HomeMy WebLinkAbout003 Response to Concept Review CommentsPlan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PMREF #CYCLEREVIEWED BY TYPEFILENAMEResponseDISCUSSION STATUS1 1 Water Conservation DivisionEric Neustrup6/23/23 12:46 PMCommentOutdoor Watering: Best Practices for Water Efficiency Recommendations: 1. Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on the vegetation’s water demand. Grouping plants with similar watering needs in the same irrigation zone will reduce over or under watering of the vegetation. 2. Drought Tolerant Landscaping: Drought tolerant and water-wise landscaping requires approximately 75% less water than turfgrass. Maximizing the installation of drought tolerant landscaping, especially within areas surrounded by pavement is recommended to improve aesthetics and maximize water efficiency. 3. Topsoil: A topsoil depth of 4”- 6” (after grading) should be installed in seeded and sodded areas. This will support proper root depth growth and assist with plant and turfgrass resiliency. 4. Drip Irrigation: Perennials, shrubs, and trees should be irrigated using low flow drip irrigation technology that will directly target the roots. 5. MSMT (Rotary) Nozzles: Multi-stream, multi-trajectory (MSMT) rotary nozzles can reduce water loss from evaporation and wind drift by up to 50%, and allow more time for water to infiltrate into the soil, reducing runoff. MSMT ‘rotary nozzles’ should be installed where overhead irrigation is to be used. 6. Weather-based Irrigation Controllers: When programmed properly, weather-based irrigation controllers can reduce outdoor water use by 25%. A weather-based irrigation controller that can automatically adjust the watering schedule according to local weather events should be installed. 7. Narrow Landscaped Area Irrigation: Utilizing overhead spray irrigation in narrow landscaped areas (< 8’) can result in large amounts of overspray onto pavement and other surrounding areas. Low volume drip or subsurface drip irrigation should be installed in these areas to eliminate overspray. Alternatively, consider plantings that will not require irrigation beyond the establishment period to avoid wasting water in these narrow landscaped areas. 8. Pressure Regulation: To ensure uniform coverage of turf areas, the use of pressure regulating sprinkler bodies is encouraged. These sprinkler bodies can help avoid inconsistent spray patterns within one zone, in which certain heads may result in misting while other heads cannot achieve the needed throw distance. 9. Turfgrass Installation: In order to conserve water, the installation of turf should be limited to no more than 35% of landscaped areas for single households and 20% for multi-household, mixed-use, and commercial projects. 10. Rain Sensors: Rain sensors can reduce outdoor water use by approximately 10%. A rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen, should be installed. 11. Irrigation Head Spacing: Overhead sprinkler heads should be installed upright in the ground and 2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. 12. Irrigation Sleeving: When irrigation lines need to be routed under hardscape areas, sleeving should be installed to protect the irrigation lines from breaking and allow for ease of maintenance. Sleeving should be 1” larger in diameter than the irrigation line that is being sleeved. 13. Post-Installation Head Adjustments: After installation, sprinkler heads should be adjusted to throw the proper distance and direction to minimize water waste via run-off and achieve head-to-head coverage. Requirements: 1. Irrigation Water Source: The water source that will supply the irrigation (a well or city water connection) must be denoted on th l d l 2 B kfl P ti T t ti f B ’ d i ki t l th i t ll ti f b kfl t th t i d b th U ifSee irrigation plan notes on sheet L301. Narrow areas of turf have been minimized/turf consollidated. Total turf area for the subdivision is 20% of the landscape area.Info Only2 1 Solid WasteRussell Ward6/26/23 9:46 AMChangemarkSLD Wasteneed a detailed plan for refuse enclosures refuse enclosures will need to be covered002_C1.0 Concept Site Plan.pdfPlease refer to Sheet SP002 and SP003 in the site plan submittal set for the refuse enclosure drawings.Info Only3 1 Building DivisionBen Abbey7/5/23 10:12 ChangemarkBLDG - Adopted Building Codeshttps://www.bozeman.net/departments/community-development/building/adopted-codes002_C1.0 Concept Site Plan.pdfPlease refer to the the SP000 cover sheet in the site plan submittal for the list of applicable codes. The codes will also be listed on the cover of each building submittal for building permit review.Info Only4 1 Building DivisionBen Abbey7/5/23 10:12 ChangemarkBLDG - Design Criteriahttps://www.bozeman.net/departments/community-development/building/bozeman-design-criteria002_C1.0 Concept Site Plan.pdfInformational - No specific action requiredInfo Only5 1 Building DivisionBen Abbey7/5/23 10:12 ChangemarkBLDG - Building Permit SubmissionAll construction documents shall be submitted in the orientation they are be constructed.002_C1.0 Concept Site Plan.pdfNorth arrows will be oriented per building when construction documents are sumitted for building permit review.Info Only6 1 EngineeringAlicia Paz-Solis7/12/23 4:02 PMCommentApplicant’s Question: There is an opportunity to dead-end Apex Drive at Buffalo Run Ave to allow the parkland to grow to the north to create a larger, community park as the properties to the north, east, and northeast develop. This project would still install the water main to the existing terminus of Apex Drive to provide that loop. Would the Parks/Engineering Departments prefer this option over extending Apex Drive to the eastern property boundary as currently shown on the concept site plan? RESPONSE: As presented, engineering is in agreement with the proposed Apex Drive layout, which shows Apex Drive running east-west through the entire property and connecting with Fowler Lane and South 27th Ave. Please continue to show Apex Drive connected to the eastern property boundary to ensure proper street grid connectivity in the greater region.Apex Drive will continue to the eastern property boundary.Info Only7 1 EngineeringAlicia Paz-Solis7/12/23 4:02 PMCommentPhasing Plan and Proposed Infrastructure Improvements - The applicant is advised that the concept phasing plan may be subject to change based on the completion of improvements/timing of surrounding developments -s. For example, the Homestead at Buffalo Run, which is south of 4840 Fowler Ln intends to install City sewer along Fowler Ln, which will benefit the subject property. If these improvements are not completed as intended. The subject property may be conditioned at the time of subdivision or site plan to complete these improvements in order to service the future development. The applicant is advised that off-site improvements that benefit the subject property could be put into a City These items are noted.Info OnlyREVIEW COMMENTSreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM8 1 EngineeringAlicia Paz-Solis7/12/23 4:05 PMCommentEasements - The applicant must provide draft copies of all the proposed easements with location exhibits with future applications. Final (wet signature) easements must be provided prior to final site plan/subdivision approval. Easement templates have been uploaded for reference and can be found in the City Folder. The following are applicable easements based on the submitted information. • BMC 38.410.060 Easements (Dry Utilities) - The applicant must provide the proposed ten (10) foot utility easement (power, gas, communication, etc.). • BMC 38.410.060 Easements (Local Streets) - Apex Drive, Bennett Blvd, Buffalo Run Ave, and No Name Lane are classified as a City local streets, which have a minimum right-of-way ROW width of (60) feet. The applicant must provide a public street and utility easement for all local streets. • BMC 38.410.060 Easements (Parks) -The applicant will need to coordinate with the Citys park department on the formal easement requirements for the proposed City Park on the east. • BMC 38.410.060 Easements (Corridors) - The proposed mid-block corridors will require a public access easement. • BMC 38.410.060.C.1 Easements (Water and Sewer) - The applicant must provide a thirty (30) foot public utility easement to accommodate proposed water and sewer main extensions. • BMC 38.410.060.D - Easements for agricultural water user facilities: The applicant must establish appropriate agricultural water user facility easements with the Middle Creek Ditch Company (MCDC) as well as any other users and satisfy all of the conditions outlined in 38.410.060 (D). ◦ The realignment or relocation of active irrigation ditches or pipelines is discouraged. If an agricultural water user facility or points of diversions thereon are proposed to be realigned or relocated, the developer's professional engineer must certify, prior to final plat or final plan approval, that the water entering and exiting the realigned or relocated agricultural water user facility is the same quality and amount of water that entered or exited the facility prior to realignment or relocation. ◦ Stormwater from a development must not be discharged to an agricultural water user facility without written approval from the owner of the facility and corresponding Understood. Draft easements are included with this submittal in the documents folder.Info Only9 1 EngineeringAlicia Paz-Solis7/12/23 4:09 PMCommentBMC 38.360.280 - Agricultural water user facilities: With future applications the applicant must submit evidence of compliance with requirements related to impacts to the agricultural water user facility of east irrigation ditch and Fowler Ln irrigation ditches.The applicant has been coordinating with the Middle Creek Ditch Company and the West Gallatin Canal Company. This project does not include any disturbances to an active irrigation ditch. The Buffalo Run project is moving the active ditch to the west side of Fowler all along the Fowler frontage as part of their Fowler improvements. Info Only10 1 EngineeringAlicia Paz-Solis7/12/23 4:10 PMCommentBMC 38.410.130 - Water Adequacy: The City acknowledges that the applicant is coordinating with Griffin Nielsen regarding cash-in-lieu of water rights (CILWR). The applicant must provide CILWR fee payment confirmation or a determination from the department with future submittals.The applicant will pay the CILWR fee before site plan approval is received.Info Only11 1 EngineeringAlicia Paz-Solis7/12/23 4:11 PMComment/ civilBMC 38.220.060.A.11.g - Traffic Generation: A Traffic Impact Study (TIS) 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, arterials and collectors when the subdivision is fully developed. Prior to subdivision or site plan submittal the applicant must reach out to Alicia Paz-Solis to discuss the TIS requirements. Given the subject properties location additional intersections of concern may be required as part of the analysis.BMC 38.400.010.A.2 - Relation to developed areas: The developer must arrange the streets and alleys to provide for the continuation of streets and alleys between adjacent developed properties when such continuation is necessary for the convenient movement of traffic, effective provision of emergency services and efficient provision of utilities. • Bennett Blvd as well as sidewalks into the greater transportation network must be completed with the development, if not already done. Bennett Blvd as well as sidewalks into the greater transportation network must be completed with the development, if not already done. BMC 38.400.010.A.8 - Second or emergency access: To facilitate traffic movement, the provision of emergency services and the placement of utility easements, all developments must be provided with a second means of access. If, in the judgment of the development review committee (DRC), a second dedicated right-of-way cannot be provided for reasons of topography or other physical conditions, the developer must provide an emergency access, built to the standards detailed in these regulations.The TIS is included as item #010 in the documents folwer. Two means of ingress/egress are provided with the first phase of the development. Bennett Blvd will be completed to Fowler.Info Only12 1 EngineeringAlicia Paz-Solis7/12/23 4:22 PMCommentBMC 38.400.010 - Streets Fowler Lane - As part of this development, the applicant will need to construct Fowler Ln to City standards from the southern property boundary to the intersection of Fowler Ln and Stucky Rd with Phase 1 of the development. • Construction of Fowler Lane improvements must be formally accepted by the City’s Transportation and Engineering Department prior to final occupancy of any phase of this development. • The applicant is advised that any required right-of-way (ROW) or public street and utility easement acquisition for the Fowler Lane Improvements must be in place prior to subdivision final plat or final site plan approval. Any required ROW or public street and utility easement acquisition from offsite property owners is the applicant’s responsibility.Street Alignment and Street Naming The applicant is advised that coordination of street grid and naming with adjacent developments to the south Homestead at Buffalo Run Site Plan (Application #: 21424) and Gran Cielo II Annexation (Application #: 22090) will need to take place. Please work with the City’s assigned review engineer Alicia Paz-Solis to evaluate the proposed off-set street centerline projection from Buffalo Run and naming of the two proposed internal streets prior to future submittals.Fowler Ln will be completed along the property frontage matching the section approved for the Buffalo Run development. The full right-of-way for Fowler Ln from the northern end of the property to Stucky Rd is not available. The Fowler section between the northern property line and Stucky will have to fit within the existing 60-ft right-of-way until these properties annex into the City of Bozeman which does not appear to be any time within the foreseeable future. Info Only13 1 EngineeringAlicia Paz-Solis7/12/23 4:25 PMCommentBMC 38.540.020.M - Snow Storage: The applicant must identify and show snow storage areas with the future application 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.See Civil/Landscape plans for snow storage locationsInfo Onlyreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM14 1 EngineeringAlicia Paz-Solis7/12/23 4:28 PMCommentWater - The applicant is advised that the subject property is located at the southern end of the Citys main pressure zone (Sourdough Zone). Water pressures around the subject property vary from 40 to 60 psi. The water distribution system must be designed to meet the requirements outlined in the City of Bozeman Design Standards and Specifications Policy. Additionally, all water system improvements must also be designed and installed in accordance with the Montana Department of Environmental Quality Circular 1; Montana Public Works Standards and Specifications (MPWSS); City of Bozeman Modifications to MPWSS; and the Citys most recent Water Facility Plan. • A 16-inch water transmission main (Fowler Ln) per the City's Water Facility Plan is shown in the proposed concept site plan and is in accordance with the Citys water facility plan. • Water infrastructure improvements must be designed in coordination with any Fowler Ln improvements and will need to go through Engineering Infrastructure Review process.DSSP Section V.A.5 - All main extensions shall be looped, where possible. As presented, the concept application is showing future City water connections at Bennett Blvd and Apex Dr. The applicant is advised that the Apex Drive 8-inch would need to be extended off-site in order to satisfy DSSP looping requirements. With future applications the applicant will need to include this off-site portion as part of future development. Any required right-of-way ROW or public street and utility easement acquisition from offsite property owners is the applicants responsibility.DSSP Section V.A.3 - A water design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with these requirements shall be submitted. Design parameters and the critical conditions shall be shown on an overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be included.Understood. A water design report will be provided with the infrastructure improvements submittal for the proposed street improvements. Info Only15 1 EngineeringAlicia Paz-Solis7/12/23 4:32 PMCommentSewer - The required 15-inch sewer main (Fowler Ln) per the City's Wastewater Facility Plan Update is shown in the proposed concept site plan. The applicant is advised the proposed development is dependent on off-site sewer infrastructure improvements (by the Homestead at Buffalo Run), which have not been constructed. In the event these improvements are not completed by the Buffalo Run development, the subject development may be required to install the necessary sewer infrastructure to service their site. As such, these would be conditioned with future development applications, if applicable. • Sewer infrastructure improvements must be designed in coordination with any Fowler Ln improvements and will need to go through Engineering Infrastructure Review process. • Payback District - 4840 Fowler Ln may be subject to the creation of a developer payback district for Fowler Lane improvements.DSSP Section V.B - A sewer design report prepared by a professional engineer licensed in the state of Montana demonstrating compliance with these requirements shall be submitted. Design parameters and the critical conditions shall be shown on an overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be includedUnderstood. A sewer design report will be provided with the infrastructure improvements submittal for the proposed street improvements. An esimate of the daily sewer flows generated from this development is included with this submittal as well. Info Only16 1 EngineeringAlicia Paz-Solis7/12/23 4:35 PMCommentStormwater -DSSP Section II.A.4 - Water Quality: The applicant must include a drainage plan with post-construction stormwater 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: a. Treated onsite using post-construction stormwater 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 to infiltrate, evapotranspire, 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. 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. Montana Post-Construction Storm Water BMP Design Guidance Manual) - Seasonal High Groundwater: The subject project is located in an area that is known to have seasonally high groundwater. The applicant must confirm seasonal high groundwater elevations, and seasonal high groundwater data must be measured and submitted with any future development application on the parcel. Due to the seasonal nature of SHGWL measurements, the applicant is advised to begin groundwater measurements in the winter and continue measuring through July. Measurements must be at sufficient intervals to define the SHGWL across the site. Industry guidance recommends a three-foot minimum separation from the bottom of a stormwater facility to the underlying groundwater table. The applicant is advised that future development may be subject to limitations or restrictions based on seasonal high groundwater elevations. DSSP Section II.C.3 - Basins serving multiple lots shall be located in common open space owned by a Homeowners or Property Owners Association. Locating a basin within an easement on a lot will not be permitted unless approved by the governing body. If the applicant intends to subdivide in the future, a discussion will need to take place with future applications. Crawl Spaces and Sump Pumps - 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 dischargedUnderstood. Info Only17 1 EngineeringAlicia Paz-Solis7/12/23 4:37 PMCommentBMC 38.610.050 - Wetland Determination: The applicant will need complete a jurisdictional wetland delineation in accordance with the procedures specified in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands. The applicant is advised that any impact to jurisdictional wetlands will require 404 permit from the U.S. Army Corps of Engineers (USACE). • The applicant will need to coordinate and provide documentation from the Gallatin County Conservation District to see if a 310/318 permit are needed or not for any realignment or piping of the ditch. If piping is proposed, then the applicant will need documentation from the Middle Creek Ditch Company (MCDC) and other affected agricultural water users approving the size and alignment. • Please complete and submit the City's Wetland Review Checklist, found at this link Wetland Review ChecklistThe wetland information is provided as items 011a-e in the documents folder.Info Only18 1 EngineeringAlicia Paz-Solis7/12/23 4:39 PMCommentPayback District - The subject property is located within the Meadow Creek Subdivision payback district boundary for sewer improvements. Reference document Gallatin County Clerk and Recorder #2293491. The applicant is advised that the payback must be paid prior to final site plan approval. Please see link here Meadow Creek Sewer Payback Agreement.This payback fee will be paid prior to site plan approval. Info Onlyreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM19 1 EngineeringAlicia Paz-Solis7/12/23 4:43 PMCommentDSSP Plans and Specifications Review Policy A: Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department through the engineering Project Dox Portal Development Center for infrastructure review.UnderstoodInfo Only20 1 EngineeringAlicia Paz-Solis7/12/23 4:54 PMCommentBMC 38.270.020.A.1 - Construction Route Map: For all developments, a construction route map must be provided showing how materials and heavy equipment will travel to and from the site. The route must avoid, where possible, local or collector streets or streets where construction traffic would disrupt neighborhood residential character or pose a threat to public health and safety.A construction route map is included on sheet C1.0Info Only22 1 Fire DepartmentScott Mueller7/13/23 9:02 AMCommentFDC/Horn-strobe for fire suppression system shall be located with a landing/sidewalk to public way for ready accessible emergency use. At no time shall these be located above landscape beds. Access to the fire riser room shall have an exterior access with a sidewalk to public way for emergency use. Above requirements should be incorporated into each building. General comment, access, phasing and vehicular circulation as proposed seems acceptable.Understood. A sidewalk has been provided to the FDC/ horn-strobe and to the fire riser room and planting beds have been coordianted so they don't correspond with those locations. The fire riser room has been provided with a door to the exterior.Info Only23 1 Parks DepartmentRoss Knapper7/13/23 2:59 ChangemarkParks38.220.080.A.2.o - Site Plan Requirements Please include a parkland tracking table showing the park and recreation requirements for the project based on net residential density and net residential land area. See the example parkland tracking table in the city documents folder. 002_C1.0 Concept Site Plan.pdfThe parkland tracking table is included on the Cover Sheet.Info Only24 1 Northwestern EnergyMatt Tilstra7/19/23 10:32 ChangemarkNWE - Capacity NotesNWE does not currently have electric and gas capacity in the immediate area to serve the proposed development. We will need to tap a larger source and will serve via Fowler/Stucky area, then along Apex Dr & Buffalo Run Ave to the Phase 1 portion of the development.002_C1.0 Concept Site Plan.pdfThe applicant is coordinating with Northwestern Energy for power and gas service.Info Only25 1 Parks DepartmentRoss Knapper7/19/23 1:01 Comment38.220.080.A.2.o - Park Plan materials Please submit a park master plan for the proposed parkland with site plan application. Park master plan must meet requirements listed in Sec. 38.220.060.A.14.A. The Master Park Plan is included as item #014 in the documents folder.Info Only26 1 Parks DepartmentRoss Knapper7/19/23 1:19 ChangemarkParksSee Park and Recreation requirements document in the City Documents folder for updated values. 002_Project Narrative.pdfUnderstoodInfo Only27 1 Parks DepartmentRoss Knapper7/19/23 1:19 ChangemarkParksSec. 38.420.030.A. - CILP criteria Please describe how the projects meets the criteria for cash-in-lieu as established in City Commission Resolution No. 4784, A Resolution of the City Commission of the City of Bozeman, Montana, Establishing the Criteria for Evaluation of Requests for Use of Cash-In-Lieu of Parkland Dedication per Article 38.27, BMC. 002_Project Narrative.pdfSee Master Parks Plan Document and Park Plan Sheet L103. Refer to SP000 for parkland requirements and CIL calculations.Info Only28 1 Parks DepartmentRoss Knapper7/19/23 1:19 ChangemarkParksParks would prefer Apex Drive extend to the property boundary as shown on the concept plan. 002_Project Narrative.pdfUnderstoodInfo Only31 1 Parks DepartmentRoss Knapper7/19/23 1:36 CommentPropsed park functions more like a linear park due to presence and location of wetlands, however certain portions of the upland area may not mee the minimum width requirement to qualify as a linear park. Please contact Parks to schedule a meeting for further discussions on potential methods for meeting the park and recreation requirements for this project. The design team met with the Parks department on July 19th, 2023 to discuss options. The proposed park will function more as a pocket park or neighborhood park versus a linear park.Info Only32 1 Parks DepartmentRoss Knapper7/19/23 1:39 ChangemarkParksThere is a proposed shared use path along Fowler Lane. Please include the shared use path with the site plan application. 002_C1.0 Concept Site Plan.pdfA 10' shared use path is proposed on the site plan.Info Only33 1 PlanningNakeisha Lyon7/24/23 5:56 PMCommentSec. 38.220.080. Site plan submittal requirements. The application must meet the SP form requirements and Sec. 38.220.080 during the formal submittal of a site plan for further development on this subject property. Plans must include all property boundaries, setbacks, and easements annotated with dimensions shown correctly. Include all existing public utilities, street and alley frontages with names and right-of-way dimensions, sidewalks, and parking facilities, annotated with correct dimensions. Include landscaping plan, photometric plan with cutsheets, elevations, utility plans and any other information relevant to this project. Here is the link for the Site Plan Checklist: UnderstoodInfo Only34 1 PlanningNakeisha Lyon7/24/23 5:58 PMCommentAll existing structures must be demolished prior to any development on the subject property or development of Phase 5. Please provide further contexts or details to when this will occur.The existing house and structures will be occupied for first 2 phases and demolished during phase 3 of construction. Temporary access will be provided to the residence during construction of Fowler Lane. Info Only35 1 PlanningNakeisha Lyon7/24/23 5:59 PMCommentSec. 38.220.080.2.q. Phased site plans: (1) A phasing plan showing the location of phase boundaries and that each phase will be fully functional if subsequent phases are not completed; (2) A utilities plan showing that each phase will be able to be fully functional if subsequent phases are not completed; (3) A revegetation and grading plan showing how disturbed areas will be revegetated to control weeds and site grading and drainage control will be maintained as phased construction proceeds; (4) If the applicant intends for multiple phases to be under construction simultaneously, evidence of financial commitment from the project lender for the completion of all phases to be undertaken at once. Evidence of financial commitment may be provided at the time the building permits for the multiple phases are sought. Understood. Phasing plan sheets are included with the site plan set. Info Onlyreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM36 1 PlanningNakeisha Lyon7/24/23 5:59 PMCommentSec. 38.220.130. Submittal materials for regulated activities in wetlands. Please provide the requirements as denoted for the corresponding wetlands review.The wetland information is provided as items 011a-e in the documents folder.Info Only37 1 PlanningNakeisha Lyon7/24/23 5:59 PMCommentSec. 38.220.420. Notice requirements for application processing. Please provide the N1 and requirements for this section for noticing of this application upon adequacy of the formal submittal.The N1 form and requirements are provided as items #004 and 005 in the documents folder.Info Only38 1 PlanningNakeisha Lyon7/24/23 6:00 PMCommentSec. 38.230.040. DRB review thresholds. When a development is subject to design review and meets one or more of the following thresholds the design review board must conduct the design review: Forty-five or more dwelling units or parking for more than 90 vehicles. This will scheduled upon adequacy of the formal submittal. Informational - No specific action requiredInfo Only39 1 PlanningNakeisha Lyon7/24/23 6:00 PMCommentSec. 38.320.030. Form and intensity standards Residential districts. Please demonstrate conformance with all lot per dwelling, lot width, density, lot coverage, and FAR.Please refer to cover sheet SP000 for the calculations pertaining to lot per dwelling, lot width, density, lot coverage, and FAR.Info Only40 1 PlanningNakeisha Lyon7/24/23 6:00 PMCommentPlease demonstrate that proposed shared open space meets Sec. 38.520.060.B.2. Please refer to cover sheet SP000 for the open space calculations.Info Only41 1 PlanningNakeisha Lyon7/24/23 6:01 PMCommentSec. 38.320.030. The maximum lot area for R-4 is 2.5 acres. Departures from the maximum lot size requirements may be allowed where the planned development fits into the context of the neighborhood and proposed pedestrian and vehicular circulation measures meet community objectives. Please request a departure in conformance with Sec. 38.250.060. for review during the formal submittal.Similar to Buffalo Run, no subdivision is proposed and no lots are being created so a departure should not be necessary.Info Only42 1 PlanningNakeisha Lyon7/24/23 6:31 PMCommentThe annexation of the subject property must be complete prior to formal site plan submittal and approval. The annexation agreement has been signed and delivered to the City. Info Only43 1 PlanningNakeisha Lyon7/24/23 6:34 PMCommentSec. 38.350.060. Fences, walls and hedges. Please demonstrate conformance with these standards if applicable.This condition doesn't occur.Info Only44 1 PlanningNakeisha Lyon7/24/23 6:46 PMCommentSec. 38.400.080.C.2. For site development improvements, sidewalks must be installed prior to issuance of an occupancy permit, or must be subject to an approved improvements agreement and financially guaranteed, as specified in division 38.270 of this chapter.Informational - No specific action requiredInfo Only45 1 PlanningNakeisha Lyon7/24/23 6:46 PMCommentSec. 38.410.120. - Mail delivery. Please provide an off-street area for mail delivery within the development in cooperation with the United States Postal Service. The city will not be responsible for maintaining or plowing any mail delivery area constructed within a city right-of-way. Staff does not see a denoted mail delivery area for the overall complex. Please coordinate with the United States Postal Service as the plans must denote this area and provide the details of the mail receptacles accordingly. Three areas are currently proposed on the project site for mail delivery. They are shown on the site plan, and the applicant is coordinating with USPS on the proposed locations. Info Only46 1 PlanningNakeisha Lyon7/24/23 6:53 PMCommentSec. 38.410.040.D. Rights-of-way for pedestrians. Rights-of-way not less than ten feet wide for pedestrian walks are required where deemed necessary to provide circulation or access to parks, open space, schools, playgrounds, shopping centers, transportation, and other community facilities. In addition, no continuous length of block may exceed 600 feet without intersecting a street or pedestrian walk. Pedestrian walks must also be installed at the end of cul-de-sac where deemed appropriate. 1.Setbacks adjacent to pedestrian rights-of-way less than 30 feet wide must be not less than ten feet. Setbacks adjacent to pedestrian rights-of-way 30 feet wide or greater must be not less than five feet. 2.The pedestrian walks must be maintained by the adjacent property owner or by the property owners' association. The party responsible for maintenance of pedestrian walks must be identified in the preliminary plat application. 3.Pedestrian walks must be constructed as a city standard sidewalk, and comply with the provisions of section 38.400.080. Understood. Two rights-of-way for pedestrians are currently proposed on the project site to provide connectivity and break up block length. Info Only47 1 PlanningNakeisha Lyon7/24/23 6:56 PMCommentSec. 38.410.020. Neighborhood centers. Please demonstrate conformance with this requirement. A park with picnic a shelter/gathering space has been provided on the east end of the site.Info Only48 1 PlanningNakeisha Lyon7/24/23 6:57 PMCommentSec. 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. Please demonstrate this for the proposed stormwater retention facilities. See Landscape plan Sheet L105-L108 and L201 for section detail. Retention ponds have been vegetated with Riparian seed mix and Wet root tolerant trees and shroubs with boulders in natural groupings.Info Only49 1 PlanningNakeisha Lyon7/24/23 7:06 PMCommentSec. 38.400.110. G. Transportation pathways easements. Where pathways cross private land or common open space, the proper public access easements must be provided. Public access easements for pathways must be at least 25 feet wide. The director of public works may accept an alternate easement width when said easement is parallel to a road ROW. Please ensure these are provided for the midblock crossings which would be rights of ways for pedestrians to break up the block length and widths. As mentioned preivously, two 10' pedestrian easements are proposed with the current site plan to provided connectivity and break up block lengths. Info Onlyreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM50 1 PlanningNakeisha Lyon7/24/23 7:11 PMCommentSec. 38.510.030.C. 10' minimum front setback is applicable. Please revise indications and consider 10' minimum front setbacks for all buildings along the applicable landscaped block frontage designated streets.The 10' minimum setback is provided. Please refer to Sheet C1.0 for dimensions of front setbacks.Info Only51 1 PlanningNakeisha Lyon7/24/23 7:18 PMCommentSec. 38.510.030.C. Building entrances must be visible and directly accessible from the street. The building entrances for Building 11 is directly accessibly from the street, but are not visible. Please redesign the building or apply for a departure based on the following in Sec. 38.510.030.C. 3. Building entrances. Block frontages with steep slopes and/or those facing busy arterial streets and very limited pedestrian traffic may warrant some flexibility to this standard (particularly in residential districts); Building 11 has been rotated so the rear patio entrances are directly accessible to the street.Info Only52 1 PlanningNakeisha Lyon7/24/23 7:21 PMCommentSec. 38.510.030.C. Provide weather protection at least 3' deep over primary business and residential entries. This does not appear to be met for the 36 plexes.Approximatley 6 1/2' deep entries have been added to each stair at the 36-plex.Info Only53 1 PlanningNakeisha Lyon7/24/23 7:22 PMCommentSec. 38.510.030.C. For single and multi-building developments, surface and structured parking areas (ground floor) are limited to no more than 50% of the street frontage. Please ensure this is not exceeded along "No Name Lane"With the rotation to Building 11, the parking lot areas now only make up 44% of the western side of the Homestead Avenue street frontage. Info Only54 1 PlanningNakeisha Lyon7/24/23 7:23 PMCommentSec. 38.510.030.C. Provide a 10' minimum buffer of landscaping between the street and off street parking areas meeting the performance standards of division 38.550 of this chapter.10' minimum buffer has been met. See Landscape Sheets.Info Only55 1 PlanningNakeisha Lyon7/24/23 7:23 PMCommentSec. 38.510.030.C. The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Please hd hf lb lPlease refer to drawing L101 in each drawing set for landscaping showing compliance with the requirements. No blank walls occur.Info Only56 1 PlanningNakeisha Lyon7/24/23 7:31 PMCommentSec. 38.520.040.C.4. Pedestrian paths through parking lots. Developments must provide specially marked or paved sidewalks through parking areas. At least one walkway must be provided every four rows of parking or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards set forth in subsection D of this section. Phase 3 and Phase 4 appear to not meet this requirement. Several additional pedestrian pathways have been added through the parking lots to address this comment. These pathways provide a safe connection to the building entrance and meet the standards set forth in subsection D. Info Only57 1 PlanningNakeisha Lyon7/24/23 7:33 PMCommentSec. 38.520.040.D.3. Pathways must be separated from structures by at least three feet of landscaping except where the adjacent building faade meets the Storefront block frontage standards per section 38.510.030.B. Departures are permitted for other landscaping and/or faade design treatments to provide attractive pathways will be considered. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the intent. Please demonstrate conformance with this standard during the formal submittal. See Landscape Sheets.Info Only58 1 PlanningNakeisha Lyon7/24/23 7:33 PMChangemarkPLNG: Questions 1 & 2As long as the screening is demonstrated in the formal submittal in addition to the other requirements, yes this appears to be met. Yes, the entrances can be in the setback.002_Project Narrative.pdfInformational - No specific action requiredInfo Only59 1 PlanningNakeisha Lyon7/24/23 7:37 PMCommentPlease demonstrate conformance of this section for all service areas and mechanical equipment including trash enclosures. Please refer to Sheet SP002 and SP003 in the site plan submittal for the refuse enclosure drawings. There will not be ground-mounted or roof-mounted mechanical equipment. Meters will be screened by landscaping - please refer to the landscape plans.Info Only60 1 PlanningNakeisha Lyon7/24/23 7:44 PMCommentSec. 38.530.040.E. Maximum faade width. Building faades wider than 150 feet must include at least one of the following features to break up the massing of the building and add visual interest. Building walls facing alleys, rear or side yards are not subject to the standards herein, except for zone edge properties, when adjacent to a lower intensity zoning district. Please provide more details on how this is met for the 36-plexes.Please refer to 12 SP201 and 36 SP201 sheets for dimensions to overall massing elements. Façade articulation is achieved by use of windows, use of vertical piers/ columns, changes in building material, and use of weather protective elements. Info Only61 1 PlanningNakeisha Lyon7/24/23 7:46 PMCommentSec. 38.530.050. Articulated building entries. Primary building entrance(s) must be clearly defined and scaled proportionally to the building. See Figure 38.530.050.F for examples. Please ensure this is met for the 36 plexes.Approximatley 6 1/2' deep entries have been added to each stair at the 36-plex.Info Only62 1 PlanningNakeisha Lyon7/24/23 7:51 PMCommentSec. 38.530.070. Blank wall treatments. Please demonstrate conformance for side elevations for 12 plexes and 36 plexes for those facing a public street, open space or pedestrian pathway. Landscaping will be used to screen blank walls at the ends of the 36-plex buildings, some of which will also contain meters.Info Only63 1 PlanningNakeisha Lyon7/24/23 7:55 PMCommentDivision 38.540. Parking: 1) Please provide applicable bicycle parking, locations, details, etc in the formal submittal. 2) Please provide garage and carport elevations, design, and details in the formal submittal. Bike closets are included in each of the proposed buildings. Bike racks have been included around the site as well. Info Onlyreport from ProjectDoxby Avolve Software
Plan Review - Review Comments Reportjp Workflow Started: 6/13/2023 5:14:56 PM Report Generated: 07/27/2023 02:30 PM64 1 PlanningNakeisha Lyon7/24/23 7:55 PMCommentPlease provide a landscaping plan and irrigation plan with applicable details for parking lot landscaping, block frontage landscaping, street frontage trees, slope details, etc, in conformance with Division 38.550.See landscaping plan sheetsInfo Only65 1 PlanningNakeisha Lyon7/24/23 7:57 PMCommentIf lighting is proposed, please provide a photometric plan and demonstrate conformance with Division 38.570.Please refer to sheet E002 for the site photmetrics.Info Only66 1 PlanningNakeisha Lyon7/24/23 7:59 PMCommentA window sample or photography evidence of transparency must be provided during the formal submittal for the applicable transparent materials utilized in the design. An image of the windows is included on sheet 12 SP201 and 36 SP201 for reference.Info Onlyreport from ProjectDoxby Avolve Software