HomeMy WebLinkAboutNarrative Response to Comments 06 29 2021 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768
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Civil/Structural Engineering and Surveying
June 29, 2021
City of Bozeman Planning Department
Attn: Danielle Garber
20 E. Olive Street
Bozeman, MT 59718
RE: Narrative Response to Development Review Committee Comments – Westland Lofts
Condominiums Phase 2 (COB # 18557, C&H #171281).
Dear Danielle,
This letter is to provide a narrative response to the Development Review Committee Comments
provided on December 2, 2020. This narrative is intended to accompany the Phase 2 Site Plan
submittal. Responses to these items are provided in italics below:
Section 2 – Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
This item is noted.
2. The applicant is advised that Phase 2 will exceed the allocated capacity for this property
within the Baxter Meadows Lift Station as such Phase 2 cannot receive site plan approval
until additional capacity is created downstream as determined by the City’s Engineering
Division (i.e. the Norton East Wastewater Interceptor is constructed to take demand from
Baxter Meadows Lift Station, The Baxter Meadows Lift Station is upgraded, or an
alternative.).
The above-noted requirement is understood. Based on previous conversation with the City of
Bozeman Engineering department, completion of the Norton East Wastewater Interceptor was
anticipated for the end of June, 2021. Though this is an approximate end date, the applicant
anticipates that the site plan and building permit review processes will be complete in a similar
time frame to the interceptor’s completion. It is understood that final building permit approval
cannot be issued until completion of the interceptor project.
Civil/Structural Engineering and Surveying
Section 3 – Required Code Corrections
Encroachments & Landscaping
1. Clarify if there are ground level patios on the east side of Building C. Sliding
doors and fencing are shown in the architectural plans, but the landscaping
plan shows planting beds in those locations. Partially Addressed. Per
Section 38.410.060 - If a project proposes an encroachment into a
utility easement it must receive written approval from all the impacted
utilities, which means those utilities who currently have infrastructure
in the easement or who will be placing infrastructure in that easement
for the project in order for the City to approve the encroachment. The
patios and fencing for building C require this approval for the file.
The patios and fencing are proposed with Building C. Northwestern Energy has indicated that
they will not need the rear easement. The communications utility providers have indicated that
they will either use the proposed NWE easements or that conduit running along the back of the
units would provide sufficient access to the units and would not require disturbance of the fence
or patio. The applicant has proposed a typical 12” PVC Utility culvert to provide access.
Engineering Comments:
1. A utility occupancy permit, found on the engineering department’s webpage, and approval
from the City’s Water Superintendent is required for any private utility occupying a public water
or sewer easement. The permit and approval is required for the proposed sanitary sewer services
prior to site plan approval.
This is noted. A draft of the permit is included with the resubmittal. The portion of the sanitary
sewer services installed with the public utility easement and adjacent to the water main were
approved with the Phase 1 Site Plan Application and have been installed.
2. DSSP Section II - Drainage Policy: The applicant must include a drainage plan with post-
construction storm water management controls that are designed to infiltrate, evapotranspire,
and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of
rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects
that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the
first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water
management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed
offsite within the same sub-watershed using post-construction storm water management
control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated
offsite within the same subwatershed using post-construction storm water management control(s)
expected to remove 80 percent TSS.
a. The applicant must provide pre development vs post development runoff for drainage
areas 3 and 4. The weighted C value for area 3 is increased from predevelopment conditions,
show how the difference in runoff will be managed.
Civil/Structural Engineering and Surveying
Drainage Areas 3 and 4 are addressed in the approved Master Site Plan Stormwater
Management Report. These areas generate very minimal runoff and are not expected to cause
problems on the adjoining properties (Public Parks and Open Space). The proposed hardscapes
are not parking areas so they are not expected to generate significant oils or sediments that
might pollute surrounding properties.
3. BMC 38.270.030 (C)(1) - Completion of Improvements: Concurrent construction is approved
contingent upon written approval from the fire department for concurrent construction. Provide
correspondence with fire department prior to site plan approval.
The water main was installed during the spring of 2021. The City’s acceptance of the
infrastructure and the project close-out information will be provided prior to occupancy permit.
4. BMC 38.410.070 – Municipal water, sanitary sewer and storm sewer systems: Per Condition
of Approval No. 3 of the Master Site Plan, Application No. 18557 Phase 2 will exceed the
allocated capacity for this property within the Baxter Meadows Lift Station as such Phase 2
cannot receive building permit approval until additional capacity is created downstream as
determined by the City’s Engineering Department (e.i: the Norton East Wastewater Interceptor is
constructed to take
demand from Baxter Meadows Lift Station, the Baxter Meadows Lift Station is upgraded, or an
alternative.).
The above-noted requirement is understood. Based on previous conversation with the City of
Bozeman Engineering department, completion of the Norton East Wastewater Interceptor was
anticipated for the end of June, 2021. Though this is an approximate end date, the applicant
anticipates that the site plan and building permit review processes will be complete in a similar
time frame to the interceptor’s completion. It is understood that final building permit approval
cannot be issued until completion of the interceptor project.
If you have any questions or need any more information, please give me a call at (406) 587-
1115.
Thank You,
Drew Kirsch, E.I.
Project Manager
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