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HomeMy WebLinkAbout2.2 Concept Review Comments 2019.03.26 March 3, 2018 Matt Cotterman Caddis Engineering & Land Surveying, P.C. PO Box 11805 Bozeman, MT 59719 RE: Jennifer Place Condominiums, Application 18059 Project Description: Proposal for 9 two-household and 1 single-household dwellings and related site improvements on a 2.04-acre lot in the R-2 zoning district. Proposed net residential density of approximately 11 dwelling units per acre. Project Location: Property located at the southwest corner of Laurel Parkway and Annie Street, legally described as Lot 1, Block 9, Laurel Glen Subdivision Phase 1, located in Section Four, Township Two South (T02S), Range Five East (R05E), P.M.M., Gallatin County, Montana. We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a concept review, please keep in mind that there may be other issues that arise during the formal review. All references below are to Sections of the Bozeman Municipal Code (BMC) as recently amended and in effect as of April 1, 2018. The UDC Update final draft is now available as a PDF via the Planning Division webpage: www.bozeman.net/planning. If you have any questions or concerns, please do not hesitate to contact me at ajadin@bozeman.net or 406-582-2261. Respectfully, Addi Jadin C: Great Western Investments, LLC, 15525 Horse Creek Road, Bozeman, MT 59715 File Planning Division 1. Applicants shall address and submit a narrative response to all Conceptual Review comments along with Master Plan application. 2. A master site plan will be required for phasing of buildings and site improvements. 3. Front setback along Laurel Parkway is 15 feet per Table 38.320.030.C. 4. The buildings must meet the requirements for single- to four-household dwellings and rowhouses in 38.360.210 and 38.360.240, respectively, except where specifically excepted or in conflict with Article 5.  Phase 9 and 10 units must meet requirements for rowhouses where primary pedestrian access to the dwelling is from a private internal vehicular access (38.3660.240.C).  As an alternative, the Phase 10 easternmost unit may be oriented to face Laurel Parkway. 5. The Site Planning and Design Elements of 38.520 and Building Design requirements of 38.530 apply. 6. A direct sidewalk connection from Phase 9 and 10 buildings to Loxley Drive is recommended in the proximity of Phase 1 and 2 buildings to achieve connection throughout the site and to minimize walking distances (38.520.040.C). 7. For sites larger than 2 acres, driveways are considered to be internal roadways. Internal roadways must include street trees and sidewalks (38.520.050.D). All internal pathways are required to have a minimum of 5-foot-wide unobstructed surface. 8. Open space for all multi-household development shall be provided in accordance with 38.520.060. (rather than the provisions for single- to four-household and rowhouse dwellings). Calculations per dwelling must be provided and the method of providing open space(s) must be described and depicted in the Master Site Plan application. 9. This lot has residential adjacency and is required to achieve 23 landscaping points per Table 38.550.060-1. Engineering Division; Shawn Kohtz skohtz@bozeman.net 406-582-2280 1. Capacity is limited in the Laurel Glen Lift Station that serves this lot. The applicant must analyze the original capacity basis in the lift station design for the proposed lot. Sanitary sewer flows from the proposed lot may not exceed the original design basis without an upgrade to the Laurel Glen Lift Station. An example of this analysis is available at the City Engineering Division (Shawn Kohtz). The applicant indicated in the concept application narrative, “The Applicant previously paid for the design and installation of the Laurel Glen Lift Station that serves this lot. The lift station was originally designed to handle sanitary sewer from the entirety of Laurel Glen Subdivision and this lot.” However; to confirm the applicant’s assertion, the applicant must verify the density of development and associated sewer flows assumed for this lot in the lift station design report. Peak-hour flows from the proposed project may not exceed the peak-hour design flows associated with the original density assumed for the lot as defined in the lift station design report. The applicant must provide the comparison analysis with the site plan application. 2. The proposed drive access onto Annie Street will only be allowed as a right-in/right- out restricted access. The left turn movement from Annie Street into the drive access would cause traffic to backup into the roundabout. The applicant must construct a physical barrier that will prevent the left-turn movement from Annie Street into the proposed drive access. 3. The applicant proposed an access onto Laurel Parkway as right-in/right-out only. To accommodate the proposed configuration, the applicant must construct a physical barrier to the left turn movements by extending the median in Laurel Parkway. Alternatively, the applicant may construct a left-turn bay on Laurel Parkway to allow a full access at this location, since the access on the east side of Laurel Parkway was relocated south of its original planned location. 4. The applicant must provide a snow storage plan with the site plan application that specifically identifies snow storage areas on the subject site. Snow may not be plowed onto the public streets or into the vision triangles at the two drive accesses. The snow storage plan must be incorporated in the property owner’s association documents. 5. The applicant must review the original stormwater analysis for the subdivision stormwater system to verify the design assumptions accommodate the proposed project. The applicant must provide this analysis with a future site plan submittal. If additional stormwater detention is required, the applicant must provide that detention on site. The applicant’s narrative indicated calculations will be provided upon site plan submittal. 6. The applicant must review the proposed water and sewer services configuration with the City Water and Sewer Superintendent (John Alston). Construction of water and sewer mains in the drive lane may be required given the difficulty of locating services in the proposed plan and the number of street cuts proposed. 7. Backfill in collector streets must be flowable fill the full depth of the trench. Laurel Parkway is a collector street. 8. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of cash-in-lieu of water rights (CIL) for the proposed project and pay any CIL due prior to site plan approval. 9. The applicant’s narrative indicated, “The applicant is aware of the high groundwater and is not proposing the installation of sump pumps within the crawl spaces.” No crawl spaces may be constructed unless the applicant specifically measures the seasonal high groundwater level (SHGWL) and locates crawl spaces above the SHGWL. The SHGWL must be demonstrated if crawl spaces will be constructed. Alternatively, slab-on-grade construction may be used with no measurement of SHGWL. No basements will be allowed at this location. 10. The applicant must review the turn radius of the drive aisle through the project to ensure the corner can accommodate the turning radius of emergency vehicles as well as solid waste vehicles. No obstacles such as utility cans or transformers may be placed on the corner such that they interfere with the turn capabilities of the design vehicles. The applicant must review the proposed design with the Solid Waste Superintendent (Kevin Handlin). 11. The applicant must paint and sign the curb along the property line that fronts Annie Street “no parking” to accommodate the proposed access location onto Annie Street. The applicant must work with the City Engineering Division (Bill Stezner) and the City Fire Department to develop an addressing plan that sufficiently directs emergency services to the correct locations. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 1. The cash in lieu proposal will be reviewed by the RPAB Subdivision Review Committee in accordance with 38.420.030., and the petitioner needs to provide the parkland dedication tracking table on the site plan in the following format: PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES SUBDIVISION NAME: _______________________ PROJECT NAME: ___________________________ TOTAL FOR SUB-DIVISION THIS PROPOSAL PHASE / LOT ___________ PARK DED AC CIL &/OR IIL PHASE / LOT __________ PARK DED AC, CIL &/OR IIL PHASE/LOT* __________ PARK DED AC CIL &/OR IIL NUMBER OF RES. UNITS PER PHASE / LOT / SITE PLAN: ACREAGE PARK LAND AND / OR CIL REQUIRED: ** VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $___________________ VS. VALUE OF CODE-REQD. BASIC PARK IMPROVEMENTS: $___________________ (ATTACH COMPARISON CHART SPREADSHEET) PARK MASTER PLAN APPROVAL DATE: ______________ * INDICATE ADDITIONAL PHASES AS APPLICABLE **SHOW ACTUAL CALCULATIONS The following Divisions did not provide specific comment. Please contact reviewers directly with individual questions. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 Building Division; Bob Risk brisk@bozeman.net 406-582-2377 Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Fire Department; Scott Mueller smueller@bozeman.net 406-582-2382 Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 Forestry Division; Alex Nordquest; anordquest@bozeman.net 406-582-3205 NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com General Comments: 1. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee program is contained in Chapter 3.24, Bozeman Municipal Code. Future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. An estimate can be supplied through our office. Contact Chris Saunders, Planning and Policy Manger, at 406-582-2267 for further information. This requirement is paid at building permit issuance. 2. The City of Bozeman requires a payment for cash in lieu of water rights for further development of property where cash in lieu has not been paid. As the property has previously been subdivided there may or may not be outstanding requirements for this location. The City will recognize any previously provided water rights or cash-in-lieu for this property as applying towards future development of this site. Contact Brian Heaston, Engineer at 406-582-2280 for further information. This requirement is paid at plan review with a formal application. An estimate of required fees and payment is required with plan application submittal. Note: The comments and advice contained in this DRC and Staff letter are intended to assist the applicant in preparing the development application based on the limited information submitted as part of the informal plan submittal. However, further comments and/or recommendations on matters not discussed during the conceptual plan review may arise based on the information and supplemental data provided with the formal application and applicable comments provided by local and state agencies.