Loading...
HomeMy WebLinkAbout009 Gran Cielo Block 14 Concept Review Comments Response Narrative 1 | P a g e 895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262 Gran Cielo – Block 14 Concept Review Comments Narrative Application 22027 Thank you for your comments regarding Gran Cielo Subdivision Phase II Block 14 Multi Residential concept application. Please find the following responses to your comments from your letter dated August 12, 2022. Madison Engineering comments are in bold below. Concept Review Comments 1. Need to make sure enclosure is out far enough that if cars are parked in spaces next to enclosure that doors are still able to open 180 degrees without hitting parked cars. Response: Acknowledged. Refer to Architectural sheets for trash enclosure. 2. (1) Need a detailed plan for refuse enclosures. (2) Refuse enclosures will need to be covered Response: Details for the refuse enclosure is located on the Architectural sheets. 3. BMC 38.410.070 and DSSP V.A and V.B - Water and Sewer Design Criteria - Prior to a determination of adequacy the applicant must provide an estimate of the peak-hour sanitary sewer demand as well as the average and max day demands of domestic water usage for the proposed site development. The estimates must be certified by a professional engineer. The applicant must confirm water and sewer demands are within the approved subdivision reports. Response: Certified peak-hour sanitary sewer demand is included in submittal. 4. BMC 38.220.080.A (2.g) - The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required. The applicant must confirm traffic generation numbers are within the approved subdivision TIS. Response: Previous TIS report and TIS report correspondence is included. See document 010 Gran Cielo TIS Report and document 011 Gran Cielo Block 14 TIS Correspondence. 5. Will need to see proposed transformer and electric service locations. All electric primary 2 | P a g e needs to be installed within utility easements. Will need to see proposed screening methods for electric service & transformer. Response: Northwest Energy has been reached out to regarding their power design. 6. BMC 38.410.060 (C.1) - The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer. An additional ten (10) feet of width is required for each additional main that occupies the easement. Response: Draft 30’ public utility easement is included. See document 008 Sewer Pipeline Access Easement. 7. DSSP Fire Service Line Standard Plans for all fire service lines must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. 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. Response: Acknowledged. 8. Provide text on cover sheet that states all required parkland was given at subdivision. Park also recommends keeping an up-to-date parkland tracking table that shows the current balance of IILP carried over from subdivision and previous phases. Response: Text is now included on cover sheet. See drawings 001 Cover sheet 9. W/S Sewer service for Southwest building This private sewer service can't be located through the easement to maintain our water main. Response: Per correspondence with Bozeman Engineering and the Fire Marshall, the utility plan has been updated. 10. W/S Sewer Main This is a bad choice for the location of a sewer main. We won't allow large trees or structures in this easement and it looks like that is exactly what you will want to put there with this segment being under a sidewalk surrounded by open space. This sewer main should be in a drive aisle along with the water in a common easement. In addition, we have private segments of water service crossing through the separate sewer easement. Response: The sewer manhole is located in the blvd because we are trying to utilize and existing sewer main stub. The tree located near the manhole has been removed. 11. ENG Water Service Line BMC 38.410.070.B.2 - The proposed water service line exceeds 150 feet in length. The 3 | P a g e length of service lines from the main to the structure may not exceed 150 feet in length, unless approved in writing by the city. Response: Acknowledged. Utility layout has been adjusted. See drawing 004 C0.3 Utility Plan 12. ENG Proposed Sewer Main Please show the proposed sewer main on this and all other plans. Response: The proposed sewer main is shown on all sheets besides the existing conditions sheet and detail sheets. 13. ENG Proposed water/sewer mains The option exists to connect service lines directly to the water/sewer mains located around the subject property. The applicant needs to describe reasoning for proposing new water/sewer main extensions into the site instead. Response: Correspondence has taken place with City Engineering and Bozeman Fire Marshal. Layout has been updated to install services off existing water main lines. Previously proposed water main has been removed. 14. As proposed fire supports the project. Please ensure that sidewalks are included from the fire riser room exterior door to public way. Response: Sidewalks have been included from fire riser room exterior door to public way. 15. Process – BMC 38.230.020. A site plan is required for the proposed project. A master site plan is a generalized development plan that establishes building envelopes and overall entitlements for complex, large-scale projects that will require multiple years to reach completion. A master site plan application is not required, however if phasing is proposed to extend beyond 2 years, a Master Site Plan allows that entitlement to be extended to 5 years. Response: Acknowledged. Master site plan was previously submitted for review. 16. In addition to, or as listed in the submittal checklist, a Site Plan must include: 1. A detailed phasing plan that includes: a) Detailed construction management plan, b) Project phasing and associated improvements necessary for the independent function of each phase such as parking, pedestrian connections to the street, and open space. Without an approved phasing plan, final occupancy may not be granted until the entire site is built out and ready for occupancy. 2. If submitting a master site plan, the Phase 1 site plan may be reviewed concurrently. Subsequent phases require additional site plan application reviews. 3. Provide a legal framework for shared access between lots to establish access to shared facilities such as parking and open space. 4. With the formal submittal, provide screening and amenity details for each shared open space area. Response: Acknowledged. 17. PLNG Phasing - Transportation Pathways The east-west and north-south pedestrian sidewalks and associated landscaping, as 4 | P a g e transportation pathways, must be included with the phase 1 construction. Response: Acknowledged. 18. PLNG Phasing - Open Space No common open space is to be provided with phase 1. Each phase must be fully functional if subsequent phases are not complete prior to occupancy. BMC 38.220.080.A.2.q. Only 50% of required open space may be provided by balconies. Demonstrate with the formal submittal how 100% of the required open space will be provided with phase 1, it occupancy is granted prior to the completion of future phases. Response: Open space areas and calculations have been adjusted. Refer to document 016 Open Space Calculations and drawing 005 C0.4 Open Space 19. PLNG Bicycle Parking Provide pad and bicycle rack details showing the shared bicycle parking is meeting the required dimensions. BMC 38.540.050 Response: Acknowledged. Bicycle detail on drawing 011 C2.2 Site Details 20. PLNG Coversheet - Phasing Provide open space and parking calculations per phase, as well as the total. Response: Total open space and parking calculations provided with MSP application and Phase 1 site plan application. Phase 1 shows phased open space and parking calculations on drawings and documents. 21. PLNG Lighting Provide a photometric plan with associated light fixture details demonstrating compliance with 38.570. Response: Acknowledged. 22. PLNG Landscaping Landscaping â BMC 38.550. Provide a phased landscaping plan that addresses mandatory landscaping provisions in Section 38.550.050 including street frontages, open space, parking lot landscaping requirements, landscaping used for screening of service areas, open spaces, and parking areas, and internal landscaped areas with the formal submittal. Response: Acknowledged. See Landscape drawings. 23. PLNG - Block Frontages Block frontage â BMC 38.510. This project will include multiple block frontages: A. Special Residential: For residences with ground floor living spaces facing a sidewalk or pedestrian path within a residential development, the building must feature at least one of the public/private space transition elements described in Section 38.530.030.J. Identify all special residential frontages interior to the site, and describe the transition method in the formal submittal. B. Landscaped Block Frontage: In the formal submittal narrative and drawings demonstrate compliance with the block frontage required design elements including but not limited to: Building placement, building entrances, façade transparency (provide on elevation sheets), weather protection, and parking location. 5 | P a g e Response: Please see Architects response. Refer to document 017 Site Concept Review Architectural Response. 24. PLNG - Open Space On-site residential open space â BMC 38.520.060.B. All multi-household development must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways: shared open space, ground level private outdoor space, balconies, common indoor recreation areas, and shared roof decks. Provide an exhibit detailing proposed open space overall and by phase. The open space plan shows all areas not being used for buildings, parking, and circulation as open space, this will not work in the formal submittal. Demonstrate compliance in the formal submittal how each type of open space proposed will meet the listed design standards in this section including dimensional standards, amenities provided, and separation from residential windows and service areas. Response: Open space has been updated. Refer to document 016 Open Space Calculations. 25. PLNG - Open Space The gym, community lounge, outdoor plaza, and dog wash may be counted towards required residential open space as indoor recreational areas. BMC 38.520.060. Response: Acknowledged. 26. PLNG Building Design Building massing and articulation BMC 38.530.040.C. Residential buildings must include articulation features at appropriate intervals relative to the scale of the façade in order to reduce the perceived massing of the building and add visual interest. At least three of the features listed in this section must be employed at intervals relative to the individual dwelling units or at a maximum of every 30 feet. The scale of the façade articulation should be compatible with the surrounding context. Provide details in the narrative and elevations. Response: Refer to the Architectural Sheets. 27. PLNG - Blank Walls Blank walls BMC 38.530.070. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Methods to treat blank walls are listed in this section and must be included in the formal submittal. Response: Refer to the Landscape Sheets. 28. Signs 38.560.060. The following on-premises signs may be permitted in R-5 with an approved sign permit: 1. Subdivision and residential complex signs. For residential subdivisions consisting of more than four residential lots and for residential complexes with more than four dwellings and more than one building, one low profile, freestanding, sign per development entrance may be permitted. No sign may exceed 16 square feet in area or five feet in height from the finished grade. The sign must be set back at least five feet from 6 | P a g e the property line. 2. Residential building signs. For properties used for multi-household residential, one wall sign per street frontage may be permitted. No sign may exceed eight square feet in area. Addressing is not subject to these standards. Response: Acknowledged.