HomeMy WebLinkAbout02_CONRCommentsResponses_04132021Page 1 of 16
March 12, 2021
Mr. Nolan Sit
Nolan.sit@scb.com
RE: North Central Block 4 Concept Review, Application 21004.
Project Description: This is a Conceptual Review application for advice and comments
on a 6 story, 99 dwelling unit mixed commercial, residential and parking building on a
0.74-acre lot with associated infrastructure. A portion of the building is an off-site parking
facility.
Project Location: 301 N. Willson Avenue. The property is legally described as Lots 1-10
and vacated ROW of Block 4 of Beall’s Third Addition, Plat C-44-A, S07, T02 S, R06 E.
The Site lies within the B-3 Downtown Business District and the Neighborhood
Conservation Overlay District.
Dear Nolan:
Below please find comments on the aforementioned proposed project from the City’s
Development Review Committee (DRC) at their March 3, 3031 meeting. If you have
questions about any of the comments noted below, please contact the reviewer directly.
We hope that these notes and suggestions assist you with the design of this potential
future development. Please note that comments are preliminary and based on information
provided in the concept plan. While we attempt to identify all issues during a conceptual
review, please keep in mind that there may be other issues that arise during the formal
site plan submittal review. We appreciate your patience in the review process. All
references below to Sections of the Bozeman Municipal Code (BMC). If you have any
questions or concerns or would like to set up a meeting, please do not hesitate to contact
Development Review Coordinator Ross Knapper at rknapper@@bozeman.net.
Attachment:
1. Public Tree Reimbursement Form
Sincerely,
Susana Montana, Senior Planner
Department of Community Development
Page 2 of 16
DRC First Review Comments on the North Central Block 4 Concept Plan
Community Development Department, Development Review Division, Susana
Montana, Senior Planner, smontana@bozeman.net, 406-852-2285
1. Process – BMC 38.230.020. A site plan application and Certificate of
Appropriateness (COA) application is required for City review of this proposal. Should
you request any allowable Departures from code standards, you must submit a
separate A-1 application form for each Departure request with a separate $248 fee for
each request. Each such request must address the specific criteria for the subject
Departure. If Departures are allowed from BMC standards, an icon will appear next
to the standard and criteria for granting the Departure is typically listed at the end of
the chapter. Each Departure request must include a narrative as to what standard
you seek to depart from, the reason(s) why, how you would mitigate the impact of
such departure or how you would better design the project, and a description of how
the alternate design or mitigation positively addresses each Departure criterion.
2. Permitted Land Uses – BMC 38.310.040. The proposed mixed use building would
house: (1) 99-dwelling units, representing 106,076 square feet (sf) of residential space
proposed for floors three through six; (2) approximately 5,700 gross sf of commercial
space on the ground floor along the N. Willson Avenue frontage (shown on the concept
plan as retail space); (3) 63,500 gsf of structured parking space; and (4) residential
accessory uses and open space.
a. Table 38.310.040.C. All of these land use categories are principal permitted uses
in the B-3 District (zone). The 99-dwelling units are deemed “apartments” within an
apartment building per Table 38.310.040.C and the definition of apartment building
can be found in Sec. 38.700.020.
b. Table 38.310.040.B. As noted in the Applicant’s narrative, depending upon the
final occupancy, the ground floor commercial space may be retail, general service
establishment, health and exercise establishment, personal or convenience services,
restaurants or offices; all of which are principal permitted uses within the B-3 zone.
c. 38.540.050.A.2.b. “Maximum parking. Provision of parking spaces in excess of
125 percent of the minimum number of spaces required for the net floor area in this
subsection 2 is not permitted.” The parking requirement for the residential and non-
residential uses of this concept plan is discussed below in comment number 5. The
Director will need to make a determination as to the allowable use of the excess
parking spaces within the building that may be available for lease to off-site
businesses.
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3. BMC Table 38.320.050. Form and intensity standards.
a. In the B-3 zone, maximum lot coverage is 100%. Lot coverage is measured by
the square footage of structures on the lot. The concept plan represents a 100% lot
coverage.
b. The Site lies within the B-3 District 70-feet height district and the height of the
building is shown to be 74-feet with the parapet walls extending 4-feet above the height
limit as is allowed per 38.350.050.D.
c. Note that the ground floor of the building must have a 13-feet Floor-to-Ceiling
(FTC) height. The first floor FTC height on the building elevation sheets and sections show
the height to be 12-feet and 4-inches. Please correct this to provide the required 13-feet
FTC height.
d. 38.320.060.B. Zone edge height transitions. As you are aware, the Site’s northern
half lies adjacent to an R-4 residential district which triggers the height transition
standards of this code. The required 5-feet side or rear setback from the property line
adjacent to the R-4 zoned property to the west coincides with the B-3 side setback noted
in Table 38.320.050 which requires a 5-foot side or rear setback for property adjacent
from an alley. Therefore, the building on the Site must be setback 5-feet from the
property line abutting the alley located at the west frontage of the Site. This requirement
appears to be met by the concept plan.
e. 38.340.020. Neighborhood Conservation Overlay District development. As you are
aware, the Site lies within the Neighborhood Conservation Overlay District (NCOD) and,
as such, development of the Site will be subject to the intent, purposes, standards, design
guidelines and review processes for new development therein. Pursuant to
38.340.040.A.1, no building permit may be issued within the NCOD until a Certificate of
Appropriateness (COA) has been issued by the appropriate review authority and until final
action on the proposal has been taken (such as site plan approval). Please submit a
Commercial COA application per 38.340.060 along with the $385 fee.
f. Table 38.320.050. Front setbacks are determined by the Site’s Block Frontage
designation.
4. BMC 38.510. Block frontage. This project Site is bounded by N. Willson Avenue
on the east, W. Villard Street on the north and a 14-foot wide alley on the west.
Abutting the Site to the south is a private, commercially-developed parcel.
Both Willson and Villard streets are designated “Mixed” Block Frontages (BF). The
concept site plan and elevations provide a Mixed-Storefront BF along both the Willson
and Beall frontages per 38.510.030.D.
a. N. Willson Avenue Mixed-Storefront BF. This designation applies to frontages
where building placement is at or within 10-feet of the front property line, and
has specific floor to ceiling height, transparency and weather protection
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requirements. Buildings with the Mixed-Storefront designation must meet the
Table 38.510.030.B Storefront standards, including ground floor uses.
i. Ground Floor Uses. The ground-floor uses along this frontage are
non-residential except for the residential entrance and lobby area.
A fitness area mid-point along this frontage could be for residents’
use only or could be open to the public.
ii. Floor-to-Ceiling Height. The Floor-to-Ceiling (FTC) height must be
13-feet on the ground floor. Please note that the NCOD Design
Guidelines specify a minimum floor-to-floor height of 15-feet in
Subchapter 4B [Bozeman Guidelines for Historic Preservation & The
Neighborhood Conservation Overlay District, Amended July 13,
2015]. Per 38.100.050.A, when there is a conflict or inconsistency
in the standards, the more restrictive applies; please correct plans
to reflect this requirement.
iii. Non-residential space depth. The commercial depth of the retail
and fitness spaces exceed the 20-feet minimum.
iv. Building Placement. The building appears to be placed at the
property line on the north side and appears to be set back some
distance along the south side. Please label those distances from
the property line. Please label the sidewalk width along the Willson
ROW. Per 38.350.050, please clarify the depth of the canopy that
overhangs the ROW; it is 5’2”?
v. Building Entrances. The building entrance faces the street per this
standard.
vi. Façade Transparency. The proposed design provides 65% glazing
between 30” and 10” of the façade which meets the standard.
Window area that is glazed over or covered in any manner that
obscures visibility into the storefront space shall not count as
transparent window area. Please provide a physical sample of the
glazing to ensure that it is transparent.
vii. Weather Protection. Weather protection with 8-15' vertical
clearance at least 5' in average depth must be provided along at
least 60% of façade. The entrance on the Willson façade is inset
which provides weather protection by the upper levels; this meets
this standard. Please describe how the canopies meet the 60% of
façade coverage.
viii. Parking Location. Parking is provided in the rear of the building
which meets this standard. Please be aware that 38.510.030.M,
Structured Parking Facility, requires access to parking to be from
the alley.
ix. Sidewalk Width. Please clarify the sidewalk width within the ROW
along this frontage. The width along Villard frontage is shown as
12’ but there is no such label along the Willson frontage.
b. W. Villard Street Mixed-Storefront BF.
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i. Ground Floor Uses. Retail space and residential bike storage and
accessory mechanical spaces occupy the ground floor of the Villard
frontage. However, 33-linear-feet of the 122-linear-feet frontage is
occupied by access to the parking garage. This represents 27% of
the building façade [see 38.510.030.M.2.l limit of 25%]. As a
structured parking facility, the design must meet the standards of
38.510.030.M.2, including subsection [e] requiring a 13-feet FTC
height for the ground floor, subsection [j] requiring access be taken
from the adjacent alley, submittal of a pedestrian safety plan to the
City Engineer, and subsection l limiting the percent of parking
entrances to no more than 25% of the facade. Please provide a
rationale for why there is a parking entrance along the Villard
façade rather than limiting access to the parking from the alley.
ii. Floor-to-Ceiling Height. The Floor-to-Ceiling (FTC) height must be
13-feet on the ground floor. Please note that the NCOD Design
Guidelines specify a minimum floor-to-floor height of 15-feet in
Subchapter 4B. Per 38.100.050.A, when there is a conflict or
inconsistency in the standards, the more restrictive applies; please
correct plans to reflect this requirement; please correct plans to
reflect this requirement.
iii. Non-residential space depth. The ground floor uses exceed this
minimum 20-feet depth.
iv. Building Placement. The building appears to be set back from a
few inches to about a foot from the north property line. Please
label the depth from the property line for the building.
v. Building Entrance. The Site Plan shows an entrance to retail space
from the corner with a door that faces the street with a sidewalk
that extends to the ROW sidewalk; this meets this standard.
vi. Façade Transparency. The Villard frontage features a minimum
40% glazing between 30’ and 10’ of the ground floor; is this true
for the bicycle storage area as well? Of course, this is not true for
the garage door. Will the garage door have glazing panels thereon?
Please describe how the Villard façade meets this standard. Window
area that is glazed over or covered in any manner that obscures
visibility into the storefront space shall not count as transparent
window area. Please correct the elevation sheets to clearly show
the door to the bicycle storage area; it is shown on the site plan
but not the elevations.
vii. Weather protection. Please describe how the canopies meet the
60% of façade coverage.
viii. Parking Location. As noted above, please describe how the 33’ wide
parking entrance meets this standard. If it does not, please
describe how the application would meet the Departure criterion of
D.3.(d).
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5. BMC 38.540.050. Parking. The proposed development would provide the
following elements:
i. 5,768 gross sf of retail space. This space may also contain a café. A fitness
center is shown on the site plan without any square footage assigned to it in the
project narrative. This fitness space may be limited to residents’ use only and, if
that is the case, it would be deemed accessory to the residential use and no
parking would be attributed to it. Sec. 38.540.010.A.1 states that parking spaces
are calculated on the net square footage of each use category shown in Table
38.540.050.30-E, rather than gross square footage. The net square footage is
85% of the gross sf. Another factor in the retail parking determination is the 3,000
sf “credit” given to non-residential space in the B-3 zone per 38.540.050.A.2.c.(5).
The 5,768 gross sf is reduced by 3,000 sf to 2,768 gross sf. The net square
footage is 85% of that, resulting in 2,352 net sf of retail space. The parking
requirement for retail space is one space for each 300 net sf. The parking
requirement for the ground floor retail space is 7 spaces. If a café were provided
within this retail space, that net square footage would generate a parking demand
of one space for each 50 sf of café space.
ii. Residential parking requirement. Table 38.540.050-1 identifies parking for
residential use based on the number of bedrooms per unit. The 99 dwelling units
are broken down into the following sizes: (1) 12 “junior” (Efficiency) units
requiring 1.25 spaces per unit or a total of 15 spaces; (2) 33 one-bedroom units
requiring 1.5 spaces per unit for a total of 49 spaces; (3) 50 two-bedroom units
needing 2 spaces per unit for a total of 100 spaces; and (4) 4 three-bedroom units
needing 3 spaces per unit for a total of 12 spaces. The 99 units would require 176
parking spaces.
iii. The total parking requirement for the 99 dwelling units and the retail space
(not counting the fitness center) is 183 spaces. The project would provide 201
parking spaces, meeting and exceeding this requirement. Sec. 38.540.050.A.2.b,
Maximum Parking, allows excess parking up to 125% of the minimum number
required. In this case, the minimum number required is 183 spaces and the
maximum number of spaces allowed within the development would be 228.
iv. Parking Reductions.
a.It is understood that the Applicant intends to lease parking space in this facility
to off-site businesses. Sec. 38.510.060 allows joint use of parking facilities
provided the off-site building or use lies within 1,000 linear feet of this facility, a
traffic study deems the uses to be compatible for such shared use, and a long term
lease is executed. If option is to be utilized, please provide a narrative as to how
the criteria and conditions of 38.540.060.A and B would be met, including the
provision of an appropriate traffic and parking study.
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b. Non-residential use parking reductions.
i. As noted above, the non-residential space was granted a 3,000
gross sf “credit” or reduction per subsection A.2.c (5)
ii. 38.540.050.A.2.c.(3) allows a 10% reduction in parking where the
Site lies within 800 linear feet of a developed and serviced transit stop as
defined by this subsection. To be granted this reduction, please provide
an image and location of a sheltered transit stop within this distance of the
Site.
iii. 38.540.050.A.2.c (4) grants an additional 15% reduction in spaces
when the Site lies within 800 linear feet of a parking structure of at least
200 spaces which are available to the general public. To be granted this
additional reduction, please provide an image and location of this facility.
iv. 38.540.050.A.2.c.(6) Covered Bike Parking. Up to 10% reduction
in parking may be granted for the covered parking shown on the site plan
at a rate of one reduced space for each two covered bicycle parking spaces,
provided the showers and lockers of subsection (b) are provided. If this
option is sought, please describe how the criteria and conditions for this
reduction would be met and please label the shower, changing room and
lockers on the site plan.
v. 38.540.050.A.3.b, Cash-in-lieu of parking. This option is only
available “where all or part of the required parking spaces cannot be
provided for a proposed use in the B-3 District…”. Since this development
will be providing parking in excess of what is required for the on-site uses,
this option is not available.
vi. 38.540.070. Off-site Parking. As the Applicant is aware, this
provision is available if the criteria and conditions are met. We understand
that the Applicant seeks to satisfy the parking requirement for one or more
off-site businesses/buildings by providing leased parking for those buildings
within this facility. Please provide details of those leases if this option is
sought.
vii. 38.540.050.A.1.a (1). On-Site Parking Spaces. This option is not
available for non-residential uses.
viii. 38.540.020.Q. Mechanical automobile lifts. Mechanical lifts may be
used to meet parking requirements when the criteria of this subsection are
met.
ix. 38.540.050.A.1.a (1). On-Street Parking. Please note that this
provision for on-street parking is not available or allowable for non-
residential uses.
c. Residential Use Parking Reductions.
i. 38.540.050.A.1.b(2) Residential uses in mixed-use projects. This
project is a mixed use development, although it does not meet the
definition of mixed-use for the purpose of this parking reduction.
The 5,768 gross sf non-residential space does not represent one-
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quarter of the 106,076 gross sf of residential space. Therefore, this
subsection parking reduction does not apply to this development.
ii. 38.540.050.A.1.b (3) Car Sharing Reduction. The Applicant is
seeking to operate a car-sharing program for residents of the
development. Each car-sharing vehicle provided reduces the
parking required by five spaces up to a maximum of 50% of the
total required residential parking. Therefore, with a robust car-
sharing program with 17 such vehicles available to residents, the
residential parking requirement could be reduced to 88 spaces
within the facility (plus the 17 spaces needed for the car-share
vehicles if they are kept on-site). The Director must approve such
a car-sharing program.
iii. 38.540.050.A.1.b.(4) Transit Availability Reduction. A 10%
reduction in the residential parking requirement is allowed if a
transit shelter is available within 800 linear feet of the Site. To be
granted this reduction, please provide an image and location of a
sheltered transit stop within this distance of the Site.
iv. 38.540.070.A(4). Off-Site Parking. This option is available if the
off-site parking meets the distance and other criteria and conditions
of this subsection. Please provide a narrative describing how this
would be implemented should this option be sought.
v. 38.540.050.A.1.a.(1) On-Street Parking. One parking space for
each 24 uninterrupted linear feet of available street frontage usable
for on-street parking directly adjacent to the Site may be deducted
from the total parking spaces required for the development.
Excluded from the “available” frontage are access lanes, sight vision
triangle area, trash container access lanes, designated non-parking
areas, and similar areas of the frontage. Should you seek this
option, please show and label the dimensions on the site plan the
on-street parking lanes you seek to use while labeling the access,
sight vision areas, trash access lanes, and similar non-parking areas
along the subject frontage. Parallel parking is not permitted in
structured garages or in parking lots. Per Sec. 38.540.020.E. all
parallel parking spaces must be a minimum of 7-feet wide and 24-
feet in length. Compact parallel spaces are not allowed and on-
street parking is not available for the non-residential uses of the
development.
d. 38.540.020.A. Note 1. Compact Parking Spaces. Please provide a
calculation box noting the number of standard, compact and ADA parking
spaces and the percent of the total number for each type.
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6. BMC 38.510.030.M.2. Structured parking facility development standards.
Parking garages that front streets must line the parking garage at the street level with
an active use per the following requirements:
a. In all districts, all commercial floor space wrapping must provide a minimum
20 foot depth of habitable and conditioned space as defined by the most
currently adopted IBC. This appears to be met.
b. In all districts, commercial space depth will be considered where the applicant
can successfully demonstrate the proposed alternative design and
configuration of the space is viable for a variety of permitted commercial uses.
c. In all districts, residential active use areas must be 12 feet in depth, except for
riser room, trash areas and other functional uses that must face the street.
This appears to be met.
d. In all districts, all commercial floor space wrapping a parking structure on the
ground floor must have a minimum floor-to-ceiling (FTC) height of 13 feet. The
12-feet, 4-inch FTC height does not meet this standard; please make this
correction.
e. Structured parking facilities must provide transparency along at least 50
percent of the linear length of the building's façade. This may be achieved with
windows, displays, building lobbies, building entrances, display windows, or
windows affording views into the building. This requirement applies to both
frontages of a building located on a corner lot. Please describe how this is met
along the W. Villard Street façade. It is met along the N. Willson Avenue
façade.
f. Street-level openings on parking structures must be limited to those necessary
for retail store entrances, vehicle entrance and exit lanes, and pedestrian
entrances to stairs and elevator lobbies. Parking structures adjacent to streets
must have architectural detailing such as, but not limited to, standard size
masonry units such as brick, divided openings to give the appearance of
windows, and other techniques to provide an interesting and human-scaled
appearance on the story adjacent to the sidewalk. This appears to be met
along the Willson façade. Note subsection (i) below which does not allow the
parking access point along the Villard frontage/façade. Please provide a
narrative to the Director as to why access to the parking garage cannot be
limited solely to the abutting alley.
g. Buildings must be articulated with modules, architectural detailing, individual
floors visually expressed in the façade, and rhythm and pattern of openings
and surfaces must be human-scale. With the exception of the Villard façade,
this appears to be met.
h. Buildings must be oriented to the adjacent public or private street. This is met.
i. If an alley is adjacent to site, access must be taken from that alley. Access to
a street may be considered by the review authority. Please provide a narrative
to the Director as to why access must be provided from W. Villard Street and
cannot be limited to the abutting alley.
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j. A pedestrian safety plan is required for all parking facilities with more than 100
parking spaces and must be reviewed and approved by the City Engineer. The
City Engineer may request a pedestrian safety plan for parking facilities with
less than 100 parking spaces. Please submit this pedestrian safety plan with
the site plan application.
k. Parking entrance(s) may not account for more than 25 percent of entire
building façade. Please show and label this percent on the elevation and site
plan sheets.
l. Parking entrance(s) must not be located central to the building façade. This is
met per the concept plans.
7. BMC 38.520.060.B. On-site residential open space. All multi-household
development, including multi-household portions of mixed-use development, must
provide minimum usable open space equal to 100 square feet per dwelling unit for
studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings
with two or more bedrooms. The required open space may be provided in a
combination of ways: shared open space, ground level private outdoor space,
balconies, common indoor recreation areas, and shared roof decks. The Applicant has
indicated a mix of dwelling unit sizes.
a. The 45 “junior” and 1-bedroom units require 4,500 gross sf of open space
and the 54 2- and 3-bedroom units require 8,100 gsf of open space for a total of
12,600 gsf of open space. Please check your calculations in the Open Space
Distribution box on the Project Matrix Sheet to show the accurate requirement.
b. The Applicant seeks to meet this requirement with a combination of (1)
shared outdoor space in the Level 3 outdoor deck; (2) shared indoor space in the
lobby, fitness center and bike storage space; and (3) by the provision of private
balconies on individual dwelling units. Please check your calculations in the Open
Space Distribution box on the Project Matrix Sheet to reflect the accurate
requirements. The bike storage area would not qualify as residential usable open
space. It is bike parking to satisfy parking requirements and to reduce vehicle
parking requirements.
8. 38.420. Parkland. Please see the Parks and Recreation Department comments
below.
9. BMC 38.530. Building design. The following building design standards apply to
the project. These standards are in addition to the Subchapter 4B Guidelines for The
Commercial Character Area in the NCOD Design Guidelines:
a. Building Massing and Articulation – BMC 38.530.040.B. Façade
articulation--Storefronts and other buildings with non-residential uses on the
ground level must include a minimum of three of the articulation features listed
in this section every 60 feet (maximum) to create a human scaled façade
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pattern. Please describe in the narrative and label on elevation sheets which
articulation features are employed with each facade.
b. BMC 38.530.040.C. Building massing and articulation. Residential
buildings must include articulation features at appropriate intervals relative to
the scale of the façade in order to reduce the perceived massing of the building
and add visual interest. At least three of the features listed in this section must
be employed at intervals relative to the individual dwelling units or at a
maximum of every 30 feet. The scale of the façade articulation should be
compatible with the surrounding context. Please describe in the narrative and
label on elevation sheets which features are included in the building designs.
c. BMC 38.530.040.E. Building massing and articulation. Building
façades wider than 150 feet must include at least one of the listed features to
break up the massing of the building and add visual interest. The N. Willson
façade is wider than 150-feet. Please describe in the narrative and label on
drawings which elevation feature is being utilized.
d. BMC 38.530.060. Building materials. In the digital submittal please
show and describe details demonstrating compliance for all exterior cladding
materials listed in this section. Provide a sheet with color illustrations and
details of the exterior materials to be provided on the building. Provide a
sample of the glazing to be used within the ground floor storefronts meeting
the transparency requirements of the Block Frontage designation.
e. BMC 38.530.070. Blank walls. Untreated blank walls visible from a public
street, pedestrian-oriented space, common usable open space, or pedestrian
pathway are prohibited. Methods to treat blank walls are listed in this section
and must be included in the formal submittal if blank walls are to be used along
the alley facade.
10. BMC 38.550. Landscaping. Please provide a landscaping plan that contains the
elements required in 38.220.100 and that addresses mandatory landscaping provisions
in 38.550.050, including ROW street trees, foundation plantings, and internal
landscaped areas. The alley frontage must meet the sidewalk and foundation planting
requirements of 38.520.040.D.3.
11. BMC 38.520.070.D. Utility meters, electrical conduit, and other service
utility apparatus. Utility meters, electrical conduit, and other service utility apparatus
must be located and screened and/or designed to minimize their visibility to the public.
Please coordinate with applicable service providers to determine the best approach in
meeting these standards. If such elements are mounted in a location visible from the
street, pedestrian pathway, or shared open space, they must be screened with vegetation
and/or integrated into the building's architecture; this includes “mini-split” elements.
Please show the location and method of screening for utility meter panels, transformers
and other mechanical equipment on building elevations, site plan sheets and landscape
plan sheets. Please label utility lines and easements within the ROW and insure that
boulevard trees and planters are not located in conflict with these utilities. No permanent
structures are allowed within utility easements.
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12. BMC 38.520.070.E. Roof-mounted Mechanical Screening. Provide details
of all roof top equipment with a roof plan and show screening details with the plan
and elevation sheets with the formal site plan submittal.
13. 38.560.030.A.2. Prohibited Signs. Roof signs are prohibited per this section.
Signage for uses on the Site require separate building permits.
14. BMC 38.570. Lighting. Provide a lighting plan and photometric plan for the garage
and exterior of the building, including balconies and all site and exterior building
lighting with the site plan submittal. Provide cut sheets of all light fixtures to be used
on the lighting plan sheets and not separately.
15. BMC 38.340.050. Standards for Certificate of Appropriateness. This site is
located within the NCOD (Neighborhood Conservation Overlay District) and new
construction therein requires the submittal of a Commercial Certificate of
Appropriateness (CCOA) application meeting the standards of this section. The CCOA
application is separate from the site plan submittal and there is a separate fee for this
application. In your CCOA application, please address the architectural appearance
guidelines listed in 38.340.050 and in Chapter 4B of the Bozeman Guidelines for
Historic Preservation & The Neighborhood Conservation Overlay District with the
formal submittal narrative.
Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908
1. BMC Section 38.420.020.A.1. Parkland requirement. Please contact me to determine
the parkland requirement for this development.
2. BMC Section 38.420.030. Cash-in-lieu of parkland is required in B-3. Please submit a
request addressing the criteria of Resolution 4784 with the Site Plan
application. Current appraisal value for Cash-in-lieu is estimated to be changed to
$1.70-1.75 this fall, but the final amount will be determined at the time of Site Plan
completeness.
3. BMC CIL amount must be printed on the final Site Plan. Applicants may contact the
Park Planner prior to formal application with proposed number of units and net lot
area to get an estimated CIL of Parkland Amount.
Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3205
1. They’ll need to provide a plan for preservation/removal of existing boulevard trees. A
Public Tree Reimbursement Form will need to be filled out and approved by the
Forestry Division.
Page 13 of 16
2. They’ll need to provide details on their proposed “curbed planter bed and tree” in
the Landscape Plan. Raised steel planter beds are not acceptable for boulevard
trees. 4’x4’ tree pits at grade, including cast iron grates and trunk collars are
standard for non-turf boulevards.
3. We need to assure ADA-compliance and accessibility around tree grates. The standard
tree grates are 4-by-4 feet cast iron.
4. I need to know dimensions of the bed and see what type of irrigation they propose.
I don’t know what Rock Bark Mulch is, but we prefer wood-based mulch. Rock/stone
makes for inefficient watering.
5. Please label utility lines and easements within the ROW and insure that boulevard
trees and planters are not located in conflict with these utilities. No permanent
structures are allowed within utility easements.
Community Development Department, Bozeman Building Division, Ben Abbey,
Acting Chief Building Official, D: 406.582.2950 | C:406.581.8294 | O: 406.582.2375,
babbey@bozeman.net
1. Total of 99 dwelling units at 2% will equal minimum of 2 dwellings to be Type A
units in accordance with the IBC & ICC A117.1-2009
2. All remaining dwellings will be required to be Type B units in accordance with the
IBC & ICC A117.1-2009
3. Parking garage will require Ventilation Per the IMC
4. Structural, Plumbing, Electrical, and Mechanical drawings to be prepared by
specific engineer with seal.
5. Sprinklers and alarm system required.
6. Grease interceptor per business if multiple restaurants are built in the TI space.
Bozeman Fire Department Scott Mueller, Deputy Fire Chief-Prevention-Fire Marshal,
smueller@bozeman.net, Office (406) 582-2353 Mobile (406) 589-6271
1. Fire sprinklers, fire alarms, and fire standpipes are required.
2. Fire hydrant shall be within 100 feet of FDC for standpipes.
3. Emergency generator is required.
4. Due to enclosed parking garages on three levels, they will need to meet all
venting and air monitoring requirements for each level.
5. Elevations should show basement level also.
City of Bozeman – Solid Waste Division, Russ Ward, ASSISTANT SUPERINTENDENT
rward@bozeman.net | 406-582-3235
1. Will need to be written into covenants that it is building management’s
responsibility to move refuse containers to the refuse pickup site.
Page 14 of 16
2. Refuse pickup site will need to be heated.
3. No overhead wires may be in the refuse pickup site.
North West Energy (NEW) Project Engineer Kory Graham
Kory.Graham@northwestern.com and Tom Stewart, District Engineer – Bozeman
Division, O 406-582-4602, C 406-223-0573, thomas.stewart@northwestern.com
New Construction (1-833-672-9453), Apply Online at
www.northwesternenergy.com/construction
Has an application to Northwestern Energy (NWE) been submitted?
Is the applicant requesting gas and electric services?
There is an existing 4-inch gas main and 3-phase overhead power lines in the
alleyway on the west side of the lot. NorthWestern Energy will be able to provide
gas and electric utilities to the proposed development.
The existing 3-phase, overhead power line in the alley, along the west side of the
site is providing 2 underground services and 8 overhead services to area
customers. On the civil site plan the applicant is requesting to convert the overhead
three phase line to underground. To achieve this request will require an in depth
engineering plan to see if converting all overhead services to underground services
with padmount transformers is feasible. The applicant would be responsible for all
cost associated with this type of conversion. Costs would include the conversion
of the three phase overhead line to underground and all overhead meters to
underground meters. If this conversion proves to be too costly and the overhead
utility line is left as is then, as shown on the plans, portions of the building would
be constructed near the existing overhead utility line. Per NWE standards based
on 2017 NESC with a design clearance adder the minimum design clearance
between conductors and the buildings is as follows; Horizontal clearance to the
outside conductor shall be no less than 7.5 feet to the edge of the finished building
and 10.5 feet when performing construction for the construction workers. If these
clearances cannot be obtained other alternatives need to be addressed to avoid
any clearance issues and assure safety during construction and for future
maintenance on the building. The minimum Vertical clearance from the highest
point on the rooftop or wall clearance to the lowest conductor during worst case
design application scenario is 17-feet. Both cases need to be reviewed and
analyzed by a NWE engineer to assure the existing conductors meet or exceed the
required NWE clearance requirements during worst case applications.
Meters in General. NorthWestern Energy reserves the right to specify the location
of NWE meters. All meters are to be located outdoors on the corner of the building
closest to the transformer serving your property. 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. Meter locations will need to be
approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet
clear zone between the front of the meter and landscape screening or wall
Page 15 of 16
screening for self-contained meter bases and 48-inches for installations requiring
cabinets. Location of the meter(s) shall allow easy access to the meters for
operation and maintenance.
Gas meters. The following applies to all buildings in regards 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.
Applicant needs to show proposed meter screening methods for the NWE engineer
to review. If using a screening wall a drawing of the screening wall need to be
reviewed and approved by NWE for underground utility installation under the wall
and access for operation and maintenance lines and equipment.
Screening Walls.
o Gas service cannot penetrate foundation walls that are attached to the
building foundation per the International Fuel Code. Gas riser need to
penetrate the building above ground. However, if the foundation is not
attached to the building i.e. the foundation wall is isolated from the building
for just supporting the wall, this is acceptable.
o If this is a free standing foundation wall, a knock-out must be provided
that is a min of 2’x2’ but may be required that the knockout be larger on
the electric service depending on the meter base amperage. Consult NWE
for proper sizing of knock-out
o Contact NWE for placement of knock-out to insure that it lines up properly
with the termination location to prevent bends in the service
o Screening must meet the clear zone requirement of NWE Electric Service
Requirements which typically for commercial application is 48” from the
face of the electric meter.
o Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are required
to be open to access the meters.
Transformer location to a structure. If the buildings will be requiring 3 phase power
a transformer pad site should be planned. Typical 3-phase pad is going to be a
7’x7’ pad. 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. For transformers 750kVA & larger a 3-
foot 6-inch clearance is required and 10-feet of clearance is required on the front
side of the pad, where the transformer doors are located. For any combustible
surface, not meeting current NEC or NFPA requirements for non-combustible
Page 16 of 16
material, a minimum of a 10-foot clearance is required between the building or
any combustible surface and the transformer. All distances are referenced to the
edge of the pad. For 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. 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 such services. It is important to submit an application to NWE and
provide the calculated loads as soon as possible to avoid any delays. The NWE
project engineer will help to determine the appropriate location for the
transformer.
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.
As the project develops easements may need to be created to extend electric
primary to provide the needed utilities for the new development.
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.
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
DRC 03-03-2021 | FIRST REVIEW COMMENTSDRC 03-03-2021 | FIRST REVIEW COMMENTS
COMMUNITY DEVELOPMENT DEPARTMENT, DEVELOPMENT REVIEW DIVISION Susana Montana smontana@bozeman.net 406-
582-2285
1. BMC 38.230.020 Process
response: Block 4 will submit in accordance with this section.
2. BMC 38.310.040 Permitted Land Uses
a-b response: Block 4 is in compliance with B-3. See project matrix for the proposed mixed building uses.
c response: See Project Narrative under Parking Summary for clarification.
3. BMC Table 38.320.050 Form and Intensity Standard
a-d response: Block 4 complies with all points. See A.016 & A.017 Building Sections for compliance.
e response: Block 4 is submitting a CCOA application with our Site Plan Application.
f response: Block 4 complies with Mixed Use frontages on both N Willson Ave and W Villard St.
4. BMC 38.510 Block Frontage
a: N. Willson Avenue Mixed-Storefront BF
i: See ground floor plan for ground floor uses. The fitness area on Willson is only for us by the building residents.
ii-ix: See drawings for compliance with floor to floor height, space depth, building placement to property line
(the depth of the canopies complies at 5’), building entrances, facade transparency of 60% on N Willson
(physical glass sample is included with submission), weather protection of 5’ depth along 60% of N Willson,
parking location, and sidewalk width of 12’.
b: W. Villard Mixed-Storefront BF
i: Block 4 parking entrance occupies 27.3 linear feet of the 114 linear feet frontage representing 23.9%
of the frontage, complying with the maximum 25%. W Villard frontage complies with floor to floor
heights, see drawings. The parking entrance located on W Villard serves 64 striped spaces for public
use. As a public garage, visibility and access off a street, not alley, provides increased access and
safety. This parking entrance off Villard was addressed and supported in the North Central Master Plan
application #20158. Included in Block 4’s application is an Access Deviation Request addressed to Shawn
Kohtz on 04/02/21. This letter shows that this access does not jeopardize the public’s health, safety, and
welfare, or the intent of the code chapter Sec 38.400.090 BMC.
ii-vii: See drawings for compliance with floor to floor height, space depth, building placement to property line,
entrances, facade transparency of 40% (physical glass sample is included with submission), and weather
protection of 5’ depth along 60% of W Villard.
viii: Block 4 parking entrance occupies 27.3 linear feet of the 114 linear feet frontage representing 23.9% of the
frontage, complying with the maximum 25%.
5. BMC 540.050 Parking
i-iii: Block 4 has a total of 177 parking spaces: 113 full size, 39 compact, 4 accessible, and 21 valet. Of these spaces,
92 are for the Block 4 project and accessed off the alley, and 85 (64 striped, 21 valet) are public and accessed
off of Villard. Block 4 also has 6 on-street parking spaces. Block 4 has bike parking for 129 bikes complete with 2
showers and 10 lockers. See Project Narrative and Project Matrix for more information.
iv: See the Project Narrative under Parking Summary for a further breakdown of parking spaces by use and with reductions.
6. BMC38.510.030.M.2 Structured Parking Facility Development Standards
a-d: See drawings for compliance on space depth requirements and floor to floor height.
e: Block 4 requests a departure on the 50% transparency on W Villard. Refer to Departure Exhibit for more information.
CONR RESPONSES BLOCK 4
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
COMMUNITY DEVELOPMENT DEPARTMENT, DEVELOPMENT REVIEW DIVISION cont’d
Susana Montana smontana@bozeman.net 406-582-2285
6. BMC38.510.030.M.2 Structured Parking Facility Development Standards cont’d
f-i: The parking entrance located on Villard serves 64 striped spaces for public use. As a public garage, visibility and
access off a street, not alley, provides increased access and safety. This parking entrance off Villard was addressed
and supported in the North Central Master Plan application #20158. Included in Block 4’s application is an Access
Deviation Request addressed to Shawn Kohtz on 04/02/21. This letter shows that this access does not
jeopardize the public’s health, safety, and welfare, or the intent of the code chapter Sec 38.400.090 BMC. See Block 4
elevations for compliance with building articulation, detailing and expression.
j: Per email correspondence from Susana Montana on 3/30/21 (see attached correspondence), staff determined that
the alley is limited to vehicles with no pedestrian access. With this determination the remaining parking entrance
serves only 64 striped spaces (85 with valet) which is under the 100 space threshold required for a Pedestrian
Safety Plan. Refer to Access Deviation Request included in this package. This letter shows that this access does not
jeopardize the public’s health, safety, and welfare, or the intent of the code chapter Sec 38.400.090 BMC.
k-l: Block 4 parking entrance occupies 27 linear feet of the 122 linear feet facade representing 22% of the facade,
complying with the maximum 25%. The entrance is not central to the building facade.
7. BMC 38.520.060.B On-Site Residential Open Space
a: Block 4 has 70 dwelling units with one bedroom (junior 1 bed, 1 bedroom, 1 bedroom + storage) and 29 dwelling
units with 2 or more bedrooms. This equals a required 11,350 SF of on-site residential open space. Refer to drawing
A.001 for calculations.
b: Refer to A.001 for compliance with on-site residential open space. Per correspondence with Susana Montana on
3/30/21 (see attached correspondence) a shared indoor recreational area “must be located in a visible area and must
serve interior recreational functions and must include amenities and design elements that will encourage use by
residents”. Block 4 responded to this by designing Bike/Ski Workshops. These workshops feature work benches and
working spaces to encourage residents to fix up their bikes as well as a place to store them securely. Additionally each
of these spaces have transparency into the space for visibility and to encourage residents use. Block 4 is providing
bike rooms in excess of what is required and what is being used to satisfy parking reductions. Only the excess spaces
are used for the open space requirement, see
8. BMC 38.420 Parkland:
See requirements listed on drawing A.000 Cover and refer to correspondence with Addi Jadin included in the
application package.
9. BMC 38.530 Building Design:
a: At the ground level Block 4 utilizes window patterns, weather protection features, & brick vertical piers every 20-30
feet, complying with the maximum of every 60 feet. Refer to Project Narrative and Building Elevations for more detail.
b: At the dwelling units Block 4 utilizes window patterns, articulation of an integrated trim pattern, and balcony
expression at a maximum of every 30 feet complying with this standard. Refer to Project Narrative and Building
Elevations for more detail.
c: N Willson facade uses a contrasting vertical modulated design component to comply with the maximum facade width
of 150 feet. This component is an all glass curtain wall which effectively contrasts with the brick and fiber cement.
The curtain wall is modulated vertically from the rest of the facade by 20” depth. Refer to Elevations for more detail.
d: Refer to drawing A.018 for exterior materials being used on Block 4 and see the Building Elevations for their locations.
A transparent glazing sample of the storefront glass is submitted with the Site Plan Application.
e: Blank wall treatment along the alley is addressed with special building detailing of fencing in front of the wall. This
fencing is at regular intervals to add visual interest at a pedestrian scale. See Elevations for more detail. Portions
of the south wall of Block 4 may be visible from N Willson Ave. To comply with blank wall treatment the project
incorporates Juniper shrubs in a 5’2” wide planting bed.
CONR RESPONSES BLOCK 4
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
COMMUNITY DEVELOPMENT DEPARTMENT, DEVELOPMENT REVIEW DIVISION cont’d
Susana Montana smontana@bozeman.net 406-582-2285
10. BMC 38.550 Landscaping:
Refer to landscape plan in drawing set for compliance with landscaping provisions in 38.550.050. Per email
correspondence from Susana Montana on 3/30/21 (see attached correspondence), staff determined that the alley is
limited to vehicles with no pedestrian access. Therefore the alley is not required to comply with BMC 38.520.040.D.3.
However, in keeping with the intent of this code section, the utility meters located on the building along the alley will
be screened to provide a more attractive alley facade.
11. BMC 38.520.070.D Utility Meters, Electrical Conduit, and Other Service Utility Apparatus:
Refer to plans and elevations for Block 4’s screening elements. All building service equipment at the ground level
is screened with fencing. Final design is being worked out with Northwestern Utility, screening will be proposed on
non-building service equipment if appropriate. No boulevard trees or planters are proposed to conflict with utility lines
and easements, refer to Civil Plans.
12. BMC 38.520.070.E Roof Mounted Mechanical Screening:
Refer to plans and elevations for compliance. All rooftop equipment is screened. Refer to A.020 for detail.
13. BMC 38.560.030.A.2 Prohibited Signs:
Block 4 does not have any prohibited signs.
14. BMC 38.570 Lighting:
Included in Block 4’s Site Plan Application is a lighting plan and photometric plan for the whole building as well as
cut sheets for all exterior light fixtures.
15. BMC 38.340.050 Standards for Certificate of Appropriateness:
CCOA application is included with Block 4’s Site Plan Application.
PARKS DEPARTMENT, Addi Jadin ajadin@bozeman.net 406-582-2908
1. Email correspondence with Addi Jadin is included in Parkland Assessment page.
2-3. Refer to Parkland Assessment page in Documents and A.000 Cover in drawing set for Cash-in-Lieu Parkland Dedication
information.
FORESTRY DIVISION, Alex Nordquest anordquest@bozeman.net 406-582-3205
1. Refer to landscape/civil drawings for preservation/removal of existing boulevard trees. The Public Tree Reimbursement Form is
included in Block 4’s Site Plan Application.
2. Refer to drawing L500 for planter bed details.
3. There is ADA compliance around the proposed planter beds.
4. Refer to landscape/civil plans for size of planter beds. The mulch will be mini nugget bark mulch and the trees and perennials
will be drip irrigated on separate zones.
5. Refer to landscape/civil plans for labeled utility lines and easements within the ROW.
COMMUNITY DEVELOPMENT DEPARTMENT, BOZEMAN BUILDING DIVISION Ben Abbey babbey@bozeman.net 406-582-2950
1. Block 4 is in compliance with 2% of our dwelling units to be Type A units in accordance with the IBC & ICC A117.1-2009.
2. Block 4 has 99 units: 2 are Type A and 97 are Type B.
3. The parking garage ventilation will be installed with correct continuous and intermittent airflows to satisfy IMC code requirements.
4. Structural, Plumbing, Electrical, and Mechanical drawings are all prepared by specific engineers with seal.
5. Block 4 has sprinklers and alarm system required.
6. Block 4 has a grease interceptor for the north retail space located below the public bike room and serviced through the exterior
bike room door off of Villard. Grease plumbing rough in lines to be provided to future kitchen space from the grease interceptor.
CONR RESPONSES BLOCK 4
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
BOZEMAN FIRE DEPARTMENT, Scott Mueller smueller@bozeman.net 406-582-2353
1. Block 4 provides required fire sprinklers, fire alarms, and fire standpipes.
2. FDC connection is located in SE corner of building directly above the water riser room. There is a fire hydrant located between
70-80 feet from the SE corner of the building.
3. An Emergency Generator is not provided. In addition to the automatic sprinkler system, a Horizontal Exit is provided on
each residential floor per Section 1009.2.1, Exception 1 of the 2018 Building Code of Montana that allows us to omit the
requirement for an elevator as an accessible means of egress. Reference plans for compliance.
4. Ventilation controllers which monitor the Carbon Monoxide and Nitrogen Dioxide will be located at each level of the parking
garage to operate the intermittent ventilation equipment to replace the air in the parking garage.
5. The extents of the basement is dashed on elevations, you can also reference the sections for information on the basement.
CITY OF BOZEMAN - SOLID WASTE DIVISION, Russ Ward rward@bozeman.net 406-582-3235
1. The covenants will be written stating it is building management’s responsibility to move refuse containers to the refuse pickup
site on the alley.
2. Block 4’s refuse pickup site is located on the alley near the south parking garage entry, and will have a heated slab.
3. There are no overhead wires in the refuse pickup site.
NORTHWESTERN ENERGY, Kory Graham kory.graham@northwestern.com and Tom Stewart thomas.stewart@northwestern.com
O 406-582-4602 C 406-223-0573
1. Block 4 has submitted an application with Northwestern Energy (NWE) and has been working together with our design and ownership
team to get a finalized design.
2. Block 4 plans to convert the overhead three phase line to underground. Details & final design are dependent on final design from
NWE.
3. All minimum horizontal and vertical clearances for equipment required are respected. Block 4 has balconies located a minimum of
22’ above grade at the northwest and southwest corners.
4. Locations for meters are along the alley. Fencing is proposed to screen the meters and will comply will all requirements.
5. Block 4 is in compliance with the location of the gas regulator and all clearances.
6. See drawings set for proposed meter screening methods.
7. Block 4 is in compliance with the location of the transformer and all clearances.
8. Block 4 does not have any large, deep rooted trees or bushes within the utility easement and all other landscaping is designed as to
not damage, prevent, or hinder operation and maintenance of NWE utilities.
CONR RESPONSES BLOCK 4
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
CONR COMMENTS & RESPONSES | ENGINEERING BLOCK 4
MEMORANDUM ------------------------------------------------------------------------------------------------------------
TO: Danielle Garber, Associate Planner
FROM: Karl Johnson, Engineer I
RE: APPLICATION NO 21004 - North Central Block 4 Concept Review
DATE: March 19, 2021 ----------------------------------------------------------------------------------------------------------- ENGINEERING COMMENTS:
Easements
1. BMC 38.410.060 Easements - Front setback utility easements must be ten feet wide, and must
always be provided unless written confirmation is submitted to the community development
department from all utility companies providing service indicating that front setback easements
are not needed.
The applicant is working with Northwestern Energy to relocate the existing overhead power and
communication lines underground within the Alley. To accomplish this a 5’ easement is
proposed along the entire length of the alley. Additional easement areas are proposed to
accommodate transformers and junction boxes. Once this design is finalized written
confirmation of the solution will be provided to the City regarding required easements.
2. DSSP V.D - Permanent structures or significant landscaping may not encroach on utility
easements or be within 10 feet of utility mains and services.
Acknowledged. All proposed structures or landscaping will not encroach into the
utility easement.
Stormwater
1. Montana Post-Construction Storm Water BMP Design Guidance Manual The applicant must
demonstrate that seasonal high groundwater will not impact the function or maintenance of the
proposed facilities. Industry guidance recommends a three-foot minimum separation from the
bottom of the proposed facility to the underlying groundwater table. The applicant must
provide local seasonal high groundwater elevations to support the proposed design.
Groundwater monitoring was conducted by the geotechnical engineer in 2018 and 2019. The
groundwater monitoring results are provided in the geotechnical report included with this
submittal. The measured seasonal high groundwater for Borehole #1 (on Block 4) is 11.17’
below ground surface. The seasonal high groundwater elevation is shown on the plans and is
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
CONR COMMENTS & RESPONSES | ENGINEERING BLOCK 4
5.12’ below the bottom of the stormwater retention system.
2. DSSP II.B. Storm Drainage Plan - The existing stormwater flow patterns are being changed from
the historic patterns in the area:
• Water from Block 4 Lot 1A previously going down North Wilson now being directed into West Villard Street storm sewer.
The applicant must provide a detailed analysis evaluating impacts of changing flow patterns in
the area to downstream infrastructure and discharge receiving bodies.
The applicant is working with the City Engineering to determine planned off-site infrastructure to support development of the North Central Master Plan. The area being
changed to a different drainage basin is approximately 39,000 sf, or less than 1 acre. The
Block 4 on-site stormwater system is designed to completely retain 97% of storms. And Block
3 is proposed to have similar stormwater mitigation. Stormwater overflows to Villard after
retention will be only a fraction of the current storm runoff, so impacts to existing piping will
be insignificant when compared to existing unmitigated storm runoff. With the storm water
mitigation proposed, a change to the drainage pattern of 39,000 sf would be insignificant. However, if the City prefers the off-site stormwater improvements could be designed to
maintain existing flow patterns.
Final off-site infrastructure design will occur in parallel to the Site Plan review and be
coordinated prior to site plan approval.
3. BMC 404.04.500 Requirement To Control and Reduce Stormwater Pollutants – Provide
a stormwater drainage/treatment grading plan and maintenance plan for a system designed
to treat the first 0.5 inch of stormwater to remove solids, silt, oils, grease, and other
pollutants must be provided to and approved when the Site Plan application are submitted. The plan must demonstrate adequate site drainage (including sufficient spot elevations),
storm water detention/retention basin details (including basin sizing and discharge
calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan. The approved stormwater maintenance plan must be incorporated
into the Owners Association Documents and a copy must be submitted prior to Site Plan
approval.
The Engineering Report included with this submittal addresses stormwater mitigation proposed
for this project. The proposed Block 4 stormwater mitigation system is designed to infiltrate in excess of the first 0.5” of rainfall. In order to reduce impacts to existing stormwater
infrastructure, the system is designed to completely retain and infiltrate storms up to 0.95”, a
97th percentile storm. Larger, infrequent storms will discharge to City stormwater lines after
the retention is exceeded, at a lower rate than pre-construction.
4. BMC 38.540.020 - The applicant must identify snow storage areas on the Site Plan for the
parking area. Snow removal storage areas must be sufficient to store snow accumulation on
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
CONR COMMENTS & RESPONSES | ENGINEERING BLOCK 4
site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow
to be deposited on public rights-of-way, shall not include areas provided for required parking
access and spaces, and shall not be placed in such a manner as to damage landscaping.
Snow storage areas are shown on the Civil Site Plan. Most of the snow storage is from public
streets and sidewalks and is proposed to allow current street maintenance practices to
continue with impact to the project. The snow storage areas are located within a 6’ wide
permeable paver strip between the sidewalk and the curb. The permeable pavers will allow
snow melt to infiltrate and not run-off into adjacent streets. This design performs better than typical vegetated boulevards and also provides enhanced pedestrian use during summer
months. Snow storage is not shown for the parking area on the Civil Site plan because the
parking area is located within the building and thus shielded from snowfall.
5. Overflow paths for stormwater must be shown that demonstrates that no structures will be
flooded during a 100-year storm event.
Stormwater overflow paths accommodating the 100-year storm events are below ground,
preventing runoff impacts to adjacent property. The pipe sizing does not account for
reduced flow rates due to retention provided by the on-site system. The stormwater
mitigation system will reduce 100-year event peak flows by an estimated 33%.
Water and Wastewater
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.
The Engineering Report provided with this submittal provides an estimate of the peak-hour
sanitary sewer demand from the Block 4 building.
2. DSSP V.A.6.h Services - Existing water services or stubs that are not utilized for service upon
development of the lot must be properly abandoned at the water main.
Acknowledged. The existing water service providing irrigation to the landscaping on the
existing parking lot will be abandoned at the main. This requirement has been added to the
demolition notes on the Existing Conditions plan.
3. DSSP V.A.8 Hydrants - Two fire hydrants are shown on the intersections of Beal and Wilson. Only one hydrant is required at each intersection. Confirm if existing hydrants are to be
abandoned.
Though only one fire hydrant is required by the DSSP at each intersection, it has been our
experience that the Fire Department typically desires to have additional hydrants for areas
with large buildings, a common fire code requirement. This was recently a requirement for the Merin building at the intersection of Bozeman and Lamme. This Master Plan design
element may be revised after the fire department has reviewed buildings near these
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
CONR COMMENTS & RESPONSES | ENGINEERING BLOCK 4
intersections.
Transportation
1. BMC 38.400.060 Street Improvements Standards – The applicant must demonstrate two cars can pass each other in the alley particularly on garbage day when receptacles will be out in the
alley.
The alley is proposed with a 16’ paved width meeting City standards. Trash storage will occur
outside of this paved width and will not impede two-way car traffic. Long-term trash storage
is provided in the building, and the alley trash storage will only be used for short-term storage on collection days to cue up the bins for loading. Obviously trash loading will impede traffic
for short periods of time, typical of all downtown alleys.
a. The applicant must submit a hold harmless agreement with the city if the city is to
accept two way access in the alley not meeting standard BMC 38.400.090.
The alley meets City standards and a “hold harmless” agreement should not be
required.
b. The applicant must demonstrate how snow management will be provided in the alley.
Snow storage for the alley is shown on the Site Plan included with this submittal. Alley
snow storage is located along the east side of the alley.
2. 38.220.080 Site Plan Submittal Requirements – Traffic Impact Study (TIS):
a. The TIS must provide pedestrian access data to justify the proposed midblock crossings.
The mid-block pedestrian crossing at Willson Avenue has been deferred until later
phases of the master plan, when improvements to the east side of Willson Avenue
are proposed. Additional traffic data required will be provided at that time.
Lighting
1. DSSP XII Mid-Block Crosswalks - A streetlight shall be located one half to 1 mounting height in
front of the crosswalk on both sides of the street for all mid-block crossings.
The mid-block pedestrian crossing at Willson Avenue has been deferred until later phases of the
master plan, when lighting improvements to the east side of Willson Avenue are proposed. However, light placement on the west side of Willson Avenue is designed to accommodate the
future mid-block crossing.
ENGINEERING ADVISORY COMMENTS:
Water Rights
1. BMC 38.410.130 (A) (1) 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 respective site plan approvals.
SPR SUBMITTALSPR SUBMITTALBLOCK 4 | LOTS 1-10 & VACATED ROW OF BLOCK 4 OF BEALL’S THIRD ADDITION, PLAT C-44-A
CONR COMMENTS & RESPONSES | ENGINEERING BLOCK 4
The Engineering Report included with this submittal provides information required for the City to
provide an estimate for Cash -in-lieu of water rights payment for City Engineering Department review. Payment will be made prior to site plan approval.
Water and Wastewater
1. The applicant may be required to televise the sewer main pipe to verify the condition prior to
connection. Engineering is currently following up on maintenance activity performed due to the
age and material (vitrified clay) of the existing pipe.
Acknowledged. A similar sewer service was recently installed on this line to serve the existing
One 11 building. Nothing unusual was encountered.
3. Change of street widths may require adjustment of location of manholes, inlets, curb stops,
hydrants and valve boxes.
Acknowledged. The proposed widening of Willson Avenue on the west side corrects an existing
inconsistency in the street widths. The west half of the street is currently narrower than the east
half. The street centerline will not change, so water and sewer infrastructure are not impacted.
The only infrastructure that requires adjustment is the curb inlet at the northwest corner of
Willson and Beall, as shown on the off-site improvement plan included with the submittal.