HomeMy WebLinkAbout18523 Tschache Apartments SP-DRC Memo DRC Memo
Tscache Apartments
RE:Tscache Apartments
Application No: 18523
Application Type:Site Plan
Project Address:
To Whom it May Concern,
Respectfully,
CC:Black Dirt, LLC
2320 West Main Street, Suite 6
Bozeman, MT 59715
406-581-0667
dan@mountainhomes.net
jmay@g-e-i.net
2420-2440 Tschache Lane
Thank you for your application to review the above referenced project. At this time the Development Review Committee has
found this application inadequate for further review. Please review the preliminary comments provided within which pertain
to the review of the submitted materials. We hope that these notes and suggestions assist you with a potential future
project. Please note that comments are preliminary and based on information provided.
If you have any more questions, or if the Community Development Department can be of further assistance, please do not
hesitate to contact me at 406-582-2289 or cejohnson@bozeman.net.
Courtney Johnson, AIA, NCARB
Senior Planner
Wednesday, December 19, 2018
Genesis Engineering Inc
Attn: Jeremy May
204 North 11th Ave
Bozeman, MT 59715
406-581-5730
Page 1 of 8
DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
MEMORANDUM
FROM:DEVELOPMENT REVIEW COMMITTEE
RE:Tscache Apartments Current Application No:18523
Project Summary:
Full Site Address:
Legal Description:
Recommendation:
Zoning Designation: R-4
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Planning Division Courtney Johnson, AIA cjohnson@bozeman.net 406-582-2289
38.230 Plan Review
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38.350 General Land use Standards and Requirements
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38.420 Park & Recreation Requirements
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Staff has found that the project does NOT comply with the requirements of Chapter 38 of the
Bozeman Municipal Code and is deeming the application inadequate for further review.
Setback and height encroachments, limitations and exceptions. Please provide more information regarding
proposed encroachments and how they relate to the front setback and any Northwestern Energy utility easements
within the site. (Sec. 38.350.050.A)
Pedestrian and vehicular ingress, egress and circulation. Please provide a pedestrian pathway to access to all
site amenities, including mail boxes. (Sec. 38.230.100.A.6)
Three - 18 plex apartment buildings on a 2 acre site
2420-2440 Tschache Lane
STONERIDGE SQUARE SUB, S02, T02 S, R05 E, Lot 9, PLUS COMMON OPEN SPACE PLAT
J-446
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this report. These conditions
are specific to the development.
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the
Bozeman Municipal Code or state law.
The site plan shall have an initial entitlement period of one year. The applicant may seek an extension of not
more than one additional year. Extensions may be sought under the provisions of Section 38.230.140.D.
Section 3 – REQUIRED CODE CORRECTIONS
All references are to the Bozeman Municipal Code.
Park Area Requirements. Park proposal with park area requirement are as follows and were reviewed by RPAB
on 10/12/18. (Sec. 38.420.020)
12 units/acre x 3.070 acres = 36.84 units
36.84 units x 0.03 acres = 1.1052 acres of required parkland dedication.
Page 2 of 8
DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
38.510 Block Frontages
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Tschache Lane is designated Landscape
Internal roadway is designated Special Residential Block Frontage
Property fronts to Rose Park and is designated Mixed-Landscape
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Difference = 1.1052 acres – 0.7368 acres = 0.3684 acres of parkland to be dedicated.
Previously Dedicated parkland to meet minimum requirements:
Minimum density = 8 units per acre
8 units/acre = 3.070 acres = 24.56 units
24.56 units x 0.03 acres = 0.7368 acres of previously dedicated parkland.
For apartment buildings façade transparency does not meet minimum of 15% for residential uses, please
review and revise.
6' minimum sidewalks are required adjacent to arterial streets and public parks and 5' minimum width in other
areas. Please review and revise the sidewalk width for sidewalks to Rose Park.
Block Frontage Standards. Please review all elements required by the designation(s) listed above. Please
respond to each Block Frontage element within your response narrative, some applicants have provided a table
outlining the requirement and how they have met minimum standards.
The subject propriety block frontage designations are as follows:
The public trail corridor through the Stoneridge Square PUD must be reviewed for compliance with the approved
PUD final plan. Any trail sections in the Stoneridge Square PUD that are missing and/or that have not been
maintained must be constructed/improved with this project. All trail improvements must be completed prior to
occupancy of the first building. The trail improvements can be completed starting now as there is an approved plan
for the PUD and trail system that can be used to determine the improvements necessary.
Special Residential Block Frontage standards along sidewalks and internal pathways. For residences with
ground floor living spaces facing a sidewalk or pedestrian path in a residential or mixed use development, the
building must feature at least one of the public/private space transition elements described below. The objective of
this standard is to ensure privacy and security for residents, and an attractive and safe pathway that complements
the qualities of adjoining residences within a residential complex. Please review and provide a narrative which
describes the space transition element (listed below) that is to be utilized. (Sec. 38.510.030.J.)
Landscape Block Frontage Intent. The landscaped block frontage designation emphasizes landscaped
frontages and clear pedestrian connections between buildings and the sidewalk. (Sec. 38.510.030.C)
Raised deck or porch option. Provide at least a 60 square foot porch or deck raised at least one foot above
grade. The porch or deck must be at least six feet deep, measured perpendicular to the building face. (The
deck may be recessed into the unit floor plan so that deck does not extend from the building face a full six
feet.) A low fence, rail or hedge, two feet to four feet high, may be integrated between the sidewalk or internal
pathway and deck or porch.
Page 3 of 8
DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
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38.520 Site Planning & Design Elements
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Sec. 38.520.070. - Location and design of service areas and mechanical equipment.
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Screening of ground related service areas and mechanical equipment. Where the inside of service
enclosures is visible from surrounding streets, pathways, and buildings, an opaque or semi-opaque horizontal
cover or screen must be used to mitigate unsightly views. The horizontal screen/cover should be integrated into
the enclosure design and compatible with adjacent development. Please provide garbage enclosure details for
review. (Sec. 38.520.070.C)
Please include a horizontal cover for all proposed trash enclosures.
Shared Residential Open Space. Required residential open space is 150 SF per unit which equals a total of
8,100 open space. Please review the new standards for shared open space. The proposed shared open space
amenities (a picnic bench, transformer, single tree and a path) does not meet the requirements of 38.520.060.B.2
(Sec. 38.520.060.B)
Location and Design of Service Areas and Mechanical Equipment. Service areas must not be visible from the
sidewalk and adjacent properties. (Sec. 38.520.070.B)
The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations
visible from the street, parking lots, and pathways to soften views of the screening element and add visual
interest. Please include landscaping around all sides of proposed trash's enclosures.
Pathway design. Please review all applicable pathway design requirements as listed below:
Where parking is adjacent to perpendicular or angled parking, an extra two feet of walkway width must be
provided to mitigate for parked vehicles overhanging the walkway. Sidewalks adjacent to parking must be
increased to 7 feet wide, not 6.5 feet. Where two stalls face a pedestrian path, the minimum with is 9 feet.
(Sec. 38.520.040.D.2)
Sec. 38.520.060. - On-site open space.
Utility meters, electrical conduit, and other service utility apparatus. Please locate any utilities on the site
plan an associated screening for review. (Sec. 38.520.070.D)
Shared open space must feature paths or walkable lawns, landscaping, seating, lighting, and play structures,
sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of
users.(Sec. 38.520.060.B.2.d)
Front setback options. Provide a minimum ten-foot setback between the sidewalk or internal pathway and the
face of the residence. Design options for the front setback:
a. Landscaped area, meeting the provisions of division 38.550.
b. Semi-private patio space screened by a low fence or hedge (see section 38.350.060).
Raised ground floor. If the residence's ground floor is a minimum of three feet above the grade adjacent to the
building, then the landscaped area in option 2 above may be reduced to four feet wide (except where greater
setbacks are specified for the applicable zoning district in division 38.320).
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DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
38.530 Building Design
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38.540 Parking
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38.570 Lighting
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Planning Advisory
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Lighting cut sheets not provided per SP1 Site plan Checklist . Details for all proposed exterior fixtures that are
keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. The detail must
demonstrate compliance with full cut-off requirements in Section 38.570 BMC and be located on the lighting plan
sheets.
Please update landscape plans to accommodate the pathways between Rose Park and Building 3.
Stall, aisle and driveway design - Snow Storage. Please review all snow storage locations to ensure they are
not located within any pedestrian pathways or on any trails, parks, open space or pedestrian access easements.
Additionally, ensure all snow storage areas are designated on the site plan and easily accessed without damaging
any landscaping. Planning does not support snow storage within the proposed planting areas, please review and
revise. (Sec. 38.540.020.M)
Parking Counts. Please review the required parking and associated phase, the parking need is not met with
phase 2.
Blank wall definition. A wall (including building façades and retaining walls) is considered a blank wall if it is over
ten feet in height, has a horizontal length greater than 15 feet, and does not include a transparent window or door.
Please review elevations and revise accordingly. (Sec. 38.530.070)
Site lighting installation and maintenance. Poles supporting lighting fixtures for the illumination of parking
areas and located directly behind parking spaces must be placed a minimum of five feet outside the paved area or
on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other approved
means. Please provide pedestal details for new lighting within the drive loop and new parking lot. (Sec.
38.570.040.F.2)
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DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
Engineering Division Anna Russell, PE arussell@bozeman.net 406-582-2281
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DSSP V.A.3 & V.B.2. A Water and Sewer Design Report prepared by a professional engineer licensed in the State
of Montana must be submitted with the plans and specs. The Sewer Report should contain the following:
calculations showing the number of units/people per dwelling, people per SQFT for floor 1, and assumed total
demand.
SWPPP Sheet – The concrete washout location is too close to pedestrian travel and the existing roadway. The
possibility of a leak from the washout area getting into the street requires the washout be located at least 50 feet
away from the street, but in an area that is accessible after concrete is poured.
The applicant must provide documentation verifying that the Parks Department is aware of the need to relocate the
Rose Park Trail and has a schedule which aligns with this project to complete the work.
The construction route provided on the cover sheet is inadequate; the route must show how construction traffic will
connect to principle arterials, see the Unified Design Code, Sec. 38.270.020.A. 1. - Standards for improvements.
The provided Stormwater Design Report is difficult to read and may include non-related or irrelevant data. See
attached marked up document. The City recommends the Engineer contact Anna Russell to go over the
document. In addition, the use of an existing wetland to detain a majority of the site must be discussed.
The Stormwater Division recommends that the Engineer include a maintenance plan that provides for, at a
minimum, the following items:
a. Inspection protocols
b. Types and frequency of maintenance activities
c. Equipment access points and required apparatus types
d. Permitting and waste disposal considerations
e. Short, mid, and long-term budget estimates
f. Financing mechanisms
Proposed Stormwater Detention Ponds A, B, and C: The Montana Post-Construction Storm Water BMP Design
Guidance Manual (Manual) outlines environmental, design, construction, and maintenance considerations related
to stormwater infiltration basins (Section 5.2). The Manual is available at www.bozeman.net/stormwater. At a
minimum, the Stormwater Division recommends that the Engineer consider the following:
The Phase 1 Plan needs to include an all-weather surface fire truck turnaround. Gravel or compacted base cannot
be utilized due to winter conditions. The City is also concerned that residents will use the gravel drive and cause
gravel to be deposited onto Tschache Lane.
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DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
Spillway
Forestry Division Alex Nordquest ANordquest@BOZEMAN.NET 406-582-3225
Parking Service Division Edwin Meece emeece@bozeman.net 406-582-2903
Water Conservation Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265
Solid Waste Division Kevin Handelin khandelin@bozeman.net 406-582-3238
Stormwater Division Kyle Mehrens jkmehrens@bozeman.net 406-582-2270
Building Division Bob Risk brisk@bozeman.net 406-582-2377
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Parks and Recreation Mitch Overton moverton@bozeman.net 406-582-3222
Sustainability Division Natalie Meyer nmeyer@bozeman.net 406-582-2317
Fire Department Scott Mueller smueller@bozeman.net 406-582-2353
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NW Energy Cammie Dooley cammy.dooley@northwestern.com 406-582-4680
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The FDC-fire department connections and Horn/Strobes shall front to the interior fire department access.
a. Contributing Drainage Area
b. Soil Characteristics
c. Depth to Groundwater
d. Site Topography
e. Land Use and Considerations of Surrounding Area
f. Community and Environmental Considerations
g. Design Components:
All units to be Type B adaptable units with the exception of two (total) required Type A accessible units
All building will require Fire Alarms and Fire Sprinklers.
Please contact Northwestern Energy for project review, which is separate from the City Review process.
Any transformer locations must maintain 10 feet separation from any combustible building surface or 2 feet from a
non-combustible building surface (non-combustible surface include brick, cinder block, concrete, and stone.
Stucco is considered combustible). Due to tight configuration of some buildings please insure this separation can
be met.
Insure that adequate wall space is provided for the single and multiple gas meters; including but not limited to a 3
foot radius from the regulator to any opening and/or 10 feet to a mechanical air intake. Please contact the local
NorthWestern Energy engineer to provide you with a schematic of the gas meters layout.
Fire Sprinklers and alarms required
Page 7 of 8
DRC Memo
Tscache Apartments
Wednesday, December 19, 2018
General Comments:
Note: During preparation of the staff report for future applications, additional conditions of approval may be
recommended based on comments and recommendations provided by other applicable review agencies involved
with the review of the project.
Future Impact Fees - Please note that future building permit applications will require payment of the required transportation,
water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of
building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the
Department of Community Development and/or visit www.bozeman.net
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