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HomeMy WebLinkAboutRevision and Correction Submittal Narrative 12-12-19 I A (� IN Kdday &Stratto Developers • Builders •Consullants The Nest at Westbrook Revision and Correction Submittal 12-12-2019 This written narrative provides an itemized summary of changes and revisions to The Nest at Westbrook Planned Unit Development application dated December 3, 2019. Planning Comments: Section 3—Required Code Corrections. Section 3, Item 2 relating to BMC 38.520.060.B.2. Open Space needs to be recalculated based on shared open space requirements. Many portions of the shared open space are less than 15 feet in dimension. The open space plan should also include amenities. Response: The applicant suggests the following condition to address this concern and allow the project to move forward. "Staff is comfortable that adequate open space is provided. The open space needs of the project, however, need to be calculated based on shared open space requirements. Minor adjustments may be necessary. The open space should also include amenities such as benches, dog poop bag dispensers, and garbage facilities. The final landscape plan shall be updated with the final plan to address these items." Section 3, Item 3 relating to BMC 38.410.100.A.2.d. Any portions of the trail that is on the subject property must be improved with permeable pavers to comply with Section 38.410.100.A.2.d. Staff recommends that the offsite portions of the trail be the same material for continuity and maintenance. Response: The existing trail was installed by a previous developer. It was installed in the wrong location and has nothing to do with this project. We do not believe the applicant should be responsible for this improvement. The location and materials used on the trail were approved by the City when they approved the final plat for the previous subdivision. The applicant proposes that the trail remain in existing location. Due to the width of the wetland in this location it is several feet from Baxter Creek and poses little or no threat to the stream itself. This applicant should not be held responsible for the mistakes of a previous developer. We respectfully request that this condition be removed from the project. 2880 Technology Boulevard West • Bozeman, MT 59718 • 406-577-2028 • kildaystratton.com Section 3, Item 3 relating to BMC 38.410.100.A.2.d. The portions of the sidewalk that are in both Zone I &Zone II should be permeable pavers which are allowed in the watercourse setback. If this approach is taken, a relaxation is not required. Staff does not support the request for a relaxation for a concrete sidewalk in the watercourse setback since there is an option available that complies with code. Response: The applicant respectfully asks staff to reconsider this condition. The applicant reviewed this request with staff during the informal and pre-application/preliminary plan review for the project and believed the conclusion was that the sidewalk was acceptable in this application. The primary function of this sidewalk is to provide an ADA compliant pedestrian walkway along the west boundary of the project. While permeable pavers are approved to provide ADA access they are not necessarily the best choice in all cases. The pavers tend to be harder to maintain, especially in the winter snow removal months. The location of the sidewalk is in zone 2 of the wetland setback and poses little threat to the Baxter Creek. The existing gravel trail mentioned above is actually located between the sidewalk and the stream. The applicant believes that the sidewalk is the best application under these particular circumstances. Advisory Comments 1. Ensure that all references to Affordable Housing are removed. It is still included in the Documents folder of the Preliminary Plat digital file. Response: All references to Affordable Housing are removed from both the PUD and Preliminary Plat files. 2. There is a discrepancy in the C 1.0 Overall Site Plan that shows that there are 5 blocks instead of 4. Please adjust. Response: The reference to block 5 on C 1.0 Overall Site Plan is removed. Engineering Comments: Engineering Comment 1. The Engineer provided a profile view of the proposed detention pond from the curb to the outfall pipe which did not address the review comment related to the profile of Durston Road. Verify and show that the slopes on Durston Road will work for the proposed new location prior to PUD approval. Response: The existing storm inlets along Durston are not being modified with this project.The existing slopes along Durston slope towards the inlets and no known issues are present with the current slopes. This will remain the case after construction of this project. A plan and profile view of the proposed system has been included with this submittal as requested during a meeting with Anna Russell on 12/12/2019."