWE will only stack gas meters 2 high and therefore the needed wall space for gas meters will require a longer wall space. The two areas for gas and electric meters will need to occupy the same wall space with the needed separation between gas and electric meters. Gas and electric meters are to be located on the eastern façade as shown on Sheet A3.01. Meters are located on separate façades. NWE will only install the line to the façade closest to the street, and the project applicant understands that we are required to provide an additfonal electrical service line to the adjacent façade. 5. For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage or prevent or hinder February 2021 16 MOD: PALISADE AT 130 VILLAGE CROSSING WAY operation and maintenance of NWE utilities. Understood, no large deep rooted trees are proposed within the utflity easements. 6. 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. An applicatfon has been submitted for this project and the coordinatfon with NWE is ongoing. Fire Department 1. Fire hydrant required within 100 feet of FDC (fire department connection-fire sprinkler system) on south side of Village Downtown Blvd. FDC connectfon and horn strobe are shown on Sheets A2.01 and A3.01. 2. Fire apparatus turnaround required within parking lot due to depth from entrance. Circulation through lot would correct issue. Please keep in mind fire apparatus required turning radii. The proposed surface parking layout has been updated to show a single entrance/exit. The drive aisle length is less than 150’ and is 26’-0” wide per Fire Marshal request. 3. As proposed, the fire riser room and possibly the related exterior FDC and Horn/Strobe devices shall comply with following requirements for visibility and access. The FDC and horn strobe devices have been shown on the north façade near the water riser entry door. See Sheet A3.00 for additfonal details. Solid Waste Division 1. With the use of a “trash room” it will need to be written into the covenants that it is managements responsibility to move refuse dumpster out to the tip site pad. Covenants and bylaws will be prepared for this building to be submitted concurrently with, or prior to, the Building Permit applicatfon. The management of the trash room will be included in those future February 2021 17 MOD: PALISADE AT 130 VILLAGE CROSSING WAY documents. 2. Pad site for refuse container tipping will need to be heated. The pad site will be heated and this detail is shown on Sheet A2.01. 3. Need to have 50 foot straight approach to pad site. The 50’ straight approach is noted on Plan Sheets C2.0, A0.10 and A2.01.