HomeMy WebLinkAboutsubmittal narrative-032321
190 NORTHSTAR LANE
BOZEMAN, MT 59718
406-581-5730
www.headwatersmt.net
Page 1 of 7
March 23, 2021
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59771
Re: Gallatin Park Mixed Use
Site Plan Submittal
325 Gallatin Park Drive
Concept Review # 20428
Dear Planner,
Please find attached a Site Plan Submittal for the Gallatin Park Mixed Use Site on Lot 4A of the Amended Plat
of Gallatin Park Subdivision (J-300C). The proposed project consists of 13 residential units above 13
commercial units that are spread across 4 buildings. The parking lot pavement will be completed within the
first phase along with the northeast building. The phase plan in Tab 10 further depicts the phasing. The
total floor space for the four buildings totals 23,978 square feet, including 11,919 square feet of
manufacturing/supporting office. The max building height is 27.5 feet. Parking calculations require a
minimum of 33 parking stalls using a 50% residential parking reduction, with 42 spaces proposed.
Our responses to the Concept Review Comments are below:
PLANNING
1. The parking calculations were completed using the net 85% of the gross floor area as shown in the
parking calcs and on Sheet I-1. The 50% residential reduction is also shown on Sheet I-1. The
parking calculations are also broken down by phase to allow individual building occupancy.
2. A departure request for the front yard setback is included following this letter.
a. All existing utility easements are shown on sheet C-1 and proposed utility easements are
shown on sheet C-2.
b. A material & color palette is included.
c. Utility meters and mechanical equipment is shown on the architectural plans. Screening is
shown on the Architectural and Landscape Plans.
d. The phase plan and individual construction management plans are included in Tab 10. It is
the intent construct the buildings within the site plan window.
e. Parking, open space and parkland calculations are shown on Sheet I-1.
3. Block Frontage Compliance
a. Building Placement - A departure is requested to reduce the front setback from 20’ to 15’ as
allowed in BMC.510.030.G.3. The specified minimum of 10’ was not achievable due to
existing buried utilities.
b. Building Entrances – The building adjacent to Gallatin Park Drive has its main entrance facing
the street. The other three buildings are directly connected to the Gallatin Park sidewalk
using internal sidewalks and concrete crosswalks.
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c. Façade Transparency – A minimum of 10% of the front façade must be transparent. The
front building is set back over 10’ from the sidewalk so the 30% requirement is not
applicable. 43% of the front façade of building #3 is transparent.
d. Weather Protection – A 3.5’ overhang is included on building #3 and a 3.0’ overhang is
proposed above entrances to building 1a, 1b & 2.
e. Parking Location – The parking is setback over 50’ from the frontage property line. At least a
10’ landscape buffer is provided that meets the performance requirements of 38.550.
f. Landscaping – A landscape plan has been designed by Chad Rempfer in accordance with
section 38.550. All areas between the buildings and the street are landscaped and low level
landscaping exists in front of windows.
4. Non-Motorized Circulation
a. A trail connection from the north side of the property to the open space trail system was
evaluated, but the existing low-lying area that is between the property and the existing trail
would require a bridge or culvert as well as wetland permitting on the open space property.
The property has direct connection to the open space trail system in several areas using the
Gallatin Park boulevard sidewalk.
b. All sidewalk with adjacent perpendicular parking has a top width of 7’.
c. All sidewalks are separated from the buildings by a minimum of 3’ with the exception of area
where sidewalk accesses doors on the building front. We believe the proposed design meets
the intent of the code and have utilized this design on other similar projects within the City.
5. Residential open space has been provided between buildings 2 and 3. The residential open space
calculations on sheet I-1 require 1400 square foot of open space.
a. The provided open space 1868 square feet with a minimum dimension of 17.9 feet. The
residential open space contains two bike racks, a bike repair station, walkable lawn,
landscaping, and is centrally located on the project. The angled nature of the open space will
help to provide sunlight. An over 2’ landscape buffer is provided between the open space
and the adjacent parking lot.
b. We acknowledge that the proposed balconies do not meet residential open space
requirements.
6. The architectural and landscape drawings include details and screening for proposed mechanical
equipment.
7. The minimum of 5’ of screening is provided between the adjacent street and parking lots.
8. The proposed metal siding is 22 or 24 gauge which meets the requirements of minimum of 24-gauge
thickness. The individual thicknesses are shown on the elevation drawings.
9. Blank wall treatments are addressed on the landscape plans.
10. Parking calculations have been included on sheet I-1. The parking calculations have also been
broken down by each phase and included in Tab 1.
11. Parking lot landscaping calculations are shown on the landscape plans.
12. An exterior lighting plan is included within the Architectural sheets.
ENGINEERING
1. The existing regional retention storm pond is proposed to be utilized. The retention pond meets the
requirement of the first 0.5 inch of rainfall to be infiltrated.
2. The existing regional storm pond is proposed to be utilized for storm water retention. The pond was
designed to handle this site with a runoff coefficient of 0.70. Since the coefficient ended up being
0.73 a second, small bioretention pond is proposed.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 3 of 7
3. Appendix E of the Gallatin Park Subdivision Design Report as submitted to the City of Bozeman in
1999 by TD&H is attached in Tab 9.
4. It is acknowledged that high groundwater exists in this area. The regional storm pond already exists
and was approved as part of the subdivision. The proposed bioretention pond is set at 9” above
native ground. The required retention volume only protrudes into the ground by roughly 6 inches.
No evidence of groundwater being that high existing in the test pit dug in that area. If groundwater
existed within that distance of the surface, evidence of wetland plants and hydric soil would have
been present.
5. The snow storage area shown on the site plan has been increased by 50% since the Concept Site
Plan. The area is just under 2000 sf or roughly 10% of the parking lot area.
6. As discussed, the snow storage easement area on the northwest property line allows snow melt to
run back towards the subject property and ultimately to the regional storm pond.
Water Rights
1. Calculations for the cash in lieu of water rights were sent to Brian Heaston. The calculations are
included in Tab 1.
Water & Wastewater
1. The certified peak hour sewer as well as average and max day domestic water usage is included in
Tab 1.
2. The water services have been sized using the City of Bozeman Water Service Calculation Worksheet
and have been updated on sheet C-3.
3. No fire service lines are necessary for the proposed buildings. If fire service lines are discovered to be
necessary as part of review by the fire department, plans will be completed by a Professional
Engineer.
Transportation
1. The drive accesses have been shifted to be a minimum of 20’ from the adjacent property line.
2. Using the ITE Trip Generation calculator as estimated 11.03 trips per day per 1000 sf of commercial
building in addition to 3.31 trips per day per person in the apartments.
11,919 sf of commercial space (9419 sf manufacturing and 2500 sf office)
Office = 11.03 trips per day/1000sf = 2500sf/1000 x 11.03 trips per day = 28 trips per day
Manufacturing = 3.82 trips per day/1000sf = 9419 sf/1000 x 3.82 trips per day = 36 trips per day
13 residential units x 5.81 trips per day per unit = 76 trips per day
Total Trips per day = 76+35+24 = 135 trips per day for proposed site plan.
Subdivision Trips per day = 4660 trips per day on Gallatin Park Drive (formerly Silverado Drive) per
Appendix D of the Gallatin Park Subdivision Design Report. Twenty-nine lots have accesses onto
Gallatin Park Drive resulting in 160 trips per day per lot. This exceeds the estimated trips per day for
the Gallatin Park Mixed Use Site plan.
Below we address each item of the Site Plan Checklist (SP):
1. Signed A-1 Form: Attached
2. Project narrative : See above.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 4 of 7
3. The adjoiners certificate is attached in Tab 5.
4. A departure is requested for the front yard setback on building 3. The departure request and
associated information is included in Tab 1.
5. Information is provided above in the Concept Review response regarding traffic count in comparison
to the subdivision traffic. With this information it was our understanding that Engineering would not
require a full traffic study.
6. Cash in lieu of water rights were calculated and sent Brian Heaston and are attached in Tab 1.
7. No water wells are proposed with the Gallatin Park Mixed Use project.
8. A full stormwater design report and grading plan is attached in tab 9.
9. Digital copies of the current plat are attached in Tab 8. Additional public utility easements a
necessary for the power and gas lines. An email from Northwestern Energy stating that they will
handle the easements after final utility design is also included in Tab 8. The proposed snow storage
easement and trash enclosure easements will be filed at the Gallatin County Clerk and Recorders
office prior to final site plan approval.
10. The property is not located within the NCOD.
11. No affordable housing requirements were specified for this lot as part of the Gallatin Park
Subdivision.
Plan Sheets
1. Scale of plans are1” = 20’
2. No disclaimers are included on the plans.
3. Sheet C-1 includes the dimensioned property line.
4. Applicable titles are included on each sheet.
5. A legend is shown in sheets C-2 and C-3 for clarity.
6. A north arrow is included on the site plan sheets.
7. Building locations are shown on the civil, architectural and landscape plans
8. Ingress and Egress points are shown on the civil and/or architectural sheets.
9. No watercourses exist adjacent to the property other than the regional storm pond. The regional
storm pond is shown on the civil sheets.
10. See #9 above.
11. Existing streets, easements, utility lines and infrastructure are shown on sheet C-1.
12. Street vision triangles are shown on sheet C-2.
13. Snow storage areas are denoted on sheet C-3.
14. No fire lanes are anticipated at this time.
15. The proposed trash enclosure is shown on sheets C-2 and C-3. The details for the enclosure are
included on the architectural sheets.
16. Phase lines are shown on the Phase Exhibit in Tab 10.
Cover Sheet
1. The name of the project is included on sheet I-1.
2. The name and mailing address of owner/developer are on sheet I-1.
3. Name and addresses of the project team are included on sheet I-1.
4. The address and legal description of the subject property are included on sheet I-1.
5. A vicinity map including zoning is shown on sheet I-1.
6. A legal description of the property is shown on sheet I-1.
7. Table of Contents with dates is shown.
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8. Zoning, community plan designation, parcel size, parking calcs, open space calcs, parkland
requirements, density breakdown, and areas are shown on sheet I-1.
9. City limits are shown on the vicinity map on sheet I-1
10. The ADA certification block is included on sheet I-1.
Civil Plan
1. No contours, stamped by PE.
2. Existing storm pond and bioretention pond shown.
3. The site lighting only exists on the building. No free-standing parking lot lights or street lights exist.
4. Adjacent streets are shown to 150’ away.
5. Traffic flow is shown onsite and offsite using arrows.
6. The construction traffic is shown on Sheet I-1 and described on sheet C-2.
7. A construction management plan for each phase is included in Tab 10.
Utility Plan
1. Existing PUE is shown and noted. Existing and proposed electric, gas, communications, water, sewer
and storm are shown on sheet C-3.
2. No existing utilities are proposed to be abandoned.
3. The offsite fire hydrant locations are labeled.
4. Water & Sewer pipes are denoted with size and material type.
5. The proposed water meter sizes and locations are shown.
6. Power transformers are shown on sheet C-3.
7. No grease or sand/oil separators are proposed.
8. Gas and electric meters are shown on sheet C-3. See architectural drawings for additional detail.
9. Mechanical Rooms are shown & dimensioned.
Grading and Drainage Plan
1. Existing contours are shown at 0.5’ intervals on sheet C-4.
2. The existing and proposed storm ponds are shown. Pond details are also shown on sheet C-6.
3. Curb and asphalt elevations are shown in overflow areas.
4. The bioretention pond is shown on sheet C-4, C-6 and the landscape plan.
5. A cross section of the bioretention pond is shown on sheet C-6.
6. No significant outcroppings existing.
7. The adjacent regional storm pond is the only drainageway in the area. Flow directions are shown
using arrows.
8. Surface water.
a. Surface water is shown. Since the surface water is a storm pond it is not jurisdictional by the
Conservation District.
b. No wetlands exist onsite per letter from Power Engineers included in tab 2.
c. No mapped floodplains exist onsite or adjacent to the site.
d. No floodplain analysis report was required for this site.
Site Plan
1. Existing infrastructure is shown and dimensioned on sheet C-2.
2. Block frontage is shown on sheet C-2
3. Setback are labeled on sheet C-2.
4. Sidewalks and crosswalks are shown on sheet C-2.
5. Parking facilities are shown on C-2.
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6. No historic resources exist onsite.
7. The nearby gravel trail is shown along with connections from the site.
8. The open space is shown and dimensioned on sheet C-2.
Building Design and Signage
1. The elevation drawings include building heights, roof pitches, weather protection, exterior lighting,
mechanical equipment and material information.
2. Transparency calculations are shown on the building elevations for the building fronting the street.
3. Mechanical and meters are shown on the elevation drawings.
4. Floor plans are included in the architectural drawing set.
5. A color & material palette for the exterior building materials is attached.
6. A signage plan is shown within the Architectural sheets.
Landscape Plan
1. The landscape plan was prepared by Chad Rempfer with Red Barn Montana who is an experienced
landscape designer.
2. The existing and proposed contours are included on the landscape plan.
3. The plan includes a species legend.
4. The legend includes planting size and size at maturity.
5. Screening and parking landscaping area shown.
6. Boulevard landscaping is included on the landscape plan.
7. No buffer strips are included on this plan other than 2’ buffer around residential open space.
8. No landscape fencing is proposed.
9. No trees exist onsite since the single onsite Russian olive tree blew over in summer/fall of 2020.
10. No landscape lighting, planters, sculptures or water features are proposed.
11. Irrigated areas and the irrigation design are shown on the landscape plans.
a. A description of the high efficiency irrigation technology, including estimated water
consumption is included.
Lighting Plan and Details
1. The exterior lighting plan is included with the architectural sheets.
2. A photometric plan for the exterior lights is also included in the architectural sheets.
3. Details for exterior fixtures are shown with the exterior lighting plan.
4. The elevations depict the vertical surface illumination resulting from building lighting. The average
footcandles for exterior building lighting is shown on the photometric plan.
5. No accent lighting is proposed at this time.
Detail Sheet Requirements
1. Civil Details – A utility trench, water service, retention pond, bike rack, wheelchair ramp, curb cuts
and signage details are included on sheets C-5 and C-6.
Parkland Requirements
1. No parkland is proposed. Cash in lieu of parkland is proposed with this project.
2. Parkland calculations are shown on sheet I-1.
3. A parkland dedication tracking table is shown on sheet I-1.
4. No parkland credit is proposed.
190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 7 of 7
5. No improvements in-lieu of parkland is proposed.
If you have any questions or comments, please contact me at 581-5730
Sincerely,
__________________
Jeremy May, P.E.
Headwaters Engineering, Inc.
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