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HomeMy WebLinkAboutSite Plan Narrative 05-12-2021 Fallon Condos – Site Plan Fallon Condos Site Plan Application Page 2 of 23 Table of Contents NARRATIVE I. Project Overview II. Response to DRC Comments APPENDICES Appendix A: Vicinity Map Appendix B: Zoning Map Appendix C: Traffic Impact Memo Appendix D: Norton Ranch Phase 4 TIS Appendix E: Site Plan Checklist Appendix F: Concurrent Construction Request Letter Appendix G: Norton East Ranch Subdivision Phase 4 Plat Appendix H: Unit Mix Diagram PLANS: ARCHITECTURAL Sawtooth (Rowhouse) Units A1.1 – Main Floor Plan A1.2 – Upper Floor Plan A2.1 – Elevations A.3.1 – Section, Roof Plan, and Details A3.2 – 2-Hour Wall Details Highland Units A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plans A2.1 – RCP A3.1 – Exterior Elevations Fallon Condos Site Plan Application Page 3 of 23 A3.2 – Exterior Elevations A4.1 – Building Sections A5.1 – Schedules A5.2 – Quantity Schedule A6.1 – Interior Elevations A7.1 – Exterior Details A8.1 – Exterior Elevations Calderwood Units A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – Reflected Ceiling Plans A3.1 – Exterior Elevations A4.1 – Building Sections A5.1 – Schedules A5.2 – Quantity Schedule A6.1 – Interior Elevations A7.1 – Exterior Details A8.1 – Exterior Elevations Truss Drawings Truss Layout Boulder Units A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – RCP Plans A3.1 – Exterior Elevations A3.2 – Exterior Elevations A4.1 – Building Sections Fallon Condos Site Plan Application Page 4 of 23 A5.1 – Door and Window Schedules A6.1 – Interior Elevations A6.3 – Floor and Wall Details A8.1 – Exterior Elevations Greenhorn Units A0.1 – Cover Sheet A1.1 – Floor Plans A1.2 – Roof Plan A2.1 – RCP Plans A3.1 – Exterior Elevations A4.1 – Building Sections A5.1 – Door and Window Schedules A5.2 – Quantity Schedules A6.1 – Interior Elevations A7.1 – Interior Details A8.1 – Exterior Elevations CIVIL C1.0 – Cover Sheet & Overall Site Plan C2.0 – Overall Site Layout C2.1 – Site Utility Plan C2.2 – Site Grading & Drainage Plan C3.0 – Details C3.1 – Details Stormwater Design Report LANDSCAPE L101 – Landscape Plan L102 – Plant Schedule & Notes L201 – Landscape Details Fallon Condos Site Plan Application Page 5 of 23 I. PROJECT HISTORY Executive Summary This Site Plan application is for the construction of eighteen (18) residential buildings – two (2) three-household rowhouses and sixteen (16) detached single-household condominiums – for a total of 24 residential units. Narrative The Fallon Condominium Site Plan is a proposed residential condominium complex located on Lots 1 and 2 of Block 14 in Phase 4 of the Norton East Ranch Subdivision, land annexed into the City of Bozeman in 2007. The property is designated on the Future Land Use Map as Community Commercial Mixed Use (CCMU) and is zoned Residential Emphasis Mixed Use (REMU). The project includes open space areas, pedestrian connections, and parking/stormwater facilities necessary to serve the proposed buildings. The narrative below contains an overall project description and responses to the City’s comments, while the plans show conformance with the UDC standards. Please see Appendix E for a complete analysis of how this project meets the relevant Site Plan review criteria. The parcel is currently a vacant field and was historically used as farmland. The parcel is generally flat with a gradual slope to the north. The parcel is in the northwest portion of the City of Bozeman and is bordered by Water Lily Drive, Pond Lily Drive, and Fallon Street on its north, east, west and north sides, respectively. All surrounding roads were installed to City of Bozeman standards during the Norton East Ranch Subdivision, Phase 4 and Phase 1 infrastructure improvements. The project site is located approximately 1,000 feet from a 6.8-acre public park installed with Phase 1 of the Norton Ranch Subdivision. The project intends to utilize five (5) building types as described below. Please see Appendix H for locations of each proposed unit type and unit plans for additional building details. Additional information on the location of the on-street parking provided for this project is shown on Civil Sheet C1.0. 1. Boulder Units (Eastern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Water Lily Drive c. Building Footprint – 1,018 sq. ft. d. Building Height – 26’-9” Fallon Condos Site Plan Application Page 6 of 23 e. Number of Buildings – 5 f. Parking – i. Required – 10 spaces (two spaces per unit) ii. Provided – 10 spaces (two spaces within each garage per unit) 2. Greenhorn Units (Southern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Internal pedestrian pathway c. Building Footprint – 946 sq. ft. d. Building Height – 24’-5” e. Number of Buildings – 3 f. Parking – i. Required – 6 spaces (two spaces per unit) ii. Provided – 6 spaces (one space within each carport and one on-street space per unit) 3. Highland Units (Western Units) a. Dwelling Type – Three-bedroom b. Building Frontage – Pond Lily Drive c. Building Footprint – 1,239 sq. ft. d. Building Height – 27-’8” e. Number of Buildings – 5 f. Parking – i. Required – 15 spaces (three spaces per unit) ii. Provided – 15 spaces (two spaces within each garage and one on-street space per unit) 4. Calderwood Units (Northern Units) a. Dwelling Type – Two-bedroom b. Building Frontage – Fallon Street c. Building Footprint – 946 sq. ft. d. Building Height – 24’-7” e. Number of Buildings – 3 f. Parking – i. Required – 6 spaces (two spaces per unit) ii. Provided – 6 spaces (one space within the carport and one stacked driveway space per unit) 5. Sawtooth Units (Rowhouse Units) a. Dwelling Type – Three-unit Rowhouse (2 x Three-bedroom units and 1 x Two- bedroom unit) Fallon Condos Site Plan Application Page 7 of 23 b. Building Footprint – 5,044 sq. ft. c. Building Height – 22’-2 1/16” d. Number of Buildings – 2 e. Parking – i. Required – 16 spaces (Eight spaces per building) ii. Provided – 16 spaces (two spaces within each garage and one on-street space as necessary to serve the three-bedroom units) Utilities surrounding the subject parcel were installed with both Phase 1 and Phase 4 of Norton East Ranch. Water and sanitary sewer services will be provided via water and sewer main extensions from Fallon Street that will loop through the onsite central drive aisle. The existing water and sewer service stubs are discussed in the responses included below the previous City Comments. Dry utilities to serve the proposed project, including gas and electricity from Northwestern Energy and communications from various providers, will be extended in utility easements from existing connections installed with Phase 4 of Norton East Ranch as shown the Site Utility Plan (Civil Sheet C2.1). An access drive through the property is proposed to create a separation from the surrounding local and collector streets as shown on the Overall Site Layout (Civil Sheet C2.0). These pathways will connect sidewalks from all streets to internal site circulation pathways, providing public access throughout the project site. See Civil plans for additional information on the public access easements and their proposed locations. The proposed site design also includes two drive approaches that will serve as access to the proposed development. Two drive aisles through the property will connect to Fallon Street. As these apartment units are to be rental units and not market-rate units, this project is not subject to the AHO. Therefore, an affordable housing plan has not been included with this application. CIL of parkland and water rights are discussed below in the response the City comments. The CIL of parkland is summarized on the Site Plan (Civil Sheet C1.0). The project is to be developed in phases, and a phasing plan for the site and utilities are shown on Civil Sheets C1.0 and C2.1. Concurrent construction is requested for this project as discussed in Appendix F. It should also be noted that the two lots will be aggregated as part of this Site Plan. SE File No. 21-174 has been submitted and is currently under review by the City of Bozeman. Fallon Condos Site Plan Application Page 8 of 23 If there remain unanswered questions or additional minor code corrections following review of this submittal, the applicant requests that those items be included as conditions of Site Plan approval to be addressed concurrent Building Permit application and/or through the utilization of a Modification application following Site Plan approval. Fallon Condos Site Plan Application Page 9 of 23 II. RESPONSE TO CITY COMMENTS The following responses are provided City DRC Comments provided December 16, 2020 (File No. 20-369): No. Conditions of Approval Review Entity Response/Comments 1 Process – A Site Plan Application is required for entitlement. A Subdivision Exemption Application is required to aggregate the two lots. Given the preliminary nature of this submittal, a second concept review application is required prior to the submittal of the formal site plan application. Any requested departures must be submitted with the applicable review fees for each departure with the Site Plan. Per Section 38.230.100 include the following in your submittal. a. Show all existing and proposed utility easements in the correct location on the plans with the formal submittal. b. Show the 10-foot drain tile maintenance easement in the correct location on the plans with the formal submittal. All buildings along Fallon are encroaching into this easement. A total of 20-feet of easements exists along Fallon. c. A draft mutual access and utility easement must be included in the formal submittal. d. A color exterior material palette keyed to the building elevations (also see building materials below). e. Show utility meters, electrical conduits, and other service utility apparatus on the building elevations. Planning – Overall Comments Following discussions with City Planning Staff, the applicant was advised that a second Concept plan was not required. A Subdivision Exemption (File # 21- 174) has been submitted to aggregate the two lots. No departures are requested with this submittal. a. The existing and proposed utility easements have been shown in the correct location. b. The required 10-foot drain tile maintenance easement and the total 20- foot easement along Fallon Street. c. The draft mutual access and utility easement have been included Fallon Condos Site Plan Application Page 10 of 23 on the Civil plan sheets. d. A color exterior material palette has been included with the Architectural plans. e. All utility meters, electrical conduits, and all other utility meters are shown on the building elevations. 2 Zoning Designation – A Zone Map Amendment is currently in review with our office under application #20288. The new Bozeman Community Plan future land use map designation underlying the current R-O zoning is now Community Commercial Mixed Use which would preclude the establishment of a primarily residential development as proposed with this application per Section 38.310.030. If the proposed zoning of REMU for these lots is approved by the City Commission the proposed uses will be permitted per Section 38.310.040. Staff will review this application under the proposed REMU zoning designation, since it is not permitted with the current R-O zoning designation as explained above. Planning – Overall Comments Understood, the application has been prepared in accordance with REMU zoning. 3 Form and Intensity Standards – Section 38.320.040 – Front setbacks in REMU are 10- 15 feet, however there are easements along Fallon Street totaling 20-feet that will need to be accounted for. Planning – Overall Comments Understood. The Civil Plan demonstrates the easements and setbacks have been accounted for in this submittal. Fallon Condos Site Plan Application Page 11 of 23 4 Townhouse and Rowhouse Standards – Section 38.360.240 – Rowhouse standards apply to the two 3-household condominium units fronting on Fallon Street. Usable open space is measured (10% of the building living space) and configured differently per this standard. Front setbacks may be used to meet this standard, provided they are defined with a fence. With the formal submittal provide details in the narrative and drawings demonstrating compliance with all applicable rowhouse standards including open space and building design. Planning – Overall Comments Understood. The rowhouse open space is shown on the Civil Cover sheet, and details on the size of each open is also found on this plan sheet. 5 Single, two, three, and four-household dwellings – Section 38.360.210 – A clear and obvious pedestrian connection between the sidewalk and the building entry that faces the street is required for new dwellings. All units fronting on a street need this connection including the rowhouses. All new dwellings must provide a covered pedestrian entry with a minimum weather protection of 3’ x 3’. The rowhouse designs currently show sliding glass doors and no weather protection for the front entries. The detached condo designs vary. Planning – Overall Comments Pedestrian pathways connecting to sidewalks and weather protection have been shown on the Civil plans. 6 Non-motorized circulation and design – Section 38.520.040.C.2 - Sites with residential units. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. Residential developments must provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site. Sidewalks are required to be 5- feet in width. Planning – Overall Comments Understood. Pedestrian circulation connections have been shown on the Civil plans. 7 Non-motorized circulation and design – Section 38.520.040.C.3 – Crosswalks are required when a pedestrian path crosses the drive aisle and must contain contrasting Planning – Overall Comments Understood. The Civil plans include information on Fallon Condos Site Plan Application Page 12 of 23 material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Detail location and materials proposed in the formal submittal. crosswalk location and design. 8 Location and design of service areas and mechanical equipment - BMC 38.520.070.D – Utility meters, electrical conduit, and other service utility apparatus must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, shared open space, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture. Planning – Overall Comments Understood. The utility meters have been screened using a variety of landscaping and architectural methods. Additional details are included on the Architectural and Landscaping plans. 9 Building materials – Section 38.530.060 – In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. Planning – Overall Comments Understood. Building materials are described within the Architectural plans for each building type. 10 Stall, aisle and driveway design – Section 38.540.020 – None of the internal garage parking stalls meet the minimum dimensional standards to be considered parking spaces as detailed in this section. None of the driveways for each detached condo meet the dimensional requirements for stacked parking, if stacked parking is to be used. Provide a set number of bedrooms per unit so that staff can evaluate the parking calculation, many of the floor plans were labeled with text boxes indicating the number of bedrooms has not yet been determined. On-street parking may not be available on Fallon Street, reference the as- built drawings for the road to determine if on-street parking is allowed. If on-street Planning – Overall Comments Understood. A Parking Exhibit has been included as Appendix I. Fallon Condos Site Plan Application Page 13 of 23 parking is to be utilized dimension and show the spaces on the site plan drawing outside of vision triangles. 11 Detail not sufficient for comment on the following sections, demonstrate compliance with the formal submittal or the next concept review: a. Lighting – Section 38.570.040 b. Grading and drainage – Section 38.410.080 c. Landscaping – Section 38.550 Planning – Overall Comments Landscaping and Grading and Drainage details have been included in this submittal. No site lighting is proposed with this submittal. 1 Water main stubbed to property line from Stonefly Dr must be abandoned at main in Fallon St if not utilized by the project. Engineering - Water The water main stubbed into the property form Fallon will be utilized and therefore not required to be abandoned. 2 The water mains must be extended to the southern property boundary for future connections to the adjacent property to the south. Engineering - Water This comment no longer applies since the water main configuration has revised since the concept submittal. 3 DSSP Section V.6.a - A line serving more than one building, or intended to serve more than one building or facility is designated a water main. The existing 4” fire line extensions may not be utilized to service multiple buildings. Engineering - Water Understood. The existing 4" fire service stubs will be abandoned at the main as shown on civil sheet C2.1 4 DSSP Section V.6.f - All service connections shall be uniform size from the service line tap to the building structure or structures unless otherwise approved or required by the Water Superintendent. Engineering - Water Understood. 5 Existing fire line and water service stubs in Pond Lily Drive and Water Lily Drive not utilized by the project must be abandoned at the main if not utilized by the project. Engineering - Water Understood. The existing 4" fire service and 2" water service stubs will be abandoned at the main, where needed, Fallon Condos Site Plan Application Page 14 of 23 as shown on civil sheet C2.1 6 DSSP Section V.A.5 - All main extensions shall be looped, where possible. All dead end 8" mains shall end with a fire hydrant or 2" blow off. Larger diameter dead end mains shall end with a fire hydrant. Permanent dead-end mains shall not exceed 500-feet long. Temporary dead-end mains scheduled for future extension may end with a blow-off in lieu of a fire hydrant. Engineering - Water No dead-end water mains are proposed. 7 DSSP Section V.D.5.b - At no time will the utility line in question be less than nine (9) feet from the edge of the easement or less than ten (10) feet from a parallel utility line. Utility easements will also be required for all meter pits and fire hydrants maintained by the City of Bozeman. The water main must be greater than 9 feet from the easement line and no permanent structures will be allowed within the easement. Engineering - Water The proposed water main is greater than 9 feet from the easement line as shown on civil sheet C2.1. 1 The sewer mains must be extended to the southern property boundary for future connections to the adjacent property to the south. Engineering - Wastewater This comment no longer applies since the sewer main configuration has revised since the concept submittal. 2 DSSP Section V.B.11 - Each building shall have a separate service line from the building to the sewer main. Engineering - Wastewater Understood. Each building is shown to have one service to the main. 3 DSSP Section V.D.5.b - At no time will the utility line in question be less than nine (9) feet from the edge of the easement or less than ten (10) feet from a parallel utility line. Utility easements will also be required for all meter pits and fire hydrants maintained by the City of Bozeman. The 4” line serving multiple structures would have to meet the requirements of a sewer main and be greater Engineering - Wastewater The proposed sewer main is greater than 9 feet from the easement line as shown on civil sheet C2.1. Fallon Condos Site Plan Application Page 15 of 23 than 9 feet from the easement line and no permanent structures will be allowed within the easement. 4 Existing sanitary sewer service stubs in Pond Lily Drive and Water Lily Drive must be abandoned at the main if not utilized by the project. Engineering - Wastewater The sewer services stubbed into the property from Pond Lily Drive and Water Lily Drive will be utilized and therefore not required to be abandoned. 1 The southern portion of the internal roadways running north and south must be widened to a minimum width of 24 feet to accommodate two way traffic. Engineering - Transportation Each drive aisle shown is 24 feet wide. 1 BMC 38.410.060 (C.1) Easements - The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer. An additional ten feet of width is required for each additional main that occupies the easement. Engineering Advisory Comments - Easements A 30-foot foot public utility easement is shown for the proposed water and sewer mains. 2 BMC 38.410.060 (B.2) Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) along the developments property frontage prior to Site Plan approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Engineering Advisory Comments - Easements This 10-foot utility easement is shown on the Civil Plans. It is understood that this easement must be recorded prior to final site plan approval. 1 Bozeman Municipal Code (BMC) 38.410.130 - The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. Engineering Advisory Comments – Water Rights The CIL of water rights has been coordinated with Brian Heaston. Any outstanding CILWR requirements or payments will be addressed concurrent with Building Permit. 1 1. BMC Section 38.270.030 – If the applicant wishes to construct the proposed structures concurrently with public infrastructure the applicant must provide the following to request concurrent construction Engineering Advisory Comments – Concurrent Construction A Concurrent Construction Request Letter has been included as Appendix F. Fallon Condos Site Plan Application Page 16 of 23 for the public infrastructure associated with the project (water and sewer mains) Prior to Site Plan Approval: a. Formal memo requesting concurrent construction. b. Plan and specification approval from the City and State prior to issuance of building permit(s). c. Submittal of an executed original conditional irrevocable offer of dedication, please contact the Engineering Department to receive a copy of this document. d. Written approval from the fire department for concurrent construction. 1 DSSP Section (A) (4) Water Quality - 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. Engineering Advisory Comments - Stormwater The stormwater design report is included herein and addresses these requirements. 2 DSSP Section (C) Water Quantity - The applicant must provide on-site detention with release rates limited to predevelopment Engineering Advisory Comments - Stormwater The stormwater design report is included herein and addressed these requirements. Fallon Condos Site Plan Application Page 17 of 23 runoff rates. Retention ponds must be sized based on a 10- year, 2-hour storm intensity. 3 The seasonal high groundwater elevation must be determined and the engineer responsible for the design drainage must certify that the proposed infrastructure can meet or exceed the City’s drainage requirements during the seasonal high. Engineering Advisory Comments - Stormwater The stormwater design report is included herein and addressed these requirements. 1 DSSP Section (V) (A) Main Size - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. A water design report was not provided with the Master Site Plan submittal. Engineering Advisory Comments - Water The water design report will be prepared and submitted as part of the subsequent infrastructure submittal. 1 BMC 38.410.070.A - As presented, wastewater generated from the subject property will flow into the existing Norton Ranch Lift Station. The applicant will need to verify that this lot has originally allocated capacity at the lift station and that the subject property can be adequately served by the Norton Ranch Lift Station prior to Site Plan approval. a. Norton Ranch Lift Station - The applicant is advised that the Norton Ranch Lift Station has been designed to be reconfigured to allow for phased development of the Norton Ranch Subdivision. The exact configuration is dependent on the phase and number of dwelling units to be served. Currently, there are three pumps at the lift station with a single principal pump that can operate under different hydraulic conditions that the station experiences, specifically column separation after pumping cycles. Engineering Advisory Comments – Wastewater It is understood that upgrades to the Norton Ranch Lift Station are currently in the design phase, which is being prepared by HDR and expected to be submitted to the City this Spring. The proposed upgrades to the lift station would significantly increase the capacity of the lift station to allow for this development. It is understood that approval of the future infrastructure plans cannot be issued until the lift station updates are complete. We respectfully request that site plan review is Fallon Condos Site Plan Application Page 18 of 23 DEQ Circular 2 requires that multiple pumps must be provided and of the same size. Units must have capacity such that, with any unit out of service, the remaining units will have capacity to handle the design peak hour flow. The station does not satisfy DEQ firm capacity requirements. The lift station must be upgraded prior to site plan approval. allowed to proceed on the assumption the that lift station upgrades will be completed this Spring. 2 DSSP Section (V) (B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the peak-hour sanitary sewer demand for the different phases certified by a professional engineer for the proposed project prior to Phase 1 site plan approval. This information is used to verify downstream sewer capacity as well as keep the City’s wastewater hydraulic model updated. Engineering Advisory Comments – Wastewater The sewer design report will be prepared and submitted as part of the subsequent infrastructure submittal. 1 A mutual access easement for shared drive accesses utilized by multiple lots will need to be executed and filed with the Gallatin County Clerk and Recorder. Subsequently, a copy of the filed easement must be submitted to the City prior to approval of the Site Plan. This will be required for the proposed access to the south. Engineering Advisory Comments – Transportation The two lots will be aggregated as depicted on the submitted Subdivision Exemption application has been submitted (File #21-174). As a result, the mutual access easement is not required. 1 Need to show 10-foot utility easement along the outer perimeter of the development along Water Lily Drive, Fallon Street, Pond Lily Drive and the south portion of the development along Lots 3 & 4. This would allow for the installation of all dry utilities to provide the needed services to all the units. Transformers and other electric utility equipment will be installed within the 10-ft utility easement along with gas and other dry utilities. NWE Plans have been updated to show the 10-foot utility easement. Fallon Condos Site Plan Application Page 19 of 23 2 There is three phase underground electric primary and a 2” gas main installed along the north property line of Lot 1 up to the lot line of Lot 1 & Lot 2. NWE Understood. 3 Buildings will share transformers where possible and secondary cans will be used to reduce the number of transformers in some locations. Secondary junction cans will be used in place of transformers if the service runs are short enough and the limit of sweeps or bends does not exceed four. Submitting an application to NWE will get the NWE project engineer involved and can help with this process. NWE Understood. 4 Transformer location to buildings & landscape. For oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes. For transformers 750kVA & larger a 3- foot 6-inch clearance is required. For any combustible surface a minimum of a 10-foot clearance is required. Minimum Working Space for a Pad-Mounted Transformer is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE engineer will help to determine the appropriate location. NWE Understood. 5 NWE will need to review building site plans and elevation plans for the proposed buildings for new meter locations and site grading plans for all electric primary & equipment and gas main extension locations. NWE Understood. 6 Meter locations will need to be approved by NWE. All meters are to be located outdoors on the corner of the building or approved are closest to the transformer serving the property. NWE policy is to maintain a minimum 30-inches wide by 3-foot clear zone NWE Understood. All meters have been proposed to meet this standard. Fallon Condos Site Plan Application Page 20 of 23 between the front of the meter and landscape screening and allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to NWE meters. 7 The following applies to all buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. Submitting an application to NWE will get the NWE engineer involved and can help with this process. NWE Understood. 8 NWE will need to review landscape plans for proposed landscaping within the proposed development with location to utility easements and utility equipment. NWE Understood. 9 For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. No large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. NWE Understood. 10 Submit an application online to have the NWE project engineer work with the applicant. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. NWE Understood. Fallon Condos Site Plan Application Page 21 of 23 1 With the use of individual residential totes SWD is ok with the plan. Solid Waste Understood. Trash is to be handled individually by each unit occupant. 1 503.1 Where required. Fire apparatus access roads shall be provided and maintained in accordance with Sections 503.1.1 through 503.1.3. Fire Department Understood. All internal roadways have been designed to meet this standard. 2 503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Fire Department All internal roadways have been designed to meet this standard. 3 503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with Sections 503.2.1 through 503.2.8. Fire Department Understood. All internal roadways have been designed to meet this standard. 4 503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). Fire Department All internal roadways have been designed to meet this standard. 5 503.2.2 Authority. The fire code official shall have the authority to require or permit modifications to the required access widths where they are inadequate for fire or rescue operations or where necessary to meet the public safety objectives of the jurisdiction. Fire Department Understood. 6 503.2.3 Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus Fire Department All internal roadways have been designed to meet this standard. Fallon Condos Site Plan Application Page 22 of 23 and shall be surfaced so as to provide all- weather driving capabilities. 7 503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. Fire Department Understood. 8 D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING— FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Fire Department Shown on Civil Plan Sheet 2.1. 9 D103.6.1 Roads 20 to 26 feet in width. Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide (6096 to 7925 mm). Fire Department Shown on Civil Plan Sheet 2.1. 10 D103.6.2 Roads more than 26 feet in width. Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide (7925 mm) and less than 32 feet wide (9754 mm). Fire Department Shown on Civil Plan Sheet 2.1. 1 BMC Section 38.420 Unless it can be shown by the applicants that parkland was previously provided for the existing units, the parkland requirement for the estimated addition of 24 new residential units on a 2.1- acre parcel is estimated to be 0.72 acres. Please work with the subdivision developer to provide an estimate of park land provided in all phases of Norton Ranch and the equivalent parkland for Improvements-in- lieu already installed. Staff recommends Cash-in-lieu of Parkland if a balance is owed. Parks & Recreation Phase 4 of the Norton Ranch East Subdivision provided the required land dedication for this project (for 8 du/acre). The net residential density of this project 10.48. Therefore the Sec. 38.420.020.A.1.b balance of required cash donation in-lieu is to be met as follows: 2.10 acres x 2.48 du/acre x 0.03 Fallon Condos Site Plan Application Page 23 of 23 units/acre = 0.15 acres x 43560 sf/acre x $1.72/sf = $11,238.48 CIL to be paid concurrent with Building Permit submittal. See the Civil Cover Sheet for additional details. 2 BMC Section 38.420. If cash-in-lieu of parkland will be proposed for some or all of the land dedication, please submit a request addressing the criteria of Resolution 4784 with the Site Plan application. Current appraisal value for Cash-in-lieu is $1.72 per square foot but will be determined at the time of Site Plan completeness. New appraisal value is expected in Spring 2021. Parks & Recreation The CIL proposed for this project is to meet UDC Sec. 38.420 for Park Area requirements as described above. 3 BMC CIL amount must be printed on the final Site Plan. Applicants may contact the Park Planner prior to formal application with proposed number of units and net lot area to get an estimated CIL of Parkland Amount. Parks & Recreation See Civil Cover Sheet. The CIL amount was determined in consultation with Addi Jadin. 4 All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee. A meeting will be scheduled upon submittal of a formal application. Parks & Recreation Understood.