HomeMy WebLinkAbout001_cover letter
190 NORTHSTAR LANE
BOZEMAN, MT 59718
406-581-5730
www.headwatersmt.net
Page 1 of 6
February 24, 2023
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59771
Re: Urban Villas
Site Plan Submittal
North 27th & Catalyst Street
Concept Review # 22350
Dear Planner,
Please find attached a Site Plan Submittal for the Urban Villas Site on Lot 3A, Block 2 of Amended Plat of
Cattail Creek Subdivision, Phase 3 (J-415A). The proposed project consists of 48 new residential units that
are proposed across 4 buildings. The four proposed buildings are planned to be constructed individually,
resulting in four proposed phases for the project. The total floor space of the four 3-story buildings is 65,588
square feet. The max building height is 37’-8”. Parking calculations require a minimum of 83 new parking
stalls, with 90 spaces provided.
Our responses to the Informal Review Comments are below, organized by REF #:
3. A detailed plan for the trash enclosures in included within the architectural sheets.
4. Understood.
5. Per the attached email from Griffin, the site originally had 12.106 Acre-feet of water rights. The site,
including existing buildings and proposed buildings will need 7.936 acre-feet, resulting in 4.17 acre-
feet of extra water rights. The irrigation for the site will utilize water from the existing onsite well.
6. A signed & stamped design report with proposed water demands and describing water
infrastructure conditions is attached.
7. A signed & stamped design report with proposed peak hour sewer demands is attached.
8. A storm water design report is attached.
9. A storm water design report is attached.
10. The attached design report for phase 3 of the Cattail Creek Subdivision is attached and includes a
season of groundwater monitoring in this area. The results show peak groundwater at 4.94’ below
existing ground in this area. The proposed retention pond is roughly 1’ below existing grade and the
proposed underground storage was designed to be 6”-12” above the high groundwater. The
underground storage also has over 10% extra capacity built-in as a factor of safety. With the
infiltrators being underground and not exposed to sunlight, no vegetation growth is expected and
therefore the recommended 3’ of separation from groundwater is not applicable.
11. A storm water design report is attached.
12. The City standard easement release template has been completed and included with the submittal
for the City’s review.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 2 of 6
13. The curb stops have been placed outside of parking spaces and prior to bends in the services as
shown on Sheet C-2.
14. Snow storage areas are shown on the civil sheets. Several parking spaces were removed in the
southwest corner of the site to allow for significant snow storage which will drain into a proposed
retention pond.
15. The landscape plan was designed to not have any deep-rooted trees placed over buried utilities.
16. A construction application has been submitted to Northwestern Energy and we have corresponded
with Aidan Murry with Northwestern Energy about the site, proposed buried electrical alignment
and meter locations.
17. Understood.
18. Understood.
19. The CIL parkland calculations are included on sheet I-1.
20. Project specific questions;
1. The storm ponds were moved outside of any front setbacks.
2. The Confluence report has been reviewed and we have had correspondence with the Cattail Creek
HOA. As discussed with Lance Lehigh, the site plan will be allowed to move forward with the
requirement that the regional storm pond which will be utilized by this site is brought back to the
design capacity prior to occupancy of the first proposed building.
3. Per discussions with Lance Lehigh, he was OK with us discharging our site into the existing curb
inlet in North 27th Avenue, even though it is only connected to the storm infrastructure utilizing a
12” RCP pipe. As discussed, any flow which does not fit within the 12” RCP will surface flow in the
curb of North 27th and still make it to the regional storm pond. This connection to the existing curb
inlet was to eliminate the need for a sidewalk chase.
4. A Contech Hydrodynamic Separator was designed to remove 80% TSS from the stormwater
discharge leaving the site before it is sent to the existing regional detention pond.
21. Using Trip Generation Rates from the ITE Trip Generation Report, 426 daily trips are expected from
all 64 residential units. The peak hour trips are expected to be 36 trips.
22. Draft SID waivers are attached, they will be filed at the clerk and recorders immediately prior to site
plan approval.
23. Understood, we will submit for addresses following site plan approval.
24. The final meter locations have been screened as shown on the landscape plan.
25. The final meter locations have been screened as shown on the landscape plan.
26. The porches and patios no longer extend into the front yard setback on buildings 1-3.
27. The dimensioned shared residential open space is shown on sheet C-3. Screening of the proposed
shared residential open space is shown on the landscape plan.
28. The dimensioned shared residential open space is shown on sheet C-3. Screening of the proposed
shared residential open space is shown on the landscape plan.
29. Understood.
30. Understood.
31. Understood.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 3 of 6
32. Per our meeting with Lynn Hyde and Brian Krueger, the apartment building calculations provided
were incorrect and the proposed site meets density requirements of R-O.
33. The setbacks were updated to show a rear setback on the south side of building 4, but a side setback
on the side of building 3. The site was updated to fit within these new setbacks. As discussed in the
meeting with Lynn Hyde and Brian Krueger on January 19th, 2023, the front setbacks were determined to
be 10’ versus the previously discussed 15’.
34. Understood. All requirements of the landscape block frontage and special residential block frontage
have been met. The porches are designed to be 12” above adjacent ground.
35. Understood.
36. Understood.
37. All internal sidewalks are a minimum of 5’ wide, with an additional 2’ being added with adjacent
parking. All sidewalks also have a minimum of 3’ of landscaping between the edge of sidewalk and
buildings.
38. The dimensioned shared residential open space is shown on sheet C-3.
39. The dimensioned shared residential open space is shown on sheet C-3. Screening of the proposed
shared residential open space is shown on the landscape plan.
40. Understood.
41. The included application is signed by Flood Gates, LLC and the Urban Villas Condo Association.
42. Acknowledged.
43. Acknowledged.
Below we address each item of the Site Plan Checklist (SP):
1. Signed A-1 Form: Attached
2. Project narrative: See above.
3. The adjoiners certificate is included.
4. No departures are proposed with this application.
5. Traffic information is provided above. With this information it was our understanding that
Engineering will not require a full traffic study.
6. Cash in lieu of water rights were calculated and sent to Griffin Nielsen. No CILWR fee is required for
this proposal.
7. The site utilizes an existing onsite well for irrigation. The existing water right and DNRC
predetermination application area included.
8. A full stormwater design report and grading plan is attached.
9. Digital copies of the current plat are attached.
10. A Concurrent Construction application is included.
11. NCOD, CCOA & DEM are not applicable for the proposed project.
Plan Sheets
1. Scale of plans are 1” = 20 & 1”=30’
2. No such disclaimers are included on the plans.
3. Each civil sheet includes the dimensioned property lines.
4. Applicable titles are included on each sheet.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 4 of 6
5. A legend is shown on all civil sheets, as necessary.
6. A north arrow is included on the site plan sheets.
7. Building locations are shown on the civil, architectural and landscape plans
8. Ingress and Egress points are shown on the attached sheets.
9. No watercourses exist adjacent to the property.
10. See #9 above.
11. Existing streets, easements, utility lines and infrastructure are shown on the civil sheets.
12. Street vision triangles are shown on the civil sheets.
13. Snow storage areas are denoted on the civil sheets.
14. No fire lanes are anticipated at this time.
15. Trash enclosures are shown on all civil sheets. Details for the trash enclosures are included within
the architectural sheets.
16. A full phase plan is included with phase lines as well as a narrative of what is to be installed per
phase.
Cover Sheet
1. The name of the project is included on sheet I-1.
2. The name and mailing address of owner/developer are on sheet I-1.
3. Name and addresses of the project team are included on sheet I-1.
4. The address and legal description of the subject property are included on sheet I-1.
5. A vicinity map including zoning is shown on sheet I-1.
6. A legal description of the property is shown on sheet I-1.
7. Table of Contents with dates is shown.
8. Zoning, community plan designation, parcel size, parking calcs, open space calcs, parkland
requirements, density breakdown, and areas are shown on sheet I-1.
9. City limits are shown on the vicinity map on sheet I-1
10. The ADA certification block is included on sheet I-1.
Civil Plan
1. Sheet C-3 is an overall plan with no contours and is stamped by a PE.
2. Proposed stormwater retention areas are labeled.
3. The site lighting is shown on sheet E1.0.
4. Adjacent streets are shown, with Sheet C-1 showing all existing infrastructure up to 150’ away.
5. Traffic flow is shown onsite and offsite using arrows.
6. The construction traffic is shown on Sheet I-1 and described on sheet C-3.
7. A full construction management plan is included.
Utility Plan
1. Existing PUE is shown and noted. Existing and proposed electric, gas, communications, water, fire,
sewer and storm are shown on sheet C-2.
2. Existing water service stubs which are proposed to be abandoned are depicted on sheet C-2.
3. The existing offsite & onsite fire hydrant locations are labeled.
4. Water, sewer, & storm pipes are denoted with size and material type.
5. The proposed water meter sizes and locations are shown.
6. Existing transformers and pedestals are shown on sheet C-2.
7. No grease or sand/oil separators are proposed.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 5 of 6
8. Electric meters are shown on sheet C-2. See architectural drawings for additional detail. No gas
meters are proposed.
9. Mechanical Rooms are shown & dimensioned. The water service and fire service both go into the
mechanical/riser room.
Grading and Drainage Plan
1. Existing contours are shown at 0.5’ intervals on sheet C-4.
2. The proposed storm pond and underground storage locations and details are shown on sheet C-4.
3. Invert elevations for all stormwater infrastructure are shown on sheet C-2. Pavement and curb
elevations are shown on sheet C-4.
4. The stormwater separator is shown throughout the civil sheets, and detailed on sheet C-7.
5. A cross section of the storm pond is shown on sheet C-4. A cross section of the underground storage
is included on sheet C-9.
6. No significant outcroppings existing.
7. No adjacent drainageways exist. The regional storm pond discharges into Cattail Creek, but is
roughly 1500’ away from the site. West Catron Creek is roughly 500’ east of the site, but no
stormwater flows that direction from the site.
8. Surface water.
a. No surface water exists near the property. West Catron Creek is roughly 500’ east of the site,
but no stormwater flows that direction from the site.
b. No wetlands exist onsite per the US Fish and Wildlife National Wetlands Inventory. A map
showing this is included.
c. No mapped floodplains exist onsite or adjacent to the site.
d. No floodplain analysis report was required for this site.
Site Plan
1. Existing infrastructure is shown and dimensioned on sheet C-3 and sheet C-1.
2. Block frontage is noted on sheet C-3
3. Setbacks are labeled on sheet C-3.
4. Sidewalks are shown on sheet C-3.
5. Parking facilities are shown on C-3.
6. No historic resources exist onsite.
7. No major public facilities exist, other than standard sidewalks, which are shown on sheet C-3.
8. Proposed residential open space is shown on sheet C-3.
9. The proposed cluster mailboxes are shown on sheets C-2 & C-3.
Building Design and Signage
1. The elevation drawings include building heights, roof pitches, weather protection, exterior lighting,
mechanical equipment and material information.
2. Transparency calculations are shown on the building elevation sheets.
3. Mechanical and meters are shown on the elevation drawings.
4. Floor plans are included in the architectural drawing set.
5. A color & material palette for the exterior building materials is attached.
6. Exterior signage is not applicable for the proposed residential buildings.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 6 of 6
Landscape Plan
1. The landscape plan was prepared by Mike Cashman with Cashman Nursery and Landscaping, who is
an experienced landscape designer.
2. Proposed grades are shown on the landscape plan.
3. The plan includes a species legend.
4. The legend includes planting size and size at maturity.
5. Screening and parking landscaping area shown.
6. Boulevard landscaping is included on the landscape plan.
7. No buffer strips are included on this plan.
8. No landscape fencing is proposed.
9. The existing trees are shown on the landscape plan.
10. No landscape lighting, planters, sculptures or water features are proposed.
11. Irrigated areas and the irrigation design are shown on the landscape plans.
a. A description of the high efficiency irrigation technology, including estimated water
consumption is included.
Lighting Plan and Details
1. The exterior lighting plan is included as sheet E1.0.
2. A photometric plan for the exterior lights is also included as sheet E1.1.
3. Details for exterior fixtures are shown with the exterior lighting plan on sheet E1.3.
4. Exterior lighting is shown on the architectural elevations.
5. No accent lighting is proposed at this time.
Detail Sheet Requirements
1. Civil Details – A utility trench, water service, bike rack, wheelchair ramp, curb cuts and signage
details are included on sheets C-5 and C-6. The retention pond detail is shown on sheet C-4 and the
underground infiltrators are shown on sheet C-8 & C-9.
Parkland Requirements
1. No parkland is proposed. Cash in lieu of parkland is proposed with this project in addition to the
already dedicated parkland with the original subdivision.
2. Parkland calculations are shown on sheet I-1.
3. A parkland dedication tracking table is shown on sheet I-1.
4. Existing parkland credit is via Phase 3 of the Cattail Creek Subdivision as determined by Addi Jadin.
5. No improvements in-lieu of parkland are proposed.
If you have any questions or comments, please contact me at 581-5730
Sincerely,
__________________
Jeremy May, P.E.
Headwaters Engineering, Inc.
H:\1086\019\DOCS\SITEPLAN\00_cover letter.doc