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April 21, 2021
June 8th, 2021 – Design Team Response
Brian Sanchez Nicole Stine
Brian.sanchez@scb.com nicoles@architects-sma.com
RE: North Central Block 3.4 Concept Review, Application 21139.
Project Description: This is a Conceptual Review application for advice and comments
on a 6 story, 44 dwelling unit residential building with parking on a 25,242 square foot
(sf) lot with associated infrastructure [please verify lot size/Block 3.4 Site size].
Project Location: 300 N. Willson Avenue. The property is legally described as lots 1-6
of Block 3 of the Bealls 3rd Addition Subdivision [please verify actual Site legal description].
Each of the 6 lots consisting of the project Site measure 25 linear feet in width by 150
linear feet in length or 22,500 gross sf in size. The entire Block 3 consists of Lots 1-24,
Block 3; plus 14-feet of a vacated north/south orientation alley between the block; and
8.5-feet of vacated N. Willson right-of-way; lying within S07, T02 S, R06 E. of the PMM.
The Site lies within the B-3, Downtown Business District and the Neighborhood
Conservation Overlay District (NCOD).
Dear Brian and Nicole:
Below please find comments on the aforementioned proposed project from the City’s
Development Review Committee (DRC) at their April 14, 2021 meeting. Engineering
comments will follow separately. 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 code
sections noted below refer to 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.
Sincerely,
Susana Montana, Senior Planner
Department of Community Development
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DRC First Review Comments on the North Central Block 3.4 Concept Site Plan
Community Development Department, Development Review Division, Susana
Montana, Senior Planner, smontana@bozeman.net, 406-852-2285
1. Process – BMC 38.230.020. A lot aggregation Subdivision Exemption (replat)
application, a site plan application and a Certificate of Appropriateness (COA)
application are required for City review of this proposal. Should you request any
allowable Departure from BMC code standards, you must submit a separate A-1
application form for each Departure request with a separate 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. Response: None required.
2. Phasing. Please explain the four phases of this development and identify which
specific lots would be developed per phase. Please explain the phases of development
of the numbered buildings on site plan Sheet A1.00. The Sheets C1.1 through C1.4 do
not clearly indicate which buildings and spaces are to be built in each phase of
development. Response: See Civil Engineering Report for a description of the four
phase parcels.
3. Permitted Land Uses – BMC 38.310.040. The proposed wholly residential building
would house:
(1) 44-dwelling units, representing 91,595 gross square feet (gsf) of residential space
proposed for floors one through six and varying in size from 1 to 3-bedrooms and
varying in housing types from 1,080 sf apartment “flats”, 2,400 sf “townhouse duplex”
units, and 2,700 sf 3-bedroom “penthouse” units; Response: Townhouses do not occur
in project. All previous references to townhouses has been removed and replaced with
"unit".
(2) The first floor 1,150 sf bike storage area, 1,040 sf fitness area and 4,820 sf
lobby/package/mail area are deemed accessory uses to the principal residential use
of the building. The sixth floor storage/locker spaces are accessory to the residential
use. The ground floor open space area at the southwest former of the Site is accessory
to the residential use; please label the square footage of this open space area. This
building is a residential building and is not a mixed-use building; and Response: See
open space areas labeled on plans A2.01-A2.06 and on Landscape plan L000.
(3) A basement structured parking garage with 46 parking spaces accessory to the
residential use. Please label the gross square footage of the parking area within the
garage. Response: See project matrix on A0.01 for parking area gross square footage.
Table 38.310.040.C. The apartment units and townhouse units are residential land
use categories which are principal permitted uses in the B-3 Downtown Business
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District. However, the 44-dwelling units within the building appear to be “apartment
units” within an apartment building per Table 38.310.040.C and the definition of
apartment building can be found in Sec. 38.700.020. Please describe and label the
“townhouse” units within the building. Please explain which dwelling units are to be
deemed “townhouse” units per the definition in 38.700.180. Response: All 44-dwelling
units fall under the definition of "apartment" per 38.700.020. There are no townhome
units in the project and "townhome" labels have been removed.
a. According to Table 38.310.040.C Note No. 5: “Non-residential uses (except for
lobbies associated with residential uses) are required on the ground floor to a minimum
depth of 20 feet from front building façade on properties adjacent to designated
storefront streets per section 38.500.010.” This Site is designated a “Mixed” Block
Frontage (BF) and is not adjacent to or near a Storefront BF street. Therefore, wholly-
residential uses are allowed on the ground floor of this building. Response: None
required.
b. The 44 dwelling unit project is provided 45 parking spaces in the basement
garage. This parking is accessory to the residential use. Response: None required.
4. 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 (building footprint) on the lot per the definition in 38.700.110.
Please note the lot coverage square footage and percentage of the total lot on the cover
sheet of the site plan. Response: See A0.01 for lot coverage square footage and percent
totals.
b. The Site lies within the B-3 District “non-core area” where the maximum allowable
building height is 70-feet. The height of the proposed building is shown to be 82-feet to
the top of the parapet on Sheets A2.01 through 04. The 6th/top floor are penthouse
dwelling units/habitable space. Per 38.350.050.D, please explain the 12-feet discrepancy
in building height. Response: Building height is 70-feet when measured from grade at the
south elevation to top of roof structure. The vertical difference in grade between north
and south elevations is more than 6', therefore per 38.700.030, the building height may
be increased by 6'-0". Reference to parapets has been removed as they no longer occur
on building. Refer to dimensions on Building Elevations and Building Sections A3.10-A3.23.
c. Note that in the B-3 zone, the ground floor of the building must have a 13-feet
Floor-to-Ceiling (FTC) height. On sheets A2.01 and A2.02, please label the FTC height of
the first floor providing the required 13-feet FTC height. Response: Ground floor ceiling
heights added on A2.01 and A3.20-A3.23.
d. 38.320.060.B.2. Zone edge height transitions. As you are aware, the Site’s
northeastern corner lies adjacent to an R-2 Moderate-density Residential District which, if
not separated from the R-2 zone by a street, would trigger the height transition standards
of this code. In this case, the R-2 zone is separated from the Site by E. Villard Street and
N. Tracy Avenue, therefore, no such height transition is required. Response: None required.
e. 38.340.020. Neighborhood Conservation Overlay District development. As you are
aware, the Site lies within the Neighborhood Conservation Overlay District (NCOD) and,
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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 fee. Response: Application
and fee will be submitted.
f. Table 38.320.050. Front setbacks are determined by the Site’s Block Frontage
designation (see below discussion). Response: None required.
5. BMC 38.510. Block frontage. This North Central Block 3.4 project Site is
bounded by E. Villard Street on the north and N. Tracy Avenue on the east, currently with
no alley. Abutting the Site to the south is a private, commercially-developed parcel
(medical arts building). In Phase 3 and 4 of the North Central Master Plan development,
it appears that an east-west alley may be provided south of the Block 3.4 Site. Response:
None required.
38.510.030.D. Both Villard and Tracy streets are designated “Mixed” Block Frontages
(BF). The concept site plan and elevations appear to provide a Mixed-Storefront BF along
both the Willson and Beall frontages per 38.510.030.D. Response: None required.
38.510.030.J. Ground floor residential units are proposed on both the Tracy Avenue
and Villard Street frontages which must meet the Special Residential BF standards of this
section. The public/private space transition elements to be provided to those units are
described below.
a. The Villard Street frontage would have a 10-foot wide landscape setback from the
sidewalk; this is shown and labeled on Sheet C1.3. Response: None required.
b. The four ground floor dwelling units along Villard Street would have steps up from
the street and semi-private patios screened with vegetation or a fence. Please show these
details on landscape plan sheets. Response: The stairs, patios and screening will be shown
on the landscape plans and details provided in the site permit submittal.
c. According to the Concept Plan narrative, the four ground floor dwelling units along
Tracy Avenue frontage would have a 6.5-foot wide setback from the property line. This
does not meet the minimum 10-foot setback requirement of this subsection. Please explain
how you would meet this standard and provide design details on landscape plan sheets.
Response: The residential units along Tracy meet this standard through meeting the
following design elements per BMC 38.510.030.J (project only required to provide one
design element):
1) Raised Patio Option – Project provides 60 SF patio, raised 30” above sidewalk
grade and provided with a low planter and fence screen.
2) Front Set-Back – Not Used
3) Raised Ground Floors – The ground floor of the residential units on Tracy is
6’- 0” above grade. Therefore, the landscaped area can be reduced from 10’
to 3’ per BMC 38.510.030.J.2. See landscape drawings for patio and screen
details.
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38.510.030.D. Mixed Block Frontage Standards.
a. Façade Transparency. The proposed design provides 35% glazing on the ground
floor of the east façade of the building along the N. Tracy Avenue frontage where 15% is
required. Please provide a physical sample of the glazing to ensure that it is transparent.
Response: See elevations sheets A3.10 and A3.11 for façade transparency calculations. A
physical sample of window glazing will be provided.
b. The E. Villard façade would have a 35% transparency at the ground floor where
15% is required. Response: None required.
c. The south façade faces what would be developed in Phases 3 and 4 as Beall’s Alley
and would feature 30% glazing. However, the portion of this south façade which has
ground floor dwelling units must meet the Special Residential Block Frontage Standards
noted above. These units would face the common open space of this residential
development. On the landscape plan sheets, please provide details of the setback, steps,
glazing and other subsection J elements for these units. Response: One ground floor unit
has south facing façade onto the common open space. See landscape drawings for related
site details.
38.510.030.G. Other BF standards--Weather Protection. Weather protection at least 3-
feet deep over primary entrances are required. Response: Project is compliant with this
requirement. See canopy dimensions on A1.01.
6. BMC 38.540.050. Parking. The proposed development would provide the
following elements:
a. Residential parking requirement. Table 38.540.050-1 identifies parking for
residential use in the B-3 District as 1 space per dwelling unit. The 44 dwelling units would
require 44 parking spaces and 45 spaces are provided within the basement parking
garage. Response: Project is utilizing parking reductions noted below. Refer also to
Parking Narrative.
b. Parking Reductions.
The Block 3.4 project is a wholly-residential development. There is no need for parking
reductions as all of the required parking is provided within the basement garage. However,
should the Applicant seek to provide parking for other, off-site businesses or dwellings
within the North Central Block Master Plan area, the following parking reductions may apply:
(i) 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 this 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. Response: Project does not utilize.
(ii) Residential use parking reductions.
(1) 38.540.050.A.1.b.(4) allows a 10% reduction in parking where the
Site lies within 800 linear feet of a developed and serviced/sheltered 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. Response: Project is utilizing reduction, see parking
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narrative for parking reduction calculation and location of sheltered transit
stop.
(2) 38.540.050.A.1.a (1). On-Street Parking. Please show on the site
and landscape plan sheets where the on-street parking spaces would be
located noting the standards of this subsection and the sight-vision
triangles for intersections and garage access points. 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-sized on-street parallel parking spaces are not allowed.
Response: 5 on-street parking spaces are provided. See Civil Site Plan C1.1
and Architectural site plan A1.01. Also refer to Parking Narrative.
(3) 38.540.050.A.1.b(3). Car Sharing Reduction. This option is available
when 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. The Director must approve such a car-sharing
program. Response: Project does not utilize.
(4) 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. Response: See
table on A0.01.
(5) BMC 38.510.030.M.2. Structured parking facility development standards.
Since all of the parking for residents lie within the basement, this provision does not
apply.
(6) BMC 38.520.060.B. On-site residential open space. All multi-household
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. Response: See A0.01 for residential
open space calculations.
a. The six 1-bedroom units require 600 gross sf of open space and the thirty-
eight 2- and 3-bedroom units require 5,700 gsf of open space for a total of 6,300
gsf of open space required. Your Calculated Open Space box in the Concept Plan
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narrative shows 6.300 gsf provided with both private and common open space and
recreation facilities. Please show and label the “bike workroom” on the site plan.
The Bike storage area does not show a workroom. Response: See L000 and A2.01
for labeled open space areas. Bike workroom room label added.
b. The 1,150 gsf bike storage area does not qualify as residential usable open
space. It is bike parking to satisfy bicycle parking requirements and is deemed an
accessory use to the residential principal use. Response: The bike workshop area
provides maintenance equipment as an amenity to building residents. This area is
now distinguished from bike storage, see A2.01. Per 38.520.060.B.4, up to 50%
of required open space may be common indoor recreation areas including spaces
designed to serve recreational functions that include amenities and design
elements that encourage use by residents. All indoor recreation spaces counted
toward required open space have been marked and noted, see architectural
drawing A2.01.
(7)38.420. Parkland. Please see the Parks and Recreation Department
comments below.
7. 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. 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.
Response: Refer to Project Narrative for description of architectural design and
building elevations A3.10-A3.13.
b. 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. Please label the widths of
the building on each façade/elevation. Where a façade is wider than 150-feet,
please describe in the narrative and label on drawings which mitigation feature
is being utilized and how. Response: See dimensions provided on elevations.
No façade is more than 150’.
c. 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
physical sample of the glazing to be used within the ground floor windows
meeting the transparency requirements of the Block Frontage designation.
Response: See A3.30 for illustrations and descriptions of proposed exterior
materials. Physical samples of window glazing will be provided.
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d. 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 west facade. Response: See elevations on A3.12-A3.13 for blank wall
considerations per 38.530.070.
(8) 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 future Beall’s Alley frontage must meet the sidewalk and
foundation planting requirements of 38.520.040.D.3. Response: The site permit
submittal includes all required elements from 38.220.100 and addresses the
requirements provided in BMC 38.550. A 5’ planting bed has been provided in Beall’s
Alley to provide the foundation planting requirements of 38.520.040.D.3.
(9) 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. Response: Screening of service utility
apparatus is provided. See civil, architectural, and landscape drawings.
(10) 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. Response: Screen will be provided
at roof-mounted mechanical equipment See A2.07 and A5.00.
(11) 38.560.030.A.2. Prohibited Signs. Roof signs are prohibited per this section.
Signage for uses on the Site require separate building permits. Response: None
required.
(12) 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. Response: See Electrical
Lighting drawings provided.
(13) 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
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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. Response: CCOA application included with this submittal.
Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908
1. Cash-in-lieu of parkland is recommended in B-3 zoning district. Current appraisal
value is $1.72; final value is determined at the time of Site Plan completeness and
payment is required prior to Site Plan approval. Response: None required.
2. CILP request using criteria in Resolution 4764 will be reviewed by RPAB Subdivision
Review Committee at the time of Site Plan submittal.
3. Please provide parkland/CILP tracking table on Site Plan cover sheet. Response: See
sheet A0.00.
Bozeman Building Division, Community Development Department, Ben Abbey,
Acting Chief Building Official, D: 406.582.2950 | C:406.581.8294 | O: 406.582.2375,
babbey@bozeman.net
My comments as follows:
• Provide an additional Fire-separation page. Detailing out the Fire-separation
wall construction. Detail continuous separation at wall junctions, floor
framing, stairs alone wall. Per 2018 IBC Chapter 7 (At Building permit
submittal For Review). Response: This information will be included in
building permit drawing set.
• Requesting an independent sheet within drawing sets to provide all
accessible requirement for Type A and Type B Dwelling Units in accordance
with 2018 IBC Chapter 11 Section 1107 and ICC A117.1-2009. Response:
This information will be included in building permit drawing set.
• Kitchen Requirements for Type A Dwelling Units in accordance with the 2018
IBC and the ICC A117.1-2009. Response: This information will be included in
building permit drawing set.
• Bath Requirements for Type A Dwelling Units in accordance with the 2018
IBC and the ICC A117.1-2009. Response: This information will be
included in building permit drawing set.
• Provide detail for the Conversion of Type B to Type A, Blocking, cabinet,
Etc… for all dwellings within the building. Response: This information will
be included in building permit drawing set.
• Verify all Path of Egress travel distance on the drawing at time of submittal,
Possible dead end corridor with sprinklers allows 50’. Response: This
information will be included in building permit drawing set.
Please feel free to contact me with any further questions
Nothing further at this time and in full support of this project.
Bozeman Fire Department Scott Mueller, Deputy Fire Chief-Prevention-Fire Marshal,
smueller@bozeman.net, Office (406) 582-2353 Mobile (406) 589-6271
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The proposed fire hydrant on NE corner of MASP/this project may be eliminated due to
existing one across street to North. BUT designs for this project and others shall
accommodate that the FDC (fire department connection for fire suppression standpipe
system) be within 100 feet of fire hydrant.
- Fire Alarm, Fire sprinkler systems would be required. Response: This information
will be included in the building permit submittal and/or through deferred
submittals.
- As proposed, an emergency generator would be required. Response: Emergency
generator is provided on roof. See note on A2.07.
- Riser room shall be sized to meet COB standards. Response: See riser room
layout on P2.00.
- Enclosed parking will require CO monitoring and exhaust systems. Response: This
information will be included in building permit submittal.
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 tipping site on
collection day. Response: Noted, covenants will be provided at a future date.
2. Refuse pickup site tipping pad will need to be heated. Response: See A1.01 and civil
drawings for extents of heated pad.
3. No overhead wires may be in the refuse pickup site. Response: None required.
Bozeman Forestry Division, Alex Nordquest, anordquest@bozeman.net
If existing, mature boulevard trees are to be removed, Applicant must submit a Tree
Removal and Reimbursement form to this office. Response: See attached Tree Removal
and Reimbursement Form.
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
21139 North Central Blk 3.4, NWE Project Engineer Kory Graham
Kory.Graham@northwestern.com
x Applicant is working with NWE Project Engineer Kory Graham to design
utility extensions to this site location and the other building development
phases within the proposed whole development plan. Continue to work
with Kory on utility alignments, services design and easement
requirements.
CONR COMMENTS & RESPONSES | PLANNING
SPR SUBMITTAL
BLOCK 3.4
THE HENRY
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A