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HomeMy WebLinkAbout1.3_Response to Pre-App DRC Comments 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying October 28, 2021 Nakeisha Lyon City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59715 RE: Response to DRC Comments – Lot 1, Block 1 The Parklands Pre-Application Review Application 21191 Dear Nakeisha Lyon, This letter is to provide a narrative response to the DRC comments. Responses to the City pre-app comments are provided in bold. Planning Division, Nakeisha Lyon, nlyon@bozeman.net, 406-582-2963 1. The zoning district of R-4 requires a minimum density of eight (8) dwelling units per net acre. Based on the overall net acreage of the Parklands at Village Downtown Subdivision, twenty-three (23) dwelling units must be provided to meet the minimum density requirements. Block 2 is proposed to be subdivided into nine (9) single-family residential lots, with previous indications that Block 1 was for multi-family development, which is not depicted within this submittal. Fourteen (14) dwelling units must be provided within Block 1 in order to meet the minimum requirements for density. Accessory dwelling units do not count towards the minimum density calculations. Please address this issue accordingly. • This has been resolved by the mandate of each the new 8 lots in Block 1 to have an Accessory Dwelling Unit (ADU). The following determination was provided by Marty Matsen on August 30, 2021. In regard to the Community Development Director’s Interpretation for whether Accessory Dwelling Units (ADUs) may be counted towards meeting the applicable zoning district’s minimum density requirements submitted on July 27, 2021, at this time, per Marty Matsen’s direction, Community Development will be moving forward with the existing department interpretation that ADUs do not count towards meeting this requirement. This existing interpretation will be further addressed within future updates to the Bozeman Municipal Code. Nonetheless, per Matsen’s direction, given the unique development pattern within the Parklands and the Village Downtown, ADUs are an appropriate additional housing type within the area to provide potentially more affordable housing options for our community. Therefore, Community Development is amenable to allowing the ADUs to count towards the minimum density requirements as part of this Civil/Structural Engineering and Surveying development application. In order to do so, a condition of approval will be included as part of the preliminary plat and final plat entitlements. The condition will state the following (subject to change per legal review): accessory dwelling units (ADUs) may count towards meeting the minimum density requirements applicable to the subject property, only if each lot will have an ADU that is permitted separately from the principal structure. The City of Bozeman will not issue building permits for any of the lots unless proportionate ADUs are built. 2. The waiver request denotes that Sec. 38.220.060.A.17 is for Parks & Recreation; however, this section is for Neighborhood Center Plan. Please amend this discrepancy accordingly. • We apologize for the error in the pre-application. It is noted that we have received waivers for both 38.220.060.A.16 and 38.220.060.A.17. 3. Sec. 38.220.030 denotes that the location of all existing structures, including buildings, railroads, power lines towers, and improvements inside and within 100 feet of the proposed subdivision must be depicted. Please amend the plan accordingly. • All improvements within 100’ of the proposed subdivision are shown. The existing condominium, The Lofts, to the west is over 150’ away and the Railroad is over 250’ away. 4. Sec. 38.220.030 denotes that the zoning classification within the proposed subdivision and adjacent to it must be depicted. Please amend the plan accordingly. • Zoning of adjacent properties is now shown on the preliminary plat map. 5. The preliminary plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). • The preliminary plat meets the above-referenced requirements. 6. Please provide the Municipal Facility Exemption Information for the utilization of the Certificate of Exclusion from Montana Department of Environmental Quality Review. • It is understood that an MFE will be needed prior to final plat. We have included a copy signed by the owners for City review and signature with this application. It is in the Appendices folder. 7. The Final Plat associated with the Parklands at Village Downtown must be approved prior to the submittal and approval of the Preliminary Plat associated with Block 1 of the Parklands. Civil/Structural Engineering and Surveying • This is understood. At the time of this submittal all required final plat items for the underlying Parklands Subdivision have been submitted to the City. The final plat is scheduled on the City Commission consent agenda for November 23, 2021. Engineering Division, Karl Johnson, kajohnson@bozeman.net, (406) 528-2281 1. BMC Section 38.220.060 - The applicant has requested a waiver for providing additional subdivision preliminary plat supplemental information as outlined in BMC 38.220.060. Engineering has reviewed the request and is not in support of waving the preliminary plat supplements required for the Parklands Subdivision at Village Downtown preliminary plat given that certain aspects of the supplements may have changed after the preliminary plat application. Engineering understands that most of the supplemental information will most likely be the same as what was provided with the Parklands Subdivision at Village Downtown preliminary plat application. Therefore, the applicant must provide all of the previous preliminary plat supplements as well as a brief narrative describing if any aspects of the supplements have changed. If the supplements have changed, than the applicant must update the supplemental information to reflect the current development conditions. • It is understood based on communication with engineering and planning on September 28, 2021 that the supplemental items referenced here are Water/Sewer, Stormwater Management, Streets/Roads/Alleys, and Utilities. These items have been updated and are provided with this Preliminary Plat application. All other supplemental items have been granted waivers. 2. BMC Section 38.23.180 - The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicate should contact Griffin Nielsen, with the City of Bozeman Engineering Department, for determination of payment. • See message below from Griffin Nielsen. Civil/Structural Engineering and Surveying 3. Due to the known high groundwater conditions in the area no basements will be permitted with future development of the site. No crawl spaces will be permitted with future development of the site, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the seasonal high groundwater level and provide supporting groundwater data prior to the release of building permit. In addition, sump pumps are not allowed to be connected to the sanitary sewer system or the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. • This note has been added. See note #3 on page 2 of the preliminary plat. Northwestern Energy; Kory Graham, NWE Project Engineer, kory.graham@northwestern.com 1. Gas and electric primary utilities are in place to serve the lots. Prior to the start of construction of the individual homes, submit an application online to have the area 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. • C&H is actively working with NorthWestern Energy to coordinate the installation of service to the lots. The backbone gas, power, and communications infrastructure was installed with the Parklands Subdivision in 2021 in the easement adjacent to Block 1 along Audubon Way. 2. 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-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. • This is understood. 3. Gas meters. The following applies to all structures 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 Civil/Structural Engineering and Surveying 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. • This is understood. 4. Transformer location to Building. 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 both locations, 10-feet of clearance is required on the front side 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. For 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 transformer. Due to COVID-19 there has been an impact on receiving larger three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for these services. • This is understood. 5. 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, prevent or hinder operation and maintenance of NWE utilities. • This is understood. Parks Division, Matthew Lee, mjlee@bozeman.net, 406-582-2339 1. The parkland amount proposed for the overall Parklands Subdivision is sufficient at this time. • This is understood. If you require any further information, please give me a call at (406) 404-7520. Sincerely, Tim Staub, P.E.