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HomeMy WebLinkAbout3_Concept Plan Review Response Narrative_02-04-2020 Collins Apartments - 19459 Concept Plan Review Narrative EnLjineerin2 Comments Easements 1. BMC 38.410.060.: Easements— a. Either the lots must be aggregated or a mutual access and drainage easement must be provided covering both properties and recorded prior site plan approval. Response: Draft mutual access and drainage easements are included in this application. Once approved by the City, they will signed and recorded prior to site plan approval. Stormwater 1. BMC 38.410.080 and 40.04.500.A: Requirement to control and reduce stormwater pollutants - a. A stormwater drainage/treatment grading plan and maintenance plan for a system designed to treat the first 0.5 inch of stormwater to remove solids, silt, oils, grease, and other pollutants must be provided to and approved with the Site Plan application. The plan must demonstrate adequate site drainage(including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to Site Plan approval. Response: A stormwater drainage/treatment grading plan and maintenance plan is included with this site plan application. Because these are apartments for rent,there are no Owners Association Documents. The stormwater mainten b. In addition, the proposed project is located in an area that is known to have seasonally high groundwater. The applicant must submit information on the seasonal high groundwater elevation with a site plan application and confirm that groundwater will not impact the function or maintenance of the proposed facilities. .Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. Collins Apartments Concept Review Comments Narrative Page 1 of 6 Response: Groundwater elevations were determined to have high seasonal elevations of 3.5'. The geotechnical summary stating this is included in this application. Water and Wastewater 3. BMC 38.410.130A.1: Water rights - a. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights. Response: Included in this application is correspondence with Brian Heaston with the City of Engineering Department stating that CIL of water rights were provided when the Ph 3 Cattail Creek plat was filed. A credit of 4.85 AF exists for the subject properties. This credit supports 39 MF living units at the MF unit demand of 0.124 AF,well above the 16 proposed for Collins Apts. Therefore, payment of CIL of water rights is not required for this project. 4. BMC 38.410.070.A.1: Municipal water, sanitary sewer, and storm system a. Water and sewer service may not be located within 1 Oft of a structure. The proposed services are proposed to be routed beneath the front awnings and entrance divider wall. Response: The private water and sewer services are a minimum of 5' from the structures because the site constraints do not allow us to meet a minimum of 10'. Finally,we are unable to locate this 10' separation requirement in the COB DSSP, MDEQ Circulars, or ARMS. b. Water and sewer service must be located a minimum of 5 ft from a property. The service cannot be reasonable maintained. Response: Water and sewer services are proposed to be located a minimum of 5 ft from the property line. C. Fire service lines are required for structures greater than two stories. The fire service line must be shown on the site plan and the alignment reviewed prior to site plan approval. In addition the applicant must prepare plans and specifications for any fire service line in accordance with the City's Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4" or larger, must be a standalone submittal, separate from the site plan Collins Apartments Concept Review Comments Narrative Page 2 of 6 submittal. City of Bozeman applications for service must be completed by the applicant. Response: Per the architect, the buildings incorporate fire walls and therefore no fire lines are proposed. Transportation 5. BMC 38.400.090.D.2: Access - a. Table 38.400.090-1 provides the minimum distance between public and/or private accesses and intersections. Drive access for the proposed project lot must align with the drive accesses across the street, be at least 40 feet apart, or receive a relaxation. Response: A driveway deviation request is included in this application. Other 6. BMC 38.540.020.M: Snow removal storage area— a. Must demonstrate reasonable storage and conformance to drainage design. Snow may not be plowed to the end of the drive aisle as there is insufficient area and drainage will be directed to the adjacent property. Response: Additional area has been included at the end of the drive lanes to increase snow storage area. A runoff inlet is proposed at the north end of the parking lot to capture drainage runoff as well as inlets in the center of the site. Planning Comments I. BMC 38.220.080 - Site plan submittal requirements. The application must meet the SPI and PLS form requirements. 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 residential open space with annotations and labels illustrating that minimum requirements are being met. Include snow storage shown in an appropriate location. Note: The PUE adjacent to Warbler is shown as 12' on the recorded plat. No structures of any kind are allowed within a PUE without permission from utility company. Response: The site plan submittal meets the SP1 and PLS form requirements. The plans include all necessary information. The only structures proposed in the PUE are stairs. Collins Apartments Concept Review Comments Narrative Page 3 of 6 2. BMC 38.360.240.D—Townhouse and rowhouse dwellings. Internal drive aisle standards. Provide dimensions of drive aisles and building setbacks from drive aisles. Response: Sheet C1.0 provides dimensions of drive aisles and building setbacks from drive aisles. 3. BMC 38.360.240.E—Townhouse and rowhouse dwellings. Usable open space. Rowhouses must provide open space at least equal to ten percent of the building living space. Examples of acceptable open space features are described in this section. Provide annotations and calculations demonstrating how the minimum requirements are being met. Response: Sheet C1.0 provides annotations and the Site Plan Cover Sheet provides calculations demonstrating how the minimum requirements are being met. 4. BMC 38.410—Watercourse setback. Include the 50 foot watercourse setback as shown on the recorded plat. Response: The 50' water course setback is approximately 100' outside of the property boundaries and is therefore not included on the site plan drawings. However, included in this application is the Cattail Creek Ph 3 Plat showing the water course setback in relation to the Collins Apartments site. 5. BMC 38.520.040 -Non-motorized circulation and design. Access to sidewalks. The two rowhouse clusters on the west side of the lots do not have any access to sidewalks. Provide internal sidewalks that connect the interior buildings to the sidewalks on Warbler. Include crosswalks across the drive aisles if sidewalks are to be constructed in drive aisles. Pathways must be a minimum of 5'. Response: Internal sidewalks are proposed to connect the interior buildings to the sidewalks on Warbler. Crosswalks across the drive aisle are proposed with 5' wide pathways. 6. BMC 38.520.070—Service areas and mechanical equipment. All proposed service areas and mechanical equipment must meet screening minimums described in this provision. Response: No service areas are required as solid waste will be provided via individual totes. 7. BMC 38.530.060 - Building materials. Provide a physical color and material palette for this project with the formal application based upon project size. Provide glazing, door and all required materials proposed as outlined in PLS form. Collins Apartments Concept Review Comments Narrative Page 4 of 6 Response: Due to the small nature of the project a material and color palette is provided as a pdf and is included in this application. 8. BMC 38.540—Parking. Provide parking calculations demonstrating how the minimum requirements are being met. Include snow storage areas located in an acceptable area. Response: Parking calculations are included on the Site Plan Cover Sheet. 9. BMC 38.550—Landscaping. Note: This project will be subject to the new landscaping standards set forth in Ordinance 2029. For residential adjacent property lines, the minimum requirements for tree plantings is one every 50 linear feet. See subsection J in Ordinance 2029 for additional details. Provide evidence that the new requirement of a minimum 75% drought resistant plant species are being met. Response: Please find the landscaping plan in this application that demonstrates compliance with the landscaping requirements as is set forth by the City code. 10. BMC 38.570—Lighting. The lighting details shown on the lighting plan are unreadable, please replace with higher resolution images. Response: Included please find legible higher resolution images for the lighting plan. No site lighting is proposed, only building mounted lighting. Planning 1. Parkland tracking table must be provided on the Site Plan cover sheet. Remaining parkland balance up to 12 du/net acre must be provided as cash-in-lieu of parkland (CILP) and the amount must be listed in the tracking table. CILP will be reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee upon Site Plan submittal. The current appraisal value for CILP is $1.60 per square foot; however, the appraisal value in effect at the time Site Plan completion will be used. Response: Please see the Site Plan Cover Sheet for the parkland tracking table. Fire 1. Unless buildings have fire walls separating each unit, they will need fire sprinklers and fire alarms due to the three-story height. Response: Per the project Architect, the buildings are proposed to have fire walls separating each unit and therefore no fire sprinklers or fire alarms are proposed. Collins Apartments Concept Review Comments Narrative Page 5 of 6 2. Fire hydrant will be required at the entrance of the development due to the proximity of others on street. Response: An existing fire hydrant is located at the corner of Catalyst Street and Warbler Way within the minimum 350 feet distance set forth by the City of Bozeman Standards and Specifications V.A.B. We anticipate this will provide the coverage required. 3. Due to width of internal roadways. All will be required as fire lanes. Access roads between 20-26 feet wide shall be marked on both sides of the road per 2012 International Fire Code Appendix. Response: The interior roadways are 24' wide. Outside of the driveway is shown as painted and signed per the 2012 International Fire Code Appendix. Solid Waste 1. With the use of individual totes Solid Waste approves this plan. Response: Individual totes are proposed for this development. END OF NARRATIVE Collins Apartments Concept Review Comments Narrative Page 6 of 6