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The Flats
Concept Review Comments Narrative
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THE FLATS SITE PLAN
CONCEPT REVIEW COMMENTS NARRATIVE
APPLICATION 21-078
(ME) = Madison Engineering (RBL) = Red Barn Landscaping (D2) = Dzyn2 Architects
BMC 38.220.080. - Site plan submittal requirements. The application must meet the SP1 and
PLS form requirements.
Include a detailed narrative explicitly stating how each comment is being addressed, including
sheet numbers and any other pertinent information.
RESPONSE: As Follows
Provide a landscaping plan
RESPONSE: Red Barn Landscaping to provide Landscaping Plan. (RBL)
and an electrical/lighting plan.
RESPONSE: Exterior surface-mounted lighting photometric plan has been provided.
(ME, D2)
1. BMC 38.550.050. – Mandatory landscaping provisions. The eastern lot line is not
meeting setback landscaping requirements. Please revise pathway location and provide
setback landscaping.
RESPONSE: Setback landscaping along eastern parking lot is not required per
PUD per Jacob Miller. (D2)
A boulevard tree plan for Phase 2A was approved with the PUD, this project must plant
in accordance with the plan
RESPONSE: Refer to attached Landscape Plan. (RBL)
2. BMC 38.520.070. – Location and design of service areas and mechanical equipment.
The east side of the trash enclosure must provide 5’ of screening between the pathway.
RESPONSE: Trash enclosure has been relocated and designed to meet sanitation
department requirements for access. (ME, D2)
Provide locations for utility meters and other utility and mechanical equipment.
RESPONSE: Electric meters are indicated on A2.01 elevations. No other building
or ground mounted utilities on this project. (D2)
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Indicate if this project will be using mini splits and provide locations.
RESPONSE: There will be no Mini-splits on this project. HVAC is being provided
by “in-unit” VRH electric furnaces. (D2)
3. BMC 38.520.060. – On-site residential and commercial open space. Provide an
amenity plan for the open space areas that meets the criteria listed in this provision.
RESPONSE: Amenity Plan has been provided at both ground level open space
areas. (ME)
4. BMC 38.510.030. – Block frontage standards. The building in the NE of the property
must present a publicly accessible entrance and pedestrian connection towards Galloway
Street.
RESPONSE: Main level entrances have been relocated to front toward Galloway
Street. (D2)
Designate each street as either landscaped or storefront block frontage.
RESPONSE: Landscape block frontages have been noted on Site Plan (ME)
Provide transparency calculations on the elevation sheets.
RESPONSE: Transparency calcs are indicated on building elevations A2.01 (D2)
5. BMC 38.320.050. – Non-residential and mixed-use form and intensity standards.
The rear setback adjacent to the alley is 5’.
RESPONSE: Garages have been set back 20’ from the property line. (ME)
6. The minimum floor-to-ceiling height for the ground floor is 13’.
RESPONSE: The floor to ceiling height of both buildings has been changed to 15’,
anticipating that the Commission approves Ordinance 2062. See A2.01 (D2)
7. BMC 38.540. – Parking. The PUD parking allocation assigned 26 spaces to this
property.
RESPONSE: Additionally, 8 private parking garages with 20’ pads in front of the
doors have been provided.
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8. BMC 38.520.040. – Non-motorized circulation and design. The landscaping area in
between buildings and pathways must be at least 3’. Please revise and provide
dimensions.
RESPONSE: Landscape areas between buildings has been adjusted to 3’ with a 5’
pedestrian sidewalk. (ME)
Engineering Division, Cody Flammond, cflammond@bozeman.net, 406-582-2287
ENGINEERING COMMENTS:
Applicant Questions
1. No engineering questions.
Stormwater
1. DSSP Section II (A) (4) Water Quality - The applicant must include a drainage plan
with post-construction storm water 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 storm water management control(s) expected to remove 80
percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed
using post-construction storm water 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 storm water management control(s) expected to
remove 80 percent TSS.
RESPONSE: Included in this submittal is a stormwater design report per C.O.B.
Standards. (ME)
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.
RESPONSE: Stormwater from roofs and interior sidewalks is directed to interior
storm systems designed based on a 10-year, 2-hour storm intensity. (ME)
3. BMC 38.540.020 (M) Stall, aisle and driveway design - Snow removal storage areas
must be sufficient to store snow accumulation on site.
RESPONSE: Snow storage areas are indicated on Civil Plans. (ME)
4. Snow storage must be provided for the adjacent parking lot per the subdivision
requirements.
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RESPONSE: Snow storage areas are indicated on Civil Plans. (ME)
5. Areas must be indicated on the site plan prior to approval.
RESPONSE: Snow removal areas are indicated on Civil Plans. (ME)
Snow storage located behind parking stalls in a development that provide only the
minimum required parking will not be considered sufficient.
RESPONSE: Excess Parking has been provided. Refer to Parking Calculations.
Snow storage areas are indicated on Civil Plans. (ME)
Water Rights
1. BMC Section 38.410.130. - The applicant must contact the City of Bozeman
Engineering Department (Brian Heaston) for an analysis of cash-in-lieu of water rights.
The transfer of water rights or the payment of cash-in-lieu of water rights shall be
provided in accordance to Unified Development Code (UDC) Section 38.410.130, prior
to site plan approval.
RESPONSE: Proposed C.I.L of water rights has been provided. (ME)
Water
1. 38.410.070. and DSSP.V.A and B – 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: An estimate of peak-hour sanitary sewer demands has been provided.
(ME)
Transportation
1. BMC 38.400.100 Street Vision Triangle- No fence, wall or planting in excess of 30
inches above the street centerline grades is permitted within a street vision triangle.
RESPONSE: Vision clearance triangles are shown on the site plan. No obstructions
are in the vision triangle. (ME)
2. The applicant must show the street vision triangles for all street intersections and
accesses.
RESPONSE: Street vision triangles are indicated on the Civil Plans. (ME)
3. BMC 38.220.080 (A) 2.g Traffic Generation - The applicant must submit a peak hour
trip generation value to the City to determine whether a traffic impact study is required.
RESPONSE: A waiver has been granted for a traffic impact study due to the
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relatively small size of the development. Email correspondence with Lance Lehigh
regarding the waiver has been included with this submittal.
NorthWestern Energy; Erica Chaney, Erika.Chaney@northwestern.com
1. Will the units be serviced with both gas and electric?
RESPONSE: Electric Only. (D2)
2. Existing site has gas and electric. There is a three phase electric junction can located at
the northeast corner of the property near the parking lot. From this junction can would be
the best point to extend primary, install the needed transformer and service for the two
units. If requesting gas services, gas can be installed from this same location and utilize a
joint trench.
RESPONSE: Gas service is not being requested. Can same trench be used for
Data/Comm Lines? Would Data/Comm lines need to be installed in a conduit in
NW Energy Electrical Trench? (D2)
3. Site plan does not show location of proposed transformer or meter locations.
RESPONSE: Site Plan has been updated to indicate preferred location of
transformer. See Civil Plan. Site plan has been updated to show meter locations.
See Civil Plan and A2.01 building elevations. (ME, D2)
4. Transformer Location. If a 3-phase transformer will be needed a 3-phase transformer pad
site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad.
RESPONSE: 3-Phase will not be required. (D2)
Transformer location and clearance requirements to buildings is; for oil filled
transformers a 2-foot clearance is required to non-combustible walls and surfaces, that
do not have any openings such as doors, windows, air intake, and fire escapes routes, and
meets current NEC or NFPA requirements for non-combustible material.
RESPONSE: Noted. (D2)
For transformers 750kVA & larger a 3-foot 6-inch clearance is required.
RESPONSE: Noted. (D2)
For all transformers, regardless of size, requires a 10-foot unobstructed clearance space in
front of the pad where the transformer doors are located. Note, all distances are
referenced to the edge of the pad.
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RESPONSE: Noted. (D2)
For any combustible surface, not meeting current NEC or NFPA requirements for non-
combustible material, a minimum of a 10-foot clearance is required between the building
or any combustible surface and the transformer.
RESPONSE: Noted. (D2)
Due to COVID-19 there has been an impact on receiving larger three phase and single
phase transformers and a longer timeline may be needed to receive the needed equipment
for these services. This is one reason it is important to submit an application to NWE and
provide the calculated loads as soon as possible to avoid any delays.
RESPONSE: Application will be made as soon as possible. (D2)
5. NWE will need to review building elevation plans for the proposed buildings for the
meter locations as well as final grading plans for all utility installation locations.
RESPONSE: Please refer to A2.01 for building elevations and Civil plans for final
grading plans and utility installation locations. (ME) (D2)
6. Applicant needs to show proposed location of meters.
RESPONSE: Meters are now indicated on Site Plan and on Building Elevations.
(ME) (D2)
7. Service & Meter Location. The electric meter & or CT cabinet will need to be installed
in the same general location within 10-feet of the gas meter.
RESPONSE: Noted. No Gas Meters. (D2)
NorthWestern Energy reserves the right to specify the location of our meters.
RESPONSE: Noted. (D2)
All meters are to be located outdoors on the corner or in a location on the building
closest to the transformer or secondary junction can serving the building unit.
RESPONSE: Noted. (D2)
On new construction, electric meter locations must be within 10 feet of the gas meter if
NorthWestern Energy will be providing both electric and gas service.
RESPONSE: Noted. (D2)
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Concept Review Comments Narrative
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Meter locations will need to be approved by NWE.
RESPONSE: Noted. (D2)
NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the
front of the meter and landscape screening and allow easy access to the meters for
operation and maintenance.
RESPONSE: Noted. (D2)
This can be determined through the design process after an application is submitted
through NWE and the area project engineer will work through allowable shrubs and
plants for screening and to determine adequate clearances for access to our meters.
RESPONSE: Noted. (D2)
8. The following applies to the gas regulator. The gas regulator cannot be placed under a
window or within 3’ of the operable portion of the window. It can be placed under a
window/deck on the second story, provided the “open/operable” portion has at least 6’ of
clearance from the regulator. Ensure that there is 10’ of separation from any mechanical
air intake, including air conditioning units. The regulator will need to be 3’ from the
closest corner of any portion of the electric meter base. Submitting an application to
NWE will get the NWE engineer involved and can help with this process.
RESPONSE: No Gas Meters on this project.
9. With eight units proposed there will be a need to install multiple meters within the same
location.
RESPONSE: Meters are now shown in the same location for each building on
A2.01 (D2)
With multiple meters adequate wall space will be needed to install eight electric and gas
meters, and electric gear.
RESPONSE: Noted. (D2)
For gas meters, NWE will only stack gas meters 2 high and therefore the needed wall
space for gas meters will require a longer wall space.
RESPONSE: Noted. (D2)
The two areas for gas and electric meters will need to occupy the same wall space with
the needed separation between gas and electric meters.
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RESPONSE: Noted. (D2)
10. Utility easements. Any extension of gas main or electric primary will need to be installed
within an easement.
RESPONSE: Noted. (D2)
Normally a 10-foot easement is required.
RESPONSE: A 7.5-foot utility easement (Doc. No. 2250510) has been provided at
the east property line to access the potential location of the transformer.
To establish the needed utility easement locations the NWE project engineer and
Northwestern Energy’s real estate representative will help to establish these locations as
well as the needed documentation.
RESPONSE: See response above. (D2)
11. NWE will need to review landscape plans for proposed landscaping within the proposed
development with location to utility easements and equipment.
RESPONSE: Refer to landscape plan for proposed plantings. (RBL)
12. For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot
utility easement.
RESPONSE: Refer to landscape plan for proposed plantings. (RBL)
No large trees reaching heights of 15-feet or taller will be allowed under any overhead
distribution lines.
RESPONSE: Refer to landscape plan for proposed plantings. (RBL)
All other approved landscaping will be placed so as not to damage or prevent or hinder
operation and maintenance of NWE utilities.
RESPONSE: Refer to landscape plan for proposed plantings (RBL)
13. For landscaping, planting of bushes or shrubs a Minimum Working Space for a Pad-
Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-
feet of clearance on the front side of the pad where the transformer doors are located.
Note, all distances are referenced to the edge of the pad.
RESPONSE: Refer to landscape plan for proposed plantings (RBL)
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14. Submit an application online to have the NWE project engineer work with the applicant.
Go to www.northwesternenergy.com/construction to apply online Montana Construction
Application, and access Montana New Service Guide to provide information on electric
and gas service requirements.
RESPONSE: Noted. (D2)
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
1. Need 50 feet of straight approach to front of refuse enclosure.
RESPONSE: Dumpster location has been modified to accommodate 50 straight
approach as requested. Refer to Civil Plans for location. (ME)
2. Need detailed plan for refuse enclosure.
RESPONSE: Refer to dumpster design details on A1.01 (D2)
3. Refuse enclosure will need to be covered
Refer to dumpster design details on A1.01 (D2)
END OF NARRATIVE