HomeMy WebLinkAboutPALY_RC_Narrative_05-13-2020
4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919
www.bechtlearchitects.com nickf@bechtlearchitects.com
May 15, 2020
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT. 59771
RE: 18446 Palisades Multifamily Development R/C Submittal
To Whom it may concern,
We are pleased to submit these Revised/Corrected drawings and narrative for the Palisades Multifamily
Development Concept Review Submittal, to be located at the corner of North 27 th and Breeze Lane.
Application Materials
We have included the digital copies of all the following materials for the Site Plan Review process:
· 22x34 inch plans including:
o SP00 - COVER SHEET 05-13-20
o SP01 - OVERALL SITE PLAN 05-13-20
o SP02 - SITE SECTION 03-03-20
o SP03 - ADDRESSING PLAN 05-13-20
o C1.0 - OVERALL SITE 05-13-20
o C2.0 - SITE GRADING & DRAINAGE PLAN 05-13-20
o C3.0 - CIVIL DETAILS 05-13-20
o L1.0 - LANDSCAPE COVER SHEET 05-13-20
o L1.1 - PLANTING PLAN SCHEDULE 05-13-20
o L1.2 - PLANTING DETAILS, MATERIAL SCHEDULE, NOTES 05-13-20
o L2.1 - IRRIGATION PLAN 05-13-20
o L2.2 - IRRIGATION SCHEDULE & NOTES 05-13-20
o L2.3 - IRRIGATION DETAILS 05-13-20
o L2.4 - IRRIGATION DETAILS 05-13-20
o SP20 - COVER SHEET_05-13-2020
o SP21 - MAIN FLOOR PLAN_05-13-2020
o SP22 - SECOND FLOOR PLAN_05-13-2020
o SP23 - THIRD FLOOR PLAN_05-13-2020
o SP24 - ROOF PLAN_05-13-2020
o SP25 - EXTERIOR ELEVATIONS_05-13-2020
o SP26 - EXTERIOR ELEVATIONS_05-13-2020
o SP27 - COLOR ELEVATIONS_05-13-2020
o SP28 - COLOR ELEVATIONS_05-13-2020
o SP60 - COVER SHEET_05-13-2020
o SP61 - 1ST FLOOR OVERALL PLAN_05-13-2020
o SP62 - 2ND FLOOR OVERALL PLAN_05-13-2020
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o SP63 - 3RD FLOOR OVERALL PLAN_05-13-2020
o SP64 - ROOF PLAN_05-13-2020
o SP66 - EXTERIOR ELEVATIONS_05-13-2020
o SP67 - EXTERIOR ELEVATIONS_05-13-2020
o SP68 - COLOR ELEVATIONS_05-13-2020
o SP69 - COLOR ELEVATIONS_05-13-2020
o SP70 - PERSPECTIVES_05-13-2020
· A1 Application
· RC Revision and Correction Submittal form
· Response to DRC Engineering comments
· Updated stormwater design report
· Fire & water profile
· Sanitary sewer profile
· Request for Concurrent construction
· Waiver of Sis
· CVA Covid-19 acknowledgement
· Plumbing load letter for both building types
· digital copies of all materials
If you require additional materials, please let us know and we will provide them.
Project Details
This project consists of development of Lot 5B of the Annie Subdivision Phase 2. We are proposing to
build out a high-density residential development. The Rose Park side of the development will include an
18-unit apartment complex with three (3) levels of 6 units. The floor area is 9,0179 square feet for the
main floor and 9,069 square feet for the 2 upper floors.
The 27 th street fronting of the development will include a 7-unit Rowhouse. The is lower floor area is
2,183 square feet with 3,145 square feet of garages. The 2 nd floor living area is 5,316 square feet and the
3rd floor is 5,862 square feet. Each three-story unit totals 2,356 square feet.
Parking for the overall development consists of both on and off-street parking. The parking calculation
on the Cover sheet SP000 is inclusive of the off-street parking. Garbage enclosure shall be designed to
blend in with the complex designs. The on-site and road drainage shall be taken care of by a retention
pond on north west corner of the lot.
Landscaping Park allocations have been provided by the neighboring Rose Park that was constructed as
part of the subdivision.
The design intent of the development is to create a high-density development that the city is currently in
need of. The design is intended to promote more units per acre to reduce the cost of the unit
construction. As well as create a neighborhood that is directed to the park and livability of the areas.
DRC Comment 4-15-2018
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
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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.
RESPONSE - Applicant acknowledges this statement
2. 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 38.19.120.D.
RESPONSE - Applicant acknowledges this statement
Section 3 – REQUIRED CODE CORRECTIONS
Planning
Planning Advisory Comment:
1. Please submit all revisions using Corrections and Revisions cover sheet. Submit a full set of
drawings (2-11x17) with revisions clouded. Include a table of contents will all drawings and their
date of creation/revision. Ensure that the electronic version includes a fully updated, complete
application. 24x36 plans are not required until final approval.
RESPONSE – All revisions have been clouded.
2. Since the project has changed, please resubmit an updated A1 form with the changes.
RESPONSE – All revisions have been clouded.
3. BMC 38.510.030.C. It is unclear if there is a pedestrian connection to the rowhouses from 27 th .
On the landscape plan, there is something that leads up to the patios from the sidewalk,
however, there is nothing in the legend that depicts what it is. A pathway of at least 3 feet must
connect from the sidewalk to the patios.
RESPONSE – The pedestrian connection to the rowhouses from 27 th is shown on both civil & landscape
as a 3 foot wide path and noted on sheet L1.1
4. The apartment building must have elevations annotated like the rowhouse
RESPONSE – The apartment building is annotated like the rowhouse.
5. Clean up elevation notes on rowhouses as there is a lot of overlap and it is difficult to read.
RESPONSE – Elevation notes have been updated.
6. BMC 38.530.070. The north elevation of the apartment building contains a blank wall on the
metal portion. The south elevation of the rowhouse contains a blank wall.
RESPONSE – Blank wall is screened by landscaping, see L1.1
7. BMC 38.550.050.C.2.e. The minimum width of any parking lot landscaped area is 8 feet. The
parking bulb on the south end adjacent to North 26 th Avenue does not meet this standard.
RESPONSE – parking lot landscape area modified, see updated civil & landscaping.
8. BMC 38.520.060.B. Open space is not properly shown on the site. On the cover sheet SP00, it
appears that decks/patios are the only open space calculation used for the units. Patios/balconies
can only count towards 50% of the required open space
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a. 18-plex: 2550 square feet of open space is required. It appears that 2502 square feet
worth of patios/balconies is provided resulting in only 1251 square feet of open space.
More open space is required.
b. 7-unit rowhouse: 1050 square feet of open space is required. It appears that 1344
square feet worth of patios/balconies is provided resulting in 672 square feet of open
space. More open space is required.
c. Ensure that any additional open space meets the requirements of usable open space in
38.520.060.B. If any is to be common open space, ensure that it is labeled on the site
plans.
RESPONSE – open space calculations have been updated on SP00, see SP01 For site open space areas.
Engineering Division; Griffin Nielsen, gnielsen@bozeman.net
· See attached comments dated April 21
RESPONSE – see included comments letter from C&H Engineering
Solid Waste Division; Russ Ward, rward@bozeman.net , 406-582-3235
· Refuse enclosure doors must open 180 degrees. The plan does not say if they do.
RESPONSE – Enclosure doors are designed to open 180 degrees, note added to plan, see SP01
Fire Department; Scott Mueller, smueller@bozeman.net , 406-582-2353
· Overall drive accesses and area fire hydrants are appropriate.
· On South side of Private Road of Breeze Ln, This shall be marked as Fire Lane per 2012
International Fire Code.
RESPONSE – Fire lane added to C1.0
· 18 unit Building: Provide water service room meeting City of Bozeman Water Department
standards
RESPONSE – Water service room meets the required area as requested, see updated drawings
· Due to addressing off N 25th, Fire Department Connection for fire sprinklers shall be located on
interior building front (West or South Side)
RESPONSE – Water service is provided on the north east corner of the building, the location of fire
connection on west or south side is not feasible.
· 7 unit Rowhouse: Provide larger water service room meeting City of Bozeman Water Department
standards.
RESPONSE – Water service room meets the required area as requested
· Suggest swinging door out, not in.
RESPONSE – Door swings out, see updated drawings
· Both buildings will require fire sprinklers and alarms.
RESPONSE – Both buildings shall have fire sprinkler systems and alarms, provided by design/build with
the subcontractors. Documentation from said contractors shall be supplied for building permit.
These Divisions did not provide comments. Reach out to them individually for any questions.
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Floodplain Engineer; Brian Heaston, bheaston@bozeman.net , 406-582-2260
Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
Parks Department; Addi Jadin, ajadin@bozeman.net , 406-582-2908
NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com
Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
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.
RESPONSE – impact fees shall be paid at the time of building permit issuance
Note: During preparation of the staff report, 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.
Thanks, you for consideration of our project. We hope you agree the project design is suitable for this
location.
Please contact me nickf@bechtlearchitects.com , 406-585-4161 o, 406-599-9432 m, if you have any
questions or comments. Feel free to contact Scott Bechtle ( scottb@bechtlearchitects.com ) in my office
in my absence.
Sincerely,
Nick Fulton
BECHTLE ARCHITECTS