HomeMy WebLinkAboutConcept Review Comment Narrative 05-23-20
Palisades Condominiums
Concept Review Comments Narrative
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Palisades Condominiums - 19461
Concept Plan Review Comments Narrative
Planning Division
1. Process – A Site Plan Application is required for entitlement. If the development phasing
is to extend for a period beyond two years than a master site plan is required. All phasing
plans must include a construction management plan. If the applicant is planning on
acquiring occupancy building by building, but not extending construction over 2-years,
then a construction management and phasing plan is still required with the site plan. A
phasing plan requires more than just the statement “Each building to be considered a
separate phase.” The cover sheet also states “8 phases – 2 units per phase,” correct typos
and place phase lines / phase numbers on a phasing plan.
RESPONSE: This narrative is being included in the Site Plan Application. The
development phasing is not proposed to extend for a period beyond two years and
therefore no Master Site Plan application is proposed to be submitted. A
construction management and phasing plan is included in this application on Sheet
C0.1. The Cover Sheet has been updated corrected.
2. Use – Section 38.360.240, townhouse rowhouse standards apply including the following.
The definition of rowhouse can be found in Section 38.700.160:
a. Pedestrian entrances – Delineate the 20 square feet of planted area, with no
dimensions less than 4 feet, in front of each pedestrian entry that is accessed off
an internal drive aisle.
b. Usable open space – Provide an open space calculation per this standard (10% of
building living space). Usable open space minimum dimensions are 12-feet on all
sides, the patios provided are 10’ x 15’ and do not meet this standard.
c. Building design – The proposed design of the units is not meeting these building
design standards.
RESPONSE:
a. An exhibit on Sheet C1.1 has been provided, along with additional
dimensions, showing the pedestrian entrance planter area exceeds the
minimum required 4’ dimensions.
b. Updated open space calculations are included in this application as well as on
the Site Plan Cover Sheet. Each unit has a 12’x15’ patio with a 3’ x 12‘
garden area. See Key Note “F”
c. The design of the units has been updated to meet the building design
standards.
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3. Landscaping – Section 38.550.060 – Landscaping performance standards. Ordinance
2029 adopted November 18 goes into effect on December 18, 2019 and repeals the
landscaping performance points 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.
RESPONSE: The landscaping plans have been updated to comply with the current code.
4. Parking – Section 38.540.020 – Stall, aisle and driveway design. The garages are all
labeled 2-car garage on the floor plans, but are not meeting the dimensional standards in
this section.
RESPONSE: The garage dimensions and labels have been updated to meet the standards
in this section.
5. Parking – Section 38.540.050 – Number of parking spaces required. The cover sheets
states that there are 3 and 4 bedroom units, but the floor plans all show 2 bedroom units.
Revise the parking calculation on the cover sheet to reflect actual unit types and spaces
required per unit. For example 19 units @ 2 bedrooms/unit = 38 spaces. 1 single garage +
1 stacked space per unit = 38 spaces. Show on-street guest parking where available outside
of vision triangles. The totals are correct, however please correct the typos on the cover
sheet:
RESPONSE: The cover sheet has been updated so as to properly reflect the actual unit types
and spaces required per unit. The site plan has been updated to show on street
parking available outside of the vision triangle.
Solid Waste Division
1. Tenants of 2754 & 2758 Catamount along with 3360 & 3366 Warbler Way will need to
wheel their totes to the main street for trash pickup.
RESPONSE: The Applicant understands that the tenants on 2754 and 2758 Catamount
and Warbler Way will be required to wheel their totes to the main street for trash
pickup.
Parks and Recreation
1. Parkland tracking table must be provided on the Site Plan cover sheet. The Phase 3
subdivision plat shows that land area required for 6 du/net acre was provided at the time of
subdivision. 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 per
38.420.020.A.2.b., unless shown to have been paid or equivalent land area given. CILP
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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. The next appraisal review is planned for March 2020.
RESPONSE: The parkland tracking table has been provided on the Site Plan cover sheet.
It is our understanding the required parkland for this development was provided
with the original subdivision and no additional parkland or CIL is required.
Engineering Division
General Comments
1. Make the plans readable. Keep only relevant information on each sheet. The following
three sheets will be required with the Site Plan Submittal:
1. Overall Site Plan
2. Utility Plan
3. Grading Plan
No Site Plan review will be performed by Engineering unless the sheets are readable with
applicable information. Please set up a meeting with Anna Russell if more detail is
required.
RESPONSE: The Overall Site Plan, Utility Plan, and Grading Plan are included in this
application and are believed to be legible with only the relevant information on each
sheet.
2. If not already filed for the subject site, the applicant will need to provide and file with
County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of
Special Improvement Districts (SIDs) for the following:
a. Street improvements to Catamount Street including paving, curb/gutter, sidewalk,
and storm drainage.
b. Street improvements to N 27th Ave from Cattail Street to E Valley Center Rd
including paving, curb/gutter, sidewalk and storm drainage.
c. Street improvements to Davis Lane Cattail Street to Catamount Street including
paving, curb/gutter, sidewalk, and storm drainage.
d. Intersection improvements or Catamount Street and N 27th Ave.
e. Intersection improvements for Catamount Street and Warbler Way.
f. Intersection improvements for Catamount Street and E Valley Center Road.
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
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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 Site Plan approval.
RESPONSE: A draft Waiver of Right to Protest for a.-f. is included in this Site Plan
Application and will be filed with the County Clerk and Recorder’s office upon
approval.
Easements
3. A mutual access easement for shared drive accesses utilized by multiple lots will need to
be executed and filed with the County Clerk and Recorder. A copy of the filed easement
must be submitted to the City prior to Site Plan approval.
RESPONSE: A draft mutual access easement is included in this Site Plan Application and
will be filed with the County Clerk and Recorder’s office upon approval.
4. If one does not already exist, a 30 foot public utility easement is required for the existing
water main from Warbler Way. It shall connect to the proposed easement for the proposed
water main.
RESPONSE: A draft Sewer & Water Pipeline and Access easement is included in this Site
Plan Application and will be filed with the County Clerk and Recorder’s office upon
approval.
A 30 foot wide public Water Pipeline and Access Easement exists across Lot 2 for
the existing water main. The executed existing water main easement is included in
this application for your convenience.
Snow Storage
5. BMC 38.240.020.M. Describe how the snow storage on the north side of 3360 Warbler
Way is deposited (the type of equipment and path).
RESPONSE: Adequate snow storage area is shown north of 3360 Warbler Way, east of
2756 Catamount and on the south end of the south driveway. In the event that the
city experiences a higher than normal snow year the owner will contract to have the
snow removed from the site as required. We are unable to specify specifically what
type of snow removal equipment will be used as that will be determined by what
company the owner hires.
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Sewer
6. The proposed sewer line to 3366 Warbler Way is too close to the existing 12 foot utility
easement. The proposed alignment will not allow for construction or maintenance without
intruding into the easement.
RESPONSE: The sanitary sewer service has been moved outside of the utility easement as
required.
7. DSSP V.B.3. The applicant must submit an estimate for peak-hour and average daily sewer
flow generated by the project with the Site Plan application. The applicant is encouraged
to contact the engineering department (Anna Russell) with this estimate prior to submitting
a site plan application to verify the sewer requirements. Capacity of downstream pipes will
be verified by the City.
RESPONSE: The peak-hour and average daily sewer flow generated by the project is
included in this submittal for review.
8. The proposed private sewer service to the existing 4 plex on Lot 2 cannot be located within
the proposed Public Utility Easement. A Utility Occupancy form must be completed prior
to Site Plan approval.
RESPONSE: The existing private sewer service to the existing 4-plex on Lot 2 already is
located in an existing Access and Public Water Main Easement. Copies of the
existing easements are included in this submittal for your convenience.
Water
9. City of Bozeman MPWSS Detail No. 02660-12.A. The proposed utility rooms for all the
buildings do not appear to be large enough to house the required water service
appurtenances. See the lay lengths exhibits attached with this review. Modify the rooms
as necessary with the Site Plan application.
RESPONE: The Architect has revised the proposed utility rooms to meet the current code.
10. BMC. 38.4100.0130.A. Water Rights. 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.
RESPONSE: Correspondence with Brian Heaston is included in this application regarding
the CIL of water rights, which states that no CILWR are required for this project.
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Dry Utilities
11. BMC 38.410.060.B.2.b. Easements. Add a 10 foot utility easement along the southern
property boundary for utilities routes to 2758 and 2754 Catamount on the Site Plan
submittal.
RESPONSE: A 10 ft utility easement is proposed along the southern property boundary
for utilities to serve 2758 and 2754 Catamount.
Fire
12. BMC 38.410.090 Fire Protection Requirements. Relocate the proposed fire hydrant on the
south side of the drive access between the existing 4 plex and 2758 Catamount to the bend
northeast of 2754 Catamount, still on the south side of the drive access. Include a fire
hydrant easement. Show the relocated hydrant and easement on the Site Plan submittal.
RESPONSE: The hydrant has been moved as requested.
13. BMC 36.04.180 Fire Lanes. Add “Fire Lane, No Parking” signs, and associated curb
striping along both sides of the drive access on the Site Plan submittal.
RESPONSE: The site plan has been updated to include the appropriate curb striping and
fire lane signage.
14. BMC 36.04.190 Fire Lanes. Verify the turn radius can accommodate a City fire truck.
Include a turn radius diagram with the Site Plan Application.
RESPONSE: The fire lanes have been verified to accommodate a City fire truck. A turn
radius diagram is included with the Site Plan on Sht C1.0.
Storm Drainage
15. DSSP II.C.3. Storm drain detention/retention basins serving multiple lots shall be located
in common open space lot(s) owned by the HOA or POA. Drainage easements may be
necessary as well.
RESPONSE: The proposed storm drain detention/retention basins are located on the lot
being served. No drainage easements are required.
16. The project area is known to have high groundwater. A seasonal high groundwater
elevation will be required with the Site Plan Application to verify the proposed storm
drainage plan and use of underground storage. Any stormwater conveyance or storage
located below this elevation will not meet the City’s stormwater design requirements. In
addition, as a result of the high groundwater, basements and crawlspaces are discouraged.
Sump pumps may not discharge to the City right-of-way.
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RESPONSE: No groundwater monitoring had previously been performed on this site. In
early May the developer installed a monitoring well on site to determine
groundwater levels. Since then we completed 3 weekly site visits and measured
ground water levels. As shown on the Groundwater Monitoring Summary ground
water levels are at approximately 4757.5±.
The bottom of the proposed lowest stormwater chamber 4758.5. We will continue
monitoring the groundwater through the peak which is anticipated in June. Once
the water and sewer mains are installed adjacent to the underground retention and
infiltration systems it is anticipated that the ground water level will drop which is
historical observed.
17. A stormwater maintenance plan must be provided with the Site Plan Application.
RESPONSE: A stormwater maintenance plan is included with this Site Plan Application.
END OF NARRATIVE