HomeMy WebLinkAbout002 NarrativeCivil ● Geotechnical ● Water Resources ● Land Surveying ● Construction Services
Corporate Office
32 Discovery Dr.
Bozeman, MT 59718
Ph: (406) 582-0221
www.alliedengineering.com
DUNS: 00‐769‐3724
CAGE: IGHU7
September 28, 2022
Claire Morrison, Planner
Griffin Nielson, Project Engineer
20 East Olive Street
Bozeman, MT 59715
Phone: 406‐582‐2260
Email: cmorrison@bozeman.net, gnielson@bozeman.net
RE: Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Dear Claire:
The subject property is known as the Gallatin County Regional Park, located at the northeast corner of the
intersection of Oak Street and Ferguson Avenue. In general, the improvements will be related to parking.
A new parking lot is proposed south of the existing dog park. A concept review application was previously
submitted, and comments provided; the previous concept review was assigned project number 21127.
Parking improvements at the Dinosaur Park parking lot were previously proposed but are no longer part
of this project due to budget constraints. The project narrative below has been updated to reflect the
existing scope of work. Please see below for our project narrative and responses to the concept review
comments.
Project Narrative:
The proposed site improvements address parking expansion for the County Regional Park’s “Run Dog Run”
dog park. The dog park is located near the southeast corner of the intersection of Baxter Lane and
Ferguson Avenue; the park extends south along Ferguson Ave. This project proposes construction of a
new asphalt parking area on the south end of the dog park. Access would be provided from an existing
curb cut on Ferguson Avenue. The proposed parking lot consists of 43 parking stalls and includes
associated sidewalks to connect users to the fenced dog park area. A class II gravel trail is proposed along
the south side of the fenced dog park to provide a connection to the existing trails within the park.
Coordination between GVLT and Gallatin County is taking place for planning of the trail. A new retention
pond will be provided near the northeast corner of the parking lot to meet the water quality and peak
runoff rate requirements. A new 10‐ft asphalt path is proposed along Ferguson Ave. that extends north
from the parking lot to the northern adjacent parcel (located on the corner of Ferguson Ave and Baxter
Lane) and south from the proposed parking lot to Oak Street.
The proposed parking lot will be continually maintained by Gallatin County. There are no buildings or new
utilities associated with the project other than empty utility conduits which would be installed below the
Ferguson Ave. access drive for future use. Site lighting is not anticipated.
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 2
Response to comments from Concept Review Submittal (April 2021):
Planning Comments
1. Submittal & Process Requirements – Based on the thresholds listed below either a modification
application or a site plan application is required.
a. BMC 38.230.070.A.3.h details the extent of grading that qualifies for sketch plan review. If
this threshold is exceeded a site plan application is required.
The grading associated with the proposed improvements disturbs more than one‐half acre
and therefore requires a site plan application.
b. BMC 38.230.160.C.2 details what changes qualify as an amendment to an approved plan (a
Modification Application), if these thresholds are exceeded a site plan application is required.
The proposed improvements will not increase the Regional Park’s lot coverage by buildings,
storage areas, parking area, or impervious surfaces, and/or will not result in an increase in
intensity of use by more than 20%; however, a site plan application will still be required due
to the grading extents as specified in the comment above.
c. BMC 38.500.020.B details compliance with the Article 5 Project Design requirements. This
application is considered a Level 1 improvement. Level I Improvements include all exterior
remodels, building additions, and/or site improvements commenced within a three‐year
period (based on the date of permit issuance) that affect the exterior appearance of the
building/site and/or increase the building's area by up to 20 percent. The requirement for
such improvements is that the proposed improvements meet the standards and do not lead
to further nonconformance with the standards. Comments below are limited to
improvements needed within or adjacent to proposed improvements or are due to the
intensity of changes proposed.
Acknowledged.
d. If requesting an agency exemption from any zoning requirements, Montana Code Annotated
(M.C.A.) 76‐2‐402 requires a public hearing with the Bozeman City Commission. Other than
conducting a public hearing on the exemptions, no official motion is required by the City
Commission. The approval authority for the formal application is the Director of Community
Development. If the applicant requests any agency exemptions, that request should be made
in writing in the formal submittal identifying the specific citation from the Bozeman Municipal
Code and reason for the exemption.
Acknowledged. No agency exemptions are requested at this time.
e. Special design considerations moving forward are listed below. Staff was unable to locate an
adopted master site plan, or park plan. A more comprehensive development plan moving
forward is encouraged for enhanced compliance with site design, pedestrian circulation,
parking, and landscaping and to identify phasing and total buildout goals.
It is noted that a Master Site Plan or Park Plan is recommended. AESI has not been
authorized to include a master site plan for this project at this time. We anticipate that a
MSP will be developed and provided once more improvements are considered for the
Regional Park.
f. As stated in the previous concept review letter provided to the applicant, there are numerous
nonstandard improvements on the subject property which will be evaluated during formal
submittal of this application and may need to be corrected and/or improved with further
development. Staff is in support of proposed improvements to functionality and safety and
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 3
encourages a more comprehensive master plan moving forward to outline timelines and
phasing for further improvements.
Acknowledged. AESI has not been authorized to include a master site plan for this project
at this time. We anticipate that a MSP will be developed and provided more improvements
are considered for the Regional Park.
g. With formal submittal provide an outline or otherwise delineate on the plans the location and
dimensions of the fire turnaround hammerhead at the Dino Park. Reach out to Scott Mueller,
Deputy Fire Chief‐Prevention‐Fire Marshal, with any questions.
The Dinosaur Park parking lot improvements are no longer part of this project.
2. Sidewalks BMC 38.400.080 ‐ City standard sidewalks (including a concrete sidewalk section
through all private drive approaches) must be constructed in all developments on all public and
private street frontages. A City standard sidewalk is needed to connect the existing sidewalk along
Vaquero in front of Fire Station 3 to an accessible pedestrian path into the Dinosaur Park. Also see
engineering comments and #4 below. A concrete sidewalk is also required along Ferguson
Avenue, see engineering comments.
The Dinosaur Park parking lot improvements are no longer part of this project. A 10‐ft asphalt
path will be installed along the site’s frontage with Ferguson Ave.
3. Grading and Drainage BMC 38.410.080.H ‐ Stormwater retention/detention facilities in
landscaped areas must be designed as landscape amenities. They must be an organic feature with
a natural, curvilinear shape. The facilities must have 75 percent of surface area covered with live
vegetation appropriate for the depth and design of the retention/detention facility, and be lined
with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to
create a functional, yet natural site feature. A cross section and landscape detail of each facility
must be submitted with the final landscape plan for review and approval. Facilities with a slope
up to and including ten percent grade may be grassed and irrigated to blend into the adjacent
landscaped area.
A formal landscape plan has been submitted for the parking improvements.
4. Site Planning and Design Elements BMC 38.520.040 ‐ Non‐motorized circulation and design.
a. BMC 38.530.040.B ‐ Access to sidewalk. All buildings must feature pedestrian connections to
a sidewalk. In this case the building is the Dino playground. Provide an accessible pedestrian
connection from the playground to the sidewalk along Vaquero, also see #2 above. Staff
suggests a 5‐foot sidewalk along the east and south sides of the proposed parking lot. Where
a pedestrian path is adjacent to perpendicular parking a 7‐foot sidewalk is required.
The Dinosaur Park parking lot improvements are no longer part of this project.
b. BMC 38.520.040.C.3 ‐ Crosswalks are required when a walkway crosses an on‐site paved area
accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or
patterns (such as stamped asphalt), excluding painted surfaces. The walkway added to the
parking area adjacent to the dog park requires crosswalks where it crosses the drive aisles.
Concrete crosswalks have been provided where a walkway crosses a paved area accessible
to vehicles.
5. Stall, aisle and driveway design BMC 38.540.020.F ‐ All areas intended to be utilized for permanent
parking space and drive aisles must control dust and drainage. All proposed parking areas and
driveway improvements must require a grading and drainage plan approved by the review
authority. Areas must be paved with concrete or asphaltic concrete or approved pavers; an
alternative surfacing method such as pervious pavement may be used, subject to review and
approval by the review authority. Surfacing methods which minimize stormwater runoff and
provide for functional parking and circulation are encouraged.
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 4
Acknowledged. The proposed parking areas will be paved with asphalt. Grading and drainage
plans have been included with the site plan application submittal.
6. Landscaping 38.550.050.C – Mandatory landscaping provisions.
a. 38.550.050.c.2.a ‐ All surface parking lots on the building site must be landscaped in
accordance with this subsection C.2.
i. Parking lot screening required
1. All parking lots located on a lot with a residential adjacency must be screened
from that residential adjacency;
2. All parking lots located between a principal structure and a public street, must
be screened from the public street;
3. The screening required under this subsection must be continuous and not less
than four feet in width unless a different width is specified in 38.510.030; and
4. Screening must be maintained at a height of four to six feet except as otherwise
restricted by fence and hedge height limits within required front setbacks and
street vision triangles.
b. 38.550.050.c.2.b – Large canopy trees, large non‐canopy trees or small trees must be provided
in, or within 20 feet of, the parking lot at a minimum average density of:
i. One large canopy tree; or
ii. One large non‐canopy tree and one small tree; or
iii. Three small trees for each nine parking spaces required or provided.
c. 38.550.050.c.2.c ‐ No parking space shall be located more than 70 feet from the trunk of a tree.
d. 38.550.050.C.2.d ‐ No tree shall be planted closer than three feet to the back of the curb or
edging equivalent.
A formal landscape plan has been submitted for the parking improvements.
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 5
Engineering Comments
Stormwater
1. BMC 404.04.500 Requirement To Control and Reduce Stormwater Pollutants – The applicant must
provide a stormwater drainage/treatment grading plan and maintenance plan for a system
designed to treat the first 0.5 inch of stormwater to remove solids, silt, oils, grease, and other
pollutants must be provided to and approved when the Site Plan application are submitted. The
plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water
detention/retention basin details (including basin sizing and discharge calculations, and discharge
structure details), storm water discharge destination, and a storm water maintenance plan. The
approved stormwater maintenance plan must be submitted prior to Site Plan approval.
Acknowledged. A storm drainage report and supporting information has been provided with
the site plan submittal.
2. DSSP Section II (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.
a. As presented, the concept plan shows a proposed stormwater detention facility
immediately east of the dog park parking lot. The basin appears to capture a majority of
runoff that would be generated. The applicant is advised that upon future development
the dog park parking area, the design must satisfy City standards for reducing stormwater
pollutants (water quality) as well as runoff (water quantity).
Acknowledged. A retention pond located near the northeast corner of the parking lot
will be provided to meet the water quality and peak runoff rate requirements for the
Dog Park parking lot.
b. It does not appear stormwater is being addressed with the proposed dinosaur parking lot
upgrades and that only half of the lot is being paved (See transportation comment #2).
The applicant is advised that upon future development of the dinosaur parking, the design
must satisfy City standards for reducing stormwater pollutants (water quality) as well as
runoff (water quantity).
The Dinosaur Park parking lot improvements are no longer part of this project.
c. The stormwater design should address the existing drainage throughout the
development. It appears that an existing 12‐inch culvert drains along Vaquero Parkway to
an existing drainage ditch.
Acknowledged. An existing 12‐inch storm drain conveys stormwater runoff from the fire
station to a ditch/swale on the east side of the Dino Park drive access. A 15” culvert
runs below the drive access to convey runoff to the west. Additional information
regarding existing drainage throughout the development is included with the storm
drainage report.
3. BMC 38.540.020 ‐ The applicant must identify snow storage areas on the Site Plan for the parking
area. Snow removal storage areas must be sufficient to store snow accumulation on site. Such
areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be
deposited on public rights‐of‐way, shall not include areas provided for required parking access
and spaces, and shall not be placed in such a manner as to damage landscaping.
Acknowledged. Snow storage areas for the Dog Park parking lot are shown on the attached site
plan.
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 6
Transportation
1. BMC 38.220.080 (A) 2.g Traffic Generation ‐ The applicant must submit a peak hour trip
generation value to the City to determine whether a traffic impact study is required.
Trip generation numbers for the proposed development were provided with the concept review
application. Based on the proposed trip generation numbers, it was determined that a TIS
would not be required as part of the site plan submittal. Email correspondence of the engineer’s
TIS waiver are included as part of the site plan submittal.
2. BMC 38.540.020‐ Stall, aisle and driveway design ‐ Parking lots must be paved with approved
surfacing and whole surround by an approved perimeter per UDC Section 38.540.020.F and J.
a. It appears this requirement is being met for the dog park parking lot, but only partially
met for the dinosaur park parking lot.
The Dinosaur Park parking lot improvements are no longer part of this project.
3. BMC 38.540.020 ‐ In the proposed gravel parking lot section of the dinosaur park parking lot, it
does not appear there is enough room to back out of the parking spots without hitting the existing
building see BMC Figure 38.540.020 A.
The Dinosaur Park parking lot improvements are no longer part of this project.
4. BMC 38.540.020.C Circulation between bays ‐ Except in the case of one to four household
dwellings and individual townhouse/rowhouse units, parking areas must be designed so that
circulation between parking bays occurs within the designated parking lot and does not depend
upon a public street or alley. Turning radii between bays and additional back‐up length for dead
end aisles must conform to requirements of the International Fire Code. Both dog park and
dinosaur park parking lots appear to not meet standards for fire truck circulation. The applicant
will need to demonstrate that circulation between bays is being met and that emergency access
can be achieved.
Acknowledged. A 26’ access road has been added along the east edge of the Dog Park parking
lot to connect the north/south parking areas and create a continuous loop for firetruck
circulation. Applicable signage and curb markings are proposed to prevent parking within the
fire lanes.
5. BMC 38.400.090.H ‐ Applicant responded that the distance between Harvest Parkway intersection
and proposed access is approximately 325 ft (330‐ft is required per UDC). Given that the parking
lot is located in an undeveloped field, the applicant is advised to shift the proposed dog park
access 5 feet to be in compliance the minimum access spacing requirements in the BMC.
We are proposing to keep the Dog Park access where it was originally shown as there is an
existing curb cut at that location. The distance between accesses provided in the concept review
submittal is approximate (based on aerial imagery) as the Harvest Parkway intersection was not
included in the site survey. During a meeting with the COB Engineering Division, it was noted
that they did not anticipate any issues with keeping the access at its current location given the
context and proposed usage of the site. A site access modification request has been submitted
for the proposed Dog Park access.
6. BMC 38.400.110 (A) Transportation Pathways ‐ The applicant is advised that the City’s Parks,
Recreation, Open Space, and Trails (PROST) Plan has identified the need for a multi‐use trail
system along the development, which will help provide adequate, safe, and sufficient access for
pedestrian, and other multi‐modal forms of transportation throughout the regional park.
a. The applicant has requested a waiver to install a 6‐foot wide asphalt path. Engineering
does not support the waiver as a 6‐foot wide asphalt path is not supported by the code
and does not satisfy the PROST Plan. The applicant is advised that with the development
of the dog park parking lot, a 10‐foot wide asphalt path must be installed that extends
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 7
north from the parking lot to the adjacent parcel located (i.e. the northern parcel located
on the corner of Ferguson Ave and Baxter Lane).
Acknowledged. A 10‐ft asphalt path is now shown along Ferguson Ave. from the parking
lot to the northern adjacent parcel.
b. The crossing located on Harvest Parkway and Ferguson Ave could potentially generate a
significant amount of pedestrian traffic. The applicant must analyze the crossing to
determine if a Rectangular Rapid‐Flashing Beacon (RRFB) is warranted.
It was noted in a comment response from the City Engineering Division that, “As an
alternative, if the applicant extends the 10‐foot multi‐use trail the entire length of North
Ferguson vs. just adjacent to the dog park, engineering would waive the requirement to
complete a crossing study. This alternative would allow pedestrians safe access to three
crossings vs. two (Baxter/North Ferguson, Harvest Parkway/North Ferguson, and
Oak/North Ferguson). Therefore, providing access at multiple crossings creating better
pedestrian traffic distribution throughout the site.” We are proposing to pursue this
option and extend the 10‐ft asphalt trail south from the parking lot to Oak Street.
c. Proper signage and stripping at Harvest Parkway and Ferguson must be addressed upon
future development of the site.
There is currently a crosswalk (with associated pedestrian crossing signage) on the
north side of the Harvest Parkway and Ferguson Ave. intersection. Please advise if
additional crosswalks will be needed as part of the improvements.
7. BMC 38.400.080 Sidewalks ‐The existing sidewalk located on Vaquero Parkway appears to end at
the western edge of the existing drive approach that is used to access the fire station. The code
requires that sidewalk along the developments frontage be extended along the developments
frontage.
a. The applicant is advised that upon future development of the dinosaur parking area the
sidewalk must be extended along Vaquero Parkway along the parking area frontage.
The Dinosaur Park parking lot improvements are no longer part of this project.
b. As presented, there are no proposed sidewalks within the dinosaur parking area to
provide ADA accessibility to the facility or the trail system. The applicant must consider
ADA accessibility upon future development of the dinosaur parking area.
The Dinosaur Park parking lot improvements are no longer part of this project.
c. Both proposed parking areas need to meet ADA accessibility requirements. The applicant
should consider a 7‐foot sidewalk section along the parking stalls which will allow bumper
overhang.
Acknowledged. A 7‐ft sidewalk is shown where fronting the proposed parking lot to
allow vehicle overhang.
8. The applicant is advised that both approaches into the parking lots on Ferguson and Vaquero are
required to be in compliance with City of Bozeman Standard Drawing‐Non‐Residential Driveway
approach (reference drawing No. 02529‐12 from the Bozeman Engineering Modifications).
Acknowledged. The new access for the Dog Park will be in compliance with the COB Standard
Non‐Residential Driveway approach.
Gallatin County Regional Park Improvements
Site Plan Application and Response to Concept Review Comments
Proj. #01‐241.40
Date: September 28, 2022
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 8
9. BMC 38.400.090 (D) (2) Access ‐ Table 38.400.090‐1 provides the minimum distance between
public and/or private accesses and intersections. Drive access for the proposed parking lot must
align with the drive accesses across the street or be at least 40 feet apart.
a. The Shining Mountain Lutheran Church Drive access is approximately 20 feet from the
existing gravel entrance into the Dinosaur Park. The applicant must move the existing
drive access to align with the drive access across road, or space the accesses to be at least
40 feet apart.
The Dinosaur Park parking lot improvements are no longer part of this project.
Sincerely,
Allied Engineering Services, Inc.
Rory Romey, PE
Civil Engineer
Madeline Good, EI
Staff Engineer
enc:
‐Site Plan Application Materials
P:\2001\01‐241.40 Dog Park Improvements\04 Permitting & Entitlements\2 ‐ COB Concept review 2\Narrative and Response to Concept
Review.docx