HomeMy WebLinkAbout3_Concept Plan Review Response Narrative_01-20-2020
Icon @ Ferguson Farms – Phase B Concept Plan Review Narrative
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Concept Plan Review Narrative
Icon Apartment Homes at Ferguson Farm, Phase B - 19433
Planning Division; Brian Krueger
1. BMC 38.220.080 Site plan submittal requirements. The application must meet the PLS
and SP1 form requirements. Setbacks for all property lines must be identified, annotated with
dimensions and be shown correctly. Building projections and other weather protection
encroachments must be clearly shown in relation to building foundations and property lines
and setbacks on all plans. Annotate dimensions for all accesses, parking areas, drive aisles,
open spaces, sidewalks, crosswalks, setbacks, buffers, etc.
Response: The site plan shows building projections, property lines and setbacks. Sheet
C1.1 – Utility Plan clearly shows all easements and setbacks and building
projections labeled.
2. BMC 28.220.080 Site plan submittal requirements. Provide a well detail construction
management plan with site plan application including proposed construction materials and
spoils pile storage locations.
Response: A construction management plan is included with this site plan application
on Sheets C1.3 and C1.4.
3. BMC 38.220.080 Site plan submittal requirements. Provide all existing and proposed
easements both public and private on a site plan exhibit.
Response: Easements are shown on Sheet C1.1 – Utility Plan. Easements will be
recorded with final subdivision plat (by others).
4. BMC 38.270.030.C Concurrent construction. Provide formal request and response to
requirements with site plan application.
Response: Concurrent construction is being requested with this site plan application.
Formal request has been issued and response from Scott Mueller is pending.
5. BMC 38.520.070.C.1. Service areas, screening of ground related service areas. Trash
enclosure (service area) locations and details not sufficient for review. Provide more details
on proposed trash enclosure. Enclosure must comply with requirements to be architecturally
integrated into building design among other requirements. Two story buildings exist and/or
are planned around this site. All trash enclosures must include horizontal covers.
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Response: A trash enclosure detail is provided with the architectural drawing set on
Sheet A2-70. It is not proposed to be covered horizontally given this project
is vested under the old code and the trash enclosures proposed with Phase B
are consistent with the master site plan approval in design and location.
6. BMC 38.520.070.B and D Service areas. Location of power and gas entrances The utility
entrances must be shown on all plans consistently and must meet standards. Power and gas
entrances into building must be integrated into the building architecture and/or the site must
provide adequate landscape screening area proposed. Per BMC 38.520.070.B.3 service areas
must be screened structurally with the building and/or landscaping to screen must be
provided. Clarify locations on all plans and provide compliance with this section.
Response: Utility meters locations are called out (as keyed item “Z”) on the site plan,
Sheet C1.0. Cammy Dooley of NorthWestern Energy has provided input as
to transformer locations and utility easement locations within the Phase B
project area. The architectural building elevations show the utility meters in
a location consistent with the site plan. The landscaping plan shows the
utility meters adequately screened.
7. PLS Form. General Comment. All plans must meet the plan and specifications
requirements of form PLS including complete and thorough annotation on all plans, a well
detailed plan sheet cover sheet, digital files and naming protocols and all other requirements.
Response: The items submitted with this site plan application meet the standards
outlined in the PLS form.
Engineering Division; Anna Russell
Property Boundary
1. Lot lines for the finalized subdivision currently being reviewed will need to be shown on the
Site Plan.
Response: The overall site plan, Sheet C0.1, shows the new subdivision lot lines.
Stormwater
1. A Geotechnical report with groundwater levels will be required to verify all stormwater
infrastructure, including the conversion of a detention basin to an underground chamber
system.
Response: The original geotechnical report dated September 2017 by TD&H
Engineering is submitted with this site plan application. The only
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underground retention system left to install in Phase B from the Master Site
Plan is Chamber D (called “unit 21” in Sanderson Stewart’s original Storm
Drainage Plan Design Report, March 2018). Chamber D is a Stormtech
underground retention/infiltration system that replaces an existing retention
pond at the corner of Resort and W. Babcock. Based on Test Pit #37 from the
TD&H geotechnical report, ground water in that location was found on
August 15, 2017 to be 5.8 feet below grade. Groundwater in Bozeman
generally fluctuates 1 to 3 feet seasonally so a conservative estimate of high
ground water at that location is 2.8 feet below grade. Existing grades at that
location are approximately 4806.7’, which makes the approximate high
groundwater elevation 4803.9’. The incoming 12-inch Reinforced Concrete
Pipe that drains Resort Dr. into this system has an as-built invert elevation at
its terminus of 4804.1’. Therefore, Chamber D is set to a bottom elevation of
4804.0’ and remains above the approximate high groundwater table. The
remainder of the storm infrastructure in Phase B consists of pervious pavers
at low points throughout the parking lot. Test pits in Phase B show an
average depth to groundwater of 7.4 feet below grade, which corresponds to
approximately 4.4 feet below grade during high groundwater season. The
geotechnical report shows that the underlying native gravel layer, to which
the pervious pavers tie into (with a base of 3/4” screened, clean, angular
stone) is located approximately 3 feet below grade. In summary, the
groundwater conditions on site should not affect the performance of the
previously-designed Sanderson Stewart stormwater system in Phase B.
Water
1. DSSP V.A.7. Every leg of a water main intersection shall have a valve. See connection to the
water main in Babcock. Additional valves may be required to isolate the system for
maintenance or breaks without impacting multiple buildings in the development.
Response: A valve has been added to the point at which the water main extension
connects to the existing main in W. Babcock. See Sheet C1.0.
2. The City’s GIS layer does not show two water mains in Resort Drive. Verify the utilities
shown are correct.
Response: Showing two water mains in Resort Dr. was a layer error in AutoCAD. This
has been corrected with this site plan application.
3. Engineering recommends the applicant review their mechanical room sizes to verify that
water service lines can be installed per City standards.
Response: The mechanical rooms proposed with this site plan application have been
adjusted per city standards.
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Wastewater
1. The June 2019 analysis of the sewer capacity must be provided with the Site Plan submittal
to verify there are no downstream constructions in the Valley West Sanitary Sewer Trunk
Main downstream of the proposed project. If any downstream upgrades still need to be
completed, a concurrent construction request for this the upgrade offsite will not be approved
as it does not meet the requirements for concurrent construction in Bozeman Municipal Code
38.270.030.C.
Response: The ‘Icon Apartments – Flow Monitoring and Analysis’ memo dated May 13,
2019 prepared by James Nickelson, P.E. of Morrison Maierle is included
with this submittal. In addition, the approval letter dated July 2, 2019 by
Robert Murray, P.E. of the City of Bozeman is included with this submittal.
2. The applicant must reimburse the cost of the sewer main upgrade in Babcock Street prior to
Site Plan approval of this phase.
Response: The applicant is aware of this condition of approval.
Transportation
1. The widening of Babcock from Stafford Road to Ferguson Street will need to be completed
and accepted by the City prior to Site Plan approval for this phase.
Response: The applicant is aware of this condition of approval. The W. Babcock
improvements were substantially completed in the fall of 2019. All that
remains to be completed is pavement stripping and final grading and
landscaping of the boulevards, retention basin and disturbed areas.
Building Division; Bob Risk
No Comment
Fire Department; Scott Mueller
No Comment
Parks Department; Addi Jadin
1. A park plan must be provided with phase B site plan application.
Response: Park landscaping drawings are provided with this site plan
application.
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Water and Sewer Division; John Alston
No Comment
Forestry Division; Alex Nordquest
1. BMC 38.550.050.E Street Trees – One large canopy tree for each 50-feet of total street
frontage rounded to the nearest whole number is required. Acceptable large canopy shade
trees for use in public rights-of-way are those accepted by the forestry department. Street
trees must meet the arboricultural specifications and standards of chapter 16, article V,
division 3. The forestry department, in cooperation with the city tree advisory board,
publishes a pamphlet listing acceptable species and proper planting methods. Prior to
planting street trees, a permit from the forestry department is required.
Response: See landscape drawings included with this site plan application.
2. Provide appropriate street tree species along all street frontages at the required one per fifty
foot interval outside of site vision triangles. Include a multiple species in each street frontage.
Response: See landscape drawings included with this site plan application.
NorthWestern Energy; Cammy Dooley
1. Coordinate with Northwestern Energy for:
a. Provide transformer locations and 10-feet of separation.
b. May need to provide interior setback private utility easements depending upon
utility layout.
Response: Cammy Dooley was contacted for transformer location approval and layout
of interior utilities. See Sheet 1.1 – Utility Plan included with this site plan
application.
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