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HomeMy WebLinkAbout21341 - Planning Comment Response February 7, 2022 Susana Montana, Senior Planner City of Bozeman Department of Planning and Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: Bozeman Gateway Site A-The Everhome Building Site Plan COB#: 21341 MMI#: 3638.009.02 Dear Susana: This letter is to provide written responses to the comments stated in the DRC review memo dated September 30, 2021. Below are our responses associated with each comment. Section 3 – REQUIRED CODE CORRECTIONS Planning Division, Susana Montana, smontana@bozeman.net, 406-852-2285 1. Project Site a. This site plan application “Site” shows two buildable lots: (1) a 2.97-acre Lot 1; and (2) a 0.41-ac Lot 2 and three Open Space Lots of The Bozeman Gateway PUD Phase 5 Subdivision Preliminary Plat. It is noted that no development may occur until the Final Plat is approved and recorded. Understood. Development will not begin until the Final Plat is approved and recorded. b. This site plan application details the proposed development of Lot 1, OS-1, OS-1A and OS1- B, with the development of Lot 2 is labeled “Future Site”. Because Lot 2 is for a later phase of development of the entire Site, this application must be accompanied by a Master Site Plan application which must be approved prior to approval of the Lot 1 site Plan per BMC Section 38.230.020.B. However, if Lot 2 is planned for development within the one year (and one-year extension with Director approval) that the Lot 1 site plan approval is valid, we can review the development of Lot 2 within this site plan and a Master Site Plan for both lots would not be needed. We will need details of the land use and building details for Lot 2 if it is to be included with the Lot 1 site plan application. If you choose not to include Lot 2 within this application, please submit a Master Plan application per its check list. That Master Plan application would give basic information about both Lots and their development. This Lot 1 site plan application, then, would focus on the development proposed for Lot 2—the hotel and the three open space lots. Please clarify your decision in a revised narrative submitted with a revised site plan for Lot 1. The Master Plan would need to be approved before the Lot 1 Site Plan can be approved but they would be reviewed concurrently. Final approval of those plans would be conditioned on the approval and recordation of the Final Plat. We are requesting that we proceed without a master site plan and that Lot 2 be included with the Lot 1 Site Plan Application. Additional information for Lot 2 is included with this resubmittal. c. Many of the exhibits submitted with the current site plan application show Lots 2, OS1, OS1A and OS 1B. As a condition of the Bozeman Gateway Master Plan and PUD, the Open Space lots must be developed concurrent with the first phase of this Site. Would the development of the OS lots be the same Applicant or developer? Those OS lots would be owned, built, operated and maintained by the Bozeman Gateway property owners association (POA). Please provide the language in the Bozeman Gateway POA CC&Rs stating that the open space lots would maintained by the POA. The development of the OS lots will be developed with the development of Lot 1. The open space will be maintained per the requirements of the Bozeman Gateway Declaration (POA). d. It is noted that the Site contains 0.86-acres of wetlands. Please clearly show the wetlands area on Lot 1 and label the PUD-mandated 35-foot watercourse setback alignment along that wetland area. Wetlands and PUD-mandated 35-foot watercourse setback has been included on the site plan even though the Corp of Engineers has determined the ditch as non-jurisdictional. 2. Review Standards a. As you are aware, the Site is zoned B-2, Community Business District and is part of the Bozeman Gateway PUD, recently amended by the City Commission (Project No. 20051). Per that approved PUD Modification, this site plan is being reviewed by the current Bozeman Gateway Development Manual, its recent PUD relaxations, and the Bozeman Municipal Code (BMC) design and development standards. We note that Section V. Review Procedures. D.4, City of Bozeman Site Plan Review, of the Bozeman Gateway Development Manual (BGDM) requires Applicants to submit an approval letter for the project from the Gateway Review Board (GRB) with the site plan application. The Applicant did not submit such a letter; please provide one with the revision submittal to demonstrate that the Applicant has presented the proposed project to the GRB and has received positive feedback from that group. Moving forward with this proposal without the BGDM approval would be at the Applicant’s risk of civil litigation by the BGDM and NOT by the City. An approval letter from the GRB is forthcoming and will be sent to planning when received. b. Review Process. The site plan was reviewed by the City’s Development Review Committee (DRC) on September 22, 2021 and these comments reflect their comments with the exception of Engineering comments which are presented in a separate Memorandum. Based on these comments, the application is deemed “inadequate” for further review and public notice. Understood. c. Pursuant to the PUD, this project will not be reviewed by the Design Review Board (DRB). Understood. d. When the DRC determines that the site plan meets BMC and BGDM design and development standards and is “adequate” for public notice and comment, a 15-day public notice period will begin. After public comment, the Director will review the staff report, the DRC comments and recommendation, and public comment received, and will make an administrative determination on this project. Understood. 3. Land Use. The proposed hotel is a principal permitted use in the B-2 zone which the PUD allows as well. Understood 4. BMC 38.510.030 (Block Frontage), BMC Table 38.320.050 (Setbacks) and Bozeman Gateway Development Manual (BGDM) Section V PUD Setback Tables—Phase 5 and Section II PUD Exhibits, F. Block Frontages. The proposed building location and architectural features do not meet Block Frontage standards as described below. a. Site Block Frontages. Section II of the BGDM establishes block frontages subject to the provisions of the BMC Section 38.510.030. Both the Huffine and Fowler frontages of this building are designated as “High Visibility Street Corner” Block Frontages (BF). BMC 38.510.020.A states that “high visibility street corner sites” warrant special design treatment; these standards are described in BMC 38.530.050.C. We have modified the prototype significantly to promote regionally appropriate architecture based on human scale with canopies, windows, and a defined base to the building. We have included durable high-quality materials of stucco and stone, and have addressed the uniqueness of the site by adding a tower element to the northeast corner of the building, and material colors typically found within the development. The facades have been articulated per section 38.530.040 and dimensions have been added to our elevations. We have enhanced the design to meet the requirements of section 38.510.020 by adding special design treatments to the areas visible from the corner of Fowler Ave, and Huffine Ln. including a tower element, entrance vestibule, seating areas, and a fire pit. Landscaping has also been enhanced along the Huffine frontage. We have addressed 38.530.050 C requirements by accentuating the corner with a tower element and an entry feature having distinctive façade articulation and detailing. b. The BMC designates this Site as having a “Gateway” BF along its Huffine frontage and a “Mixed” BF along its Fowler frontage. For Sites with multiple BF designations, Section 38.510.030.F.2 establishes priorities or precedence of BF designations in which the Gateway BF takes precedence over any other BF designation. Therefore, the Huffine elevation of the building must address the design standards of BMC 38.510.030.E and it currently does not. The Huffine-facing façade does not address the street, it does not have an entrance visible and directly accessible from the street, and it features blank walls or, rather, a mural that is not visible from the street. The northeast corner of the building must be brought closer to the street and the Lot OS-1 property line. Sheet A101 shows the north façade as featuring only one person-door which leads to a stairwell on the west side of the façade and features a blank exterior wall or recessed mural with an interior storeroom on the eastern side. It appears to be a “keyed” door for guests only. This apparently locked person-door facing the street is connected to a crosswalk and sidewalk which connects to the shared-use path in the abutting OS-1 lot. That shared-use path connects to the street sidewalk. The connection to the shared- use path and sidewalk meets the BF standard; however, a locked person-door would not. An enhanced, public entrance feature is needed to meet this standard. We have addressed 38.510.030 E by adding an entrance vestibule articulated with a canopy with a street facing entry to the Huffine elevation. We have also added a tower element addressing the street and pedestrian connectivity to Huffine. The mural has been changed to a glass entrance lobby, signifying building entry. We have added windows with spandrel glazing to address the blank walls on the stair tower facing Huffine. The corner of the building can not be moved any further to the corner and still allow the required site circulation and parking required. The pedestrian entrance connected to Huffine has been changed from a locked person-door to a primary building entrance door. The tower and lobby meet the enhanced public entrance feature requirement. c. BMC 38.530.050.C High visibility street corner and Gateway sites. “All development proposals located at designated high visibility street corners and gateway sites must locate a building or structure within 20-feet of the street corner and include design features that accentuate the street corner. Alternatively, the building could be configured with a corner plaza. Corner design features could include a cropped building corner with an entry feature, decorative use of building materials at the corner, distinctive façade articulation, a sculptural architectural element, or other elements that meet the intent of the standards.” Please see Figure 38.530.050.D for acceptable examples. The corner of the building has been moved as close as it can to the street corner while still allowing the required site circulation while meeting the parking requirements. The Tower element and entry vestibule have been added to address the design feature requirement. The North elevation/façade of the building does not positively address the Gateway BF or High Visibility Intersection objectives of providing an attractive landscaped frontage and architectural treatments along the street-facing façades that accentuate the corner facing this intersection. The site plan, building elevations and Sheets G002 and 3 do not reveal these treatments. The stamped sidewalk and blank wall or mural along the north façade does not adequately meet this objective. Sheet A101 shows the north façade as featuring only one apparently keyed person-door which leads to a stairwell on the west side of the façade and features a blank exterior wall or recessed mural with an interior storeroom on the eastern side. It appears to be a “keyed” door for guests only. Please see Figures 38.530.050.D and F for examples of proper high visibility building treatments for the north façade. We have addressed the HIGH VISIBILITY intersection by adding a Tower and an entrance vestibule articulated with a canopy and a public entry facing Huffine. The art wall has been removed and replaced with a glass entrance vestibule. Windows with spandrel glazing have been added to the stair tower to break up the blank walls. Building elevations and sheets G002 and G003 now show these treatments. Sheet 101 is now a public entrance door into a large vestibule. An attractive landscape frontage has been addressed along Huffine, please see revised landscape plan. d. There is a 50-foot deep Open Space Lot 1 separating the Phase 5, Lot 1 Site from the Huffine right-of-way (ROW). This OS-1 lot and wetland areas on the northeast corner of the Site prevents the building from being within 20-feet of the high visibility street corner. However, moving the building corner closer to the northeast property line of Lot OS-1 and a redesign of the façade can include design elements and features that accentuate the building’s Huffine facade and the northeast corner facade. Alternate designs can include accentuated vertical elements enhancing the corner, an activated corner plaza, an enhanced entry feature, decorative use of building materials at the corner, distinctive façade articulation, a sculptural architectural element, or other elements that meet the intent of the standards [38.530.050.C]. Please provide a revised elevation and a narrative describing how you would meet this standard. The Huffine façade has been redesigned to include an accentuated vertical element in the form of a Tower at the corner. The tower becomes the primary focal point viewed from Huffine. The tower has a unique stone pattern and a sculptural crown at the cornice. The tower draws your eye to the new 2 story glass vestibule entry feature facing Huffine. The entrance feature is also accentuated by a canopy, defining building entry. Adjacent to the entrance vestibule is an outdoor seating area, activating the corner. A revised landscape plan and building elevations have been provided. e. As noted above, the Gateway BF requires the building to ‘face” Huffine Lane with an enhanced public entrance facing the street. Due to the narrowness of the lot along the Huffine frontage, an alternate design could move the building close to the east side of OS-1, thereby making the east and longer façade the “front” of the building facing Fowler Avenue. Per the Gateway BF standards, parking lots should be placed behind the larger orientation of the building—to the west side of the Site. Please revise the configuration of the building on the lot to move the east façade closer to the OS-Lot 1 with an entrance feature or some sort of building embellishment feature facing the corner of Huffine Lane and Fowler Avenue and architecturally- “announcing” the building to passersby. The parking and vehicular circulation would be placed to the rear (west) of the building. Please provide details of the northeast corner facades that positively address these objectives. Please take into account the proposed landscaping of Lot OS1 to ensure that above or between the plantings, the accentuated Huffine façade entrance, courtyard and/or architectural features would be visible from the street corner. The building footprint has been reconfigured to include a new entrance vestibule and tower embellishment feature facing the corner of Huffine Lane and Fowler Ave. The tower has an ornamental crown and signage that architecturally announces the building to passersby. The elevations and perspectives have been revised to show this design element. Trees, especially evergreens have been relocated in the OS-Lot 1 to provide better visibility from the Huffine-Fowler street corner to the accentuated corner entrance. All shrubs and perennials are low growing (under 3’) to provide visibility of the building. f. The Fowler frontage is designated a Mixed Block Frontage. Since the building’s “front” entrance faces Fowler and the OS Lot 1, the BGDM establishes a “front” setback of 10-feet from the Lot 1 property line to the building façade and a front setback of 5-feet from the property line to the edge of the parking lot (if a parking lot on the east side of the building is kept). Please clearly label those dimensions on both the site plan and landscape plan Sheets. Per the BGDM, the side yard setbacks for the Site are 20-feet each and the rear setback from the parking lot to the property line is 20-feet; please clearly label those dimensions on both the site plan and landscape plan Sheets. Setbacks have been labeled and dimensioned on site plan sheets. g. The Mixed BF designation of the Fowler frontage requires a 10-foot minimum front setback from the sidewalk edge. However, due to the separation of the Site Lot 1 from the Fowler Avenue sidewalk by the 57-plus depth of Lot OS-1, this requirement will be met as measured from the north/south trail bisecting Lot OS-1. Please label this setback on the site plan and landscape plan sheets. This setback has been labeled on the site plan. h. Table 38.510.030.D, Mixed Block Frontage standards. The Mixed BF requires the ground floor façade to have at least 25% of the façade covered with windows or clear glass located between 4- and 8-feet above the ground (grade) and windows must be provided on all habitable floors of the façade. Vertical species foundation plantings should screen any blank wall portion of the ground floor and should add visual interest at both the pedestrian and motorist scale (see also Comments 5.e below). Ground floor glass calculations have been added to the elevation sheets. In some areas noted on the elevations, windows with spandrel glass have been added for either privacy, security, or functionality. Some of these areas include rated stair towers and mechanical rooms. A foundation landscape bed is provided along the entire east side of the building with appropriately sized shrub and perennial planting for visual interest. 5. Building Design. BMC 38.530 and BGDM Section IV. a. 38.530.040.B Façade Articulation. Please label the widths of each façade component (recessed and projected elements) on Sheets A201, a, b and c and show and describe in the narrative how the façade includes a minimum of three of the 10 articulation features noted herein every 60 feet (maximum). Please see the examples in Figure 38.530.040.B. Widths of façade components, recessed and projected, have been noted with dimensions on the elevations. We have used a variety of building and massing articulation techniques to meet the design requirements including 6’-0” building off-sets, windows, entries with storefront glazing and entrance canopies (weather protection features) changes in roofline (see elevations for dimensions), vertical change in building material from stucco to stone to metal panel, the articulation of stucco using varying colors and joints, vertical metal fin elements, vertical tower element on the corner, building mounted trellis, screen wall with artwork (still under design to be submitted for Planning review once complete) Vertical building modulation of parapets of at least 12”. Each façade exceeds the number of articulation features required. b. 38.530.040, Building massing and articulation and 38.530.040.E. Maximum façade width. Please label the façade widths/lengths of each elevation. Please show and describe how the north and east façades feature at least one of the design options of this subsection to break up the massing of the building and add visual interest. Please identify/label the 6-feet deep modulation every 10-feet of length. We have marked the 6’ building modulation on the elevations. c. 38.530.050.E and Figure 38.530.040.1. Roofline modulation. Please label the depth of the change in roof lines over the course of the building length to meet this standard. We have labeled the depth of the change in roof lines on the elevations. d. 38.530.050.E and Figure 38.530.050.F. Articulated building entries. The East façade of the building does not have an entrance facing the street. It has a vestibule with entry doors facing south to the parking lot. The glass wall of the vestibule, the canopy over this segment of the façade, the stamped concrete courtyard and foundation landscaping help identify this segment of the façade as “the entrance” to the building. Please explain why the entrance door does not face Fowler Avenue which violates the Gateway frontage standard for building entrances [Table 38.510.030.E, cell 2]. Please label the width of the sidewalk between the parking spaces and the on-site landscaped courtyard. Please provide a physical glass sample of glazing used for ground-floor windows. The doors are on the south side to allow full use of the area inside the vestibule space, providing guests with more room to enter the hotel with luggage and wheeled carts. The primary doors to the south alight with the path across the parking lot. Moving the door to the south helps protect the entry from cold winter winds. The protected canopy extends to the south to cover the entry doors. The entry canopy extending south, balances the façade proportions and would not be as aesthetically pleasing if it extended straight out to the east. The area under the canopy would also be exposed to the cold winter winds if the canopy extended to the east. By extending the canopy to the south, we have also created an outdoor protected entry where guests can wait for passenger pick up and drop off. Glass sample will be delivered for your review once we have received it from the manufacturer. e. 38.530.070.C. Untreated blank wall treatments. Please label the widths of the east and north facades with horizontal lengths greater than 15-feet that do not include a transparent window or door. There are great expanses of the ground-level east façade without these treatments. An art mural, option 4, as a mitigating treatment must be reviewed and approved by the Director prior to site plan approval. Please see Figure 38.530.070.C for examples of design options to avoid blank walls. We have added windows to eliminate the 15’ blank facades. All elevations are labeled with dimensions. The artwork on the east side will be submitted for your review once the artist has completed a preliminary design. The artwork will celebrate the natural environment in and around Bozeman. The mural screen wall sits out in front of the building façade is an accent feature for the entry sequence. Behind the mural screen wall is a landscape area that exceeds the landscape requirements for blank wall treatments. There is also a window behind the accent wall to the break room. The mural screen wall provides privacy to the break room. The break room window looks out on to a landscape area. f. 38.520.070.B. Screening of service equipment. Please label on the elevations the location of exterior electrical panels and other similar service equipment, if any. Please provide details of their screening from view from Huffine or Fowler streets or the pedestrian pathways of Lots OS-1 and OS-2. Mini-splits HVAC elements, if any, must also be screened from view from public spaces. All electrical gear will sit inside the electrical room. The gas meter on the southwest stair will be screened by landscape, RE: landscape plan. A note has been added to the architectural elevations. g. If with a reconfiguration of the Site to respond to Block Frontage standards the north fire lane remains, please indicate on the plan that no parking signs must be posted there along with a painted red fire lane curb. We expect that with the reconfiguration of the parking lot to the west side of the building, a hammerhead turnaround would provide egress for a fire engine to Technology Blvd. West. Signs have been added to indicate that there is no parking along the painted red fire lane curb g. Since the PUD modification sought and was granted a building height exception to allow 85.8-feet height for buildings within the B-2 zone, is there any reason why you are limiting the building to 4-stories and 48-feet in height? Perhaps a taller building decreases the footprint to allow more room for circulation. The prototype from Choice hotels is 4 stories. Based on market and economic analysis the 4-story building is the best solution. The site provides the required circulation and open space defined in the unified development code. The 85.8 feet height limit allowed us to create a memorable architectural tower feature at the corner. 6. Parking. a. As noted above, due to the Gateway BF designation and the narrowness of the Site Lot 1, the parking and vehicular should be placed west of the building. If for some reason the fire lane along the Huffine side of the building remains, it should be painted and signed as a fire lane with no parking allowed. The fire lane has been noted on C300 and will be painted and signed as “fire lane no parking” along the curb b. 38.540.020. Stall, aisle and driveway design. Note that parallel parking spaces are not permitted within parking lots or garages. You are showing 3 such spaces along the west side of the building; please remove them. Understood. These parking spaces have been removed from the site plan. c. Parking lot lighting must meet the standards of the recently-modified BGDM. Please add a General Note to Sheet PH-1 stating that the lighting contractor must use fixtures and luminaires that meet both Bozeman Municipal Code Section 38.570 and the Bozeman Gateway Design Manual standards. Understood. The general note has been added to PH-1. d. Where parking spaces abut internal pedestrian walkways/sidewalks and the sidewalk curb serves as a wheel stop, an additional 2-feet of sidewalk is required (38.540.020.L). Understood. All sidewalks around the building are 7 feet. Sidewalks in the parking area are 5 feet in width according to PUD. e. 38.540.020.M, Snow removal. We are in receipt of the snow storage calculations provided with the first submittal. However, the area labeled storage area “1” lies outside the property line of Lot 1 and lies on Lot OS-1. Snow storage for an off-site commercial property is not an authorized use for open space per the PUD Open Space Master Plan. Please revise the snow storage calculations without area 1 on Lot OS-1 and revise the snow storage areas on the Site. A revised snow storage report has been included with this submittal with the snow storage removed from the open space. f. Table 38.540.050-3, Parking requirement for hotels. The parking requirement for hotels is 1.1 spaces for each guest room plus 1 space per employee on the maximum shift plus spaces for restaurant, conference rooms or other public assembly spaces and leasable commercial spaces such as offices. The first floor office, lounge, meeting room are deemed minor accessory uses to the hotel use and are not added to the standard parking requirement. The 113-room hotel would, therefore, require 124 parking spaces plus 1 space per employee. Please provide us with the number of employees anticipated on the maximum size shift. The number of anticipated employees is 10 on the maximum size shift which is noted on the cover sheet. The required parking spaces is 135. g. The Application narrative indicates that 135 parking spaces would be provided; the Civil Cover Sheets shows 181 spaces provided; and the Architectural Sheet AS101 shows 175 spaces provided. Please make these numbers consistent throughout. I counted 175 parking spaces on Lot 1 which is the only lot this site plan is addressing. Parking for the Phase 2 Lot 2 building cannot be shown on this site plan unless you identify the land use of that Lot so we can calculate the required parking for that use. Also, since that lot is small, most of the excess parking spaces on the southern portion of Lot 1 cannot be used by the occupant of Lot 2 without a joint use parking agreement approved by the Director. Lot 1 has a total of 170 parking spaces, and Lot 2 has a total of 5 parking spaces. A joint use parking agreement is not needed. The PUD provides a non-restrictive access easement over the entire PUD as stated in the filed Bozeman Gateway Declaration (DOC 2247808). h. Note that 38.540.050.A.2.b limits parking to 125% of the minimum required number of spaces. If you want to show parking in excess of that number, you must submit a Master Site Plan showing the use of Lot 2 and provide a joint use agreement. We are requesting that we proceed without a master site plan and Lot 2 be included within this site plan application, A joint use agreement is not needed. The PUD provides a non- restrictive access easement over the entire PUD as stated in the filed Bozeman Gateway Declaration (DOC 2247808). i. For the Master Site Plan for the two buildings, note that for the Huffine (Gateway BF) frontage, no more than 60% of the street frontage can be devoted to parking. Understood. 7. Pedestrian circulation. a. On the Sheet AS101, please label the widths of the sidewalks surrounding the building, including the widened sidewalk along the east building entrance. Sidewalk widths have been labeled. d. Please label the linear feet length of Lot 1’s frontage along Lot OS-1 facing Fowler Avenue orientation and label its linear feet width along the Lot OS-1 property line along the Huffine Lane orientation. These dimensions along Lot OS-1 have been labeled along Fowler Avenue and Huffine Lane. e. On Sheet L104 you show the location of the pedestrian crossing on Lot OS-1 connecting to the building entrance from Fowler Avenue. On a separate sheet, please provide a detail of this crossing in plan and section showing how it is treated as it crosses the wetlands. This pedestrian crossing will be standard concrete per civil w/ a culvert underneath. See sheet L100 and detail 10/L201 for culvert section. Once again, the Corp of Engineers has determined that the ditch is non-jurisdictional. Therefore no impacts to jurisdictional wetlands. f. Please note that the BGDM, Section II.B.3, Walkways, has standards applicable to this pedestrian crossing. Noted. See Civil for walkway treatment where walkways cross drives and parking lots. 8. Vehicular Circulation. a. Technology Boulevard West connects to undeveloped/ agricultural lands to the west. That land is owned by the Montana State University and the University has a Master Development Plan for that property. It is expected that it will be developed for University purposes in the future. Therefore, the east-west drive aisle through Lot 1 should extend to the west property line to accommodate a future connection to the development on that western land. The Trash enclosure should be relocated with this site plan to avoid conflicts with a future connection per 38.520.050.C, Shared Access. Understood. The trash enclosure has been relocated to the north of this shared access. b. Please also note that when Lot 2 is proposed for development, a shared access agreement for the Fowler and Technology West accesses must be recorded. The PUD provides a non-restrictive access easement over the entire PUD as stated in the filed Bozeman Gateway Declaration (DOC 2247808) Therefore no access agreement is needed.. c. The circulation of Lot 2 appears to accommodate a drive-through facility (“drive-in business” and a “Convenience Use” per Article 7 definitions). These types of facilities are subject to the design standards of 38.360.110 and 38.520.050.D.3 and 38.540.020.N The current configuration does not meet these standards. This parking area has been reconfigured to meet theses standards. d. Please provide written documentation from the Farmers Canal Company that the changes to their open irrigation ditch and easements are approved by them. Please begin this process as soon as possible as it may take some time to work things out. Written documentation has been included in this submittal. e. It is expected that Technology Blvd. West will have a 10-foot wide concrete shared use path on the north or south side of the ROW as part of a major east-west trail through the PUD community; please work with Engineering and Parks to determine the alignment of that trail. Noted, the trail has been coordinated with engineering and parks to be located on the north side of Technology Blvd. West and is part of the Technology West Blvd infrastructure plans. 9. Commercial Open Space. a. 38.520.060.C. and D. Pedestrian-oriented open space. Two percent of the land area of the Site, whether just Lot 1 or both Lots 1 and 2, must be devoted to open space meeting the standards of these sections. Please see Figure 38.520.060.D-1 for an example of the type of courtyard open space that meets these standards. Please provide a detail of the courtyard open spaces shown on the site plan and landscape plan showing the dimensions and square footage of each of those spaces. Please note that the BGDM has specific design standards for seating, surface materials, lighting and landscaping of such spaces; please provide a detail sheet of these elements. Commercial open space areas are shown on Sheet L100, see Sheet L101 for enlargements of these areas with more detail. A combination of plazas at the building entries and a plaza in the open space have been provided to meet this square footage requirement. A variety of pedestrian seating elements as well as fire pits and landscape beds accentuate these areas. Site furnishings provided follow the design standards from the BGDM as well as hardscape treatments. Overall dimensions of these areas are shown on Sheet L101. 10. Landscaping. a. Pursuant to conditions of approval of the PUD, the OS1, OS-1A and OS-1B lots will be developed and landscaped concurrent with development of Lot 1 of this site plan. Please describe how you would reestablish the wetlands upon development of the OS lots. All wetland and native seeding will be applied by either Hydroseeding with tackifer or drill seed application (see plan for seeding rates), broadcast seeding is not permitted. Seeding of these areas shall take place immediately prior to period of maximum precipitation and after planting of tree and shrub species. All native/wetland seeded areas shall have an above ground temporary irrigation system installed for the first full growing season to ensure seed establishment. The seeding area zones shall be tied to the master irrigation controller and monitored for proper application; spray heads shall be mounted on stakes a minimum of 18” above grade. Temporary irrigation system may be removed after one full growing season or 80% seed establishment. A weed maintenance program shall be implemented for the first two growing seasons to minimize competition with the native/wetland seed establishment and growth. All trees and shrubs in the native or wetland areas shall be drip irrigated and mulched and protected from wildlife to assist with long term plant health. Existing vegetation in all wetland or native areas shall be disturbed as minimally as possible and protected outside of disturbed areas shown. b. It is our expectation that the developer of Lot 1 will make all the improvements to Lots OS-1, OS-1A and the Bozeman Gateway property owners association will maintain them. This is correct as well as OS-1B. c. 38.550.050.A. The north and side setbacks must be landscaped; please show this on the landscape plans for Lot 1. Noted, this item has been resolved w/ the revised orientation of the building and parking lot. d. 38.550.050.C. 2.b, c and e, Parking lot landscaping. With the relocation and redesign of the parking lot for the hotel, please ensure that the tree types of subsection 2.b are shown on the plan. Please ensure that a tree lies within 70-linear feet of each parking space. It appears that the northeast parking row does not meet this standard. Please show the dimensions of the parking lot islands per subsection 2.E; this may be done with one detail drawing. Resolved, with reorientation of parking lot. A tree in tree grate has been provided near the front entry and an additional tree at the southeast parking area to help satisfy this requirement. See Civil Sheet C300 for parking lot island dimensions. e. 38.550.050.B, Drought-tolerant species. The plan exceeds the required 75% drought-tolerant species; thank you. Understood f. 38.520.040.D.3, Foundation plantings. It appears that there are sections along the east side façade and the northwestern façade that omit the required 3-feet depth of foundation plantings separating the building from the pedestrian walkway; please explain this deficiency or mitigation or make the correction. Noted, this item has been resolved w/ the revised orientation of the building and parking lot. Foundation beds are shown along the entire east façade of the building. j. Lighting. As noted above in Comment 6.c, please confirm that the lighting plan and fixtures meet both the BGDM and BMC standards and guidelines. Please add a General Note to Sheet PH-1 stating that the lighting contractor must use fixtures and luminaires that meet both Bozeman Municipal Code Section 38.570 and the Bozeman Gateway Design Manual standards. Understood. The general note has been added to PH-1. Associate Planner; Sarah Rosenberg, srosenberg@bozeman.net · This is encompassed in Code Provision number 8 and 9 as open space is a requirement per their PUD and subdivision standards. Since it is shown on the plat, it is required to be built as part of it. The PUD is their master plan and with the initial adoption, the improvements that are part of the master plan have to be done with their subdivision. Open space 1B has been included. Building Division; Ben Abbey, babbey@bozeman.net My comments as follows: · The drawings are calling for the Accessible code as the 2017 ICC A117.1 the state of Montana has not adopted this code yet. The Current adopted code is the 2009 ICC A117.1 · Please provide enlarge drawings for Accessible units and public bathroom at submittal, signage, reaches, and clearances, etc. We have corrected the accessible code as the 2009 ICC A117.1 on the drawings. We have provided enlarged drawings for Accessible units and public bathrooms. We have added sheets to describe signage, reaches, and clearances, etc. Solid Waste Devision; Russ Ward, rward@bozeman.net · Refuse enclosure doors must open a minimum of 180 degrees. · Refuse enclosure will need to be covered Refuse enclosure doors will open 180 degrees. Bollards restricting the movement have been removed. The refuse enclosure has been redesigned to include a cover. See elevation sheets for design. NorthWestern Energy; Eric Schon, eric.schon@contractor.northwestern.com · There is an existing three phase junction can and 2” gas main midway north of the intersection of Fowler Ave & Technology Blvd West on the east side of Fowler Ave from which gas & electric power can be extended from. This would require a bore under Fowler Ave which would allow a junction can be placed and a gas stub at a point on the west side of Fowler Ave from which electric and gas could be extended to provide power and gas to the future building, shown on the site plan. Both gas and electric could be extended along the west side of Fowler Ave to the northwest corner of Fowler Ave & Technology Blvd West where a junction could be installed. Then gas & electric could be extended along the south side of the site as shown on the Civil Site Plan to the proposed transformer location. This is a suggestion and the NWE project engineer will need to determine the best location for the extension of these utilities. The gas & electric is extended along the south side of the site and the proposed transformer is located along the western boundary. · Utility extension & utility easements. Any extension of gas main or electric primary will need to be installed within an easement. A minimum of a 10-foot easement is required. To establish the needed internal utility easement locations the NWE project engineer will help to establish these locations. If an easement shall need to cross property other than the applicants, negotiations and costs between other landowners for such easements is entirely the applicant’s responsibility. Understood. · 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. As shown on the Overall Utility Plan, the transformer will meet or exceed the 10-ft requirement. 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. Understood · 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, See Sheet L103 for landscape screening · 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. Understood – see location of gas regulator in architectural elevations. · 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. 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. Gas meter has been located on the east elevation fitness room wall, and meets all the requirements above. (see elevation) The gas riser will penetrate the building above ground. The electric meter is located within 10’ of the gas meter. · 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. Noted, no trees or deep rooted shrubs are within the 10 ft utility easements. · 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. Noted, clearances have been implemented around the transformer. · 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. If you should have any questions regarding these comments, revisions and corrections for the Phase 4 Apartments Site Plan Application Resubmittal don’t hesitate to contact me. Sincerely, _____________________________ James A. Ullman, PE Project Engineer