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HomeMy WebLinkAbout05 Responses to Informal Comments 0312202105 Response to Informal Comments March 12, 2021 Community First Griffin Place Site Plan Application Planning 1. 38.510.020. C and 38.510.030.H Block Frontage. The Site has no Block Frontage designation; therefore the “default” Block Frontage designation in industrial zones is “Other” per 38.510.020.C. That section defers to section 38.510.030.H which defers to Table 38.320. 050 which requires a 20-feet front setback with landscaping therein. It appears that the North building is setback 24-feet from the north property line; please confirm. The planting area between the sidewalk and the building and parking areas must be at least 20-feet in depth; please label this. When architectural drawings are submitted, they will be measured by the standards of Table 38.510.030.C for Mixed Block Frontage sites and not the storefront standards. A 20-foot landscaped setback is noted on the drawings. Thank you for clarifying the “No Frontage” > “Other” > “Mixed” > “Landscaped” block frontage designation along Griffin Drive. 2. 2. 38.520.060. B.1, Open space. The North building non-residential uses would not require open space. The South building uses, as principally-transitional housing and services to those clients, would require the same open space as required for group housing at 37 square feet per person/bed. The design team has applied the principals of “Trauma-Informed Design” throughout the site and building designs and there are several different programmed open spaces strategically located throughout the site. The code requires a minimum of 37 sf per bed. With 170 beds proposed, 6,290 sf of open space is required. This requirement will be met by the landscaped areas south of the south building as detailed on Sheets A1.2 and L306. 3. 3. 38.540.050, Parking. Parking is required for each of the various uses, depending upon the net square footage of each use (85% of the gross) [38.540.010.A.1] or you may calculate the parking requirement by the more detailed process described in 38.540.010.A.1.a. See parking calculations on Sheet A.01 “Cover Sheet.” Based on the unique uses of the buildings, the owner has elected to pursue the more detailed process allowed by Section 38.540.010.A.1.a. 4. 38.360.135. C.5, Parkland Dedication. Per this Section, the emergency housing component is exempt from parkland dedication. Understood. 5. Please provide a lighting plan with the site plan submittal. Please see the ES Sheets in the Drawing folder for details. 6. Please remember to submit an application for Concurrent Construction of infrastructure with the site plan submittal. A concurrent construction plan has been submitted. See Section 06 in the Documents folder. Engineering - Legal 1. Bozeman Municipal Code (BMC) 38.400.090. - Griffin Drive is classified as a minor arterial as such requires 100 feet of right-of-way (ROW). Conservatively the applicant should plan that 50 feet of right-of-way will be required along the property frontage from the center line, however, with the design of Griffin underway the City is reviewing the necessary ROW required to support the reconstruction of the street. Preliminary review of the design indicates that a reduced ROW section maybe acceptable. The required ROW must be provided prior to site plan approval, City will accept either ROW dedication or a street easement dedication using the City’s standard language. The design team and owner have been coordinating with the City of Bozeman Engineering Division and Sanderson Stewart, the firm designing the Griffin Drive transportation project. 2. BMC 38.410.060.B.2.a. - Ten foot utility easement are required along the frontage for all streets for the extension of dry utilities unless an alternative location is approved of in writing by all appropriate utility companies and the City. This easement must be provide beyond any additional ROW required for Griffin Drive. A 10-foot utility easement is shown along the Griffin Drive frontage. See Sheet C1.0 in the Drawings folder. 3. BMC 38.410.060. - The public water and sewer easement supporting the onsite extension of mains must be prior using the City’s standard language. Please contact the Engineering Department (Griffin Nielsen) to receive a copy of the standard language. A standard easement is planned for the main extensions. Engineering - Transportation 1. BMC 38.400.010. – Griffin Drive adjacent to the development does not meet the City minimum standard for a minor arterial street, the street must be upgraded in order for the development to receive approval. As discussed above, the City is planning the street upgrade of Griffin Drive in Fiscal Year 2021 (CIP No. SIF 113). The applicant is responsible for the property owners local cost share of the street improvements. Payment for the local share must be made according to the City’s cash-in-lieu of infrastructure code section, Bozeman Municipal Code (BMC) 38.270.070 and must pay the full cash-in-lieu of infrastructure amount prior to site plan approval. The property owner understands this condition. 2. BMC 38.400.090. - The accesses on to Griffin Drive do not meet the City’s separation require. The applicant may request a relaxation to this standard per 38.400.090.H. The applicant will need justify that relaxation for the proposed development is safe as proposed or if additional infrastructure would be need to ensure safety. A relaxation request will need to account for the present of the adjacent transit stop. The accesses on Griffin Drive have been discussed with the Engineering Division and Sanderson Stewart, the City’s consultant for the road design. These accesses line up with the existing accesses across Griffin Drive and allow for safe movement to and from the site. Please see Section 07 “Transportation Impact Summary” from Sanderson Stewart which includes the access deviation request. 3. BMC 38.230.100.A.6. - Please provide a transportation summary of for impacts for the development which includes estimate for the peak hour trips, muti-modal trip distribution breakdown (included pedestrian and bike users), atypical vehicles which may access the site and any additional infrastructure that maybe needed to support the health and safety of the public and site user and mitigate the impacts the transportation system. Please see Section 07 “Transportation Impact Summary” from Sanderson Stewart. 4. BMC 38.410.120. - The proposed transit stop will need to be coordinated with the design of Griffin Drive and Streamline. The applicant is advised to review section 7 from the City’s 2007 Transportation Master Plan when designing the site with the adjacent transit stop. The design team has been in contact with the City, Sanderson Stewart and Streamline to determine the best location for the bus stop which is shown in the drawing set. 5. BMC 38.400.010. – The project falls along a Montana Department of Transportation (MDT) Urban Route, as such must be submitted to the MDT Systems Impact Review Committee and make necessary update/changes to the future site plan to address any comments provided by the committee. Please see Section 07 “Transportation Impact Summary” from Sanderson Stewart. Sanderson Stewart is the Engineer on the Griffin Transportation project and has been coordinating with MDT and the City. Engineering - Water and Wastewater 1. BMC 38.410.070. - The applicant must coordinate water and sanitary sewer main extension with the design of Griffin Drive improvements. Please contact the City Engineering Division (Taylor Lonsdale). The main extension must be installed either before the reconstruction or concurrently. Pavement cuts into Griffin Drive will not be allowed once the project is completed. The design team is coordinating the construction schedule with the City and the City’s consultant, Sanderson Stewart. 2. BMC 38.410.070. – Please provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project. The City will analyze and determine if sewer capacity is available to accommodate the project. See attached Preliminary Engineering Sewer Report in Section 12 in the Documents folder. 3. BMC 38.410.070. - The proposed project resides in an area that is known to experience high groundwater and increased rates of corrosion due to clay soils. The applicant must provide a corrosion analysis with the infrastructure design report. If the corrosion report verifies corrosive soils, the applicant must provide sufficient corrosion protection of the ductile iron water mains. See attached Preliminary Engineering Water Report in Section 11 in the Documents folder. 4. BMC 38.410.130. - Water rights and/or payment of cash-in-lieu of water right is required prior site plan approval. The applicant is advised to contact Brian Heaston with the Engineering Department for additional questions on the requirements of 38.410.130. A preliminary cash-in-lieu of water right calculation is included in Section 1.1.5 of the Preliminary Water Report in Section 11; however, we would like to discuss this calculation with the City due to the unique nature of the proposed uses. Engineering - Stormwater: 1. BMC 38.410.080. - 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 existing site appears collected and provided storage for offsite drainage in the northeast and northwest corner. The drainage design must account for this offsite drainage and ensure that runoff is limited to predevelopment rates. b. With the upgrade to Griffin Drive there maybe need to provide stormwater storage for the increase in drainage from the expansion of the road along the property frontage. The drainage design engineer should coordinated with City Engineering Division (Taylor Lonsdale). See attached Preliminary Engineering Stormwater Report in Section 13 in the Documents folder. 2. BMC 38.410.080. - A stormwater maintenance plan must be provided and approved by the City. The approved maintenance plan must be signed by the property owner or incorporated into property owner association documents, if documents are to be created prior to master site plan approval. There are no property owner association documents for this project. See attached draft stormwater maintenance plan in the Appendix of the Preliminary Engineering Stormwater Report in Section 13 in the Documents folder. 3. Montana Post-Construction Storm Water BMP Design Guidance Manual Seasonal High Groundwater - The proposed project is located in an area that is known to have seasonally high groundwater. The season high groundwater elevation must be confirmed and included as part of the drainage report. Groundwater may 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. The applicant is advised to begin groundwater measurements as soon as possible to obtain the necessary information for design. See attached Geotechnical Report in Section 14 of the Documents folder. Engineering – Recommended Conditions of Approval 1. Upon future development, 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 Griffin Drive including lighting signalization paving, curb/gutter, sidewalk, lighting and storm drainage b. Intersection improvements to Griffin Drive and Manley Road c. Intersection improvements to Griffin Drive and North 7th Ave. d. Intersection improvements to Griffin Drive and Bridger Drive. e. Intersection improvements to Griffin Drive and Rouse Ave. The applicant may obtain a copy of the template SID waiver from the City Engineering Department (Griffin Nielsen). The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the applicant 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 SID waiver filed with the County Clerk and Recorder with and provided a copy of the recorded document prior to site plan approval. See attached draft waiver in Section 08 in the Documents folder. If this draft is acceptable to the City, the owner will sign and record it. Engineering - Advisory 1. The applicant must obtain approval from The Montana Department of Environmental Quality for water and sanitary sewer infrastructure constructed with this project prior to scheduling an infrastructure pre-construction meeting with the City. The owner understands this condition. 2. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. This application does include a request for Concurrent Construction. Please see Section 06 in the Documents folder for details. 3. 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 either a standalone submittal or included with the water main extension infrastructure plans, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. The owner understands this condition.