HomeMy WebLinkAbout02 Narrative Narrative Page 1 of 11
|NORTHWEST CROSSING|
|BUILDING I, LOT 12|
Oak & Cottonwood
Bozeman, Montana
NARRATIVE
The project is located on Lot 12 of the development Northwest Crossing located at North Cottonwood
Road & West Oak Street. The intent is to build a two-story building (with a third level mezzanine) for
commercial use, with approx. 22,655 Gross SF. The building shell will have multiple tenants which are yet to
be determined.
Once the project meets Conditional Approval, we would like to submit for concurrent building
permit review. City staff please provide appropriate application.
Design Updates between Site Plan submittal 12-09-2021 and Resubmittal 2-04-2022 directed by
owner requests:
· Building mirrored on the North-South axis
· Raised the gable roof and added a mezzanine level
· Reduced the amount of brick veneer and updated exterior metal paneling siding design
· Removed curtain wall glazing and reduced the amount of exterior entry’s
· Stair and balcony design changed to work more efficiently with the building and site.
Departures: No departures requested.
Exempt Wells/ CIL Water Rights: No exempt wells proposed for irrigation. CIL of water rights is
expected to be paid for irrigation needs in addition to building use, see appendices (CIL of water rights
Memo).
Storm Detention: This project will propose underground storm detention systems. The site is planned to
be filled to raise grade as well
Access Easement: A driveway access easement will be executed for vehicular access on a shared
property boundary.
East Property PUE Release: Requesting concurrent Site Plan review with 10’ Public Utility Easement
release from submitted Northwestern Energy, see appendices (Utility Easement Removal Letter and
Memo).
Shared Refuse: A shared refuse enclosure is proposed with Lot 11 and a shared use agreement will be
executed, see appendices (Access Easement (Exhibit A).
Concurrent Construction: No concurrent construction requested.
NCOD: No neighborhood conservation districts
Narrative Page 2 of 11
See A0.0 Site Cover for the following:
Zoning
Permitted Use
Maximum Lot Coverage
Maximum Building Height
Block Frontage
Setbacks
Parking Required
Bike Parking
Open Space
Parkland
SITE PLAN REVIEW COMMENTS:
See ProjectDox
INFORMAL REVIEW PLANNING COMMENTS: (with Applicant comments)
Community Development Department, Development Division, Lynn Hyde,
lhyde@bozeman.net, 406-579-1471
1. BMC 38.220.080 – Site plan submittal requirements.
a. On the cover sheet the following items are missing:
b. Parcel and site coverage information:
i. Ensure square footage is provided for all landscaped areas (i.e., turfgrass
and perennial vegetation).
Square footage is provided, see sheet L-101 Landscape Plan
c. General Plan Requirements, Item 12: Location and extent of street vision triangles
extended to the center of the right-of-way including adjacent street intersections
and all alley and driveway access points. The street vision triangles need to be
extended into the right of way and not stop at the curbline. This will also impact
the on street parking spaces.
Vision triangles are extended to center of right-of-ways, see C1.0 Overall Civil Plan
2. Site Plan Comments
Extend vision triangles into the street.
See C1.0 Overall Civil Plan
BMC38.510.030.C. Parking Location – provide a 10’ minimum buffer of
landscaping between the street and off street parking areas meeting the
performance standards of division 38.550 of this chapter.
See L-101 Landscape Site Plan
BMC 38.520.070.E.1. For rooftop equipment, all screening devices must be well
integrated into the architectural design through such elements as parapet walls,
false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted
screening is allowed but less desirable. Wood must not be used for
screens or enclosures. Louvered designs are acceptable if consistent with
building design style. Perforate metal is not permitted. I see mechanical
equipment is proposed within a mechanical closet which is appropriately out of
sight. Do you have rooftop mechanical equipment proposed? Please show a
roof plan indicating any rooftop mechanical equipment with screening
proposed.
See CA5.0 Roof Plan
Please provide details for your trash enclosure showing how it meets BMC
Narrative Page 3 of 11
38.520.070.C. including the landscaping screening in C.2. The sides and rear of
service enclosures must be screened with landscaping at least five feet wide in
locations visible from the street, parking lots, and pathways to soften views of
the screening element and visual interest.
See L-101 Landscape Plan
BMC 38.530.050.B.1. All windows (except storefront windows and curtain walls)
must include trim or other design treatment, or alternately be recessed at least
wo inches from the façade. Understated or trim-less windows without
additional design treatment are permitted provided the placement and design is integrated into the overall
composition of the building. Please provide the window details to show how you are meeting this.
See AC3.2 Material Board
BMC 38.530.050.B.2. Mirrored glass is prohibited. The elevations show cars
reflected in the windows (or perhaps cars are located inside?). Note mirrored
glass is prohibited and samples will be required prior to approval.
Noted, no mirrored glass will be used.
BMC 38.530.060 Building materials. Please provide a materials palate that
includes colors and type of material (and thickness if applicable).
See AC3.2 Material Board
BMC 38.540.050.A.2.b. Maximum parking. Provision of parking spaces in excess
of 125 percent of the minimum of spaces required for the net floor area in this
subsection 2 is not permitted.
Noted, proposed design is above minimum B2-M requirements and under 125% of standard parking calcs.
See A0.0 Site Cover calcs. for both.
3. Landscaping Comments
Is there a key/legend somewhere to the species, size, and composition of
groundcover? I’m not seeing it anywhere. If it is there please point me in the
direction.
See L-101 Landscape Plan – Plant Schedule
BMC 38.550.050.C.2.c. No parking space shall be located more than 70 feet
from the trunk of a tree. The below image shows three parking spaces that do
not have a tree within 70 feet.
See L-101 Landscape Plan with updated tree locations
Narrative Page 4 of 11
BMC 38.550.050.C.2.e. Additionally, any parking lot providing 15 or more
parking spaces must have a minimum of 20 square feet of landscape area within
the parking lot for each off-street parking space in the lot provided as follows:
[defer to code]. Staffs calculations show your project will need 1,620sf (81 stalls x 20sf). Staffs calculations
show the landscaping area to be very close, and
perhaps under this requirement. Please label the square footage of the
landscape area that can be counted towards these requirements. Note that only
landscaping areas located within the boundaries of the parking lot can count
towards these areas. See image below for an example.
See L-101 Landscape Plan with updated landscape area calcs.
BMC 38.550.050.E.1. . . . must include one large canopy tree for each 50 feet of
total street frontage rounded to the nearest whole number. . . Please show
these trees. Please work with your landscaper to identify alternative locations or
spacings that will allow additional street trees to be placed as this is a priority. If
you are unable to place any others, provide additional information as to why
these trees are not able to be located.
See L-101 Landscape Plan with updated tree locations
Narrative Page 5 of 11
BMC 38.560.060A.1. A comprehensive sign plan pursuant to section 38.560.080
must be approved prior to installation of signage for all commercial centers or
building consisting of two or more tenant spaces on a lot and must comply with
section 38.560.080. This will need to be provided and approved prior approval
of tenants signage.
Noted
INFORMAL REVIEW ENGINEERING COMMENTS: (with Applicant comments)
Engineering Division, Mikaela Schultz, mschultz@bozeman.net
General
1. BMC-final plat - The applicant is advised that this project is expected to start following
completion of final plat approval.
Final Plat/Easements
1. BMC 38.410.060 - Easements: Please provide a standalone existing survey with Site Plan
submittal, which identifies all easements, right-of-way, property lines, etc. in accordance
with the final plat. In addition, provide a separate exhibit identifying all proposed
easements that would be provided specific to the site plan development improvements
(i.e. utility, public access, public street and utility, etc).
Civil design to comply
a. The applicant has noted on the submitted drawings that the existing utility
easements (2) are to be abandoned. The applicant must amend the final plat
before it is filed to remove the easements; or if the applicant wishes to do the
easement work after the final plat is filed;
Civil design to comply
i. the applicant must release and reconvey the utility easements unless
written confirmation is submitted to the community development
department from all utility companies providing service indicating that
front setback easements are not needed,
Civil design to comply
ii. or, the applicant must abandon the easements defined on the final plat
through the subdivision exemption process per BMC 38.240.350.
Civil design to comply
b. The applicant has proposed a mutual access easement for the driveway shown
along the proposed shared northern property boundary of the subject
development. The proposed driveway is bisected by the proposed new property
boundary. The property boundary must be moved to the proposed location as an
amendment to the final plat before it is filed, or the applicant must move the
boundary through the subdivision exemption process before the easement can
be filed by the review authority.
Civil design to comply
Water Rights
1. BMC 38.410.130: Water rights and/or payment of cash-in-lieu of water right is required
Narrative Page 6 of 11
prior to development for the demand on the City’s potable water system. The applicant
must contact Griffin Nielsen with the City Engineering Department to obtain a
determination of cash-in-lieu of water rights (CILWR).
See Appendices folder: CILWR Memo
Natural Resources
1. BMC 38.600.130.C Floodplain considerations: The applicant must demonstrate whether
or not the subject development site has applicability to execute the recommendations of
the final approved Northwest Crossing Subdivision Phase 1 flood hazard report.
Civil design to comply
Stormwater
1. DSSP Section (A) (4) Water Quality - The applicant must include a drainage plan with
post-construction storm water management controls that are designed to infiltrate,
evapotranspire, and/or capture for reuse the post-construction runoff generated from
the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no
measurable precipitation. For projects that cannot meet 100% of the runoff reduction
requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be
either: a. Treated onsite using post-construction storm water management control(s)
expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within
the same sub-watershed using post-construction storm water management control(s)
that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated
offsite within the same sub watershed using post-construction storm water
management control(s) expected to remove 80 percent TSS.
Civil design to comply
2. DSSP Section II (B) Storm Drainage Plan - The applicant must review DSSP Section II (B)
and ensure that the submittal includes the specified requirements.
Civil design to comply
3. DSSP Section II (C) Water Quantity - The applicant must provide on-site detention with
release rates limited to predevelopment runoff rates. Retention ponds must be sized
based on a 10-year, 2-hour storm intensity.
Civil design to comply
4. Montana Post-Construction Storm Water BMP Design Guidance Manual - Seasonal
High Groundwater - The proposed project is located in an area that is known to have
seasonally high groundwater. 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.
Civil design to comply
a. The Northwest Crossing Phase 1 Subdivision Conditions of Approval do not
allow basements or crawl spaces and describe that there is an existing master
site plan dewatering system. The applicant is proposing underground storm
detention systems. The applicant must reference the groundwater directives and
existing systems described in the preliminary plat conditions of approval, per
Narrative Page 7 of 11
BMC 38.220.060.A.3, with respect to the design of the proposed underground
facilities.
Civil design to comply
Water and Wastewater
1. Northwest Crossing Phase 1 Subdivision Conditions of Approval: Due to the high
groundwater and increased rate of corrosion within the clay soils all water mains must
have additional cathodic protection. A minimum of V-bio polyrap or approved equal is
required by the City.
Agreed, See Appendices folder: Geotech Report
2. BMC 38.410.070. and DSSP.V.A,B – Prior to a determination of adequacy the applicant
must provide an estimate the average and max day demands of domestic water and
wastewater usage for the proposed site development. The estimates must be certified
by a professional engineer and reported with respect to the existing Nelson Meadows
subdivision Water and Wastewater design report.
See Appendices folder: Commercial Water Service Fixt.
Transportation
1. BMC 38.220.060 A.12 – Traffic generation: The applicant must submit a peak hour trip
generation value to the City with respect to the Northwest Crossing Phase 1 master site
plan traffic impact study.
See Appendices: Trip Gen Analysis
Lighting
1. DSSP Section XVIII Submittal Requirements -The applicant is advised to coordinate with
the Northwest Crossing Subdivision development to ensure all City light standards are
satisfied as well as coordinate (if applicable) on any additional lighting that would need to
be installed as part of the site plan.
See AC3.2 Site Lighting
Special Improvements Districts
1. City of Bozeman Resolution 5076, Policy 1 - The applicant must provide and file with the
County Clerk and Recorder's office executed Waivers of Right to Protest Creation of
Special Improvement Districts (SID’s) on City standard form for the following:
A THROUGH M, already provided with subdivision, See Appendices folder: NWX Annexation Agreement
a. Street improvements to West Oak Street between North 19th Avenue and North
Laurel Parkway including lighting, signalization, paving, curb/gutter, sidewalk, and
storm drainage.
b. Street improvements to North Cottonwood Road between Baxter Lane and
Huffine Lane including lighting, signalization, paving, curb/gutter, sidewalk, and
storm drainage.
c. Street improvements to Durston Road between North Cottonwood Road and
Narrative Page 8 of 11
North 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk,
and storm drainage.
d. Street improvements to Babcock Street between West Main Street and North
Cottonwood Road including lighting, signalization, paving, curb/gutter, sidewalk,
and storm drainage.
e. Intersection improvements at West Oak Street and North Cottonwood Road
including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and
storm drainage.
f. Intersection improvements at North Cottonwood Road and Baxter Lane including
lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm
drainage.
g. Intersection improvements at North Cottonwood Road and Durston Road
including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and
storm drainage.
h. Intersection improvements at North Cottonwood Road and West Babcock Street
including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and
storm drainage.
i. Intersection improvements at North Cottonwood Road and Huffine Lane including
lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm
drainage.
j. Intersection improvements to West Oak Street and North Ferguson Avenue
including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and
storm drainage.
k. Intersection improvements to West Oak Street and Davis Lane including lighting,
signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
l. Intersection improvements to West Oak Street and North 27th Avenue including
lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm
drainage.
m. Intersection improvements to West Oak Street and North 19th Avenue including
lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm
drainage.
The document filed must specify that in the event an SID is not utilized for the completion
of these improvements, the developer agrees to participate in an alternate financing
method for the completion of the improvements on a fair share, proportionate basis as
determined by square footage of property, taxable valuation of the property, traffic
contribution from the development, or a combination thereof. The applicant must
provide a copy of the filed SID waiver prior to the site plan approval. The city standard SID
waiver template is attached.
Narrative Page 9 of 11
ENGINEERING ADVISORY COMMENTS:
1. BMC 38.270.030.C – Whenever any building lots or building sites are created inside the
city limits, municipal water distribution systems, municipal sanitary sewer collection
systems, streets, and stormwater collection, treatment, and detention or retention
systems must be provided to the lot or site. Each building site must utilize and be
connected to both the municipal water distribution and municipal sanitary sewer
collection systems. Subject to the provisions of subsection C.1 of this section, these
improvements must be designed, constructed, and installed according to the standards
and criteria as adopted by the city and approved by the review authority prior to the
issuance of any building permits, except when concurrent construction is an identified
purpose of the initial project review and approved pursuant to the criteria established in
subsection D of this section.
Noted.
The applicant is advised to understand the completion of improvements section and
how it relates to the proposed project. The possibilities of satisfying the Completion of
Improvements section will vary depending on timing of improvements. The applicant
must request, if applicable, which concurrent construction route is applicable with the
site plan application. The applicant must request concurrent construction by providing a
concurrent construction plan describing the timing of completion of improvements
(including public infrastructure, private development, and utility services) and how
respective Completion of Improvements requirements have been met.
No concurrent construction is requested
NorthWestern Energy; Kory Graham, Kory.Graham@northwestern.com
There is an existing three phase overhead electric power line along West Oak Street
where single phase or three phase power can be extended. Gas can be extended from
the south side of West Oak Street from existing development. The NWE project
engineer will need to determine the best location for the extension of these utilities.
Noted, we have coordinated with NWE
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 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
Narrative Page 10 of 11
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.
Noted, we have coordinated with NWE
Service & Meter Location. The electric meter & or CT cabinet will need to be installed in
the same general location within 10-feet of the gas meter. NorthWestern Energy
reserves the right to specify the location of our meters. All meters are to be located
outdoors on the corner or in a location on the building closest to the transformer or
secondary junction can serving the building unit. 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 screening for self-contained
meter bases and 48-inches for installations requiring cabinets. When using a
screening wall most commercial applications require the 48-inch clear zone between the
front of the meter and the wall. For this project the 48-inch clear zone, between the
front of the meter and the wall, will apply due to the past history of meter panel
installations for this type of commercial service. Location of the meter(s) shall allow easy
access to the meters for operation and maintenance. This can be determined through
the design process after an application is submitted through NWE and the area project
engineer will work through allowable shrubs and plants for screening and to determine
adequate clearances for access to our meters.
Noted, we have coordinated with NWE
The following applies to the gas regulator. The gas regulator cannot be placed under a
window or within 3’ of the operable portion of the window. It can be placed under a
window/deck on the second story, provided the “open/operable” portion has at least 6’
of clearance from the regulator. Ensure that there is 10’ of separation from any
mechanical air intake, including air conditioning units. The regulator will need to be 3’
from the closest corner of any portion of the electric meter base. Submitting an
application to NWE will get the NWE engineer involved and can help with this process.
Noted, we have coordinated with NWE
Meter 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.
Noted, design with comply
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
Noted, design does not have a free standing foundation wall
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
Noted, design does not have a free standing foundation wall
Narrative Page 11 of 11
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.
Noted, design to comply
o Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
Noted, design to be approved by NWE
o Screening cannot consist of rolling doors or other devices that are required to
be open to access the meters.
Noted, design to comply
For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot
utility easement. All other approved landscaping will be placed so as not to damage,
prevent or hinder operation and maintenance of NWE utilities.
Landscaping design to comply
For landscaping, planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted
Transformer is 4-feet on the sides and back portion of the concrete pad and
10-feet of clearance on the front side of the pad where the transformer doors are
located. Note, all distances are referenced to the edge of the pad.
Landscaping design to comply
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. Once an application is submitted
the NWE project engineer will be in contact with the applicant. Electrical and gas loads
will be required for the NWE engineer to size the services needed.
NWE application will be submitted
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
1. Need detailed plan for refuse enclosure.
See AC3.0 Trash Refuse
2. Refuse enclosure will need to be covered
Refuse Enclosure design to comply
Fire Department; Scott Mueller, smueller@bozeman.net
No comments received.
Water Conservation Division; Chelsey Trevino, ctrevino@bozeman.net
No comments
END OF CITY COMMENTS