HomeMy WebLinkAbout19021 - DRC comments 2021-02-12
February 12, 2020
Danielle Garber, Associate Planner
City of Bozeman Department of Planning and Community Development
P.O. Box 1230
Bozeman, MT 59771-1230
Re: Bozeman Gateway Site Plan Review Resubmittal – Boulders
COB#: 19021
MMI#: 4192.025
Dear Sarah:
This letter is to provide written responses to the comments stated in the DRC review memo dated
November 13, 2020. Below are our responses associated with each comment.
Section 3 – REQUIRED CODE CORRECTIONS All citations are to the Bozeman Municipal Code (BMC).
Planning Division, Danielle Garber, dgarber@bozeman.net, 582-2272
1. BMC 38.220.080 Site plan submittal requirements. The application does not meet the PLS and
SP1 form requirements. All open space areas not dimensioned and annotated with areas. Floor
plans for ground floor patio and upper story decks for buildings not provided with area of each
open space annotated on plans. AC units encroach into usable area of deck space and that area
must be deducted from usable open space. Partially addressed, AC units on patios are still labeled
on floor plans. With the removal of mechanical equipment from the roof and the AC units from
the patios, where will this equipment be provided? The AC on patios have been removed there
will be no air conditioning on the main levels.
2. BMC 38.220.080 Site plan submittal requirements. Lot 3 (open space) and Lot 4 are included in
this application due to the required sewer line and maintenance access road traversing both lots.
Please add these to the site description on the plan sets. Not Addressed.
Lots 3 and 4 have been included to the site description on the cover page of the plan set.
3. BMC 38.220.080.A.1.q Phased site plans. Sheet C0.2 does not provide all applicable information
as required for a phased site plan. Provide additional information required by this section
including the addition of all landscaping in right of way into applicable phases, proposed dead
end barriers, revegetation/weed control plan etc. Provide landscaping and irrigation or the entire
are for future building site. May not be excluded from the site plan. Partially addressed, a phased
revegetation plan was provided, dead end barriers and signage was provided. No phasing of
public right of way landscaping, i.e. boulevard trees and ground cover, was provided. Detail
phasing of sidewalks in public right of way. This must be done on the phasing plan sheet. Provide
a construction management plan for each phase including fencing, exterior construction material
staging, spoils location, and construction trash enclosure location on the phasing plan sheet or
master site plan sheet. Language on the landscape phasing as well as construction
management items have been added to the phasing plan sheet. Additionally, a construction
management document detailing the construction debris box has been included in this
resubmittal.
4. BMC 38.320.030 Form and Intensity Standards Residential. Due to the current lot configuration
the project as proposed does not meet setback standards. The project must complete the
applicable subdivision review process to relocate common lot boundaries in order to
accommodate the project. This must be completed prior to site plan approval. The alternate is
listed under other easement correction below. Partially addressed, subdivision exemption
application with relocated lot boundaries in review under application #20381. Annotate setbacks
from new property boundary on overall site plan. Patios are encroaching into utility easements,
also see engineering comments.
Setbacks have been added from the new boundary alignment. Patios on the main floor of
the 18-plex have been modified to be outside of utility easements.
5. BMC 38.410.060.C Public utility easements. The city utility public utility easements must be
provided. Public utility easement documents must be executed, notarized and submitted for
review. The easements must be recorded prior to site plan approval. Not addressed, not provided.
Can be listed as condition of approval, but will be required prior to final site plan approval.
Understood, draft utility easements have been provided in this resubmittal.
6. BMC 38.410.060 Easements. The property owner must either aggregate the Lots 1 and 2 with a
Subdivision Exemption application, or have the following documents written and recorded at the
Gallatin County clerk and recorder’s office: Partially Addressed, subdivision exemption
application with relocated lot boundaries in review under application #20381. Agreements for
reciprocal access, parking, and easements for stormwater and drainage were not provided. Can be
listed as conditions of approval, but will be required prior to final site plan approval.
Understood and request that this be listed as a condition of approval.
a. Deed restriction (cannot be sold individually) From conversation with Danielle, deed
restriction will not be required for this project
b. Reciprocal access – Will be addressed in HOA language included in this resubmittal
c. Reciprocal parking – Will be addressed in HOA language included in this resubmittal
d. Reciprocal access and use of common open space – Will be addressed in HOA language
included in this resubmittal
e. Storm water easement – A draft utility easements are included in this resubmittal
f. Drainage easement – A draft utility easement of the storm water easement is included in
this resubmittal did not see where the drainage easement would be applicable. If it has
been overlooked we will create a drainage easement with the understanding that this
will be a condition of approval.
7. BMC 38.410.060 Easements. A stormwater easement must be granted for the stormwater facility
in the open space lot. Easement documents must be executed, notarized and submitted for review.
The easements must be recorded prior to site plan approval. Not addressed, not provided. Can be
listed as condition of approval, but will be required prior to final site plan approval. Understood
a draft stormwater easement is included with this resubmittal.
8. BMC 38.410.080.H. Stormwater retention facilities in landscaped areas. Stormwater facility must
include groupings of boulders. Not addressed, update landscaping stormwater pond section
details and landscaping plan.
Boulders have been added to the landscaping plan.
9. BMC 38.420.030 and 38.420.080 Cash donation in lieu of land dedication and Park
Development. The Cover Sheet specifies that improvements in lieu of parkland will be provided.
Please provide a specific proposed plan of improvements so that it can be reviewed and
considered by the Recreation & Parks Advisory Board (RPAB). Not addressed, not provided.
Reach out to Addi Jadin, ajadin@bozeman.net for submittal requirements. RPAB
recommendation and Parks Department approval is required prior to final site plan approval.
Understood, Addi has been contacted regarding the submittal requirements for the
proposed plan of improvements. A correspondence from 1/26 has been attached in this
resubmittal, we have not heard back from yet but understand that this approval is required
prior to final site plan approval.
10. BMC 38.540.050.A.4.c Bicycle parking. Bicycle parking not calculated on cover sheet for bicycle
parking in parking calculation. Update all parking calculations to include bicycle parking.
Distribute bicycle parking per building. Building in Phase III must have bicycle parking adjacent
to it. Partially addressed, list bicycle parking location distances from building entrances, annotate
dimensions of bicycle parking area. Spaces must be at least 6-feet long by 2-feet wide. Detail
number of U-racks to be provided at each location.
Bicycle parking dimensions and details are included in this resubmittal on C300.
11. BMC 38.510.030.J Special Residential block frontage standards along sidewalks and internal
pathways. For residences with ground floor living spaces facing a sidewalk or pedestrian path, the
building must feature at least one of the public/private space transition elements described in the
referenced section. All ground-level units facing internal to the site must also follow this code
section since they face a pedestrian pathway. Annotate block frontage on site plan in all areas where
a block frontage exists. Not addressed, detail which transition element is being employed from this
section and provide supporting drawings and a narrative response. See below map for locations of
required special residential frontages to be addressed, a red line is a special residential block
frontage.
We are using option #2 (ten-foot setback) in BMC 38.510.030.J. The 10’ setbacks between the
sidewalks and residential units will be landscaped meeting provisions of division 38.550.
12. BMC 38.520.060.B Residential Open space.
a. The open space on the east side of the development site has a 6.7% slope on. This is not a
usable space that is accessible to everyone and does not provide a space for people to recreate.
It is not a courtyard, front porch, patio, play area garden, or other type of active use area. It
includes area within the rear setback, which does not count as open space unless the spaces
meets design standards. This space does not meet design standards. See Shared open space
descriptions and requirements in 38.520.060.B.2 for the requirements for shared open space
which must feature paths or walkable lawns, landscaping, seating, lightings and pay structures,
sports courts or other pedestrian amenities to make the area more functional and enjoyable for
a range of users. Provide details for benches. Snow storage may not count towards required
open space.
Bench details are included in the landscaping resubmittal.
b. The central open space area in the parking lot has many trees and 2 benches. It does not appear
to meet the standards of the referenced code section. It does not provide space to recreate. The
amount of seating is disproportionate to the number of residents it is meant to serve. This space
does not meet design standards. See Shared open space descriptions and requirements in
38.520.060.B.2 for the requirements for shared open space which must feature paths or
walkable lawns, landscaping, seating, lightings and pay structures, sports courts or other
pedestrian amenities to make the area more functional and enjoyable for a range of users.
Provide seating area details. Snow storage may not count towards required open space.
Seating area details are included in the landscaping resubmittal.
13. BMC 38.520.060.B Residential Open space. The open space calculations on the Cover Page require
revisions. Of the 1,596-sf of balcony space only 50% of it may be counted towards the required
open space calculations; therefore 3402-sf of additional open space is required. Not addressed,
ground floor units must also be counted towards open space calculation, patios for ground floor
units may count towards 50% of required open space. Detail which areas are to be counted towards
common open space in the calculation, label landscaping areas so they can be easily identified and
correlated to the calculation, i.e. Open Space A – XXX square feet, Open Space B – XXXX square
feet, etc. Snow storage areas may not count towards required open space. If stormwater ponds and
drainage facilities are to be used towards required open space they must meet the requirements for
shared open space. This item has been addressed in a phone conversation with Danielle, she
acknowledged that 100% of the balcony space on the ground floor patios can be counted
towards the open space calculations.
14. BMC 38.520.060.B.2 Shared open space must be separated from parking lots with landscaping,
fencing and/or other acceptable treatments that enhance safety and privacy for the shared open
space and dwelling units. Provide a landscape buffer from parking areas and dwelling units that is
not included in the shared open space calculation and that provides separation per requirement.
Not addressed, not provided.
A landscape buffer has been provided between the parking areas and dwelling units,
landscape and civil sheets have been revised in this resubmittal.
15. BMC 38.520.070.C.2 Service areas, screening of ground related service areas. Trash enclosure
must be landscape with five feet wide landscaping where visible from the street, parking lots and
pathways. Provide five feet of landscaping around the perimeters of all trash enclosures other than
the doorways. Not addressed, not provided around all perimeters of trash enclosures.
The trash enclosure layout has been modified to show five feet of landscaping around the
perimeter
16. BMC 38.520.070.B and D Service areas. Location of power and gas entrances into building not
shown on landscaping plan sheets. The entrance must be shown on all plans and must meet
standards. Power and gas entrances into building are not integrated into the building architecture
nor is there adequate landscape screening area proposed. Per BMC 38.520.070.B.3 service areas
must be screened structurally with the building and/or landscaping to screen must be provided.
Clarify locations on all plans and provide compliance with this section. Partially addressed, meter
banks locations have been provided on floor plans, elevations, and the landscaping plans, but are
not screened properly where facing the public right of way.
Landscaping plans have been updated with proper screening where facing the public right of
way.
17. BMC 38.550 – The landscaping plan calculations must be updated to reflect the current
landscaping ordinance. The landscaping points system has been removed. Provide a new
calculation that reflects the current mandatory landscaping provisions in this section including:
a. Parking lot landscaping, 20-sf of landscaping internal to the parking lot be provided
for every off-street parking space. Provide the total calculation on the landscape plan.
b. Parking lot landscaping, a large canopy tree or combination of small canopy trees for
every 9 parking spaces provided.
c. Percent drought tolerant species, drought tolerant species are defined in the latest
edition of the Montana Nursery and Landscape Association's Drought Tolerant Plants
for the Montana Landscape
The landscaping plan has been updated to reflect the current landscaping ordinance.
18. BMC 38.570.040.G.5. Miscellaneous lighting specifications. Lighting exceeds standards at
property lines at north property line adjacent to open space lot. Open space lot is a public right of
way. Partially addressed, confirm in the narrative that no lighting is to be provided on unit patios
or in parking areas and open space.
Photometric plan has been revised so that lighting does not exceed standards at the
property line at the north property. There is no lighting provided on unit patios or in
parking areas and open space.
19. General Comment. Installation of concrete walkway in the open space lot is required. Addressed,
included in phase 1 improvements.
a. The Boulder Creek Subdivision financially guaranteed the installation of sidewalks, including
the sidewalk through the Open Space lots. Per the agreement, the work is required to be
completed within 12 months of the filing of the final plat on August 23, 2018. The
improvements for the subdivision are required to be completed by August 23, 2019. If an
extension is required, the applicant is advised to submit an extension application for review.
Understood
Engineering Division, Karl Johnson, kajohnson@bozeman.net, 406-582-2281 1. See attached
memorandum.
Other Reviewers:
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2382
Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377
Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com
If you should have any questions regarding these comments, revisions and corrections for the Boulder
Site Plan Application Resubmittal don’t hesitate to contact me.
Sincerely,
Celine Saucier, PE
Project Engineer