Loading...
HomeMy WebLinkAbout0.0 Response to COB Comments (MSP) 2019.05.29 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 May 29,2019 Sarah Rosenberg City of Bozeman Planning Division 20 E. Olive Street Bozeman, MT 59718 RE: Jennifer Place Condominiums Master Site Plan Application (COB# 19153, C&H #190065) Ms. Rosenberg: This letter is to provide a narrative response to the Development Review Committee comments received on May 14, 2019. Responses to these items are provided in italics below: Planning Comments 1. Please submit all revisions using Corrections and Revisions cover sheet. Submit a full set of drawings (2 large format and 1 11x17) with revisions clouded. Include a table of contents will all drawings and their date of creation/revision. Ensure that the electronic version includes a fully updated, complete application. Revised materials and RC form is included with resubmittal. 2. Phase 5, 9, and 10 need pedestrian connection to the buildings 5’ wide pathways have been added to the rear entrances of the phase 5, 9, and 10 buildings. 3. Open space calculations must be based off Section 38.360.240.E, townhouse and rowhouse dwellings. Revised open space calculations per Section 38.360.240.E are included on the Cover Sheet. Open space location is shown on sheet C1.0. 4. Section 38.400.090.C.3.2.c: Phase 5 should have landscape separation like the other phases. Driveways have been separated and landscaping has been added. Parks Department Comments 1. As stated in the Conceptual Review comments provided in August 2017, the subject parcel was originally zoned for business use within Laurel Glen Phase 1 and there was no parkland dedication associated with this lot. Applicants must either show proof that surplus parkland exists for phases 1 and 2 of Laurel Glen Subdivision (including net lot area calculation, Civil/Structural Engineering and Surveying number of dwelling units and area of parkland within the Laurel Glen Subdivision) or provide parkland or its equivalent. Revised parkland dedication calculations are included on the Cover Sheet of this submittal. 2. Per the park area requirements of Sec. 38.420.020, park area required is based on net density. Net density, as defined in Section 38.700.130, allows the deduction of “Street, public or private, rights-of-way and transportation easements” from the gross lot area. Based on the cash-in-lieu of parkland proposal, the Parkland Summary table on 0.0 CS Cover Sheet must be updated to provide the net residential density rather than density based on the gross lot size of the development. In addition, based on comment 1 above, cash-in- lieu of parkland must be provided up to the density cap of 10 units per acre unless a surplus is shown. Revised parkland dedication calculations are included on the Cover Sheet of this submittal A formal cash-in-lieu request is also included with the Phase 1-5 Site Plan Application. Subsequent phases will provide cash-in-lieu as required. 3. Review of the cash-in-lieu of parkland proposal requires recommendation from the Recreation and Parks Advisory Board Subdivision Review Committee at the time of Site Plan application/review. No dollar amounts should be shown on the Master Site Plan drawings because the City-approved appraisal value may be adjusted prior to final phase completion. Dollar amount has been removed from the site plan. 4. Assuming a balance is owed, to get a calculation of CIL of parkland owed for Phase 5, applicants may provide the net lot area to the Parks Planner and Development manager at the email above. Cash-in-Lieu of Parkland is required for the Phase 1-5 Site Plan Application. CIL Parkland request is included with the Phase 1-5 Site Plan Application 5. Review of the cash-in-lieu of parkland proposal requires recommendation from the Recreation and Parks Advisory Board Subdivision Review Committee. This will be coordinated at the time of Site Plan application/review. Cash-in-Lieu of Parkland request is included with Phase 1-5 Site Plan Application. Engineering Comments 1. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Annie Street including paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements to the intersection of Annie Street and Laurel Parkway. Civil/Structural Engineering and Surveying d. Intersection improvements to the intersection of Laurel Parkway and Durston Road. e. Intersection improvements to the intersection of Laurel Parkway and Oak Street. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to preliminary plat approval. A Waiver of Right to Protest Creation of Special Improvements Districts is included with this resubmittal. Sheet C1.0 Overall Site Plan 2. The utility vacation will require associated documentation (Release and Reconveyance) to be submitted. Applicant is aware of this requirement. Release and Reconveyance documentation is being prepared will be provided prior to final site plan approval. 3. The fire department is requiring a wider radius for the private access turn. The proposed radius is too tight for their trucks. Inside radius has been revised and turn analysis of the City of Bozeman ladder truck is included with this submittal. 4. Remove the pork chop divider from the private drive access at Annie Street. Based on the turning movements of the fire and garbage trucks and the requirement for a cut through it for pedestrian access, the pork chop becomes a traffic hindrance. Add a no left turn sign on the east side of the private drive access and Annie Street. Add a no left turn sign on the north side of Annie Street before the private drive access. The deviation request is no longer necessary. Pork chop divider has been removed; new signage is called out on sheet C2.0. 5. Due to the narrow drive aisle width, no parking will be allowed on both sides of the street to allow for emergency vehicle access. The applicant must include a fire lane on both sides of the street with appropriate signage. Red curb paint with fire lane markings is shown on sheet C2.0. Sheet C2.0 Grading and Drainage 6. Provide slopes on the roadway to verify flow direction and the grading plan. Slope percentages have been added to sheet C2.1. 7. Provide a cross section of the proposed street section. Cross-section detail of the proposed access road is included on sheet C3.0. 8. Add “Utility” to the name of the sheet. Civil/Structural Engineering and Surveying Utility and grading/drainage have been separated on to two sheets, C2.0 and C2.1 respectively. 9. Make a note of the water main tee in Annie Street to connect the proposed water main to the existing water main. Proposed connection note has been added to sheet C2.0. 10. Provide an easement for the 8” water main stub off Laurel Parkway ten feet around the end of the stub on private property. Proposed easement is shown on sheet C2.0. 11. Place the curb boxes for the 1” water services off the 8” main on Laurel Parkway the same distance from the main to allow for ease of locating. Place them as close to the ROW line as possible. Curb boxes are proposed at 5’ off the main on each side, location is shown on sheet C2.0. 12. Make a note of the new sewer main manhole on Annie Street. Proposed manhole is called out on sheet C2.0. 13. Make a note of the water main tee in Laurel Parkway to connect the proposed water main to the existing water main. Proposed connection note has been added to sheet C2.0. 14. Add a 10 foot front utility easement for private utilities along both side of the Private Access Road. Proposed private utility easement is shown on sheet C2.0. Sheet C3.0 Details 15. Detail 1 – Show the existing sewer line location and proposed manhole. Detail has been removed because there is no longer a non-standard drive approach. 16. Detail 1 – Include a note to replace any striping as necessary in the sawcut area. Detail has been removed because there is no longer a non-standard drive approach, striping note is added on sheet C2.0. Sanitary Sewer Lift Station Analysis 17. The included Allied Engineering 2002 Lift Station Design Report Exhibit is difficult to decipher. Reference the Sewer Zone number in the Analysis from the Exhibit and highlight the exhibit to clearly define the proposed lot. The sewer zone number is now included in the revised analysis (zone B-1). 18. Although the 2002 Lift Station Design Report estimates the area of Lot 1, Block 9 to be 3.03 acres, the area is now 2.04 acres per tax records. Include in the report whether this reduction in area is due to street networks or a further dividing of the lot. If the reduction in lot area is due to further dividing of the lot and not street networks, the gallons per acre needs to be modified in this analysis (2.04*3,495 instead of 3.03*3,495). The reduction is due to street networks, this is included in the revised analysis. Civil/Structural Engineering and Surveying 19. The inclusion of the 2018 Rosa Parks sewer analysis does not appear to serve a purpose. This parcel was not included in that analysis and any excess capacity was allocated to different subdivisions based on the analysis. If there is a relevant section to this proposed design flow, highlight it, if not, remove it. Extraneous portions from the 2018 Rosa Apartments Lift Station Analysis have been removed. Stormwater Management Plan 20. The Plan cannot include any reference to post construction maintenance. Remove this section. The described maintenance would be a redesign of the pond and would require a licensed engineer to modify which cannot be done by the owner and would not be considered maintenance. Post-construction maintenance section has been removed from the management plan. Stormwater Design Report 21. The lot is Lot 1, Block 9, not Block 1. Block number has been corrected in the report. 22. Include the relevant excerpt from the original subdivision design report to verify the volume the existing infrastructure was designed to hold and the runoff volumes from this site. Portions of the Laurel Glen Subdivision Phase 1 stormwater design report are included with this submittal. 23. The overall site stormwater calculation areas don’t match the Ph 1-5 Site Plan narrative area. Make the appropriate change to the corresponding plan. Phase 1-5 areas have been revised and are discussed in the Phase 1-5 Stormwater Design Report included with the Phase 1-5 Site Plan submittal. 24. The overall site stormwater calculation areas don’t match the narrative area. Areas have been revised in the narrative to correspond with calculations. 25. The report states that the site is divided into 8 drainage areas, but the narrative only describes 3 areas. The Exhibit also only depicts 3 areas. Make the appropriate change. Report was revised to only include 3 drainage areas. 26. Describe what Drainage Area 1 encompasses (private drive, landscaping, etc). How do some of the Drainage Area 1 areas get to the retention pond? Do they flow into the private drive access? Include this in the Proposed Stormwater Design section. Description of the Drainage Area 1 extents and flow paths are included in the revised report. 27. Should paragraph 2 of the Proposed Stormwater Design section describe Drainage Area 2 as area on the “west” of the access road instead of east? If so, how do the driveways facing the Private Access Drive drain to Loxley? Description of the flow paths and contributing areas are included in the revised report. Civil/Structural Engineering and Surveying 28. The Engineer is proposing stormwater facilities in locations known to have a high groundwater table. The Stormwater Division recommends that the Engineer confirm that groundwater will not impact the function or maintenance of the facilities by completing a geotechnical analysis and seasonal high groundwater study. Based on test-pits dug near the subject property for projects in Laurel Glen Subdivision, Phase 1, groundwater has been consistently observed at ~4.0’ (bgs) with a peak at 3.5’ (bgs). The existing grade at the location of the pond is 4733.50’ therefore, the peak groundwater elevation would be 4730.00’. The bottom of pond elevation is proposed at 4730.52’, with well-draining gravel extending to the native gravel to promote infiltration in the pond. 29. The Engineer is proposing to discharge stormwater from the proposed development into an unmaintained stormwater facility. The Stormwater Division recommends that the Engineer coordinate maintenance with the Subdivision’s Home Owner Association to avoid flooding and environmental quality impacts. Home Owners Association maintains maintenance responsibility of the subdivision’s stormwater infrastructure. 30. The Montana Post-Construction Storm Water BMP Design Guidance Manual (Manual) outlines environmental, design, construction, and maintenance considerations related to stormwater infiltration basins (Section 5.2). The Manual is available at www.bozeman.net/stormwater. At a minimum, the Stormwater Division recommends that the Engineer consider the following: a. Contributing Drainage Area b. Soil Characteristics c. Depth to Groundwater d. Site Topography e. Land Use and Considerations of Surrounding Area f. Community and Environmental Considerations g. Design Components: h. Infiltration Cell Volume i. Inlet and Conveyance j. Pretreatment Forebay k. Infiltration Cell Shape l. Infiltration Cell Bottom m. Outlet Structure (Optional) n. Embankment and Overflow Spillway o. Maintenance Access p. Flood Control Civil/Structural Engineering and Surveying q. Vegetation r. Construction Considerations s. Maintenance These were considered with the design of the proposed layout. If you have any questions or need any more information please give me a call at 406.587.1115. Thank You, Drew Carter, E.I. G:\C&H\19\190065\SITE PLAN - FINAL\WORKING FILES\RESPONSE TO COB COMMENTS 2019.05.20.DOCX