HomeMy WebLinkAbout008 Streets, Roads, and Grades Streets, Roads, and Grades
Streets, roads, and grades are included in the plat sketch submitted in this application. The
location of the provided easements is shown on the preliminary plat. A draft easement of the
future proposed street addition of Oak Park Drive is included.
Gallatin County Rest Home is currently located on the southern portion of the existing lot. With
this subdivision, four lots will be created, making the rest home on its own lot and the other lots
consisting of the undeveloped section to the north. The Gallatin County Rest Home already has
access off Durston St. There are no anticipated changes to the access in the proposed southern
lot. A utility easement for the existing water and sewer main is being provided.
The future lot 1 is undeveloped but will have frontage off Juniper St to the north and a proposed
easement is provided for future Oak Park Dr which will run north-south on the eastern edge of
the northern lots. Lots 3 and 4 will also be provided access by the future Oak Park Dr extension.
Oak Park Dr is the anticipated access into the northern lots once the street has been paved and
development of the lots begin. A roadway easement for the future section of Oak Park Dr is
included in the preliminary plat. This section of Oak Park Dr will be a half street consisting of
20' asphalt pavement at 3%grade.
The proposed ROW easement for Oak Park Drive consists of the following:
• Asphalt drive lane (starting at property line) = 20'
• Curb and gutter=2'
• Boulevard= 5'
• Sidewalk= 5'
• Sidewalk to edge of ROW= 1'
• Total easement provided at this time= 33'
The draft ROW easement is subject to revisions based on future correspondence/communication
with neighboring property owner. We are providing more than the required 30' to accommodate
the 20' drive lane needed per correspondence with the Transportation Department. The rest of the
street and ROW easement will be constructed/provided when the lot directly to the east is
annexed and developed.
Correspondence with Scott Mueller took place on July 15th, 2024, to discuss the future proposed
fire truck access at the end of the future Oak Park drive. Additionally correspondence is included
from the concept plan within Section 030 Streets, Roads, and Alleys.
A meeting between Erik Ringsak of WWC and Nick Ross of the Engineering and Transportation
Department took place on 06.27.24 to discuss site constraints and possible solutions for the
future road of Oak Park Drive. That correspondence is included on the following page.
Hidden Creek Subdivision
Preliminary Plat
Application
Erik Ringsak
From: Erik Ringsak
Sent: Thursday, June 27, 2024 11:18 AM
To: Tyson O'Connell; Seth O'Connell
Cc: Kalina Vander Poel
Subject: Hidden Creek -Transportation Meeting Summary
All,
I had my meeting with Nick Ross today at 8:30 am.The meeting went very well.We talked through a few different options/site constraints.The options we
discussed are not really anything different than what we anticipated but this was the summary.
Option 1
Consolidate the site and provide a full 20'section of asphalt with curb and gutter.The roadway would then be slightly off-set. He requested 5' boulevards
for snow storage.
Meaning we would have to adjust the building layouts and provide ROW that encroaches on our property.
Reason being for this,we cannot build a road right up to our property line because we would need to install a base course or tapered section that would
encroach onto the neighbors.
Option 2
Provide a non-standard road without curb and gutter.We would make the boulevard asphalt with no curb and gutter.
This would then become a private road and Hidden Creek would need to provide maintenance of this road until it can be improved to a City standard
road.
We would need to provide a maintenance plan to show where snow storage and stormwater retention would be since we are losing the boulevards.
Regarding the emergency access. He basically stated to coordinate with the fire department but believes we will need to provide some type of
emergency access to the Gallatin Valley Rest Home parking lot. Once Aspen Crossing goes in,that emergency access can go away in his mind. I stated
that if space allows,we could provide a hammerhead turnaround or gravel/asphalt road with an emergency access gate at one or two locations.
He would like to see Oak Park Drive go all the way to Durston, but we agreed there are several site constraints with doing that(Existing Gallatin Valley
Rest Home building, providing additional ROW, maintaining an adequate drive lane for Gallatin Valley Rest Home, grade discrepancies between the
properties, &two drive accesses off Durston to both properties). He acknowledged this and stated he would provide a comment during the subsequent
minor subdivision application but would not be able to hold us accountable for installing Oak Park Drive to Durston.
He was very understanding of the current site constraints and the struggle with the neighbor.
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also spoke with Dan Triemstra regarding the ditch on the East side of the property and he is going to be providing me with an email regarding his
findings. He believes that ditch has not conveyed water in over 10 years which is good news for us.
Let me know your thoughts.
G NOW A PART OF
MADISON
ENGINEERING WWC
ENGrrvFERING
ERIK RINGSAK, P.E. I Civil Department Manager
895 Technology Blvd,Ste 203 1 Bozeman,MT 59718
0:406.586.0262 1 D:406.898.3446 1 C: 701.471.1099
www.wwcengineerinci.com
2
Erik Ringsak
From: Erik Ringsak
Sent: Friday, June 28, 2024 2:48 PM
To: Nicholas Ross
Subject: RE: [EXTERNAL]Previous Meeting
Nick,
Pretty much what I relayed to the architect and our clients.
Thanks again,
M NOW A PART OF
MADISON �
ENGINEERING ^Wwc
` ENGINF•'FRING
ERIK RINGSAK, P.E. 1 Civil Department Manager
895 Technology Blvd,Ste 203 1 Bozeman,MT 59718
0:406.586.0262 1 D:406.898.3446 1 C: 701.471.1099
www.wwcengineering.corn
From: Nicholas Ross<nross@BOZEMAN.NET>
Sent: Friday,June 28, 2024 12:32 PM
To: Erik Ringsak<eringsak@wwcengineering.com>
Subject: RE: [EXTERNAL]Previous Meeting
WARNING: This email originated from an external sender. Please use caution when clicking links or opening attachments.
Read my mind, Erik. I was planning to follow up with you today to make sure we're on the same page.
I sent the following briefing to staff yesterday as my understanding of our discussion:
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RE: [EXTERNAL]Re: Rest Home LIHTC pre pre app with County and Developer
• Nicholas Ross Q Fj Reply 1 0) Reply All
To Lance Lehigh
Cc Taylor Lonsdale
® doc20240627113105.pdf v
3 MB
Hey guys, had a good meeting this morning with Erik Ringsak.
They plan to bring two subdivision apps in, one first to split the rest home parcel into two and then a follow-up subdivision to split out lots in the northern portic
will likely kick them into major on the second app.
fully support the general comments made below given the extremely early stage of development that was presented, but this site seems to have some peculiar
warranted variance from "perfect". They're dealing with the trifecta of obstinate county inholding to the east, potential ditch issues along the proposed Oak Par
legal/plat conditions with the rest home site to the south and product they're proposing.
There may not be a way to legally extend ROW for Oak Park Dr south through the rest home parking lot for full continuous public access from Durston up to Juni
proposing an emergency gated access to meet fire standards. I gave fair warning that Commission balked at this on Shady Glen while acknowledging the differer
developments may lead to a different opinion from this Commission.
They also haven't been able to gain any ground with Palfry to the east for purposes of extending Oak Park Dr. This is the crux of their transpo issues.
Buildout of a pull 60' local street ROW on their parcel will leave Oak Park Dr significantly offset from the existing intersection to the north. Not ideal.
Their architect is also saying the site is pretty much full east-to-west when factoring setbacks, easements, parking, and their proposed building schedule. Given t
application, I'm not sure it would be wise to force them to reduce building sizes.
That leaves them in a position where they may not be able to get a 20' drive aisle, boulevard, and sidewalk—let alone street parking.
I suggested two options:
• Go back to the architect and try to squeeze more juice out of the site so that a typical half-street could be built
• If that isn't possible, a temporary local street section may be required with just 20' drive aisle adjacent to sidewalk. I let them know my major concern tF
to lack of snow storage and that if we were to approve it would be under the condition of private maintenance.
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I like to provide the applicant an opportunity to review and suggest any differences of opinion in what was discussed, so please let me know if you have any
corrections or additions.
-Nick
Nicholas Ross, P.E.
Director I Transportation and Engineering
City of Bozeman
From: Erik Ringsak<eringsak@wwcengineering.com>
Sent: Friday,June 28, 2024 12:15 PM
To: Nicholas Ross<nross@BOZEMAN.NET>
Subject: [EXTERNAL]Previous Meeting
CAUTION:This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Nick,
Thanks again for taking the time to meet with me. Nice to have a face-to-face conversation and be able to discuss projects on a preliminary basis.
Have a great 4t"
G NOW A PART OF
MADISON /��..
ENGINEERING ^WWC
LNG INEF.RING
ERIK RINGSAK, P.E. I Civil Department Manager
895 Technology Blvd,Ste 203 1 Bozeman,MT 59718
0:406.586.0262 1 D:406.898.3446 1 C: 701.471.1099
www.wwcengi neeri ng.co m
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