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HomeMy WebLinkAboutResponse to Adequency Review 01-13-2020 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying January 14, 2019 Danielle Garber City of Bozeman Planning Department 20 E. Olive Street Bozeman, MT 59718 RE: Response to Completeness Review Mountain Vista Housing Complex Site Plan Application (#180334) Dear Ms. Garber: This letter is to provide a narrative response to the email regarding site plan review from December 9, 2019. All responses are shown in bold. 1. BMC 38.230.100 – Plan Review Criteria. A digital copy of the narrative response to concept review comments was not provided. Provide this with your resubmittal in addition to responses to the corrections in this memo. Additional documents that do not pertain to this project were also included with the digital submittal including a 442 N. 10th vicinity map and a plat from Kirk’s Subdivision on 19th and Main. Make sure that the digital and paper submittals match and remove any extra files not pertinent to the application. This item is noted. 2. BMC 38.230.100 – Plan Review Criteria. Provide a construction management plan or each phase and clearly delineate which site elements are included with each phase. The drive aisle, curb, sidewalks and crosswalks including all stormwater infrastructure must be completed with phase 1. At which time, if occupancy of the first building is desired landscaping and any other applicable site elements must be financially guaranteed for the entire project. Please keep in mind that the first phase will need to satisfy occupancy review from Planning, Engineering, Fire, Stormwater, and Water& Sewer. Provide details in this plan, such as how vehicular and pedestrian access is to be maintained to phase 1 during construction of phase 2-14? If occupancy of any of the units prior to completion of all phases is not desired, please state this on the phasing plan. An updated construction management plan is included in Section 9 of the resubmittal. Site improvements, including stormwater, water and sewer, and vehicular and pedestrian access will be completed prior to construction of the initial phases. During construction of additional phases vehicular and pedestrian access Civil/Structural Engineering and Surveying will be maintained by utilizing the unbuilt sites for construction materials, dumpsters and excavation spoils. 3. BMC 38.360.240 – Townhouse and rowhouse dwelling standards apply to this proposed development. Demonstrate in your resubmittal how the project is meeting the following: a. C - For rowhouses where the primary pedestrian access to the dwelling is from an alley or private internal vehicular access, buildings must emphasize individual pedestrian entrances over individual garages by using both of the following measures: 1.Enhance entries with a trellis, small porch, or other architectural feature that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling. 2. Provide a planted area in front of each pedestrian entry of at least 20 square feet in area, with no dimension less than four feet. Small porches are shown in the plans, delineate on the site plan and landscaping plans with annotated dimensions where the 20 square feet of planted area in front of each pedestrian entry is located All building designs submitted provide a covered entry and porch from all private internal vehicular access drives. The architectural features are provided to cover a person entering the unit, as shown on the elevations on pages A2.1. A small planting area has been provided in front of each unit entrance per sheet L-1 Landscaping plan. b. E - Usable open space. Townhouse and rowhouse dwellings must provide open space at least equal to ten percent of the building living space, not counting automobile storage. The required open space may be provided by one or more of the following ways: 1. Usable private open space directly adjacent and accessible to dwelling units. Such space must have minimum dimensions of at least 12 feet on all sides and be configured to accommodate human activity such as outdoor eating, gardening, toddler play, etc. Front setbacks may be used to meet this standard, provided they are defined with a fence meeting the standards of section 38.350.060. 2. Balconies, roof decks and/or front porches. Revise the open space calculations on the site plan to be 10% of the building/living space. Relabel and provide dimensions on the site plan and landscaping plan for all areas between front porches and drive aisles currently labeled open space to comply with Section C above. These areas do not represent usable open space to accommodate human activity. All other areas included as private open space must maintain minimum dimensions of 12-feet on all sides. Determine the locations for usable open space for each unit, delineate and annotate dimensions on the site plan and the landscaping plan compliant with this section. The Residential Open Space calculations have been updated and are shown on Sheet C2.0. Typical dimensions have been included and the ROS for each unit has no dimension less than 12’. 4. BMC 38.410.080.H – Grading and drainage. 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 Civil/Structural Engineering and Surveying 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. A cross section with landscaping details was not provided. A fruit bearing plant (Common Chokecherry) is not an appropriate planting for a retention pond as the debris complicates the maintenance and cleaning of those facilities. The retention pond is in a curvilinear shape. The landscaping has been updated to provide a functional yet natural site feature. 5. BMC 38.410.100.A.2 – Watercourse setback. Delineate zones 1 and 2 on the site plan and landscaping plans. Provide a setback planting plan consistent with this section. Both Zone 1 and Zone 2 are shown in the water course setback. 6. BMC 38.410.120 – Mail Delivery. Specify a location for mail delivery in cooperation with the USPS. Two cluster mailboxes have been provided on the west side of the North-South drive aisle per conversation with Michael Novotny with USPS. 7. BMC 38.520.040.B – Non-motorized circulation and design. All buildings must feature pedestrian connections to a sidewalk. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. Currently two 5-foot wide sidewalks are shown east west through the project. Provide a sidewalk to connect all units to West Babcock. The gravel trail in the park to the east is inadequate to serve as a transportation pathway as it is gravel and unable to be cleared of snow and ice in the winter. Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Provide crosswalk details.. A 5’ sidewalk running along the north-south drive aisle has been added to connect all the units to West Babcock with a pedestrian connection. The crosswalks will be concrete to provide contrast from the drive aisle. 8. Section 38.540.020 A – Stall, aisle and driveway design. The garages are not meeting residential garage dimensional standards per this section. Stalls must be 9’x 20’ with an additional one foot on all exterior sides of the stall, making a 2 car garage 20’ x 22’ interior wall to interior wall. The garages in the floor plan do not meet the 22-foot depth. Civil/Structural Engineering and Surveying The overall depth of the garage has been increased to 22’ to provide the minimum depth of 22’ on all submitted garages. 9. 38.540.050A.4 – Bicycle parking required. All site development, exclusive of those qualifying for sketch plan review per division 38.230 of this chapter, must provide bicycle parking facilities to accommodate bicycle-riding residents and/or employees and customers of the proposed development. The number of bicycle parking spaces must be at least ten percent of the number of automobile parking stalls required by Tables 38.540.050-1 and 38.540.050-3 before the use of any special exception or modification, but must in no case be less than two. Provide a location for bicycle parking and a rack detail. Provide a required parking calculation in the plans for calculation of the number of required bicycle parking spaces. Bicycle parking is shown on the west side of the north-south drive aisle, in accordance with 38.540.050A.4. 10. BMC 38.550.060 – Landscaping performance standards. Ordinance 2029 adopted November 18 goes into effect on December 18, 2019 and repeals this section of the code. Any projects in review that do not have adequacy by 12/18 are subject to the code changes and must demonstrate compliance in their submittal. The updated landscaping plans are in compliance with the code changes. 1. Northwestern Energy does not support the current utility layout. Contact Cammy Dooley, cammy.dooley@northwestern.com, regarding your layout and metering. Contact Dylan Swanson at dylan.swanson@northwestern.com, regarding private utility easements. The dry utility layout has been updated per conversations with Cammy and Dylan at Northwestern Energy. 1. Current appraisal value for cash-in-lieu of parkland (CILP) purposes is $1.60 per square feet. Update the calculation on Sheet C1.0 and wherever listed in narrative. The CILP calculations have been updated with $1.60 amount. 2. CILP requests must provide justification in accordance with the criteria in Resolution 4784. The property is an infill site and would not be able to meet frontage requirements for parks. The applicant feels that this is adequate justification for CILP. 3. CILP proposal will be reviewed by RPAB Subdivision Review Committee Civil/Structural Engineering and Surveying upon submittal of revisions to Planning. This item is noted. 1. Staff advises the applicant to put together draft condominium documents for preliminary review by the DRC. The item is noted. The following is intended to provide a narrative response to the engineering comments regarding site plan review from December 9, 2019. All responses are shown in bold. 1. This site is located within several payback districts. The applicant will need to contact Engineering (Katherine Maines) for assessment amounts to be paid prior to Site Plan Approval This item is noted. Assessment amounts for the payback districts will be paid prior to site plan approval. 2. The applicant must provide a copy of the filed SID waiver prior to Site Plan approval The applicant will file the SID waiver with the county clerk and recorder. 3. Due to the proximity of the sidewalks to proposed water mains, include language in the Public Utility easement releasing the City from having to replace the sidewalks and any concrete flatwork in the event of necessary repairs and maintenance prior to Site Plan approval Language has been added the Public Utility Easement absolving the City from replacing sidewalks or concrete flatwork for repairs and maintenance of the mains. 4. BMC 38.410.060.B.2.b. Easements. Add a 10 foot utility easement on the northern property boundary along Babcock for dry utilities on the Site Plan submittal. A 10-Utility easement has been added along north property line. 5. BMC 38.410.060.C.1. Easements. A 30-foot public utility easement is required for the water and sewer mains, show and label it on the Overall Site Plan. The public utility easement is 30 feet and is labeled on the overall site plan. 6. BMC 38.410.060. Easements. The fire hydrant needs to be relocated on the Overall Site Plan; the current location is too close to proposed dry utilities and doesn’t allow for an adequate easement area. Civil/Structural Engineering and Surveying The hydrant has been moved to provide greater separation from dry utilities and buildings. 7. DSSP V.D.5.c Provide a 10 foot easement around the hydrant on the Overall Site Plan. A 10-foot easement has been provided around the hydrant. 8. Show the existing driveway on Babcock as being demolished on the Demo plan. The existing driveway is shown as being removed as part of the Demo Plan. 9. Remove the existing driveway on Babcock from the Overall Site Plan sheet. The existing driveway has been removed from C1.0. 10. BMC 34.04.020. Repair of Sidewalks. Any existing sidewalk along W Babcock Street in disrepair or poor condition will need to be replaced as part of this project. A note has been added to the Demo Plan on C2.0 indicating the replacement of any sidewalk that is broke or damaged along W. Babcock. 11. Provide a Water Design Report that includes pressures and velocities to ensure fire flows do not exceed recommend design requirements. A water main loop may still be required as previously stated in the Concept Review comments. A Water Design Report is included the resubmittal package. 12. Move the water mains as far as possible away from the sidewalks for the east-west lines. The City does not have the means to rebuild sidewalks in the event of future maintenance. See DSSP V.D.5.b for line placement within an easement. The proposed water and sewer mains have been drawn in accordance with DSSP V.D.5.b. 13. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights. CILWR must be paid prior to building permit approval Mr. Heaston was contacted about CILWR and confirmed the numbers used in the submitted CILWR calculations. The DNRC was contacted the proposed exempt well for irrigation. No response was received as of this resubmittal. Landscaping is not expected to be required as part of the CILWR calculations. CILWR will be paid prior to building permit approval. Civil/Structural Engineering and Surveying 14. Storm Drainage Plan. A couple of driveways do not show slope data. Correct this on the Site Plan submittal. The slopes have been corrected. 15. DSSP II.B.6. Storm Drainage Plan. Provide the bottom elevation of the chamber system and the pond on Sheet C4.1. The bottom of the pond elevation and the invert elevation are shown on C4.1. 16. DSSP II.B.6. Storm Drainage Plan. Provide a detail for the drain basin that matches the plan on Sheet C4.1. The Nyloplast Drain Basin detail is shown on C4.1. 17. DSSP II.B.6. Storm Drainage Plan. Show the ground strata on Sheet C4.1. A washrock base layer may need to extend to a depth of a free draining strata to ensure the system will infiltrate. The proposed chamber will sit on washed rock bedding with a 6” minimum. The washed rock bedding well extend to free draining gravels. 18. BMC 38.510.020.M. Snow Removal Storage Areas. Engineering does not believe the snow storage areas indicated on the Site Plan are adequate for the amount of pavement area. Provide a design verifying the area shown is adequate. Additional snow storage has been added adjacent to the proposed retention pond. 19. Describe why the 25 year flow calculations only include 0.67 acres. The 25- year flow has been updated with the correct Area (2.4346 Acres). 20. Include an exhibit showing where DA1 is for the 25 year conveyance calculations. The entirety of the site was used for the 25-year conveyance calculations. 21. Describe how runoff reaches the underground chamber. Sheet Flow and Curb and Gutter will direct water toward a curb cut and the retention pond. During small storms, the water is likely to infiltrate from the bottom of the pond in to the underground chamber. During larger storms the retention pond will fill up until it is over topping the Nyloplast Inlet with a Honeycomb grate set 6” below the top of pond elevation. 22. DSSP II.A.e. General Design Critera. Provide 25 year flow calculations for the grate inlet into the chamber system.