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HomeMy WebLinkAbout04_Comment Response Letter_090921 Susana Montana, Senior Planner III Mikaela Schultz, Engineer I City of Bozeman 20 East Olive St. (P.O. Box 1230) Bozeman, MT 59771 September 9, 2021 Project Name: Smart Foods Bozeman Project Address: 1601 West Main Street, Bozeman, MT This letter is submitted in response to the Site Plan Submittal Community Development and Engineering Comments, for Smart Foods Bozeman, 1601 West Main Street, Bozeman MT. The comments have been individually addressed as follows (please refer to the plans resubmitted with this response letter): Building Design Comment: (3a) Block frontage. The proposed site fronts on N. 15th Ave. which is designated a “mixed” block frontage. Mixed block frontages, commercial developments may be placed up to the sidewalk edge and treat that façade as a storefront block frontage or choose to set-back the building 10-feet and design the façade per the landscape BF standards. The 15th Ave. frontage appears to be setback form the property line by 29.5-feet which is permitted and akin to the Landscape Block Frontage standards. Response: Noted Comment: (3b) The 15th Ave. façade must have a building entrance that is visible and directly accessible form the street. Sheet “FFP” Shows a set of doors located approximately midway along the east façade and it is labeled “Exit”. However, the Elevation sheet with the “Front Elevation (South)” façade labels the doors as” Automatic Entry/Exist Door Dark Bronze”. This elevation is mislabeled “South” when it is actually the East façade; please make that correction on the sheet and also label the east door as entry/exist. Response: Labels have been updated to correctly reflect the elevation and direction. The requirement entry/exit door has been relocated south, near the corner feature per our video conference. Comment: (3c) That same sheet labels the “Right Elevation (East) when it is actually the South façade; please make that correction this this sheet. This elevation does not label the doors at the east side of this façade as entry or exist doors. However, the floor plan sheet FFP labels those as exist only doors and the Entry is to the west of those doors. Please make the floor plan doors and the elevation sheet doors consistent. Please place a calculation box next to each façade elevation showing the square footage of windows thereon and the percent of transparencies for each façade. Response: Labels have been corrected. Percentage of glazing has been added to the elevations. Comment: (3d) The south façade of the proposed building fronts on this shopping center internal roadway and must meet the building design standards for “Internal roadway storefront block frontage standards”. This BF standard requires a minimum 12-feet wide pedestrian pathway/sidewalk with the planting strip connecting the new site with the existing landscaped pedestrian pathway/sidewalk treatment fronting the other commercial buildings thing the center and along the harbor Freight façade. Note the tree planting requirement of this subsection. The south façade must also provide the façade transparencies of this section. Please label the width of the sidewalk along the south façade of the building. The required transparencies and the 12-foot width must not be blocked/obscured by the shopping cart corral. Response: Glazing percentage has been added. Comment: (3e) Please correct the labels of the elevations on the North, South and East building facades/elevations. You have labeled the West elevation as the “Left elevation (West)” and should just be labeled “West elevation” Response: Labels have been corrected Comment: (3f) All facades of the building must meet the design standards. With the next submittal, please provide a physical sample of the clear glass to be used to meet building façade transparency requirements. Response: Per video conference it was agreed to provide the physical sample prior to construction as our spec is a performance spec. We will receive a sample from the contractor and submit for approval prior to start of construction. Comment: (3g) Please provide how you would mitigate the blank walls of the north façade, for the portion of the façade that is visible from Beall and 15th Ave., an approximately 90-foot distance from the North 15th Ave ROW. Please Provide a sight visibility evaluation diagram showing how much of the north façade is visible from that public vantage point and how you would mitigate the blank wall per this subsection. Response: Landscaping will be bolstered to cover the blank walls, refer to landscaping plans. Columnar shrubs are proposed to break up the wall at intervals with taller shrubs between. Comment: (3h) Please provide details of the screening materials of the mechanical equipment on the west side of the building. They must meet the standards as noted below. If landscaping is provided as the screening material, please provide a detail of this and its’ irrigation, on the landscape plan. Response: Details have been provided, refer to Arch Plans for screening materials. Taller shrubs are proposed around the dumpster enclosure for screening. Comment: (4a) The west parking area is provided a crosswalk connecting the shopping center sidewalk to the west to the grocery store sidewalk along its south façade. The west parking area is also provided a safe pathway from the parking spaces to the building entrance via the minimum 5-feet wide sidewalk along the west façade of the building. You are providing a minimum 3-feet wide landscaped “foundation planting strip” along the western façade. Pursuant to code, untreated blank walls, as defined in subsection B, must be treated with windows, landscaping at least 5-feet in width with dense and vertical species, with a mural or architectural detail that adds visual interest at the pedestrian scale per this subsection C. Please revise the site plan, landscape plan and building elevation of the west façade to meet these standards. Response: We have widened the “foundation parking strip” meeting the 5’ minimum requirement. Columnar shrubs are proposed at intervals to break up the wall with taller shrubs between. Comment: (4b) A 5-foot wide sidewalk and the 3-feet wide landscaping strip must also be provided along the north façade and it appears that it is. Please provide a detail showing those features or please clearly label them and their dimensions on sheets C1.1 and L1.1 Response: Our plans have been revised to meet the 5-foot wide sidewalk/landscaping strip required, the site and landscaping plan have been dimensioned and keynoted showing these features. Comment: (4c) When a walkway crosses a paved area accessible to vehicles, crosswalks are required meeting the standards of these section of the BMC. Please provided details of how you would meet these standards. It cannot be painted crosswalk. Response: Crosswalks throughout the site have been changed to a stamped concrete flush with the asphalt paving. Comment: (4d) Just as an informational item, the site lies within a street lighting special improvement district (SID). The Bozeman public works department can advise you of any requirements or fees related to this SID Response: Condition of Approval; not applicable at this time. Parking Comment: (5a) On both the Site Plan and Landscape Plan, Please label the dimensions of the parking spaces and drive aisle. Response: The Site Plan/Landscape Plan have been updated with the correct dimensions requested. Comment: (5b) Please label the snow storage areas meeting the stands of the section. On Sheet C1.1 you show a legend for the snow removal area but do not show where the snow would be stored. Please label the snow storage areas meeting the standards of this section. Response: The snow storage area has previously been keynoted, shown on the hatch legend and mapped on the plat. A colored site exhibit has been included in the submittal to clearly show this area. Snow storage locations are also shown on landscape plan with keynotes. Comment: (5c) On sheet C1.1 hatch legend, you show “Environmental No Excavation or Construction Area” but his cross-hatch area is not shown or not clearly shown on the site plan. You do not show the existing contamination monitoring wells; please show those on the site plan and the existing conditions/demolition plan. Response: The “environmental no excavation or construction area” has previously been keynoted, shown on the hatch legend and mapped on the plat. A colored site exhibit has been included in the submittal to clearly show this area. Comment: (5d) On Sheet L1.1 you list Parking Stalls as 52. You did not include the 26 stalls on the West side of the building for a total of 78 spaces. Response: Parking table has been removed, please refer to the site plan (C1.1) for all parking counts provided and required. Comment: (5e) Please provide an executed shared access/shared parking agreement between the shopping center owner and the grocery store developer/owner, for the off-site parking spaces. The shared parking agreement should specify the number of parking spaces this development is allowed to use and maintain. Are portions of the West parking area space encroaching into the next property to the west? If so, the shared parking/access agreement, must include those spaces. Response: The West parking stalls have been pulled further into our site as to not encroach onto the next property. Comment: (5f) The parking for this development that is off your site must meet the current size, configuration, lighting, surface material and landscaping standards. Please show these with the next submittal. Response: We are currently up to code regarding this comment. Comment: (5g) Required parking spaces; A grocery store is a retail use and the parking required for this use is one space for each 300 net square feet of space in this 22,022 gross sf building. The net to gross ratio is 85% of the square footage of the building. Therefore the net square feet of the building would be 18,718 sq. ft. at 300 sf per space, 62 parking spaces will be required with a maximum parking allowed is 125%, therefore a maximum of 77 parking spaces would be allowed to be allocated for use by the grocery store. Sheet L1.1 shows 26 parking spaces within the site and 52 off-site within the shopping center for a total of 78 parking spaces used by this project; Please reduce this by one space. Response: One space has been removed leaving 77 parking spaces as is the maximum required. Parking counts have been removed from the landscape plan. Please see site plan parking counts. Comment: (5h) Up to 80% of the parking spaces required by the BMC is allowed to be proved through shared parking, as 62 spaces are required for this store, up to 49 of the 62 required spaces may be provided through a shared or joint use parking agreement with the shopping center owner. Those spaces must be brought up to code and maintained by the Applicant, including striping, lighting, landscape screening, trees and pedestrian pathways. Response: We are currently up to code regarding this comment. Comment: (5i) As shown on the site plan, portions of the parking spaces on the West side of the property lie on a portion of the abutting property to the West which is owned by the shopping Center; The shared parking agreement must include permission to use this land of Minor Subdivision 352. Response: Parking stalls have been pulled farther East into our parking lot and out of the neighboring property Comment: (5j) Bicycle Parking; Six secure bike racks are required to be provided on-site; Please provided a detail of the bike rack. How many bikes can be accommodated in that secure rack? Note that bicycle parking must be located within 50-feet of an entrance to the building. Response: Bicycle Parking has previously been keynoted, and mapped on the plat. A colored site exhibit has been included in the submittal to clearly show this area. Comment: (5k) Driveway lanes crossing a public sidewalk must meet these standards. Response: Driveway lanes meet the City Standards Comment: (5l) Shopping cart “corrals” should be provided within the parking areas allocated to this use. Please show these areas on both the site plan and landscape plan. Do you expect the customers to return the carts to the corral located next to the building? Response: Shopping cart “corrals” have previously been keynoted, shown on the hatch legend and mapped on the plat. A colored site exhibit has been included in the submittal to clearly show this area. Landscaping Comment: (6a) Please provide a landscape plan that meets these submittal requirements. Please label, dimension, and show the pedestrian pathways, parking lot landscaping and screening, mechanical and service area screening, foundation plantings, and ROW plantings. Please provided details of the extension of the widened and landscaped sidewalk corridor from the building to the west. Response: Landscape plan has been updated and details provided. Comment: (6b) At least 75% of coverage of an area of landscaping must be living plant material. The 4th line in the Landscape data box on Sheet L1.1 misspells “provided” Response: Label fixed. Proposed landscape will provide 75% coverage. Comment: (6c) On the Site Plan, please show the location of above-ground (overhead) utility lines and underground utility lines to assist in the review of the planting of trees and woody shrubs. Response: Utility lines are now shown on the site plan Comment: (6d) You may want to revise your landscape plan to provide dense and vertical plant species along the west and portions of the northing building walls and widen the space form 3 feet to 5 feet to mitigate the blank walls thereon. Response: The foundation planters have been widened to 5 feet and vertical landscape added. Please see landscape plan. Comment: (6e) Street trees are required along the north 15th avenue ROW boulevard. Trees are required along the internal roadway in front of the south façade of the building and within all the parking areas. No parking space shall be located more than 70-feet from the trunk of a tree. Response: Street and internal roadway trees are on the plan. All parking spaces are now located within 70-feet from a tree trunk, see plans. Screening of service and mechanical equipment Comment: (7a) Please dimension and label the truck loading area and screen it with an 8-foot tall wall or opaque fence and meeting the design and screening standards. Please dimension and label the trash enclosure area meeting the standards of this section. Please ensure that the garbage truck has 50 feet clearance to the trash enclosure. Note that the sides and the rear of the enclosure must be screened with landscaping at least 5-feet wide in location visible form the street parking lots or pedestrian pathways. Response: Truck Loading area has been dimensioned (see C1.1), 8-foot tall screen wall has been included previously a colored site exhibit has been included for reference. The trash enclosure has been moved, continuing to meet the 50 foot clearance required, the 8-foot tall screen wall has been added around the trash enclosure. Vertical plant material is proposed around the dumpster enclosure for screening. Comment: (7b) Please show and dimension the utility meters on the building which meet the standards of this subsection. Response: Shown. Comment: (8) Usable commercial open space. The 82,328 s.f. site is required to provide 2% of the land area as usable open space for employees, customers and visitors to the property. Therefore, 1,646 s.f. of land area outside the building and parking area must be devoted to usable, pedestrian-oriented open space meeting the design standards of subsection D. Please show details of this open space on your Landscape Plan or on a separate detail sheet along with the trash enclosure and bike rack. Response: The Usable Commercial Open Space area has previously been keynoted, shown on the hatch legend and mapped on the plat. A colored site exhibit has been included in the submittal to clearly show this area. The Arch. Plans have been updated to show this area and what is featured in it and the Landscape Plans have been updated with the appropriate landscaping in this area. Comment: (9) Please provide a lighting plan showing the fixtures for the parking lot, pedestrian pathways, wall lighting and any other fixtures to be installed. Please provide cut sheets of all lighting fixtures to be used. Please Provide a photometric plan of the Site which complies with this section and particularly, subsection G.5. Response: A lighting plan is being created and will be included with the submittal Bozeman Water Conservation Division Comment: (1) Reduce the use of Kentucky bluegrass within areas surrounded by pavement and/or parking spaces and install native seed mix and/or drought tolerant plants/shrubs in these areas. Response: Kentucky bluegrass lawn was reduced near the usable commercial open space area. Some of the proposed lawn areas will be used for snow storage. Comment: (2) Please specify the proper installation and adjustment of overhead irrigation rotors and sprays to minimize overthrow onto the pavement and achieve head-to-head coverage within each zone. Response: All rotors and spray heads will have head to head coverage. Comment: (3) On sheet L1.1 please indicate which plants are considered drought tolerant. Response: Plants and trees that are drought tolerant are marked with an asterisk in the plant schedule. Comment: (4) On sheet L2.1 please indicate the estimated irrigation run time duration and frequency for each zone so that the irrigation water requirement can be calculated using the already listed precipitation rate. Alternatively, please provide the irrigation water requirement of the total landscaped area in units of gallons per irrigation season. Response: A long term irrigation schedule table has been added to the plan. Another table has been added showing the total landscaped are in units of gallons per irrigation season. Comment: (5) multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi- trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. Response: Spray heads have been swapped out to rotary nozzles which will do well in the wind and allow the water to percolate into the ground and not runoff. Comment: (6) When programmed properly, weather based irrigation controllers can reduce outdoor water use by 25%. These were specified on sheet L1.1. Response: A weather base controller has been specified for this project. Please see irrigation plan schedule. Engineering Comments General Comment: (1.) DSSP Fire Service Line – The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, must be a standalone submittal separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. · Response: (Our responses are in Bold black, the Cities further information given to us is in blue. At present there is no (form) per say detailing what is required for concurrent construction per city code, the code was recently updated and below is the interpretation/deliverables that we have been requesting at this time: o BMC 38.270.030.D – The applicant has requested concurrent construction for the public infrastructure with the project. In certain circumstances, the issuance of a building permit may be allowed prior to completion of the public infrastructure, provided that the following criteria are met:  Subsequent to preliminary plat or plan approval, a concurrent construction plan, addressing all requirements of this section, must be submitted for review and approval of the community development director in consultation with the city engineer and with a recommendation from the development review committee.  The following deliverables must be completed prior to concurrent construction approval: · The property owner must enter into an improvements agreement to ensure the installation of required infrastructure and other applicable improvements, to be secured by any security or securities found in section 38.279.080; [Please have the City provide this on their form.] · The developer must provide and maintain hazard and commercial general liability insurance; [Will provide once we own the property] · The developer must recognize, acknowledge, and assume the increased risk of loss because certain public services do not exist at the site; [Acknowledged] · The developer must execute a hold harmless and indemnification agreement indemnifying, defending, and holding harmless the city, its employees, agents and assigns from and against any and all liabilities, loss, claims, causes of action, judgement and damages resulting from or arising out of the issuance of a building permit under this section; [Please include this into the improvements agreement.] · The applicant must provide written approval from the fire department (Scott Mueller) that adequate fire protection services are available from existing hydrants, and water supply exists to meet needs during construction. We have contacted Scott Mueller, an email has been provided to help in this submittal but no formal letter was received. Easements Comment: (1.) BMC38.410.060 Easements – If not already existing, the applicant must provide a mutual access easement and drainage easement where these elements are shared across lot lines. City standard templates for these easements are attached to this document. Response: Provided, please see the attached documents. Transportation & Access Comment: (1.) 38.400.080 (A) Sidewalks – The applicant must replace damaged sidewalk panels along 15th Avenue where adjacent to the property boundary. Response: Noted on the site plan under the general site notes section (Note 2) Comment: (2.) BMC 38.220.060 (A)(12) Traffic Generation – A traffic impact study will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. Response: No response required Comment: (2a.) The Traffic Impact Analysis submitted was reviewed by the city traffic engineer and deemed adequate. The following additional information is requested: i. The southbound left turn movement at the intersection of North 15th Avenue and Main Street has been identified as experiencing an increase in delay with respect to the site traffic. The applicant is encouraged to explore a signal timing solution in coordination with MDT to relieve this delay. Response: Per our meeting this comment is considered Condition of Approval as it is a request. Water Rights Comment: (1.) BMC 38.410.430: Water rights and/or payment of cash-in-lieu of water right is required prior to development for the demand on the City’s potable water system. The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR) Response: Griffin Nielsen will review the site plan and create a document with the required information, an email from him will be provided in the submittal verifying the following. Water and Wastewater Comment: (1.) DSSP Section (V)(A) – A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. a. The service line must be perpendicular to the main at the connection. Response: The service line has been updated to be perpendicular to the main at connection; A water design report will be provided in the submittal Comment: (2.) DSSP Section (V)(B) Design Report: A sewer design report must be prepared by a professional engineer for the proposed project. The sewer collection system must be designed to mee the average daily flow and peak hour sanitary sewer demands for the development. The sewer service must be sized accordingly. a. The reported calculations are inadequate per the DSSP design report standard. The applicant must resubmit a design report with respect to the criteria in the DSSP and the City Wastewater Facilities plan. b. There is a sanitary sewer constriction downstream that would not allow increased flows above the current flows from this site without an upgrade to that main. The downstream sanity sewer construction that would require a sewer main upgrade for flows above the existing site flows is approximately 4 blocks in the Nelson Trailer Park. Either the applicant must demonstrate that sanitary sewer flows will not increase relative to pre-existing flows from this site, or the applicant must upgrade the downstream sanitary sewer constriction to accommodate increased flows from the site. Response: Mikaela Schultz conveyed with Griffin Nielsen and he indicated that a sewer report will not be needed as the method used for the sewer calc. provided produces a peak flow that is generally higher than the DSSP/WW Facilities Plan method. This peak flow was run through the recently updated WW model and the proposed flows from the subject property are adequately handled by the existing sewer conduit system per the model report. Comment: (3.) BMC 40.03.930 (A) (13) – The applicant must install a grease interceptor conforming to the latest adopted edition of the Uniform Plumbing Code. Response: Grease interceptors are not required in US Foods Stores as they have all prepackaged foods and don’t handle food or have departments that prepare food like a traditional grocery store. Comment: (4.) DSSP Section V (A)(6) Services – The applicant must abandon any unused water services at the main per City Water and Sewer Department requirements upon demolition of the existing structure. Response: N/A this is currently a vacant lot Comment: (5.) The applicant must abandon any unused sanitary sewer services per City Water and Sewer Department requirements upon demolition of the existing structure. Response: N/A this is currently a vacant lot Stormwater Comment: (1.) DSSP Section II/BMC 38.410.080/BMC 40.04.700 (A)(5) – A stormwater drainage/treatment design report must be prepared by a professional engineer for the proposed project. The stormwater design report for the subject property is inadequate. The applicant must review DSSP Section II (B) and ensure that the submittal includes the specified requirement therein. Response: Storm Water Design Report was overlooked in previous submittal; Mikaela Shultz reviewed 08/20/2021 and deemed the report adequate. Comment: a. DSSP Section II (A)(4) Water Quality – The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspiration and/or capture for reuse the post-construction runoff generated form 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: a. Treated onsite using postconstruction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub- watershed using post-construction storm water management control(s) that are designed o infiltrate, evapotranspiration, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. Response: Storm Water Design Report was overlooked in previous submittal; Mikaela Shultz reviewed 08/20/2021 and deemed the report adequate. Comment: (b.) DSSP Section II (a)(3) – Pond inlet and outlet piping shall be protected and designed to prevent erosion (i.e. splash pads, rip rap, etc.) Response: this has been updated and shown on the Utility plan Comment: (c.) 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 on a 10-year, 2 hour storm intensity. Response: Storm Water Design Report was overlooked in previous submittal; Mikaela Shultz reviewed 08/20/2021 and deemed the report adequate. Comment: (d.) DSSP Section II (B)(5) – The applicant must identify ownership of all facilities. Establish a schedule for maintenance activities necessary to keep the system operationally effective and identify the responsible parties with respect to the maintenance of the system. Response: Storm Water Design Report was overlooked in previous submittal; Mikaela Shultz reviewed 08/20/2021 and deemed the report adequate. Comment: (e.) DSSP Section II (D)(3) – Failsafe features shall be provided including: a. An emergency free-flowing overflow for rates exceeding design storm events. Response: Storm Water Design Report was overlooked in previous submittal; Mikaela Shultz reviewed 08/20/2021 and deemed the report adequate. Comment: (f.) BMC 38.220.080 – Site Plan Submittal Requirements i. BMC 38.220.080 (A.2.g.8, 9)-Surface Water, Grading and Drainage – The applicant has not included any reference, written or drawn to the existing storm drainage ditch at the north end of the property. The applicant must designate this feature on the plan and include it in the grading and storm drain planning. Response: The Storm Drainage Ditch has been noted on the Site, Grading and Utility Plans as required Natural Resources Comment: (1.) This project site is the original contamination location for the Bozeman Solvent Site. The applicant must abide by institutional controls defined in the City of Bozeman agreement with Montana DEQ and the associated permitting for work within the boundaries of the contamination source. Response: An environmental report will be included in our next submittal. Please refer to this for further information. Comment: (1a) The applicant must contact the City’s solvent site consultant, Jim Sullivan, the Principal Engineer at Tasman Geosciences, Inc. out of Billings Montana and work with him and the DEQ project manager, Katy Frye to build the project according to any site-specific solvent site conditions. Response: No utilities or trenching is being designed in the designated environmental area. Noted on Site Plan. Comment: (1b) The applicant must acknowledge and make applicable to the subject site plan the following attached documents i. Lot 2 – Declaration-of-Covenants (002) ii. BSS Institutional Controls Requirements iii. (MDEQ) Smith_Lot2_20201124_letter Response: Project will conform to the listed documents; SID Waiver Comment: (1.) If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to N. 15th Avenue including paving, curb/gutter, sidewalk and storm drainage. b. Intersection improvements to N. 15th Avenue and W. Beall Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to N. 15th Avenue and W. Main Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements to N. 15th Avenue and Durston Road including lighting signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. e. ADD: intersection of West Beall Street and N 19th Ave? Response: To be given as a condition of approval, as per meeting with the city.