Loading...
HomeMy WebLinkAbout19320 Annex of Bozeman - Application Narrative Current Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 1 Annex of Bozeman Site Plan Application 02 JULY 2019 Revised 27 SEPTEMBER 2019 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 2 Table of Contents 1. Response to Bozeman Planning memo Dated August 14, 2019 2. Response to Bozeman Parks & Recreation Memo Dated August 22, 2019 3. Response to Bozeman Engineering Memo Dated September 10, 2019 4. Project Summary 5. Project Team 6. Site Plan and Building Narrative A. General Site Information and Context B. Block Frontages C. Site Circulation & Parking D. Site Considerations E. Parkland & Affordable Housing F. Site Lighting G. Building Design H. Landscaping I. Traffic J. Well Water K. Departures Appendices: Appendix A: Bozeman Planning Memo Dated August 14, 2019 Appendix B: Bozeman Parks & Recreation Memo Dated August 22, 2019 Appendix C: Bozeman Engineering Memo Dated September 10, 2019 Appendix D: Plan Set - Under Separated Cover September 27, 2019 Revised Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 3 Table of Contents (continued) Plan Set Under Separate Cover Issued A 0.1 Cover Sheet 09/27/2019 Civil: C 1.0 Overall Site Plan 09/27/2019 C 2.0 Utilities and Construction Plan 09/27/2019 C 3.0 Site Grading and Drainage Plan South 09/27/2019 C 3.1 Site Grading and Drainage Plan North 09/27/2019 C 4.0 Civil Details 09/27/2019 C 4.1 Civil Details 09/00/2019 C 4.2 Civil Details 09/00/2019 Landscape: L 101 Overall Landscape Plan 09/27/2019 L 102 Enlarged Landscape Plan 09/27/2019 L 103 Enlarged Landscape Plan 09/27/2019 L 104 Enlarged Landscape Plan 09/27/2019 L 105 Rooftop Landscape Plan 09/27/2009 L 201 Landscape Details 09/27/2019 Architectural: A1.0 Site Plan 09/27/2019 A2.0 Building Elevations 09/27/2019 A2.0A Building Elevations 09/27/2019 A2.1 Building Elevations 09/27/2019 A2.1A Building Elevations 09/27/2019 A2.2 Building Elevations 09/27/2019 A3.0 Building Plan 09/27/2019 A3.1 Building plan 09/27/2019 A3.2 Building plan 09/27/2019 A5.0 Unit plans 09/27/2019 A6.0 Perspective 09/27/2019 A6.1 Perspective 09/27/2019 A6.2 Perspective 09/27/2019 Photometric: PM 1.0 Lighting and Photometric Plan 09/27/2019 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 4 1. Response to Comments - Planning The following items are comments and responses from the Planning Memo (Application 19320) dated August 14, 2019; Section 2 - Conditions of Approval 1. 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. KTGY Response: The project will comply with all required codes. 2. Prior to plan approval the parcels must be reconfigured to eliminate a lot line transecting any building or through the proper subdivision exemption procedure to aggregate the lots. KTGY Response: The parcels will be reconfigured as required. Section 3 - Required Code Corrections 1. Section 38.420.020, parkland requirements. The application states required parkland will be met through a combination of parkland dedication, improvement-in-lieu, and cash-in-lieu as permitted by 38.420. The required cost analysis in incomplete and must be fully accounted for as required by SP1 and PLS forms. Please provide the detailed valuations for improvements- in-lieu and revise the accounting table on the site plan. KTGY Response: The Parkland Dedication Tracking Table has been revised with improvement values. Refer to page 31 of the Project Narrative and to the drawing Cover Sheet. 2. Staff is unable to determine how the parkland area is calculated. Please provide full dimensions of proposed park area with the revised materials. The area around the existing utility boxes does not qualify for parkland dedication. Please do not include this area in the parkland area calculation. KTGY Response: The Parkland area has been revised and the area occupied by the existing public utility boxes has been deleted from the Parkland area calculation. Dimensions have been added to the drawings and the Parkland area has been delineated with a hatch pattern for clarity. Refer to Architectural Site Plan, A1.0. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 5 3. Section 38.420.020, parkland requirements. A public access easement is required for the park. No easement was provided. Please provide a draft easement with the revised materials. C&H Response: A draft of the public access easement document is included in Section 8 of the resubmittal package. The documents filed be signed and filed with the County Clerk and Recorder’s office after it is approved by the City. 4. Bicycle parking. Please provide additional detail for the proposed bike parking. Staff is unable to determine if adequate separation, configuration, and number of required spaces are provided with the plans. KTGY Response: Both interior Bike Rooms have been designed using an interior bike parking system. Bike room plans have been included in the Project Narrative. Interior bike room capacity has been indicated on the drawings. Refer to both the Project Narrative, page 20 and, Architectural Site Plan A1.0. 5. Section 38.540.050. Bicycle parking. Please provide additional detail for the proposed bike parking. Staff is unable to determine if adequate separation, configuration, and number of required spaces are provided with the plan. KTGY Response: Please refer to the response provided above. 6. Per section 38.410.060.B, utilities must be within a properly described and dimensioned. Said easement must be a minimum ten foot utility easement is required. Please show and label complete utility easements. C&H Response: A lot aggregation application has been filed with the City regarding Lot 1 and Lot 6. The proposed aggregation would dedicate the proposed Right-of-Way along Kagy Boulevard and the necessary easements along Kagy and Stockman way. These Easements are dimensioned and shown on the Civil Site Plane, C1.0 7. Section 38.520.070.C. Screening of ground related service areas. Service areas are not shown on the plans. As required by NorthWest Energy, individual unit meters are required. All meters must be screened. KTGY Response: The project will have one meter per unit and all unit meters and landlord meters will be located in internal meters rooms located at the ends of the both the North and South wings of the building. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 6 Refer to both Architectural Site Plan A1.0 and Building Plan A3.0. 8. Please include and show on the site plan and landscape plans dimensions for all Open Space areas proposed to use to meet minimum requirements include both length and width and the total spare footage. Also, required pathways and sidewalks for internal circulation may not be used to meet ROS requirements. These areas must be deducted from any total area calculations. KTGY Response: Open Space areas have been revised and the minimum requirement dimension of 15’-0” as per Section (38.520.060.B.2) has been indicated on the Site Plans. All Open Spaces have been delineated with a hatch pattern for clarity. Sidewalks are not included in Open Space area calculations. Refer to Civil Site Plan C2.0, Landscape Site Plans L102, L103 and Architectural Site Plan A1.0. 9. Pursuant to section 38.520.060.B.2, Residential Open Space (ROS). The majority of the ROS proposed on the southwest side of building does not meet minimum dimensional standards and may not be used to meet OS requirements. Portions of the ROS proposed on the northwest side of building do not meet minimum dimensional standards and may not be used to meet OS requirements. Any area without minimum dimension of 15 feet may not be used to meet ROS requirements. Please include dimensions for all OS areas proposed to use to meet minimum requirements include both length and width and the total spare footage. KTGY Response: Please refer to the response provided above 10. Pursuant to section 38.520.060.B.2c, Residential Open Space. Shared open space must be separated from ground level windows, streets, service areas and parking lots via landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and dwelling units. No buffer is shown on the plans, please revise. KTGY Response: Open space along the Parking Area, on the East side of the proposed building, are no longer included in the open space area and as such, are not required to have screening or landscape buffers. Refer to Architectural Site Plan A1.0 and Landscape Plans L102, L103 and L104. 11. Pursuant to section 38.520.060.B.5, shared rooftop decks. Such spaces must integrate landscaping elements that enhance the character of the space and Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 7 encourage its use. No details on proposed landscaping were provided. Please revise. KTGY Response: The second floor roof terrace has been revised to indicate a landscaping. Refer to Landscape Plan L105 and Architectural Building Plan A3.1. 12. The proposed landscaping screening between ROS and individual residential units, for example, Abbotswood Potentilla and Spireia, would not provide adequate screening as required by section 38.520.060.B.2.e. Please revise. KTGY Response: Species selection has been revised however, please consider that large landscape screening will negatively impact daylighting for the residential units on the ground floor. Refer to Landscape Plans, L101, L102, L103 and L104 13. Section 38.410.130, water rights. Page 24, subsection J states the prospect has water rights for the project. No documentation was submitted with the application. Please provide written verification from the City Engineering Department that sufficient water rights accompany the property. C&H Response: Brian Heaston was contacted about the need for Cash In- Lieu of Water Rights for the project. He indicated that the domestic water would be covered by the water rights provided by the underlying subdivision, but water used for irrigation may require additional CILWR. A exempt well is now proposed for irrigation on the property, and as such no CILWR is necessary. Refer to Civil Site Plan C1.0 and Architectural Site Plan, A1.0. Communication with Mr. Heaston is included in Section 5 of the resubmittal package. 14. Table 38.320.050, form and intensity standards. Minimum floor to ceiling height. Minimum floor to ceiling height in the B-2M district is 13 feet. Sheet A2.1A and others state floor to ceiling height is 11’ 2 5/8”. Please revise. KTGY Response: The clear floor to ceiling height of 13’-0”, as per the B-2M zoning requirement, has been included in the revised building elevations. Due to the existing slope of the site, 10’-0” from North to South, the maximum allowable building height has been revised as per Section 38.700.030-7 Grade Bonus to a maximum of 66’-0”. Refer to the Site Summary on Architectural Site plan A1.0 and Architectural Elevations A2.0 through A2.2. for proposed building heights. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 8 15. The connection to S. 22nd Avenue is required. Insufficient information was provided show how the pedestrian connection will be constructed; bridge, culvert, and width. Please include desired crossing method and details with the revised materials. Applicable permits are required prior to construction included written verification from the appropriate water conveyance operator. KTGY Response: The proposed connection from 22nd Avenue will be designed to allow water to flow through the Stream Setback area. The design and all materials will be as per all required codes. Refer to Landscape drawing L201 for details. 16. Per section 38.550.050.E, street frontage landscaping. All street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or drive aisles must be landscaped, as defined in this chapter, and must include one large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. No boulevard trees shown on plans. Please revise. KTGY Response: The required boulevard trees have been indicated. Trees along Kagy Boulevard and Remington Way have been indicted. Refer to Landscape Site Plans, L101, L102 and L104. Engineering Comments 1. Engineering Comments to follow in a separate memo NW Energy Comments: ▪ BMC 38.410.060.B.2 Private utility easements. The utilities along the northwest property line and east property line require a side and rear utility easement for the proposed utility mains. Ten feet of easement is required. Parking and structures may not be located in the easements. ▪ Coordinate with NWE to confirm proposed utility routing and layout. KTGY Response: All easements have been indicated and comply with all required codes. Refer to Civil Site Plans C2.0. 1. Planning Division, Tom Rogers, trogers@bozeman.net, 406-582-2260 2. Engineering Division, Anna Russell, arussell@bozeman.net, 406-582-2281 3. Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377 4. Parks and Recreation; Addie Jadin, ajadin@bozeman.net, 406-582-2290 ▪ Parks and Recreation comments will follow after the Recreation and Parks Advisory Board consider the proposal. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 9 KTGY Response: Comments received for Parks and Recreation dated August 22, 2019 and follow comments from Planning, in this narrative. 5. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582- 2317 6. Solid Waste Division; Russ Ward rward@bozeman.net, 406-582-3238 ▪ The door that the dumpsters are removed from the building through will need to conform to same rules as an enclosure to assure safe removal of refuse containers from the building. This means the opening of the doors will need to be minimum of 10 feet and be able to be held securely open. ▪ The entire path leading to the dumpster emptying pad as well as the pad itself will need to be heated to eliminate snow and ice. ▪ Must have 50 feet straight approach to the dumpster pick up pad KTGY Response: As per conversation with The Solid Waste Division, all comments made are best practices and are not required by code. Annex staff will wheel the dumpsters to the loading area and will maintain the route from the internal trash rooms to the loading area, as such. Swing doors located in the exterior wall of the internal trash rooms will be wide enough to accommodate the dumpsters, while complying with maximum door width restrictions required by code. Additional notes have been provided on the drawings indicating the required 50 feet straight approach. Refer to Architectural Site Plan A1.0. 7. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 582-2265 8. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582- 2270 9. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582- 3200 10. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582- 3205 11. NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com. ▪ Individual meters are required for each unit. ▪ Please coordinate with NWE for utility connections. KTGY Response: The project will have one meter per unit and all unit meters and landlord meters will be located in internal meters rooms located at the ends of the both the North and South wings of the building. Refer to Architectural Site Plan A1.0 and Building Plan A3.0. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 10 12. Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2382 ▪ Standpipes are required. ▪ Fire hydrants must be within 100 feet of Fire Department Commination (FDC). ▪ Existing hydrants locations appear to be greater than maximum standards. Please revise of provide documentation showing conformance. KTGY Response: All fire protection systems will be provided and installed, as required by code. All existing Fire Hydrates have been added to the drawings and the fire department connection will be located as per all code requirements. Refer to Civil C1.0 and Architectural Site Plans A1.0. 2. Response to Comments – Parks and Recreation The following Comments and Responses are from the Parks and Recreation Memo RE: 19320 Annex of Bozeman Site Plan dated August 22, 2019; 26. Parkland dedication is required for each residential unit proposed. Please refer to section 38.420.020 for details. The B-2M zoning district is capped at 12 dwelling unit per net acre for parkland dedication. Based on general assessments of the site approximately 1.8 acres of parkland or equivalent will be required. A combination of land dedication and improvements/cash-in-lieu of land dedication is proposed. Please refer to Resolution No. 4784 for specific criteria when the City may consider alternatives other than land dedication. Applicant Response: The proposed development will utilize both options for meeting this requirement for Parkland dedication. The applicant met with staff in the Parks department to identify appropriate options and develop an approach amenable to the Parks department. This includes a dedicated Park area of 15,640 sf for public use the remainder of the requirement is proposed to be met through the improvements-in-lieu and “fee-in-lieu” option outlined in 38.420.030. Please see narrative for further details and site plan for parkland location. 2019/08/22 Comments: 1. Based on the net lot area of 4.36 acres, the total park area required is 1.57 acres; however, staff does not agree with the area provided as parkland which currently includes the area of utilities, snow storage for the private parking area, and the Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 11 residential sidewalk on the west end. Removal of these elements from the park area will impact the net lot area and the reported area of parkland provided. KTGY Response: : The Parkland area has been revised and the area occupied by the existing public utility boxes and West sidewalk has been deleted from the Parkland area calculation. The snow storage delineation has also been removed for the proposed Park. Dimensions have been added to the drawings and the Parkland area has been delineated with a hatch pattern for clarity. Refer to Architectural Site Plan A1.0. 2. There is a discrepancy between the area depicted on Sheet A.10 (15,895 sf), that described in the narrative (15,640 sf), and that shown in the Park Tracking Table on the Cover Sheet (15,895 sf). Please clarify and make corrections. KTGY Response: Both the Narrative and drawings have been revised as per Comment No.1 above. Refer to both the Project Narrative page 31 and Architectural Site Plan A1.0. 3. This original comment from Planning included an assessment of park land based on group living. Please clarify/correct. KTGY Response: Both the Narrative and drawings have been revised as per Comment No.1 above. The Parkland Dedication Table has been revised as per Group Living. Refer to both the Project Narrative Page 31 and drawing Cover Sheet. 27. Section 38.420.060 requires parkland must have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent in certain situations. Streets are defined as a right-of-way, dedicated or otherwise legally established, for public use by motorized and non-motorized vehicles and pedestrians, usually affording the principal means of access to abutting property. Right-of-way width and construction standards are included in the most recently adopted long range transportation plan; the City of Bozeman Design Standards and Specifications. Alleys do not meet these standards. See section 38.420.060, BMC for additional requirements for parks without 100 percent street frontage. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 12 Applicant Response: The proposed parkland area meets the minimum of 50% of the perimeter area with the adjacency to Remington Way and Stockman Way. Both edges of the proposed parkland are accessible to the public sidewalks and are connected to the internal pedestrian circulation within the development, refer to the narrative for further details and specifics. 2019/08/22 Comments: 4. Per Planning conceptual comment, Stockman Way is an alley and cannot be counted toward the park frontage. Furthermore, the park area currently fronts on a utility area and private snow storage area to the east rather than Stockman Way. Provide other determination or a variance would be required. Because the constraints of the building are self-imposed, staff does not see that a variance would be granted. (See also comment 6) KTGY Response: As part of the project, Stockman Way is being widened and improved with on street parking and a landscaped parkway. As such, it is a private street with public access. Snow storage will no longer be in the proposed Park and the designation as been removed from the drawings. Due to the existing open space for the Kagy subdivision extending the length of the site, from Kagy Boulevard to Remington Way, the proposed Park is unable to have frontage on 22nd Avenue. The existing utilities and easements are not self- imposed, and they don’t hinder access to the proposed Park from Remington Way or Stockman Way. All of this, in conjunction with City’s comments for additional landscaping for better separation between the proposed building and parking and the long side of the proposed Park being parallel to Remington Way, and a City park sign located along Remington Way, it is fully anticipated that a majority of the pedestrian access to the proposed Park access will be from Remington Way. Refer to Architectural Site Plan A1.0. 5. When less than the standard 100% frontage is provided, applicants must mitigate the lack of frontage. Applicants propose to mitigate with access to internal pedestrian circulation, but no public access easement over those sidewalks is provided. Furthermore, the pedestrian pathways are not treated in any manner to make it known that the general public would be allowed within the internal Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 13 residential sidewalk area. When proposing a reduction from 100% to 50%, further mitigation seems appropriate particularly considering the parking lot adjacency and proximity to residential service entry (see Trail/park frontage examples in Figure 38.510.030.I. for design ideas that provide clear delineation between public and private space or activate the park area-- although the proposal may not be required to meet the frontage for Trail/park block frontage because of other frontage required, these ideas could be employed to mitigate the reduced park frontage). Applicants must separate out elements provided for frontage mitigation Improvements-in-Lieu as allowed in 38.420.060.A.2.c. from other improvements-in- lieu proposed to meet the balance of the park area requirement. KTGY Response: As per conversations with Engineering and Parks and Recreation a departure is being requested for the Frontage requirements. Refer to project Narrative Page 37 28. For additional alternatives to meet minimum parkland dedications requirements please review section 38.420.100, BMC details waiver of required park dedication. Applicate Response: The applicants have met with the Parks department to discuss options for meeting the parkland dedication requirement. Refer to the narrative for specifics. 2019/08/22 Comments: 6. In the meeting with Planning, staff suggested that the area of parkland provided may be acceptable given the size of the overall parcel, however, considerable mitigation would be required to compensate for the parkland frontage, reduction in parkland, parking lot adjacency, utilities within the park and close residential proximity. It was suggested that a visual connection between this park and the park to the west could help to improve the parkland frontage and public perception about the public/private interface. The proposal gives only a small percentage of the parkland required for the development and the application notes its design is more in line with a mini-park as described in the PROST plan. This may be appropriate, but Parks staff does not see how to overcome the frontage requirement particularly because the constraints of the building/site design are self-imposed. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 14 KTGY Response: A visual connection already exists as pedestrians proceed or motor vehicles drive East on the Remington Way, in the public right of way, as the existing park to the West is located on the Southeast corner of Remington Way and 22nd Avenue, which is only 250’-0” away. Although the proposed Park does not fully meet the required size as per Table 38.420.020.A, the value of improvements required by Zoning, is far greater than required. Refer to both the Project Narrative Page 24 and drawing Cover Sheet. 7. Please respond to all CIL criteria from Resolution 4784 including the primary and secondary criteria. KTGY Response: All CIL criteria will be met for the project. 8. No CIL and IIL proposal is provided, stating that this will be done at the recommendation of the RPAB. Applicants are recommended to coordinate a meeting with the Subdivision Review Committee prior to resubmittal to get input directly from the committee members. Currently, staff is planning a meeting for either September 6 or 12th. A proposal prior to that meeting is appropriate. KTGY Response: The Parkland Dedication Tracking Table has been revised with improvement values in both the project narrative and in the drawings. Refer to page 31 in the Project Narrative and the drawing Cover Sheet. 9. Please submit a park name with proposal. KTGY Response: Stockman Park 3. Response to Comments – Engineering The following Comments and Responses are from the Engineering Memo RE: Annex of Bozeman Site Plan Review Application dated September 10, 2019; 1. Bozeman Unified Development Code Section 38.400.010.A.12: a. Both the City of Bozeman Transportation Master Plan and the traffic impact study note the need for a signalized pedestrian crossing at the intersection of Lincoln Street and South 19th Avenue. As the development is relent upon the improvement, a plan to install the crossing must be in place prior to site plan Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 15 approval. In addition, building permits cannot be approved until the improvement has been install and certified. KTGY Response: Annex will submit an installation plan to the city of Bozeman in which site plan approval is NOT contingent to the crossing signal being installed prior to site plan approval but will have the single installed prior to building final occupancy. 2. Bozeman Unified Development Code Section 38.400.070: a. City standard street lights are required along the frontage of Kagy Blvd, per the arterial spacing requirements, and at the intersection of Remington Way and South 22nd Ave. Street lights must be part of an SILD prior to occupancy of the proposed project. KTGY Response: Street lights have been indicated on both the Civil and Architectural site plans and will be installed has per city requirements. Refer to Civil Sheet C1.0 and Architectural Site Plan A1.0 3. Bozeman Unified Development Code Section 38.400.080: a. The required 6 foot sidewalk along Kagy must be placed in the City standard position, 1 foot from the edge of the right-of-way line. KTGY Response: The sidewalk location has been revised as City of Bozeman standards as indicated on the site plan drawings. Refer to Civil Site Plan C1.0 and Architectural Site Plan A1.0 4. Bozeman Unified Development Code Section 38.400.090: a. The southern access onto Stockman Way is less than the required 150ft from the intersection of Kagy Blvd and Stockman Way. The access must be relocated to meet the standard or a deviation to the City’s access standards must be approved by the City Engineer per 38.400.090.H. KTGY Response: The proposed driveways have remained in place in order to provide greater traffic disbursement when leaving the site and to facilitate greater access for trash pick up and, most importantly, greater access for emergency vehicles. The projects’ driveways are located further from Remington Way and Kagy Boulevard then the two adjacent projects across Stockman Way. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 16 5. Bozeman Unified Development Code Section 38.400.100: a. The street visions triangle at the corner of Kagy and Stockman Way must be place according to the future curbline of Kagy Blvd as shown in the City’s transportation Master Plan Appendix K. In addition, with the required change at this location the following impediments must be addressed. KTGY Response: Parking spaces closest to Remington Way and Kagy Boulevard have been removed and street vision triangles have been revised and indicated as per city requirements. Refer to Civil Sheet C1.0 and Architectural Sheet A1.0. i. Landscaping trees see sheet L101. KTGY Response: Landscaping has been revised as per our response above. Refer to Landscape plans L102 and L104. ii. Proposed Parking stalls see sheet C1.0. KTGY Response: Parking on Stockman Way has been revised and vision triangles have been revised as per our response above. b. The street vision triangle at the corner of Remington Way and Stockman Way is impeded by the proposed parking stalls along Stockman Way. KTGY Response: Refer to response above. 6. Bozeman Unified Development Code Section 38.410.060: a. Kagy Blvd has been classified as a principal arterial street and as such requires 120 feet of right-of-way (ROW). The proposed development must provide additional ROW along the property frontage so 60 ft exists north of the center line. The applicant must provide the ROW or a public street and utility easement using the City’s standard language prior to site plan approval. KTGY Response: The ROW has been indicated on the drawings. Refer to Civil site plan C1.0 and Architect site plan A1.0 b. The City standard ten foot public utility easements must be provided along the property frontages (Kagy Blvd and Stockman Way), using the City’s standard language as per Unified Development Code (UDC) Section 38.410.060.B.2.a. The utility easement along Kagy Blvd must be located adjacent to the required ROW. The easements must be dedicated prior to Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 17 site plan approval. The applicant may contact the engineering department (Griffin Nielsen) to receive a copy of the City’s standard language. KTGY Response: Easements have been indicated on the drawings. Refer to Civil site plan C1.0. c. A public access easement using the City’s standard language must be provide from Kagy Blvd to Remington Way encompassing the sidewalk and proposed parking. The property owner is responsible for maintaining both the sidewalk and the parking stalls. KTGY Response: Easements have been indicated on the drawings. Refer to Civil site plan C1.0. Owner will maintain both the sidewalk and parking stalls. 7. Bozeman Unified Development Code Section 38.410.070: a. The proposed development feeds into a known downstream sewer constriction in Hunters Way. Approximately 1,600 LF of 12-in sewer may need to be upgraded in order for additional development to occur upstream. The applicant must provide an estimate of the peak-hour sanitary sewer demand for the proposed project in order for the City to analyze that sewer capacity is available to accommodate the project. The peak hour wastewater generation rate estimate is incomplete, the following must be addressed: i. The peak hour wastewater generation rate estimate must be stamped by a registered engineering in the state of Montana. KTGY Response: Estimates have been indicated and stamped as per city requirements. Refer to wastewater estimates. ii. Please provide justification for the “Total Population” assumption of 2 people per parking space for the population determination from the building. The proposed project has parking in excess of the designated 4 stalls. C&H Response: The calculations have been updated using typical wastewater flows from Montana DEQ Circular 4, Table 3.1-2 for Coffee Shops. iii. The plans indicate a grease interceptor will be installed with the sanitary service. Please provide an explanation as to why a grease interceptor is shown. If a restaurant is planned the wastewater demand calculations must reflect this. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 18 KTGY Response: Currently, no future restaurant is planned for the proposed retail space however, the project is prepared as such. The wastewater demand calculations have been provided. Refer to Civil site plan C1.0 and wastewater estimate. iv. The wastewater generation estimate must include the City’s required 150gal/acre I/I contribution in the estimate. C&H Response: Infiltration rates are now included in the peak sanitary sewer flow calculation. 8. Bozeman Unified Development Code Section 38.410.080: a. Stormwater retention or detention basins supporting multiple lots are required to be located in common open space lots. C&H Response: A subdivision exemption application has been filed to aggregate the two lots. As such, the proposed retention systems will serve a single lot. b. The seasonal high groundwater elevation must be identified within the stormwater report to ensure all City requirements can be met during the season high. C&H Response: Test Pits and Borings were done in the spring of 2019. Indications of seasonal high groundwater were found at 3.5 to 5 feet below ground surface. The stormwater infiltration chambers have been designed to have an invert 2.42 feet below ground surface. Additional monitoring will continue through the high groundwater season of 2020. The geotechnical investigation is included in 8 of the resubmittal package. c. The plans must include invert elevations for the subsurface retention systems. C&H Response: Inverts of the infiltration chambers have been included in the grading and drainage plan. Refer to Civil site plan C3.0 and C3.1 d. The bedding material for the retention systems be installed to a depth which creates a hydraulic connection to a free draining stratum to order to ensure the systems will infiltrate. C&H Response: The details for the infiltration chambers have been updated to ensure hydraulic conductivity to free-draining gravels. Refer to Civil site plan C4.1 and C4.2 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 19 e. The applicant must demonstrate that all stormwater conveyance structures can convey the 25-year event. The stormwater report must be updated with these calculations. C&H Response: The stormwater report has been updated f. The applicant must include stormwater mitigation in the design to infiltrate, evapotranspire, or capture for reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm to the greatest extent feasible for the site. Direct discharge from impervious areas (basins 6 and 7) into the adjacent creek does not meet this standard and will not be supported. C&H Response: The proposed development is designed to infiltrate the entirety of the runoff from 24-hour storm for the proposed impervious areas. Drainage Area 1 is a combination of impervious and landscaping areas, drainage swales and catch basins are designed to provide pre- treatment for runoff from impervious areas. Drainage Areas 6 and 7 are largely landscaping and park. The stormwater design report outlines how the proposed site produces less runoff than the existing conditions. g. The applicant must demonstrate that the stormwater facilities are accessible and maintainable. As proposed the systems on the west side of the building are not reasonable maintainable. The maintenance plan calls for the use of a vacuum truck to clean out the systems, a vacuum truck cannot access the western systems from a drive aisle as specified in the maintenance plan. C&H Response: The proposed stormwater systems that were inaccessible have been relocated to the parking lot to the east of the building. Vacuum trucks will be able to access the proposed systems via the drive aisles. h. The stormwater maintenance plan must be signed by the owner. C&H Response: This item is noted. The stormwater maintenance plan will be signed once the stormwater management report and maintenance plan have been approved by the City of Bozeman. 9. Bozeman Unified Development Code Section 38.410.130: a. The applicant must receive approval for the cash-in-lieu (CIL) of water rights estimate from City Engineering Department (Brian Heaston) and pay the CIL of water rights amount prior to site plan approval. The applicant has not Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 20 confirmed with Mr. Heaston that the projects net water usage is less than 1AF from the available credit on the property area. C&H Response: Mr. Heaston was contacted about the approval for CILWR, and indicated that the underlying subdivision would provide enough existing water rights for the project depending on the landscaping requirements. An irrigation well has been included , and as such irrigation will not be hooked up to City of Bozeman Water. The DNRC has been contacted about the proposed well. Communications regarding CILWR and the proposed well are included in Section 5 of the resubmittal package. For the location of the well, refer to Civil site plan C1.0 and Architectural site plan A1.0 10. Bozeman Unified Development Code Section 38.600.090.B.1.a: a. The applicant must contact the City’s Floodplain Coordinator (Brian Heaston) to determine if a flood hazard evaluation is required. C&H Response: Brian Heaston was contacted regarding the need for a flood hazard evaluation. No evaluation is needed. Communication regarding the subject is found in Section 5 of the resubmittal package. 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 (SID’s) for the following: a. Street improvements to West Kagy Boulevard including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to South 19th Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to South 27th Avenue including paving, curb/gutter, sidewalk, and storm drainage d. Intersection improvements for West Kagy Boulevard and South 19th Avenue e. Intersection improvements for West Kagy Boulevard and South 27th Avenue Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 21 The document filed must specify that in the event an SID is not utilized for 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. C&H Response: A draft of the SID Waiver has been included with the resubmittal package. The document will be signed and filed with the Count Clerk and Recorder’s office prior to site plan approval. Advisory Comments: 2. Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. 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.C of the Bozeman Municipal Code are met to allow for concurrent construction. KTGY Response: All plans and specifications will be filed and prepared as per all city and state requirements. Engineering inspections, certifications and record drawings will be provided as per all city and state requirements. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 22 3. Fire service lines will be required for the proposed project. 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. KTGY Response: Existing fire hydrates have been indicated on Civil and Architectural site plans. Refer to Civil site plan C1.0 and Architectural Site plan A1.0. 4. Project Summary a. The project consists of two 4-story residential buildings connected by a common double height amenity space with a small retail space at the corner of Kagy Boulevard and Stockman Drive. The existing site is approximately 5.06 acres in area and is currently a vacant, undeveloped lot, sloping upward from north to south which has influenced the building design to step down/ up with natural grade. b. The residential buildings total approximately 167,710 sf and is located on the western edge of the property along the dedicated open space on 22nd street with surface parking located east of the building and accessible from Stockman Way. The project will provide 122 units including 1, 2 and 4 bedroom units, for a total of 358 beds and 226 parking spaces located in the main parking area and along Stockman Way, serving the residential building. The retail space is approximately 1,900 sf with 3 on street parking spaces on Stockman Way and 1 accessible parking space in the main parking area serving the retail space. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 23 Zoning & Project Location 5. Project Team Owner/Applicant: The Annex Group 409 Massachusetts Avenue Suite 300 Indianapolis, IN 46204 Project Consultants: Architect: KTGY Group, Inc. 343 W. Erie Suite 200 Chicago, IL 60654 312.549.4900 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 24 Entitlements: Intrinsik Architecture, Inc. 111 N. Tracy Avenue Bozeman, MT 59715 p: 406.582.8988 Engineering: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 p: 406.587.1115 Landscape Architecture: Red Barn Montana Landscape Design I Build 3048 Thorpe Road Bozeman, MT 59715 p: 406.924.8038 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 25 6. Site Plan and Building Narrative A. General Site Information and Context a. The project site is approximately 5.06 acres and is located between Remington Way on the north, Kagy Blvd on the south, Stockman Way on the east and 22nd Ave to the west. The project has received initial zoning approval for the development for the proposed use. b. The applicant is proposing (2) 4-story residential buildings connected by a common amenity space located along the western portion of the site with surface parking located east of the building and accessible from Stockman Way. c. Site access for pedestrians is from all surrounding public sidewalks and provides connection to the surrounding commercial and residential areas in the community. d. The site is landscaped per local requirements to provide buffer zones between parking areas and adjacent streets/ buildings. e. Total area of “Open Space” is approximately 17,820 sf and provides outdoor terraces, roof top amenity, and green spaces adjacent to the buildings. This total exceeds the zoning required open space of 13,246 sf. f. A Park is also included in the proposed project with an area of 14,303 sf with improvements that include a volleyball court, covered pavilion and grilling stations. B. Block Frontages a. Landscape Block Frontage: The development is utilizing the design standards of the “landscape block frontage” and all building setbacks and uses are consistent with or allowable with these standards. b. Setbacks: The building is setback at least 10 ft, the main entrance is visible and facing Stockman Way. Although a second entry is not required, an additional entry is proposed from South 22nd Avenue via a pedestrian access path to the western entry of the ‘Great Hall’. c. Transparency Retail: The ‘street facing’ facades of non-residential spaces have glazing/ transparency of (42%) which is greater than the required 25% between 4 ft-8 ft A.F.G. Refer to Sheets A2.0 and A2.1 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 26 d. Transparency Residential: The ‘street facing’ residential spaces have a glazing/ transparency of (16.9% to 18.1%) which is greater than the required 15% of the entire façade. Refer to Sheets A2.0 and A2.1 e. Windows: Windows have been provided in all residential units located on the ground floor. f. Weather Protection: Weather protection has been provided by the selection of durable materials located within 3 ft of final grade. C. Site Circulation & Parking a. The proposed development provides for pedestrian circulation through all areas of the site and is connected to the existing sidewalks on Remington Way, Stockman Way and Kagy Blvd. Circulation paths are provided through the parking areas per local code requirements. Circulation is provided from the proposed development over the Steam Setback on the West via a pedestrian access way. b. Vehicular circulation in and out of the site is provided along Stockman Way, on both the North and South side of the proposed parking area. As part of the development, Stokman Way is proposed to be widened and improved with on street parking and a landscaped parkway. The two driveways provided off of Stockman Way provide for greater disbursement of residential traffic and to allow for greater access for trash collection and emergency vehicles and are connected to an internal loop through the park area. c. The proposed development provides 226 parking spaces to serve the 122 residential units – ratio of 1.85 parking spaces per unit (exceeds the 1.0 space per unit code requirement). Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 27 TABLE 1: Site Parking Calculations d. Parking spaces meet the code required dimensions and compact spaces are consolidated near the building per local request. Landscape areas are provided to allow for parking space “overhang” of the curb without reducing the required walkway dimensions. e. (2) Internal bike rooms are located near the main entrance on the ground floor, one for each wing of the proposed building, and provide a combined total parking count of 144 bikes. This total exceeds the zoning requirement total of (1) bike space per unit or 122 bikes. Additional bike exterior bike parking is provided with 12 spaces at the north wing and 8 spaces at the South wing of the East building entry. (6) exterior bike parking spaces are provided for on the East side of the proposed retail space. This total exceeds the zoning requirement total of (2) – refer to Architectural Site Plan A1.0. and tables below. Table 2 : Site Bicycle Parking Calculations Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 28 D. Site Considerations a. Setbacks & Utilities i. Existing utilities are available to serve the proposed development in Remington Way and Kagy Blvd. Refer to Civil drawings for utility connection locations to the proposed building. ii. A 12 ft utility easement is provided along Remington Way and a 10 ft utility easement is provided along Kagy Blvd. The proposed building has been located outside such easements – Refer to Civil site plan C1.0. b. Grading and Drainage i. All site grading provides for positive water movement away from the proposed building – Refer to Civil Site Plan. ii. All site circulation is designed to meet ADA accessibility requirements. iii. Storm water management is provided and is further detailed on the Civil Drawings. Refer to Civil site plans C3.0 and C3.1. iv. Roof scuppers and downspouts are provided on the building structure to direct drainage to underground collection system. Final Locations to be determined. c. Pedestrian Circulation i. Circulation is provided throughout the site and provides for accessible routes for all pedestrians. Pedestrian movements are allowed through the parking areas with paved sidewalks in each direction as required by code. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 29 ii. The interior site circulation system connects to the local pedestrian network via proposed public sidewalks and allows for connectivity to the surrounding area. iii. A Park will be provided on the corner of Remington Way and Stockman Way for common use of the development residents and public. The park space also provides a walkway connections to the proposed public sidewalks from the parking area. d. Accessibility Provisions i. The site is fully accessible to both residents and the public and will meet the current requirements for site and building access. Accessible parking spaces are located on the shortest route to the accessible entrances and are clearly marked according to code requirements. e. Fences and Railings i. The proposed development does not include any perimeter fencing. ii. Railings located on the second floor roof top amenity area of the proposed buildings shall be aluminum and provide for fall protection of any occupied spaces. f. Trash Enclosure i. No Exterior trash enclosure are proposed. Internal trash rooms are provided for the entire development and are internal to the residential building. The retail space trash is provided for in the residential building trash room. ii. Trash collection shall be from the main drive aisle, that loops through the parking area, and is sufficient to accommodate trash vehicles for pickup. g. Snow Storage i. Areas have been provided within the surface parking areas (spaces in excess of the required minimum parking) – Refer to Architectural Site Plan A1.0 and Civil Site Plan C2.0. h. Commercial Open Space/ Pedestrian Open Space i. Total open space of 17,820 sf has been provided – Refer to Architectural Site Plan A1.0 and table below. Commented [MH1]: Need to give specific SF and show how it was calculated. I generally use a table here to show what is required and what is provided and if we are exceeding it. Commented [MH2]: This is addressed later in Parkland section and separate from open space Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 30 ii. Open space for the residential buildings has been provided on the East and West side of the building and surrounds it. iii. Open space, for the retail space, has been provided along Kagy Boulevard and is located to the South of the proposed retail space. Table 3: Open Space Calculation i. Construction Management i. The Annex Group is the construction manager for the project and will provide construction management services as required to complete the project. ii. Project waste shall be contained in dumpsters located on site and perimeter fencing shall contain construction activities until project completion. iii. Construction waste shall be minimized, and sustainable construction practices shall be performed where possible. j. Site Adjacencies i. The proposed development has the following uses adjacent to the site: 1. East (Stockman Way) – Commercial office. 2. South (Kagy Blvd) – Commercial office and vacant land zoned for commercial mixed use. 3. West (22nd Ave) – Commercial office and residential apartments. 4. North (Remington Way) – residential apartments and church facility. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 31 E. Parkland & Affordable Housing a. The project provides approximately 14,330 sf to be dedicated for a Park use and is being coordinated with Park and Recreation. The applicant visited with Parks Staff to identify ways to satisfy the Parkland dedication requirement through a combination of dedicated parkland, improvements in lieu and cash in lieu. Detailed below are definitions and criteria from the PROST plan that support the size and location of the park to be dedicated. The applicant proposes to wait until the project is reviewed by RPAB to determine the appropriate amenities to be installed as part of the improvements in lieu. i. Improvements and fee in lieu values have been provided in the revised Parklands Dedication Tracking Table in the narrative below and on the drawings – refer to drawing Cover Page. b. Proposed park is a “Mini-Park” per the PROST Plan: Mini parks are used to address limited, isolated or unique recreational needs. They may also function as landscaped public use areas in commercialized parts of town. The service area for a mini park is a ¼-mile radius around the park in a residential setting. Accessibility by way of interconnecting trails, sidewalks, or low-volume residential streets increases use opportunities. Recognizable public access should be provided with at least 50 feet of frontage on a public or approved private street. In terms of size, they are generally between 2,500 square feet to one acre in size. i. The proposed Public Park has 170 feet of recognizable public access on Remington Way, with a City Public Park sign behind the utility easement, and 85’-0” of recognizable public access, with new on street parking spaces and a landscaped parkway along Stockman Way. c. Cash-in-lieu Criteria from PROST Plan: Size of Land Available for Parkland. When only small pieces of parkland are available it may be preferable to get the cash-in-lieu. However, these small parcels might make perfect mini parks if need is demonstrated by this plan. Again, this document will influence not only where parks are needed, but how parks should be developed (i.e., playground equipment vs ball fields). Cash-in-lieu decisions will need to consider the size of the land available for a park Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 32 within the context of whether a park is needed in the area, and if so what type of park is needed. i. The Proposed Park design includes the following Values: 1. Lighting and signage $8000.00 2. Covered Pavilion $40,000.00 3. Volleyball Court and Bike Racks $29,000.00 4. Permanent bean bag toss court $5,500.00 5. Grilling stations and Picnic tables $15,500.00 6. General Installation $10,000.00 Table 4: Parkland Tracking Table d. How the Proposed Park Overcomes Code Requirements: i. 38.420.060 – Frontage 1. 50% is provided via Stockman Way and Remington Way: Additionally, the PROST plan notes that some parks, especially mini-parks, will simply be too small to allow for the provision of significant street frontage a. Significant frontage is provided along Remington Way which is twice as long as the frontage provide along Stockman Way. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 33 2. This configuration is due to site constraints and design. a. Existing utility easements at the East side of the site and Open Space Sub-division easements to the West of the site have impacted the proposed Park location and design. 3. Direct pedestrian access is provided to the perimeters without street frontage via sidewalks through the proposed Park. a. The required 50% frontage is provided along Remington and Stockman Ways and a secondary sidewalk provides accessible access to the proposed Park’s pavilion and grilling stations 4. As a mini park, the service area is ¼ mile around the park the off-street parking is not necessary a. New street parking spaces are proved along the proposed park frontage, as part of the improvements on Stockman Way. 5. Additional improvements will be determined in coordination with the Parks Department and RPAB (rec and parks board) ii. The applicant will agree to the following: 1. Use of City Parks Sign visible from Remington a. City Park Signage has been indicated on the drawings and is located behind the existing utility easements – refer to Architectural Site Plan A1.0 2. Use of visible cues that the park is open to the public (change in sidewalk materials, separation from residential use) a. Change of sidewalk finish is not proposed as the sidewalk is in the City of Bozeman right of way. Standard sidewalk finish will be provided. 3. The park will be screened from the parking lot a. Landscaping has been indicated along the parking area and building edge for screening and separation of the park – refer to Landscape Plans L101 and L102 and Architectural Site Plan A1.0 Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 34 iii. Parks staff advised noting that as future development in the area progresses (across Kagy Boulevard and in the REMU district SE of the project site) additional parks will be developed in closer proximity to the site. Currently the closest parks are less than ½ mile to the east and approximately 2/3 of a mile to the south of the project site. Another “mini park” is located approximately 250’-0” directly west of the project site at the Spanish Peaks apartment complex. This park does not show up on the parks GIS layer but does contain an easement for public use and is identified as a City Park by signage. F. Site Lighting This portion of the Site Plan (surface parking area and access drives) will be lit to City of Bozeman requirements and standards using pole mounted lighting fixtures. These fixtures off the ability to customize heights and light distribution, while limiting glare and brightness. Building lighting will be addressed in subsequent applications. This project will also incorporate bollard lighting through the pedestrian pathways and open spaces for its pedestrian lighting. Refer to the photometric plan for selection of lighting fixtures and layout of lighting locations to provide full coverage of the parking areas and building entrances. See Sheet 1 of 1 Photometric Plan, for locations and placement of all parking area lighting to be installed under this site plan. The Photometric plan also contains cut sheets of light fixtures. G. Building Design a. The building design responds to the interior unit layouts and functions of interior spaces. The modulated building exterior façade is designed to comply with the requirements of the Building Design Standards required by 38.520 and 38.530. This is further described in the “Response to comments” section of this application. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 35 b. The overall building height varies as measured from final grade elevations – Refer to the elevations. A flat roof is proposed in order to maintain relationship to the height of adjacent uses (including sloped roof structures). c. Masonry veneer is used to highlight the building fenestration and is consistent with the building materials found within the surrounding areas. d. The buildings are “stepped” with existing grade to reduce the overall building heights and provides parapet screening of roof mounted mechanical equipment. The proposed project has no ground mounted mechanical equipment. e. The building exterior design modulates in both surface area and materials to establish a strong architectural language that provides spatial identity and interest. The modulated facades, use of material colors also aid in providing a series of repeating architectural expressions to the overall building. The common area spaces and retail are of complimentary materials and contain larger proportions of glazing to increase visibility and connection of interior space to the exterior environments. f. Architectural cornice elements are used to anchor the corners of the residential building and contain decorative “brackets” support the cornice roof element. g. (1) monument sign is proposed near the corner of Stockman Way and Kagy Boulevard adjacent to the retail space. This sign will be submitted for further review/ approval in a separate sign permit application and will meet all local requirements. h. (2) building signs are proposed. One at the corner of the retail space and the other over the entry to the Great Hall on 22nd Avenue. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 36 H. Landscaping a. Landscape has been provided in all areas of the site, consistent with the BMC requirements. Shade trees have been located throughout the parking areas at required spacing. b. Landscape materials proposed are consistent with the local climate and have been designed to conserve irrigation water upon successful maturation of the plantings. c. Refer to Landscape Plans and details for details on how the site achieves its required landscape points. d. Landscape irrigation has been provided to aid in the successful growth and maturity of the proposed design. Irrigation has been provided at the minimum required areas and sustainable design has been practiced in the selection of indigenous plantings. e. Landscaping will be incorporated around ground mounted public utility equipment, as much as allowed to screen equipment, without limiting service access. Refer to landscape drawings for additional information. f. Landscaping with an integral irrigation system has also been included on the second floor roof top terrace of the proposed building, I. Traffic a. The proposed development allows for connection to the existing vehicular traffic movements, along Kagy Blvd. and Remington Way via primary site access from Stockman Way. b. Along with it widening, on street parking is provided on West side of Stockman Way, similar to other uses within the surrounding areas. c. On-site parking is provided for the residents in the surface lot adjacent to the building and the entries are easily identifiable. Parking design and internal circulation has been coordinated to allow for on-site trash collection without impeding parking lot vehicle movements. Refer to site plans for traffic arrows and directional information. J. Well Water a. The project has now incorporated a well in the project. The well is located central to the site plan, along the pedestrian connection from Stockman Way to the building East entry. Refer to Architectural and Civil Site Plan. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 37 K. Departures a. The proposed development is seeking the following “Departures” from the design standards; i. Blank Wall – 38.530.070 at stair and elevator locations. The blank walls are located where stairs and elevator enclosures are located on the outside of the North and South wings, at the roof terrace over the Great Hall. Both walls are situated perpendicular to 22nd Avenue and only offer obtuse views from the street. Window have been located on these surfaces however, due to the length of stairs, the windows cannot be located within the required 15’- 0” distance. Refer to Sheet A6.1 for image. ii. Park Frontage Requirement – 38.420.060 the current frontage requirement cannot clearly be meet due to existing public unity boxes and easements located on the Northeast corner of the site at Remington Way and Stockman Way and an open area easement for Kagy Subdivision running the entire length of the site along 22nd Avenue on the West. Annex of Bozeman | Site Plan Annex of Bozeman – Site Plan Application 9/27/2019 – Page 38 APPENDICES