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HomeMy WebLinkAboutNarrativeToCityCommentsResubmittal_06-25-21 z E Site Plan Review - Response to Comments • • For Bozeman Cohousing 3120 Wagon Wheel Road `IN I ii ii June 30, 2021 nib r \III 1 ■ p TABLE OF CONTENTS COMMUNITY DEVELOPMENT DEPARTMENT 1 ENGINEERING DEPARTMENT 11 General 11 Easements 12 Stormwater 12 Water Rights 13 Wastewater 13 Transportation 14 Utilities 15 Lighting 15 Conditions of Approval 16 ENGINEERING ADVISORY COMMENTS 16 FORESTRY DIVISION 19 WATER CONSERVATION 20 COMMUNITY DEVELOPMENT 21 NORTHWESTERN ENERGY 22 SOLID WASTE DIVISION 24 COMMUNITY DEVELOPMENT DEPARTMENT 1. BMC 38.520.050.C. Inter-site Connectivity. It appears that the 5-foot wide gravel fines trail located next to the northernmost parking lot provides non-motorized connectivity with the abutting property to the north. Correct: that is the intention. We agree with this finding. Page 1 of 26 z E Site Plan Review - Response to Comments • • 2. BMC 38.240.310.A.6, Aggregation of Tracts. The Site is comprised of two Tracts. The tracts must be aggregated into one lot or individual lots and/or the common boundaries of said lots must be reconfigured through the applicable subdivision review process to accommodate the project prior to II'iill1111�: final site plan approval of the development. The project appears to qualify r ,1I M�r�- = for Sec. 38.240.310.A.6, subdivision exemption. This would be the vehicle to show and label utility and access easements. 11 A separate application has been submitted for the aggregation of the two tracts. A subdivision exemption was used for the aggregation. 3. 38.230.100. On Sheet A4.2, please label the height of Building B and its roof pitch. The building height and roof pitch has been added to this sheet. 4. 38.360.070, Apartment buildings, Limited. a. The Table on the left side of Cover Sheet A0.0 is unclear as to how the buildings meet the standards of this Section. Please describe specifically how the single "Apartment building, Limited" meets the standards of this Section, providing calculations of square footage meeting subsections A.2 and 3. Dwelling and attached parking area (38.360.070.A.2) Proposed: 9,899 square feet (summed from table A0.0) Allowed. 10,000 square feet Common area (38.360.070.A.3) Proposed: 5,979 square feet (summed from table A0.0) Allowed: 8,250 square feet Calculation: 1000sf+ (8 dwellings x 250sf) + (35 dwellings x 150sf) b. Please label the building width of Building II on Sheet A4.4. Please detail the rationale for exceeding the Subsection A.2 maximum width of 120-linear feet. Please detail how the proposed 160-width meets the Departure criteria of Subsection 4.b. and c. A zoning Departure request requires a separate application and fee which can be found on our website. Please see sheet A3.4 for the length and width of Building II. Our drawings show horizontal dimensions on plans. Page 2 of 26 REIZ-F-MAN Site Plan Review- Response to Comments COHOUSInO Building length (38.360.070.A.4.b) Proposed: 15V-0"x 98'-8"(shown on floor plan) A Allowed by departure: 160 gth or idth n 11��I�4i ii Calculation (31 300sf of lineal a ea' 24 00 f) /35 0 = 59 additional feet. 1 A description of how the project fulfills the subjective departure 11 criteria (38.360.070.A.4.c) was included in the initial formal site plan narrative on page 8. A separate departure application has been submitted. 5. 38.530.070, Blank walls. Please ensure that the western portion of the front elevation Building II does not provide a blank well. The west portion of the Front (South) elevation of Building II does not have any walls with a horizontal length greater than 15 feet that do not include a transparent window or a door. The window is less than 12 feet from the end of the wall. 6. Please provide building elevations for Building D. Building II is the building you are describing for which elevations were provided (A4.4 and A4.5 in the initial formal submittal set). We have made every effort to remove any reference to Building Type D in an effort to clarify this. Sorry for the confusion. 7. Please describe what land use would be accommodated in the 500 square foot "maker-space" within the garages and which garages would accommodate that use. In the R-3 District, non-residential uses of a "maker" nature are not permitted. If a workbench and hobby workshop is included within the garage space, please state what you have in mind for the use of that space. Although the residents initially planned this non-commercial accessory residential use (e.g. hobby workbench), it was removed from the project to facilitate meeting the parking requirements of the UDC. Our apologies reference to it persisted in the narrative and on the civil drawings. They have been removed. 8. a. The Sheet C1.0 shows four building types A through D. Architectural Sheets A4.1 through A4.8 shows four additional Page 3 of 26 z E Site Plan Review - Response to Comments • • building types I, II, XI and Xii but those are not shown on the site plan sheets. Please identify where those building are to be so: located. Please explain why you are naming the buildings so `III ii ii differently. 11 nib 1'r ,1I o ir- = Each building is numbered numerically and uniquely. The building J1 types indicate a repeated building design (e.g. building numbers 11 IX and X, which are identical). Building I and II were labeled on sheet C1.0 (in the northwest corner of the site). Labels for Buildings XI and XII have been added to the civil sheets. Our apologies for the confusion. b. Please provide a table that clearly shows the number of studio, 1-bedroom, 2-bedroom and 3-bedroom dwelling units for each building type. The table labeled "Buildings" on Sheet A0.0 does not achieve this. The open space calculation sheet lists ten 4-plex buildings whereas Sheet L1.0 only shows eight. We have attempted to clarify the table on A0.0, which lists each dwelling in each building including its classification as a studio/efficiency, 2-bedroom, or 3-bedroom in the parentheses in the format: (# bedrooms/# bathrooms). We have added this text to the column heading to add clarity. There are no 1-bedroom dwellings in this project. Please also note that the parking tabulation includes the total number of dwellings by bedroom size. We have updated the open space calculation to show eight 4-plexes, one 8-plex, and one 3-plex. c. Table 38.320.030. C, Minimum setbacks. The minimum required setback for this development is 15-feet along the Wagonwheel frontage. Please correct the spelling of this 15- feet front yard setback. When creating new lots by subdivision, please keep in mind these setback requirements. Acknowledged, spelling has been corrected. d. 38.350.060. Fences, walls and hedges. If fences, walls or hedges are proposed on-site please label them on the site and landscape plans and Page 4 of 26 =- LLL Site Plan Review - Response to Comments COHOUSIrIO show a detail of the proposed fence/wall on one of the Sheets, likely the sheet with the bicycle rack, trash enclosure and mechanical screening details. ;iii lip Acknowledged.Acknowledged. Please refer to the updated landscaping plans. r \III Eli „ e. 38.360.249250. C. Townhouse and Rowhouse Dwelling Design. You are proposing four types of residential buildings: Type 1, Type 2, Type 3 and Type 4. There are four Type 1 buildings, three Type 2 buildings; one Type 3 building; and two Type 4 buildings. Per 38.360.250. C. and E. Rowhouse Design Standards, please describe and show how the eight rowhouse buildings meet these rowhouse design and open space standards. The buildings are (1)three-household dwelling, (8)four-household dwellings, and (1) eight-household apartment building, limited. There are no rowhouse buildings in the project because all buildings include dwellings which cannot be classified as a rowhouse because they share a floor/ceiling with an adjacent dwelling. This is due to the fact that the UDC definces Rowhouses as follows: Rowhouse. A dwelling unit that shares one or more common or abutting walls with one or more dwelling units. A rowhouse does not share common floors/ceilings with other dwelling units. Thus 38.360.220 contains the applicable supplemental use criteria for the three- and four-dwelling households. The criteria under 38.360.220.13 and D are met. 38.360.220.C.1 and 38.360.220.E are not applicable because the lot is not alley loaded. 38.360.220.C.2 is not applicable because the project is a multi-household development featuring more than four attached dwelling units. f. 38.410.030. D. Courtyard access lots. The woonerf is a private internal roadway providing pedestrian access to the residential buildings. With the site plan submittal, please provide a narrative that addresses the design standards of this section. This code section does not apply to this project. The project is located on a single lot not a "a series of lots clustered around a private internal roadway" as the code section is qualified for application. The code section contains a number of limits, which if met allow a reduced fire lane width. The project has not proposed a reduced fire line width, so the other limits are not relevant. Page 5 of 26 =— LLL Site Plan Review - Response to Comments • • e g. 38.410.100A.2.c. (3), (4) and (5), Watercourse setback. .�so a. A 50-foot setback is required from the Ordinary High Water Mark 11 11� or the top of the stream bank. A wetlands delineation report must lip Ijkno be submitted with a site plan application to show this r ,1I -���- = determination. The June 10, 2020 Memo from Allied Engineering LJ1 submitted with this application may not meet this wetlands 11 delineation report standard. I defer to our Engineering Department for that determination. There is no comment from Engineering stating the report does not meet the standard, and we therefore believe this report is sufficient. b. The wetlands setback is not properly shown and labeled on Sheets C1.1, 1-1.2; please correct. Some portions, but not all of the slope exceeds 33 percent and was added to the 50' setback distance as shown on 1-1.2. Calculation of the watercourse setback line was based on the surveyor's field slope measurements. A label has been added to 1-1.2. The setback location has been coordinated on C1.1. We apologize for the confusion. c. On Sheet 1-1.3, please separate the species and number of plants meeting the requirements of 38.410.100. f. Watercourse Setback Planting. Please see updated landscape plans. d. It is noted that a portion of the October 2020 FEMA Special Flood Hazard Area (100-year Floodplain and Floodway) lies at the eastern boundary of the Site. Acknowledged h. 38.410.120. Mail delivery. Please show on the site and landscape plans the locations of any "gang" or shared mailbox structure. Note that the USPS delivery person will no longer leave the vehicle to drop off or pick up mail. Page 6 of 26 =_ LLLI Site Plan Review - Response to Comments • • The location was shown on the civil plan, landscape plan, and the architectural plan of Building II near the primary west entrance. A �: drive lane is provided for vehicular access to the mailboxes. i l i���;� i. 38.410.130. Water rights. With the site plan submittal, please provide a -M "'= copy of the receipt for the payment-in-lieu of water rights for the L10 1 development that was required with the annexation. 11 Email correspondence with Brian Heaston on December 22, 2020 states that a CILWR fee of$1,414 was not paid and we should pay this fee as part of the site plan approval process when we pay the site plan CILWR fee. j. 38.420.030. Parkland dedication. Please provide a written agreement from the Parks and Recreation Department regarding your cash-in-lieu satisfaction of this standard. Addi Jadin confirmed (5/12/21) that a final review by RPAB is being scheduled. k. 38.510.010. B. Landscaped Block Frontage applicability. a. Sheet L1.0 is showing eight buildings with four units each: Buildings 4 through 10. Building 2 appears to be the Apartment building, Limited building. Building 1 consists of garages. Building 11 consists of garages. Building 12 consists of 3 garages with a dwelling unit on the second floor of each. The carport and garage next to building 12 has no building number. Since this development is a holistic "co-housing" project, we will apply the Landscape Block Frontage (BF) standards to the Wagon wheel-facing structures. Acknowledged. b. The three garages with dwelling units above them are shown as Building XII" on Sheet A4.8. The person-entrance to the dwelling units face the street and per Sheet L1.1 have physical access to a sidewalk that leads to a second sidewalk along the woonerf that provides access to the street, thus meeting the building entrance standards of the Landscape BF. Acknowledged Page 7 of 26 z E Site Plan Review - Response to Comments • • c. Per this BF standard, please label the width of the sidewalks from these unit's front doors as 5-feet. 1� sii Acknowledged. Please see updated site plan. nib�� CIF Mir' d. The percent of transparency of the street facing facades of those three buildings with second floor dwellings meet and exceed the 11 15% requirement of the BF. Acknowledged I. 38.520.040. Non-motorized circulation and design. We defer to Engineering to determine the maintenance feasibility of the proposed "grasspave" materials on the pedestrian pathways. Acknowledged m. 38.550.050.C.2.c, No parking space shall be located more than 70-feet from the trunk of a tree. Please correct the landscape plan for the parking lot at the north end of the Site to meet this standard. Please see attached updated landscape plans. n. 38.520.070.C.1. Screening of ground related service areas and mechanical equipment. a. The site and landscape plans show the trash containers on the south side of the entrance road. The "back" side of the trash enclosure is visible from the private lot to the south and the west side is visible from the street. You propose planting three 1- gallon Cottoneaster lucidus hedges on the back side of the enclosure as a visual screen from the south. You propose to plant five 1-gallon Karl Forester ornamental grass plants on the west side of the enclosure. Those plants will take many years to mature sufficiently to serve as a visual screen for the enclosure. The enclosure is not opaque and, instead, the dumpsters are quite visible from those vantage points. Please provide opaque materials on the south and west sides of the enclosure to meet the standards of this BMC subsection. The south and west elevations of the enclosure are opaque as proposed. The spaces between the slats are filled in on those elevations creating the mountain motief that is tall enough on Page 8 of 26 z E Site Plan Review - Response to Comments • • those sides to obscure the 200-gallon and 450-gallon refuse containers. Dumpsters are not proposed. 1� sii b. The trash enclosure is located immediately north of an adjacent li���:� single-household lot that is developed with a two-story house. Mi' _ Since that lot has several mature trees serving as a privacy screen J1 along its western and northern boundary, a covered trash 11 enclosure will not be necessary for the CoHousing project. Acknowledged o. 38.520.060. B, Usable residential open space. The Applicant's narrative indicates that private open space would be provided for ground floor dwelling units in the back and front yards exceeding 150 square feet (sf) each. Upstairs units would be provided balconies each exceeding 36 sf. The remaining six open spaces areas are common open space areas totaling 70,070 sf which exceed the required open space of 6,300 sf by 63,700 sf. On the landscape plan please show and label the dimensions of the ground floor units' private open spaces and provide details of the fence meeting the fence height standards of 38.520.060.B.1.b. Fences or hedges are not desired by the residents due to the common aspect of the cohousing culture. Thus the openspaces were classified as shared and shown as such on C1.0. To clarify, reference to private open spaces has been removed and the classification of open space has been coordinated on the Landscape and Civil plans. p. 38.530. Building design. Please provide a physical sample of the glass material to be used on fenestration on the three dwelling units facing the street per the Landscape BF requirements for transparency. The inspector will bring this sample to the Site upon final inspection. Acknowledged. q. 38.540. Parking. Based on the number of bedrooms within the dwelling units, combined (including the required 3 efficiency dwellings above the western garages), 99 parking spaces are required. You are seeking reductions in parking for car-sharing and additional landscaping. Please provide an executed car-sharing management plan and contract with a provider prior to site plan approval which meets the attached Administrative Policy No. 2017-01 procedures and requirements. Acknowledged Page 9 of 26 z E Site Plan Review - Response to Comments • • r. 38.540.050. A.4 and 5, Bicycle parking. Secure bicycle parking must be �: provided to these standards. You show a structure for bicycle parking. ii Please show the locations of bike racks outside of that structure. Please II'io���: label the number of secure bicycle racks within that structure. Nine 9 rIt0 2 0 secure bike racks, representing 10% of the 99 required vehicle parking 101001 „ spaces, must be provided. Please note that, per 38.540.050.A.4.b, the secure parking must be located within 100-feet of each building it is to serve. There is no deviation from this 100-linear-foot standard for the 9 required spaces. Freestanding secure bike racks were shown on sheet C1.0 in four locations serving all buildings within 100'. The bike rack detail shown on the civil detail sheet (C2.0) provides parking for two bicycles per rack. Thus the four freestanding locations provide at least eight parking spaces total. The enclosed bike parking will provide at least one space, making nine total, thus meeting the city requirement. s. 38.560.070, Wayfinding signage. Please provide the locations and details of any wayfinding signage on the Site. Monument signs would require a separate sign building permit application. No monument sign is proposed. Sign details were included in the architectural details. Locations are shown on the site plan. t. 30.38.570, Lighting. With the site plan, please show locations of parking lot pole lights and pedestrian-scale lighting. Please provide light fixture cut sheets with the next submittal of the site plan. No parking lot pole lights or freestanding pedestrian-scale lighting is proposed so as not to encumber the brilliance of the night sky and wildlife that require a dark sky to migrate successfully. The site lighting plan showed all outdoor lighting and includes associated cut sheet information (i.e. photometrics and physical characteristics). u. 8.600 and 38.610.010, Natural resource and wetlands protection. As noted above, please provide a wetlands delineation study and any mitigation of impacts of the on-site wetlands, if any. The development will not impact the wetlands as the construction zone is outside of the wetland and the wetland setback. Page 10 of 26 =- LLL Site Plan Review - Response to Comments • • e ENGINEERING DEPARTMENT General r ,1I 1. BMC 38.540.020 (F) Surfacing - The proposed alternate surfacing for the „ secondary access woonerf is acceptable from an access and stability standpoint. However, due to the extensive use of alternating surface types and arrangements (varying materials, narrow widths, transitions, colors, stamped patterns, etc.), the City will not be responsible to maintain or replace any part of the interior access road surfacing should it be damaged or disturbed in the process of accessing or locating the public water and sewer system components. a. The applicant must submit a draft agreement between the City and associated parties' that agrees to indemnify and hold the City harmless for any damages and clearly delineates maintenance/replacement responsibilities for surfacing within the public utility easement and outside of the public right-of-way. A draft agreement is included with this submittal. b. The draft agreement must be accompanied by an exhibit stamped by a licensed professional surveyor. A draft agreement of the exhibit is provided with the submittal. c. The draft agreement must be submitted for approval from the Public Works Director with subsequent approval from the City's Legal Department. Acknowledged d. Upon City review and approval, the applicant must provide an owner executed original agreement to the City prior to site plan approval. Acknowledged e. The agreement must be incorporated into the Owners Property Association Documents. Page 11 of 26 RCIZ-FMAN Site Plan Review- Response to Comments • • ► e Acknowledged. The agreement will be incorporated into the tl Owners Property Association Documents upon City approval. 1111Mii 2. The applicant has indicated the intention to aggregate the two existing 11 0��� tracts at the site into a single lot. A subdivision exemption (SE) application kr to aggregate the lots is required to be submitted, approved, and Mimi completed prior to site plan approval. 11 A subdivision exemption application has been submitted to the City and a copy of the submittal is attached. 3. BMC 38.230.100.A.12 Phasing - If project phasing is proposed, please provide a detailed phasing plan with Site Plan submittal accompanied with exhibits that show how the development intends to build out. In addition, the phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. A phasing plan has been included with this application. Please see Sheet C1.5 of the updated civil plans. Easements 1. BMC 38.410.060: All public easements must be provided with the Site Plan submittal in a clean draft format for review. Easements will be deemed inadequate if they are not in a final draft format (signatures are not required for the draft review). Easements must be stamped by a licensed professional surveyor. Easements must identify the current appropriate City officials in signature blocks. Please provide a complete easy to follow easement package for review. This includes all existing and proposed easements. This complete package is helpful for tracking purposes. Acknowledged 2. BMC 38.410.060 (C)(1) Easements -The applicant must provide a thirty (30)foot public utility easement to accommodate both water and sewer prior to site plan approval. An additional ten feet of width is required for each additional main that occupies the easement. The water and sewer main easement must be provided using the City standard language and be provided for review and approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Page 12 of 26 =— LLL Site Plan Review - Response to Comments • • e Upon approval, the applicant must provide an owner executed original easement to the City prior to site plan approval. 1� sii A draft of the 30-foot public utility easement has been included with this li���: submittal. "J1 3. BMC 38.410.060 (13)(2) Easements -The applicant must show and 11 provide a ten foot utility easement (power, gas, communication, etc.) along the developments property frontage prior to Site Plan approval. The utility easement must be provided using the City standard language and be provided for review and approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Upon approval, the applicant must provide an owner executed original easement to the City prior to site plan approval. Northwestern Energy (NWE) has been contacted regarding the 10-foot utility easement along the property frontage. Dylan Swanson of NWE is currently working to provide a draft easement along with an associated exhibit for the 10-foot utility easement. 4. DSSP Section (D)(5) Easements - No permanent structures shall be placed within a utility easement unless an encroachment permit has been obtained. Trees or other significant landscaping features shall not be placed within ten (10)feet of any utility main or service lines. Acknowledged Stormwater 1. BMC 40.04.500(A) - The stormwater maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to Site Plan approval. A stormwater maintenance plan has been included with this submittal and been incorporated into the Owners Association Documents under Appendix G. 2. DSSP Section (II)(C) - The proposed stormwater features must comply with the maximum slope steepness and total depth requirements for basins located in areas accessible to the public. The slope of the drainage swale on the south side of the woonerf is 2:1. Per correspondence with Lance Lehigh, the slope of the drainage swale is acceptable because the swale is a conveyance channel. Page 13 of 26 z E Site Plan Review - Response to Comments • • Water Rights �;; ���� 1. DSSP Section (V)(A) Design Report - A water design report must be Iin prepared by a professional engineer for the proposed project. The water II��� ���„_ distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. 11 A water design report will be submitted when the applicant submits for infrastructure approval. The report will be prepared by a professional engineer in accordance with the City's design standards and specifications. 2. DSSP Section (V)(A)(5) Dead End Mains -All dead end mains shall end with a fire hydrant or blowoff. Applicant must show a blow-off at where the main temporarily dead-ends at the north end of the property. A blow-off has been added to the temporary dead-end at the north end of the property. The east end of the water main terminates with a fire hydrant. Please refer to Sheet C1.4 (utility plan) of the updated civil plans. 3. DSSP Fire Service Line Standard -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 a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. Plans and specifications for any fire services on site will be submitted when the applicant submits for infrastructure approval. The plans and specifications will be prepared by a professional engineer in accordance with the City's Fire Service Line Policy. 4. Service Identification — It is unclear how services will be marked/identified for each building. The City of Bozeman typically requires curb stamps to designate where water and sewer services cross into the property being served. Given the unique utility layout for this project, the applicant must identify service valve locations on the plans and propose an alternate method to permanently identify the Page 14 of 26 Site Plan Review - Response to Comments corresponding address for each valve at the point of operation. City personnel must be able to easily locate, access, identify, and operate the o �1" ,,, service valves for each building within the development. „ Water services will be marked with the property address on the curb box. 0 "' Sewer services will be marked with the property address in a stamped concrete collar at the easement line. Details will be included with the 11 infrastructure submittal showing how each service will be identified. 5. DSSP Section (V)(D) Service Alignment and Location -A minimum of ten feet of horizontal separation must be maintained between underground water and sewer services and between these services and any other utilities, structures, and major landscaping features, including trees. The services must be installed perpendicular to the main up to the easement line. Based on correspondence with Lance Lehigh, a minimum of ten feet of horizontal separation is not required between water and sewer services. The ten foot separation requirement applies to water and sewer mains and private utilities, not services. Wastewater 1. DSSP Section (V)(B) Design Report- A sewer design report must be prepared by a professional engineer for the proposed project. The sewer collection system must be designed to meet the average daily flow and peak hour sanitary sewer demands for the development. A sewer design report will be submitted when the applicant submits for infrastructure approval. The report will be prepared by a professional engineer in accordance with the City's design standards and specifications. 2. DSSP Section (V)(B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the average daily flow and 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. An infiltration rate of 150-gallons/acre/day shall be added to all flow calculations when designing new sewers. These calculations will be included with the sewer design report. Page 15 of 26 =— LLL Site Plan Review - Response to Comments • • e 3. DSSP Section (V)(B)(11) Service Alignment - The services must be installed perpendicular to the main up to the easement line. 1� sii Acknowledged nib 1111- r�\III :� � Transportation „ 4. BMC 38.400.060 Street Improvement Standard - The plans are unclear as to the extents of the existing right-of-way along the project's frontage. A 60-foot minimum right-of-way is required to meet the "local" street standard should the City acquire and undertake improvements to Wagonwheel Road in the future. The existing right-of-way extents must be identified on the plans. If additional right-of-way is required it must be dedicated with the lot aggregation. A 60-foot right-of-way is provided along Wagonwheel Rd. The existing right-of-way extents are identified on Sheet C1.1 (dimension plan) of the civil plans. 5. BMC 38.400.060 Street Improvement Standard - The applicant has provided correspondence that the portion of Wagonwheel Road along the project's frontage will continue to be maintained to its current standard by Gallatin County Rural Improvement District (RID) 326. This arrangement is agreeable to the City, until such time as the City takes over maintenance/improvements to this portion of roadway in the future, with the following items required prior to site plan approval as they pertain to this development: a. The applicant must make appropriate arrangements for both parcel areas to be included in the RID assessment boundary as indicated in the November 2, 2020 RID correspondence, and shall confirm to the City Engineering Department that the second parcel area has been added to the RID. James Nickelson of Morrison Maierle has been contacted regarding the RID (Morrison Maierle manages the Gallatin County Rural Improvement District Program). Parcel RGH9122 is in the district and pays its assessment as part of its property tax bill. It is our understanding that the second parcel will be added to the district by default upon approval of the aggregation of the two lots. A separate application has been submitted for the lot line aggregation. b. A City standard detached sidewalk must be constructed along the project's frontage. If City standard curb & gutter is not installed Page 16 of 26 =— LLLI Site Plan Review - Response to Comments • • along the property frontage with this project, the applicant must demonstrate that the new sidewalk will be at the correct elevation so: with respect to the existing roadway surface to accommodate a ` ��� future standard local street width and back of curb elevation. nib 1'r _M-�"'= A detached sidewalk will be constructed along the project's J1 frontage. Please see attached civil site plan. Curb & gutter will 11 not be installed along the property frontage. Sidewalk elevations have been designed at the correct elevation with respect to the existing roadway surface to accommodate future development. Please refer to the civil grading plans for proposed sidewalk elevations. c. The Civil drawings are in conflict with the Stormwater Plan with regard to new curb & gutter vs. maintaining the existing roadside ditch along the project's frontage. The applicant must rectify the drawings to clearly show what is proposed within the right-of-way. The civil plans have been updated to show that curb & gutter will not be installed along the project's frontage. Please refer to the updated civil plans. d. The applicant must demonstrate how existing roadside ditch drainage patterns and conveyance capacity will be maintained with new curb & gutter and/or culverts along the project's frontage. Existing roadside ditch drainage patterns and conveyance capacity have been maintained by keeping the swale along the property's frontage. The culverts under driveways have been sized to match the existing culverts in the roadside ditch. e. A pedestrian crosswalk must be installed at the intersection of Concord Drive and Wagonwheel Road (see additional comments). A pedestrian crosswalk has been added at the intersection of Concord Dr. and Wagonwheel Rd. Please refer to the updated civil plans. f. A new maintenance agreement must be in place clearly identifying the associated parties and their maintenance responsibilities (i.e. City vs. County)for any new improvements installed within the right-of-way beyond the current RID standard. Page 17 of 26 z E Site Plan Review - Response to Comments • • We do not support creating an additional maintenance agreement. The proposed improvements within this right-of-way include a .�so sidewalk with approaches, streetlight, and crosswalk. The 1NI ii ii sidewalk and approaches would be the CONs responsibility. The 11 l i�no streetlight will be in an SLID and maintained by NWE. The _N��� "'= stripping on the sidewalk is the only other improvement and would J1 be covered by a 2 year warranty and then we proposed it be 11 maintained by the City like other crosswalks in the city. Since this is inline with typical maintenance we do not believe an agreement is needed. 6. BMC 36.05.070 Traffic lanes, crosswalks, and safety zones; when designation authorized —An accessible crosswalk including pavement makings, signage, and street lighting is required at the intersection of Concord Drive and Wagonwheel Road. A pedestrian crosswalk has been added at the intersection of Concord Dr. and Wagonwheel Rd. Please refer to the updated civil plans. Utilities 1. BMC 38.230.100 Plan Review Criteria—The applicant provided a general overview of the water and sanitary sewer layout, however, given the scale and complexity of the overall development the applicant needs to provide a detailed utility plan as required with Site Plan submittal. a. This utility plan should include water, sewer, stormwater, gas, electrical, fiber, and other relevant utilities that will service the development. A utility plan has been added to the civil drawings. Please see Sheet C1.4 of the civil plans. Lighting 1. DSSP Standard Specifications for Lighting Materials and Installation Section XI —The new crosswalk at the intersection of Concord Drive and Wagonwheel Road shall require city standard street lights be installed per DSSP Section XII. The required intersection/crosswalk street light(s) shall be shown on the plans prior to site plan approval. The required street light at the intersection has been added to the site plan. Please refer to Sheet C1.0 Page 18 of 26 z E Site Plan Review - Response to Comments • • 2. DSSP Standard Specifications for Lighting Materials and Installation Section III —The applicant is advised all proposed street, pedestrian and pathway lighting shall be operated and maintained through the creation of a new SILD, through the annexation to an existing SILD, or through some li���:� other equivalent means approved by the City of Bozeman. The approval Mi' - to create or annex to an SILD shall be granted prior to final plat for a LJ1 subdivision or Occupancy if a final plat is not required. 11 An application to create a new SILD for Bozeman CoHousing has been included with this submittal. 3. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The site plan can be approved prior to infrastructure review, however, the following requirements must be satisfied with the infrastructure submittal. DSSP Section XVIII Submittal Requirements: a. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires. b. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with Section XIV. Pedestrian Luminaires. c. Lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII — D), and light trespass (Section XII — D). d. The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP)will be required with infrastructure review. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The following requirements must be satisfied with the infrastructure submittal. The above requirements will be included with the infrastructure submittal. Conditions of Approval 1. If not already filed for the subject site, 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 (SIDs) or special districts for the following if they do not already exist: Page 19 of 26 z E Site Plan Review - Response to Comments • • a. Street improvements to Wagonwheel Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. .�so b. Street improvements to S. 3rd Avenue including lighting, III ii ii signalization, paving, curb/gutter, sidewalk, and storm drainage. 11 l i�no c. Intersection Improvements to S. 3rd Avenue and Wagonwheel 0�"'= Road. "10 1 The document filed must specify that in the event an SID is not utilized for 11 the completion of these improvements, the developer 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 filed SID waiver prior to Site Plan Approval. A copy of the SID waiver has been included with this submittal. ENGINEERING ADVISORY COMMENTS 1. The applicant must properly abandon the existing on-site septic tank and leach field prior to connection to the City sanitary sewer system. Connection must occur prior to or concurrently with further development of the property. The applicant must report the abandonment to the City Water and Sewer Division for inspection, and the applicant must report the abandonment to the Gallatin City-County Health Department. In addition to abandonment of the septic tank and leach field, the applicant must demonstrate that the sanitary sewer service to the septic tank has been completely disconnected from the old septic system prior to Occupancy. A note will be added to the infrastructure drawings stating that the contractor must properly abandon the existing on-site septic tank and leach field prior to connection to the City sanitary sewer system. The abandonment will be reported to the City Water and Sewer Division and the Gallatin City-County Health Department. 2. The applicant must completely disconnect the on-site well from the house prior to connection to the City water system to protect the City's potable water system from cross contamination. The applicant must contact the City Water and Sewer Division to inspect the well disconnection prior to Occupancy. Page 20 of 26 z E Site Plan Review - Response to Comments • • A note will be added to the infrastructure drawings stating that the contractor must completely disconnect the on-site well from the house prior to City connection. This will be reported to the City Water and `IN I ii ii Sewer Division. nib 111'r ,1I ��- = 3. If not already completed, the applicant will need to make arrangements with the City Engineer's Office (Taylor Lonsdale) to provide an 11 address/addresses for the project prior to Site Plan approval. The City Engineer's office has been contacted regarding addressing. A preliminary draft of the addressing scheme has been included. 4. BMC 38.270.030.C: Plans and Specifications for the proposed water main, sewer main, and public street improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, must be provided to and approved by the City Engineer. The applicant shall 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 infrastructure improvements unless all provisions set forth in Section 38.270.030.0 of the Bozeman Municipal Code are met to allow for concurrent construction. If the applicant wishes to request concurrent construction for the public infrastructure associated with the project (water mains, sewer mains and roadway improvements) the following items are required: 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. If concurrent construction is requested after the site plan has been approved a modification application will be required. 5. The applicant is advised that they have not requested for concurrent construction. If concurrent construction is desired the applicant must submit all of the applicable materials prior to site plan approval. Page 21 of 26 z E Site Plan Review - Response to Comments COHOUSING Applicant is requesting concurrent construction. An application for concurrent construction has been included with this submittal. We have .�� contacted the fire department regarding the approval letter and will submit once we receive it. nib Ij� "���" FORESTRY DIVISION 11 1. Two trees in the parking lot area are directly underneath the overhead power lines. They'll need to be swapped with a smaller-growing species. Please refer to the updated landscaping plans. 2. The six boulevard trees proposed may be in conflict as well. They look to be -r20-25 away from the utility, and it's only a single-phase voltage, so I'll defer to NorthWestern. If they deem it a concern, then only tree species suitable for planting under utility lines would be allowed in the boulevard. These species are noted with a "U" in the Street Tree Guide. Acknowledged 3. Wagon Wheel Road is a privately maintained street and the Forestry Division is not responsible for maintenance of any boulevard trees. Acknowledged 4. See attached plan showing trees in utility easements. ri Y U =O N ' ']ice'' , _• U----------------- ®wn.m E L1.0 Acknowledged Page 22 of 26 z E Site Plan Review - Response to Comments • • WATER CONSERVATION Recommendations and not requirements 1„�y 1. Landscape design plan should indicate the total landscaped area (ft2 ) and lip k�� N��„_ landscaped area of all turf grass areas (ft ). J1 „ Acknowledged 2. It is recommended that the irrigation plan indicates perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology. Acknowledged 3. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation of a rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen. When the sensor dries, it opens the connection to allow the system to resume normal operations. To save money and water- check out the City's rain sensor rebates for new construction! Acknowledged COMMUNITY DEVELOPMENT 1. Provide an additional Fire-separation page. Detailing out the Fire-separation wall construction. Detail continuous separation at wall junctions, floor framing, stairs alone wall. Per 2018 IBC Chapter 7 (At Building permit submittal For Review) Acknowledged. We will include fire separation information at building permit submittal. Page 23 of 26 z E Site Plan Review - Response to Comments • • NORTHWESTERN ENERGY 1. Continue to work with NWE project engineer on electric utilities. If an 1„�y lip application has not been submitted it is recommended that the applicant k�� i��„_ or applicants representative do so. Applicant will need to work with NWE ::J' project engineer for needed utility services and will need to submit an „ application online to have the NWE project engineer to work with the applicant and/or applicants engineer and/or architect. 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. Once an application is submitted the NWE project engineer will be in contact with the applicant. An application has been received by NWE and we have been assigned the tracking number: 20200924-251-NC 2. Utility easements. Plans show a 5-foot PUE for dry utilities. To provide electric to each of the buildings NWE will require a 10-foot utility easement in place of the proposed 5-foot PUE. Any extension of electric primary beyond this easement will need an additional easement to install transformers near the buildings. To establish the needed utility easement locations the NWE project engineer and Northwester Energy's real estate representative will help to establish these locations as well as the needed documentation. We have discussed the electric easement with NWE and agreed upon a 10' easement in the updated locations. 3. Review comments submitted for 10-07-20 DRC meeting for landscaping and transformer installation requirements. 4. NWE does not have any underground utilities within the area shown on the drawing. There is a single phase overhead line. Acknowledged 5. Following was the comment per landscaping that I submitted in my previous comments. a. 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. All other approved landscaping will be Page 24 of 26 =— LLLI Site Plan Review - Response to Comments • • placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. 1� sii Acknowledged nib 1111-r ,1I Mir- = 6. As for the landscaping within the area along Wagon Wheel, outside of our LJ1 utility easement, we prefer they do not plant trees that still have the 11 potential to grow into the power lines. When they grow into our power lines the tree is aerial encroaching within the utility easement and NWE will need to trim the trees back, primarily for safety reasons and to prevent outages. When NWE has to have the trees trimmed back it unfortunately makes the tree look awkward. Additionally, it is an added expense NWE tries to proactively prevent. If they could plant hedges or something that would not grow into the power lines would be preferred. Acknowledged Page 25 of 26 z E Site Plan Review - Response to Comments • • SOLID WASTE DIVISION A ;;="`�� 1. Please identify the location for refuse disposal. Looks like the plan is to lip 1„�y use 4 tubs located in drive entry. If so please indicate such. Will it be �It screened? If so with plants or in an enclosure? Are they sitting on a concrete slab? I need details please. 11 The refuse collection enclosure is located on the south side of the entrance drive where it meets the internal parking area. Yes four tubs are planned. It is noted on the civil site plan as including a concrete slab (C1.0). The architectural drawings (A10.3) show details of the enclosure including an enlarged plan and elevations. Page 26 of 26