HomeMy WebLinkAbout13_Site Plan & NCOD Plan Review Comment Narrative_07142021MINARIK ARCHITECTURE Inc. 618 N Wallace | Bozeman, MT 59715 MINARIKARCH.COM 406 579 5597
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CONCEPT REVIEW COMMENT RESPONSES
N 3rd Duplexes
The following responds to the comments provided for N 3rd Duplexes, Application 21-204.
Please see list below for updated or new sheets included in revised submission:
Civil:
C1.1GeneralCivilPlan_07082021
C1.2UtilitiesPlan_07082021 C1.3GradingAndDrainagePlan_07082021
StormwaterPre-DevelopmentCalcs_07082021
UtilityEasement_07082021
WaterAndSewerMemo_07082021
302 N 3rd- RC Form 07132021
Landscape:
L1.0 SITE MATERIALS AND PLANITNG PLAN_07-07-2021
L2.0 SITE DETAIL_07-07-2021 20210628_CityResponses
Architectural:
G0.00_Cover Sheet_07142021
A1.00_Site Plan_07142021 A2.10_Building 1 - Floor Plan - Basement & Level 1_07142021
A2.20_Building 2 - Floor Plan - Basement & Level 1_07142021
A2.21_Building 2 - Floor Plan - Level 2_07142021
A3.10_Exterior Elevations_07142021
A3.11_Exterior Elevations_07142021 A3.12_Exterior Elevations_07142021
Site Plan & NCOD Plan Review Comment Narrative_07142021
PLANNING COMMENTS
1. Submittal – BMC 38.230.100. a. Provide a CILWR estimate from Griffin Nielsen, gnielsen@bozeman.net. CILWR must be paid prior to final site plan
approval.
Response: “Mr. Nielsen has been contacted and the CILWR determination will be finalized and paid prior to site plan
approval.” -Hyalite Engineers
2. Cover Sheet (sheet G0.00)
a. Cover sheet indicates max building height of 35’ -0”. Revise to reflect the accurate height limit of 34’ if roof pitch is
less than 3:12 per BMC 38.320.030.
b. Cover sheet also indicates that max lot coverage is 85%. Revise to reflect 50% (unless you are meeting the affordable
housing provisions of 38.380 in which case you do get 85%) per BMC 38.320.030.
Response: See revised attachment: 01_G0.00_Cover Sheet_07142021
3. Site Plan
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a. Parking Provisions – BMC 38.540.010 Stacking of off street parking spaces. When stacked parking is proposed for two
unit structures the drive aisles are required to be physical separated by one of these options: individual garage doors for
each interior parking space; a vegetated planter not less than four feet in width between the parking spaces in the driveway area, or a wall not less than four feet in height and length. Currently the parking stalls for Unit A garage and
Accessory Building 1 (Unit B Storage) do not meet this provision. Please revise to address this provision. (Note,
engineering has a similar comment with a different code reference.) Please reach out if you need additional clarification
between the two sections.
i. Show the dimensions for your parking stalls both on-street and off street (including those in the garage). Note
the dimension requirements in 38.540.020 (18’x9’) except in residential garages which require 20’x9’
(note an additional one foot is required on all exterior sides of the stall).
b. Garage setback – BMC 38.540.020.D Backing requirement. This provision requires all parking has adequate back-up
maneuverability as specified in Table 38.540.020 (i.e., 90 degree parking stall requires a 24 foot ‘aisle’). The aisle width
calculation may incorporate the width of the public right-of-way. Unit D garage is currently shown with a 6’ setback
from the alley. On our June 17 phone call you stated you measured the alley at 16’ at the point of the garage. With a 6’
setback the ‘aisle’ is only 22’. Thus the garage would need to be setback an additional 2’, or 8’ total from the alley to
achieve the 24’ aisle width. Please show the exact alley dimensions on your resubmittal.
Response: See revised attachments: 12_A1.00_Site Plan_07142021; 13_A2.10_Building 1 - Floor Plan - Basement & Level 1_07142021; 15_A2.20_Building 2 - Floor Plan - Basement & Level 1_07142021; all parking dimensions have
been added. Updates to site plan and floor plan have be clouded for adjustments implemented to meet code
requirements.
c. Lighting Plan – Lighting is not required, however if it is provided it must meet the standards outlined in BMC 38.570.
Are you proposing exterior lighting? If so please provide cut sheets and/or lighting plan if necessary.
Response: Lighting layout and cut sheets were provided in previous submittal. See attachments: 12_A1.00_Site
Plan_07142021; 17_A3.10_Exterior Elevations_07142021; 18_A3.11_Exterior Elevations_07142021;
19_A3.12_Exterior Elevations_07142021; 03_N3rd Duplexes_Fixture Type B1_SNNP157785_specsheet_05142021;
03_N3rd Duplexes_Fixture Type F1_DWEP154866_specsheet_05142021; 03_N3rd Duplexes_Fixture Type
S1_DWEP154866_specsheet_05142021
4. NCOD Guidelines a. Staff has found that the demolition meets the criteria of the NCOD guidelines. If it is possible to salvage any of the
existing home and incorporate it into the site plan, it would preserve a piece of the existing neighborhoods character.
b. Staff also was contemplating if there would be a possibility to move the home to another location with a willing
receiving lot. If your team has any ideas or
connections to assist in preserving this home, staff would encourage exploring potential avenues.
c. Staff also has determined that on the whole your proposal meets the NCOD guidelines. Two suggestions that
were provided (note these are not requirements) were:
i. Varying the brick color between buildings and
ii. Consider how a roof pitch may be more reflective providing a roof parapet instead of a boxtop roofline to
provide a smoother transition between the existing typical residential sloped roofs.
Response: The owner will attempt to find a person to receive the structure or at least salvage materials, prior to demo. Due to the poor structural shape of the structure, relocation will most likely not be feasible. Design team will consider other recommendations. ENGINEERING COMMENTS
Easements
1. BMC 38.410.060 - Easements: All public easements must be provided with the site plan submittal in final draft for review prior to site plan approval. Easements will be deemed inadequate if they are not in a final draft
format (signatures are not required for the draft review). Easements must be stamped by a licensed
professional surveyor.
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a. The 10-foot utility easement must be provided along N.3rd Ave and W. Beall Street on the subject property
using the City’s standard language. The applicant may contact the Engineering Department to receive a copy
of the City’s standard language. The applicant must provide an original owner executed easement prior to site plan approval.
Response: See attachment: 10_UtilityEasement_07082021; “The draft easement is included with the response
application for the 10’ utility easement along N 3rd Ave & W Beall St.” -Hyalite Engineers
Water and Sewer
1. BMC 38.410.070 and DSSP V.A and V.B - Water and Sewer Design Criteria: Prior to a determination of
adequacy the applicant must provide an estimate of the peak-hour sanitary sewer demand as well as the
average and max day demands of domestic water usage for the proposed site development. The estimates
must be certified by a professional engineer.
Response: See attachment: 11_WaterAndSewerMemo_07082021; “Noted, see the included Engineering Memo for the
estimated peak-hour sanitary sewer demand and the water usage for the proposed development.” -Hyalite Engineers
2. DSSP V.A.4 - Water Distribution Lines Design Criteria:
a. The applicant is proposing a water service tie-in for the west duplex to a 4-inch DI water main in N.
3rd Ave. The 4-inch water main does not meet current city standards to be classified as a water main.
This water main must be upgraded to an 8-inch diameter if it will serve this property.
Response: “After further discussions with the City Engineering staff, we have determined to have the water services
come off of the existing 10” water main in Beall, rather than utilizing the existing service off of N 3rd.” -Hyalite
Engineers
3. BMC 38.410.130 - Water Rights: The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to side
plan approval.
Response: “Mr. Nielsen has been contacted and the CILWR determination will be finalized and paid prior to site plan
approval.” -Hyalite Engineers
4. DSSP V.B.11 - Sanitary sewer services: The minimum diameter of a service is 4-inch services shall connect to
the main with in-line gasketed wyes. The service line stub, from the main to the property line or easement line,
shall be installed with a maximum slope of 1/2-inch per foot. The minimum slope of a 4-inch service line stub is
1/4-inch per foot. The minimum slope of a 6-inch service line stub is 1/8-inch per foot. Sewer service line stubs
will typically be installed 15-feet from the downstream lot line. Services are to be installed perpendicular to the
main. Each building shall have a separate service line from the building to the sewer main. a. Applicant must
ensure proposed sewer service line meets the required minimum slope.
Response: “Noted and agreed, the proposed sewer services meet the required minimum slope.” -Hyalite Engineers
Stormwater
1. DSSP Section II.A.4 - Water Quality: The applicant must include a drainage plan prior to site plan approval
with post-construction stormwater management controls that are designed to infiltrate, evapotranspire,
and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-
hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the
runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either:
a. Treated onsite using post-construction stormwater management control(s) expected to remove 80 percent
total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction
stormwater management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or
c. Treated offsite within the same subwatershed using post construction stormwater management control(s)
expected to remove 80 percent TSS.
MINARIK ARCHITECTURE Inc. 618 N Wallace | Bozeman, MT 59715 MINARIKARCH.COM 406 579 5597
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a. The applicant must include pre-development and post-development conditions.
Response: See attachment: 09_StormwaterPre-DevelopmentCalcs_07082021; “The drainage plan is included, with the pre- and post-development conditions shown and calculated for. All increased stormwater is proposed to be retained
on-site.” -Hyalite Engineers
2. DSSP Section II.C - Water Quantity: The applicant must provide on-site detention with release rates limited
to predevelopment runoff rates. Retention ponds must be sized based on a 10-year,2-hour storm intensity.
a. The applicant must also include where runoff from building roofs will be directed.
Response: See attachment(s): 05_C1.3GradingAndDrainagePlan_07082021, 05_2.0_Stormwater Report_04282021,
06_2.1_Stormwater Calculations Retention_04282021; “Correct, the retention system has been sized accordingly. The
roof drain locations are also now shown on the site plan.” -Hyalite Engineers
3. The applicant is advised that the seasonal high groundwater elevation must be determined and
the engineer responsible for the design drainage must certify that the proposed infrastructure
can meet or exceed the City’s drainage requirements during the seasonal high groundwater.
Response: “The nearby groundwater, based on GWIC well data, is 14’ deep or more, therefore it is determined that the
seasonal high groundwater will not come up to within 2’ of the bottom of the drainage system.” -Hyalite Engineers
Transportation 1. BMC 38.400.090.C.3.A - Drive access requirements - Residential: Individual and shared drive accesses must
be physically separated by means of a landscaped area greater than or equal to 4 feet in width between paved
areas and extending from the front line of the building to the right-of-way.
a. The applicant will need to ensure the separating distance between drive accesses facing N 3rd Ave
and the alley on the east of the property is greater than or equal to 4 feet in width.
Response: See attachment(s): 03_C1.1GeneralCivilPlan_07082021, 12_A1.00_Site Plan_07142021; The separating
distance between the drives has been updated and dimensioned.
2. Alley Access
a. BMC 38.400.090.B.1.A - Drive access for improved public street, approved private street or alley
required: Any street or alley within the city constructed to a standard which meets or exceeds
standards established by this chapter, the city design standards and specifications policy, and the city
modifications to state public works standard specifications;
b. BMC 38.400.090.B.1.B - Constructed public streets which may not meet current city standards but
which are constructed to a standard that has historically provided an adequate level of service to
adjacent properties, which level of service would not be degraded as a result of a pending
development proposal.
c. The proposed 9.2 foot wide gravel service does not provide adequate level of service. A 12 foot wide gravel service would provide adequate level of service to take access off the alley as proposed. The
alley must be upgraded to a 12 foot wide gravel service to take access off of.
Response: Noted and agreed, the alley width along the ‘frontage’ of the property will be updated to provide a 12’
gravel width. -Hyalite Engineers
PARKS COMMENTS
• Please provide a parkland calculation table to determine parkland, or CILP, required
• Cash-in-lieu of Parkland (CILP) appraisal value is set to be changed to $2.07 psf on June 22, 2021.
• Provide written justification for CILP request, per Resolution 4784
MINARIK ARCHITECTURE Inc. 618 N Wallace | Bozeman, MT 59715 MINARIKARCH.COM 406 579 5597
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https://weblink.bozeman.net/WebLink/DocView.aspx?id=121270&dbid=0&repo=BOZEMAN&searchid=c82fcc
a5-1c2a-4384-b7d1-7cfd062dc53c
o Staff supports Cash-in-lieu due to the small area of parkland owed and difficulty of including land on the subject parcel.
Response: 3 * .03 acres/du * 43560 sq ft/ acre * $2.07psf = $8115.23
BUILDING COMMENTS
• Emergency escape and rescue openings required in the basement Min. 1 even with no sleeping area.
Response: See revised attachments with emergency escape egress added: 12_A1.00_Site Plan_07142021,
13_A2.10_Building 1 - Floor Plan - Basement & Level 1_07142021, 15_A2.20_Building 2 - Floor Plan - Basement &
Level 1_07142021, 17_A3.10_Exterior Elevations_07142021, 18_A3.11_Exterior Elevations_07142021,
19_A3.12_Exterior Elevations_07142021
• Update all Building codes to state adopted codes they have 2012 and should be 2018 codes.
Response: See revised attachment: 01_G0.00_Cover Sheet_07142021
NORTHWESTERN ENERGY COMMENTS
• Landscaping. No large, deep rooted trees or bushes will be allowed within the 10-foot utility easement. No
large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. All other
approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of
NWE utilities.
Response: See attachments: 20_L1.0 SITE MATERIALS AND PLANITNG PLAN_07-07-2021,
12_20210628_CityResponses, 10_UtilityEasement_0082021
RECCOMENDED CONDITIONS OF APPROVAL
1. City of Bozeman Resolution 5076, Policy 1: 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) on City standard form for
the following:
a. Street improvements to Beall St between N 7th Ave and N Rouse Ave including lighting, signalization, paving,
curb/gutter, sidewalk, and storm drainage.
b. Street improvements to Peach St between N 7th Ave and N Rouse Ave including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
c. Street improvements to Mendenhall St between N 7th Ave and N Rouse Ave including lighting, signalization,
paving, curb/gutter, sidewalk, and storm drainage.
d. Street improvements to N 3rd Ave between Peach St and Mendenhall St including lighting, signalization,
paving, curb/gutter, sidewalk, and storm drainage.
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 the 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 the site plan approval.
Response: “Noted and agreed, the executed Waivers of Right to Protest will be recorded prior to the final site plan approval.” -Hyalite Engineers
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