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Corporate Office
32 Discovery Dr.
Bozeman, MT 59718
Ph: (406) 582‐0221
www.alliedengineering.com
DUNS: 00‐769‐3724
CAGE: IGHU7
November 23rd, 2021
Susana Montana, Senior Planner
Mikaela Shultz, Project Engineer
20 East Olive Street
Bozeman, MT 59715
Phone: 406‐582‐2260
Email: smontana@bozeman.net, mshultz@bozeman.net
RE: Nikles Business Park – Lot 3A of Amended McChesney Industrial Park Subdivision
Site Plan Application and Response to Concept Review Comments (Application No. 21263)
Dear Susana:
The subject property is located at the southwest corner of the intersection of Nikles Drive and Evergreen
Drive. The proposed site improvements will involve construction of two office buildings to be completed
in two phases. A Concept review application has been previously submitted and comments provided
(project number 21263). Please see below for our project narrative and responses to the concept review
comments.
Project Narrative:
The proposed site improvements involve the construction of two office buildings. The site is currently
undeveloped. The improvements are anticipated to be completed in two phases. The first office building
will be constructed near the intersection of Nikles Drive and Evergreen Drive and is intended to provide
office space for Stillwater Hospice. The second structure is set back further in the site and would be
planned for permitting and construction upon securing a lease tenant. A Master Site Plan application is
being submitted for concurrent review with the Site Plan to account for the phasing of the development.
A Departure application is being submitted as part of this application. The departure is related to the 10‐
foot landscape buffer between Evergreen Drive and the proposed parking improvements.
Utilities:
Existing water and sewer mains are located in Nikles and Evergreen. As part of the previous water and
sewer improvements, services stubs were provided to the site from Nikles Drive. The existing water
service is a 3/4” copper and the sanitary service is 4” PVC. We anticipate connecting to and utilizing the
existing sanitary sewer service. The existing water service is anticipated to be abandoned at the main
(requires a street cut) and a new 1” service line installed.
New water and sewer services would be provided for the future/phase two structure via the existing
mains located in Evergreen Drive. We anticipate extending the services as part of the phase 1
improvements for future connection to avoid cutting the parking improvements associated with phase 1.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 2
Structures/Parking:
The two proposed buildings will be used for offices. The phase 1 building (located near the intersection of
Nikles and Evergreen) is approximately 5,180 SF and will provide office space for Stillwater Hospice. The
phase 2 building is currently shown at 3,441 SF. The phase 1 parking improvements will include 15 stalls
(including 1 ADA space), the required minimum is 11. The phase 2 parking improvements will include an
additional 11 stalls (including 1 ADA space) for a total of 26 parking stalls upon full buildout. The total
number of parking spaces required will depend on the area of the second structure. Parking calculations
are provided with the attached plans.
The parking at the east end of the site encroaches on the landscape frontage required as part of the block
frontage from Evergreen. An existing landscape area consisting of mature trees is located between the
Evergreen street surface and the property line. We are requesting a departure as part of the submittal to
allow for a reduced setback from the property line. We feel that the required 10‐foot landscape area will
be accomplished via the existing landscaping and any improved landscaping within the street right‐of‐
way. Additional information and the formal request is provided as part of a separate submittal.
Phasing:
The proposed phase 1 improvements include the construction of the parking lot/driveway accesses, the
phase 1 building, sidewalks, and stormwater pond. In general, the only portion of work not completed as
part of the first phase of construction would be the row of parking adjacent to the future phase 2 building
and the future building itself. The second phase of development is anticipated within the next few years
but will depend on market demands and other considerations.
Response to comments from Concept Review Submittal (June 24, 2021):
Planning Comments
1. Process. The proposed two‐phase development requires a Master Site Plan submittal meeting
the submittal requirements of 38.230.020.B and 38.230.E.3. The Master Site Plan and Site Plan
application for the first building development may be submitted concurrently, however, the
Master Site Plan must be approved before the Site Plan can be approved. In the Master Site Plan
(MSP) application, please indicate when you expect to submit for the Phase 2 development.
The Phase 1 Site Plan and Master Site Plan applications will be submitted concurrently. A
separate site plan application will be submitted for the Phase 2 development at the time of
development. Development of the second structure is anticipated within the next few years
but will depend on market demands and other related factors.
2. Land Use. Table 38.310.040.A. Office use is a principal permitted use in the M‐2, Manufacturing
and Industrial District. It is expected that the Phase 2 building will have an occupant that is also
a permitted use in the M‐2 zoning district.
The Phase 2 building will have an occupant with a permitted use in the M‐2 zoning district.
3. Overlay Districts. The Site lies within the Midtown Urban Renewal District. You may be
interested in reviewing the 2017 Midtown District Plan as well as a relevant document entitled
Design and Connectivity for North 7th Avenue Corridor, Bozeman, Montana both of which I
attach to this letter.
Acknowledged.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 3
4. Building Design.
a. BMC 38.510 Block Frontage. The proposed Site is a corner lot that fronts on and is
addressed from Nikles Drive. Both the Nikles and Evergreen frontages would be
required to meet Block Frontage standards.
The block frontage setbacks are noted on the plans, associated setbacks are shown.
The structure has been shifted to meet the required setbacks, a departure for the
parking is requested as part of this submittal and is addressed in separate sections of
this narrative.
b. Properties lying within the Industrial zone are designated an “Other” Block Frontage per
38.510.030.H. Table 38.510.030.G, row 2, for this Block Frontage (BF) designation, both
the Nikles Drive and Evergreen building façades must be set back ten‐feet from their
respective abutting property lines; please show and label the dimension of this setback.
Because this is a corner lot, it requires this 10‐foot BF setback along both street
frontages.
The 10‐ft BF setback is now shown on the plans. The phase 1 building location has
been revised to be outside the 10‐ft BF setback for both Nikles Drive and Evergreen
Drive.
c. Table 38.510.030.G, row number 4, this BF requires 10% transparency along both the
Nikles and Evergreen building façades; please provide a calculation box on the building
elevation Sheet identifying the percent transparency provided thereon.
Acknowledged. The transparency calculations are provided on the attached building
elevation sheets.
d. Row number 7, this BF requires a ten‐foot landscaped buffer between Evergreen Street
and the rear parking lot, along its entire frontage. Please show the dimension of this
setback on both the site plan and landscape plan of your formal site plan submittal.
The 10‐ft landscape buffer between the proposed parking lot and Evergreen Drive is
now shown on the attached plans. We anticipate using the existing landscaping along
Evergreen Drive to meet this requirement. A departure is provided as part of the
application package.
5. Landscape Plan.
a. Please provide a landscape plan meeting the submittal requirements of 38220.080.A.2.g
(18).
Acknowledged. The proposed landscape plan is included as part of this submittal.
b. Note that no parking space may be located more than 70‐feet distant from a tree per
38.550.050.2.c. No trees shall be located within underground utility easements per
38.550.050.K. However, ornamental trees may be planted under overhead power lines.
Please note utility easements on both the site plan and landscape plan.
Acknowledged. The proposed 10‐ft wide utility easement is shown on the attached
site plan and landscape plan.
c. Please label the width of foundation landscaping on the landscape plan pursuant to
38.520.040.D.3.
The proposed 3‐ft wide foundation landscaping is shown on the attached landscape
plans.
d. Please contact City Forester Alex Nordquest for the procedures for removal of trees
within the Evergreen Street right‐of‐way (ROW). Mr. Nordquest can be reached at
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 4
anordquest@bozeman.net or 406‐852‐3225. There is a tree reimbursement form that
must be submitted to his office for removal of any tree within the City’s Evergreen Drive
ROW. I attach that form for your convenience.
Acknowledged. A draft of the tree reimbursement form is included as an attachment
and will be submitted to the City Forester prior to any tree removal.
6. Parking Requirements, 38.540.
a. On a formal site plan submittal, note that the parking requirement for non‐residential
developments is based on the net square footage of development pursuant to the
definition of floor area noted in 38.540.010.A.1.a. Please use this formula when
calculating the parking requirement for each phase of the development.
Acknowledged. The parking calculations are provided on the attached plans.
b. Parking is not permitted within the Block Frontage landscape setback or within a
watercourse setback.
A departure is being requested for parking to be located within the setback. An
existing landscape area is located within the Evergreen street surface and the property
line which provides the 10‐foot landscape buffer. Please refer to the separate
submittal for the departure.
c. Please show snow storage areas per 38.540.020.M. Note that it must not be within
landscaped areas of the Site or within any watercourse setback area or within City ROW.
Snow storage areas have been primarily provided in the area of the proposed
detention pond. Additional snow storage is anticipated in the southeast corner of the
site. The locations are shown on the site plans.
d. Please show the dimensions of parking spaces and drive aisles per Table 38.540.020;
ADA‐compliant parking spaces (see Federal standards); pedestrian crossings
(38.520.040.C.3, 38.540.020.L and 38.540.040); and snow storage areas (38.540.020.M).
The location/dimensions of parking spaces, drive aisles, ADA‐compliant parking
spaces, pedestrian crossings, and snow storage areas are shown on the attached
plans.
e. Bicycle Parking, 38.540.050.A.4. Please show the location of secure bicycle parking
meeting the standards of subsection A.5 on both the site plan and landscape plan.
Please provide a calculation box on the site plan showing the number of secure spaces
required and provided.
The bicycle parking locations and calculations are provided on the attached plans.
Details are included for the proposed bike rack.
f. Parking Lot Lighting. Please show the locations of parking lot lighting on the site plan or
on a separate photometric plan and provide cut sheets of all exterior lighting fixtures
per 38.570.050.A.
The parking lot lighting is shown on the attached plans.
g. Please label on the Master Site Plan which parking area is for Phase 2 and when it might
be provided on the Site. Note that for the Phase 1 development, the maximum parking
spaces that can be provided is 125% of the required number, per 38.540.050.A.2.b.
The anticipated parking area for phase 2 is shown on the project phasing plan. The
minimum number of parking spaces for the Phase 1 development is 11 spaces. We are
proposing a total of 15 spaces (136% of required spaces) for phase 1 (current site plan)
of the development to mitigate the extent of infrastructure that would be demolished
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 5
and rebuilt for the phase 2 development. Based on the anticipated area of the future
structure, a total of 22 parking spaces are required. We are showing a total of 26
spaces once fully developed. The final parking configuration will need to be evaluated
under a separate site plan submittal for the future structure.
7. Usable Open Space. Usable open space is required for non‐residential developments at 2% of
the gross site area. Please show the location, square footage and design features of this open
space area per 38.520.060 and Figure 38.520.060.D.1.
From 38.520.060.C Sites with a total area greater than one acre must provide open space. The
subject property is 0.99 acres in size. Based on the size of the site, we believe that the open
space requirement would not apply. Please confirm if this is the case. If open space is
required, we anticipate that it would be provided in the open area on the north side of the
proposed Phase 1 structure. To meet the required components of the open space we would
anticipate incorporating an outdoor seating area/bench.
8. Access to the Site. It is noted that there are existing mature trees along the Evergreen Drive
frontage where you propose two access points. How many of those trees would be removed to
accommodate those access points? As noted above, an approved Tree Reimbursement Form is
required from the City Forester to remove trees within the ROW. There is a platted Common
Open Space lot to the southeast of the Site that must not be disturbed during or after
construction of this project.
We anticipate that approximately 9 trees (4 conifers and 5 deciduous) will need to be
removed as part of the proposed improvements. Five of these trees conflict with the proposed
drive aisles and associated grading of the parking lot. Two of the trees conflict with proposed
parking lot curbing and 2 trees are planned to be removed due to poor health (trunk splitting)
or insignificant size. New trees and shrubs will be provided in areas that currently lack
vegetation or where existing vegetation is removed due to the proposed site improvements.
9. Mechanical Equipment Screening, 38.520.070. On both the site plan and landscape plan
submittals, please show the landscaped screening of trash enclosures for this project. On the
building elevation sheets, please show the screening for electric panels that may be visible from
public streets.
Space is provided (minimum of 5‐ft) along the sides and back of the dumpster enclosure to
provide adequate space for landscaping/screening. This is shown on the included landscape
and civil plans. The electrical meters are located on the north side of the structure. The meters
will be screened by landscape features as shown on the landscape plans.
10. Building Design, 38.530. In addition to Block Frontage entrance, weather protection and
transparency requirements, the building must meet the design standards of this Section. Please
provide building elevations showing how the project meets the design standards of this Section,
in particular, façade articulation (38.530.040.B); maximum façade width (38.530.040.E); roofline
modulation (38.530.040.F0, building details (38.530.050); building materials (38.530.060) and
the prohibition on “blank walls” (per Section 38.530.070). Please label building height and
articulation features with dimensions.
Building elevations are included with the attached architectural plans to demonstrate
compliance with building design standards.
11. Watercourse setback 38.610. There is a tributary, SWWW_00034, that abuts the western and
southern boundaries of the Site. Please note the City Engineer’s comments on this tributary. A
watercourse/wetlands delineation report is likely to be required to be included with a Master
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 6
Site Plan and Site Plan submittal. This report will determine setback requirements along those
Site boundaries.
The concept review application included an applicant question regarding watercourse
clarification/setbacks for the existing tributary. The engineering response stated, “Setbacks do
not apply to the drainage along the south and west portions of the subject property…”.
Therefore, no watercourse/wetland delineation report was completed, and no additional
setbacks are shown. However, we acknowledge that the existing 30‐ft wide utility and
drainage easement still applies.
12. No backing out into a public street, BMC 38.540.020.D. Please clarify that the access point from
Nikles Drive is for a drive‐through garage and the driveway is one way only and vehicles must
not back‐out onto the street. Please show on the site plan that there is a proper turning radii for
vehicles to exit the garage onto the interior parking lot or drive aisle and a proper route to exit
the Site onto Evergreen Drive from this garage. In your submittal narrative, please state the
purpose(s) of the garage. Would it accommodate ambulances or funereal vehicles? Would
vehicles be worked on in this garage? Specific drain systems are required for various uses
therein.
The access point from Nikles Drive will be limited to use for access to the proposed drive‐
through garage, which has overhead doors at both ends (vehicle will enter the garage from
Nikles and exit onto the interior parking lot). The garage would primarily be used for delivery
of materials and minor vehicle maintenance. The required turn radius for the design vehicle
(30‐ft long single unit truck) is approximately 38‐ft. The drive aisle provides a radius of about
40‐ft as shown. The proposed structure will not be used as an actual hospice, only office
space; therefore, the garage will not be accommodating ambulances or funeral vehicles. An
exhibit demonstrating the vehicle path is provided with the site plan submittal.
13. The City Engineer will provide comments on the requirements to complete the sidewalk on
Nikles Drive to the extent of your property and will explain what improvements are needed
along the Evergreen Drive frontage. Note that Evergreen Drive is a privately‐maintained road
and you will need to provide an executed written agreement from the Evergreen Business Park
Subdivision Owners’ Association or any Rural Street Improvement District that the
improvements you make to the Evergreen Drive ROW will be properly maintained.
Sidewalk and boulevard improvements will be provided along Nikles Drive as shown on the
enclosed plans. A standard section is provided showing the sidewalk/boulevard configuration.
It was noted that additional street improvements would not be required along Evergreen
Drive – please confirm. A copy of the agreement is being obtained from the owner and will be
provided once available.
Bozeman Public Works Department, Water Conservation Division:
Comments have been acknowledged and incorporated into the Landscape Design Plans.
Solid Waste Comments
1. Need a minimum of 50‐foot straight approach to the front of the refuse enclosure.
The orientation of the dumpster enclosure has been revised to be in line with the drive aisle.
The proposed orientation will provide at least a 50‐ft straight approach to the dumpster.
2. Need detailed plan for refuse enclosure.
A detail showing the refuse enclosure is now included with the plans. Please see details 3‐5 on
sheet A5.2.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 7
Northwestern Energy:
1. Will the new buildings require gas services along with electric services?
Both the current phase 1 building and the future phase 2 building will require gas and electric
services. We anticipate that services will be extended to the phase 2 structure at the time of
development.
2. Will either of the new buildings need three phase electric services?
No, neither of the new buildings will require three phase electric services.
3. There is an existing three phase junction can on the southeast corner of Evergreen Drive and
Nikles Drive that power can be extended to the proposed project location. There is a 2‐inch gas
main along a portion of the northwest lot line along Nikles Drive. Gas could be extended to the
building locations to provide gas services.
Acknowledged. We anticipate using the existing three phase junction can at the southeast
corner of Evergreen Drive and Nikles Drive to extend power to the proposed building. We
anticipate extending the existing 2‐inch gas line along Nikles Drive to the proposed building
for gas services.
4. There is an electric single phase overhead line along the south side of the property. The
applicant is showing a proposed building for future phase encroaching into the alignment of this
line. If this remains to be the plan, then this line will need to be relocated or removed and a new
line to the existing meter designed to accommodate this proposal. In the initial phase of
construction this should be evaluated and maybe relocated at the time of the first building
construction. Removal or relocate of utilities will be a part of the overall cost of the project. A
contract agreement will need to be drafted up, signed and payment made before scheduling
work to complete the work.
Acknowledged. We anticipate relocating the existing overhead power line as part of the phase
1 improvements.
5. Applicant needs to show 10‐foot utility easements along the north side and east side of the
property along Nikles Drive and Evergreen Drive for extension of utilities.
A 10‐ft easement is now shown around the perimeter of the site where fronting public streets.
The draft utility easement document and supporting exhibit are included with the
attachments.
6. Service & Meter Location. Applicant needs to show proposed location of the gas and electric
meters. NWE engineer will need to review the location and elevation plans for the proposed
location of gas and electric meters. 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 NWE 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. On new construction, electric meter locations must be within 10 feet of the gas
meter if NorthWestern Energy will be providing both electric and gas service. Meter locations
will need to be approved by NWE. NWE policy is to maintain a minimum 30‐inches wide by 3‐
feet clear zone between the front of the meter and landscape screening or wall screening for
self‐contained meter bases and 48‐inches for installations requiring cabinets. Location of the
meter(s) shall allow easy access to the meters for operation and maintenance.
The anticipated gas and electric meter locations are shown on the attached plans. Both the
gas and electric meters are shown on the north side of the structure, directly south of the
anticipated transformer location.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 8
7. The following applies to buildings in regards to the gas regulator. The gas regulator cannot be
placed under a window or within 3’ of the operable portion of the window. It can be placed
under a window/deck on the second story, provided the “open/operable” portion has at least 6’
of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air
intake, including air conditioning units. The gas regulator will need to be 3‐ft or more from the
closest corner of any portion of the electric meter base.
Acknowledged.
8. Applicant needs to show proposed meter screening methods for the NWE engineer to review. If
using a screening wall a drawing of the screening wall need to be reviewed and approved by
NWE for underground utility installation under the wall and access for operation and
maintenance lines and equipment.
Screening Wall criteria.
a) 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.
b) 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
c) Contact NWE for placement of knock‐out to insure that it lines up properly with the
termination location to prevent bends in the gas or electric services.
d) 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. See meter location comment.
e) Gas meter cannot be located in recessed location where it is not open atmosphere
above the meter without approval from NWE.
f) Screening cannot consist of rolling doors or other devices that are required to be
open to access the meters.
9. Transformer location to Building. The location of transformers will be determined by the NWE
Project Engineer. If the building 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. For both locations, 10‐feet of clearance is required on the front side of the
pad where the transformer doors are located. Note, all distances are referenced to the edge of
the pad. For any combustible surface, not meeting current NEC or NFPA requirements for
noncombustible material, a minimum of a 10‐foot clearance is required. 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. The
NWE project engineer will help to determine the appropriate location for the transformer. Due
to COVID‐19 there has been an impact on receiving larger three phase and single phase
transformers and a longer timeline may be needed to receive the needed equipment for these
services.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 9
Acknowledged. The anticipated transformer and pad site are shown on the attached plans.
The anticipated location is within the proposed 10‐ft utility easement.
10. Utility easement. Any extension of gas main or electric primary will need to be installed within
10‐foot or greater easement. To establish the needed utility easement locations the NWE
project engineer and Northwester Energy’s real estate representative will help to establish these
locations as well as the needed documentation.
The anticipated gas main and electric extensions are shown within the proposed 10‐ft utility
easement. The draft utility easement document and supporting exhibit are included with the
attachments.
11. Landscaping. No large, deep rooted trees or bushes will be allowed within the 10‐foot utility
easement. No large trees reaching heights of 15‐feet or taller will be allowed under any
overhead distribution lines. All other approved landscaping will be placed so as not to damage,
prevent or hinder operation and maintenance of NWE utilities.
Acknowledged. See landscaping plan.
12. 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.
Acknowledged. See landscaping plan.
Engineering Comments
Easements
1. DSSP Section (D)(5) Easements‐ No permanent structures shall be placed within a utility
easement unless an encroachment permit has been obtained. Trees or other significant
landscaping features shall not be placed within ten (10) feet of any utility main or service lines.
a. The site detention ponds encroach upon the existing 30’ storm drainage easement. The
applicant must coordinate with the grantor of the storm drainage easement and provide
correspondence confirming the encroachment is acceptable.
Permanent structures have been kept out of the utility easement. From conversations with
COB Engineering staff, because the ponds are drainage features, they would be allowed to
encroach on the drainage easement as long as impacts do not affect the ditch.
2. BMC 38.410.060 Easements ‐ The applicant must provide a ten‐foot utility easement (power,
gas, communication, etc.) along the development’s property frontage. The City standard utility
easement template is attached to this transmittal.
A 10‐ft easement is now shown around the perimeter of the site where fronting public streets.
The draft utility easement document and supporting exhibit are included with the
attachments.
Water Rights
1. Bozeman Municipal Code (BMC) 38.410.130 – The applicant must contact Griffin Nielsen with
the City Engineering Department to obtain a determination of cash‐in‐lieu water rights (CILWR).
CILWR must be paid prior to final site plan approval.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 10
We have e‐mailed Griffin with the City of Bozeman Engineering Department but have yet to
receive a response. We will continue to reach out for a cash‐in‐lieu of water rights
determination.
Storm Drainage
1. BMC 40.04.500 Requirement to Control and Reduce Storm water Pollutants‐ Provide a storm
water drainage/treatment grading plan and maintenance plan for a system designed to treat the
first 0.5 inch of storm water to remove solids, silt, oils, grease, and other pollutants must be
provided to and approved with the Site Plan application. The plan must demonstrate adequate
site drainage (including sufficient spot elevations), storm water detention/retention basin
details (including basin sizing and discharge calculations, and discharge structure details), storm
water discharge destination, and a storm water maintenance plan. The approved storm water
maintenance plan must be incorporated into the Owners Association Documents and a copy
must be submitted prior to Site Plan approval. Any existing master site storm water planning or
subdivision storm water planning should be considered and included as a metric for the site plan
drainage planning.
Acknowledged. A storm drainage report and supporting information has been provided with
the site plan submittal.
2. DSSP Section II (C) Water Quantity ‐ The applicant must provide on‐site detention with release
rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10‐
year, 2‐hour storm intensity.
Acknowledged. A new detention pond at the west side of the site will be provided to meet the
water quality and peak runoff rate requirements.
3. DSSP Section II (B) Storm Drainage Plan‐ The applicant must review DSSP Section II (B) and
ensure that the submittal includes the specified requirements.
a. DSSP Section II (B) (2) ‐ The applicant should clarify the Western building grading details
through submission of storm drainage plan specific topographic contours (one foot
intervals) and sufficient spot elevation data.
Acknowledged. A storm drainage report and detailed grading plan has been provided with the
site plan submittal.
4. DSSP Section II (C) (5) Hydraulic Design‐ Storm sewers shall be designed to convey the 25 year
storm event.
a. There is an existing storm drain channel along the western boarder of the existing site
that likely conveys and stores overflow volumes for the surrounding/upstream
properties. Demonstrate that post development site overflows will not cause damage to
downstream storm surface channel and properties.
Acknowledged. A storm drainage report and supporting calculations has been provided with
the site plan submittal.
5. Montana Post Construction Storm Water BMP Design Guidance Manual‐ The applicant must
demonstrate that seasonal high groundwater will not impact the function or maintenance of the
proposed facilities. Industry guidance recommends a three‐foot minimum separation from the
bottom of the proposed facility to the underlying groundwater table. The applicant must
provide local seasonal high groundwater elevations to support the proposed design.
Acknowledged. Information regarding groundwater is included in the storm drainage report.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 11
Water and Wastewater
1. BMC 38.410.070 and DSSP Section (V.A,B) Sanitary Sewer System Design Criteria – Prior to a
determination of adequacy the applicant must provide an estimate of the peak‐hour sanitary
sewer demand as well as the average and max day demands of domestic water usage for the
proposed site development. The estimates must be certified by a professional engineer.
a. 65 gallons‐per‐capita‐per‐day must be used with 2.17 people per dwelling unit.
Acknowledged. Sanitary demand calculations have been included with the site plan submittal.
The calculation was completed based on office demands (13 gallons‐per‐day‐per‐employee) as
outlined in Montana DEQ Circular 4.
2. DSSP.V.A Water Distribution Lines Design Criteria– The applicant must provide an estimate of
the max day demands of domestic water usage for the proposed site development. The
estimates must be certified by a professional engineer. The water distribution system must be
designed to meet the maximum day demand plus fire flow and the peak hour demand.
Water demand calculations have been included with the site plan submittal. Distribution
system improvements are limited to the domestic water service lines to each structure. Fire
service lines are not anticipated as part of the proposed improvements.
Traffic and Transportation
1. BMC 38.220.080 (A) (2.g) ‐ The applicant must submit a peak hour trip generation value to the
City to determine the sites compatibility and compliance with the master site plan Traffic Impact
Study.
Acknowledged. Trip generation calculations have been included with the site plan submittal.
2. BMC 38.540.020 (M) Stall Aisle and Driveway Design‐ The applicant must identify snow storage
areas on the Site Plan for the parking area. Snow removal storage areas must be sufficient to
store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking
areas, shall not cause snow to be deposited on public rights‐of‐way, shall not include areas
provided for required parking access and spaces, and shall not be placed in such a manner as to
damage landscaping.
Acknowledged. Snow storage areas have been provided in the area of the proposed detention
pond. Additional snow storage is anticipated in the southeast corner of the site.
3. BMC 38.400.060 Street Improvements – Nikles Drive is classified as a “local” street.
Development of the Site requires the improvement of this street along the Site’s frontage to City
standards, including proper drainage, dedication of right‐of‐way (ROW), pavement, detached
sidewalks, landscaped and irrigated boulevard strip, trees within the boulevard, curb and gutter
and proper access points into the Site.
Acknowledged. Sidewalk has been provided along the frontage of the site as shown on the
plans. Curb and gutter is existing along Nikles Drive, demolition of existing curb and gutter as
a result of work associated with water service lines and the approach will be repaired.
Nikles Business Park – Lot 3A of Amended McChesney Industrial
Park Subdivision
Site Plan Application and Response to Concept Review Comments
(Application No. 21263)
Proj. #21‐076
November 23, 2021
Bozeman Office: 32 Discovery Drive. Bozeman, Montana 59718. ● Ph: (406) 582‐0221 ● Fax: (406) 582‐5770
Page 12
SID Waiver
1. If not already filed for the subject site, 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. Street improvements to North 7th Avenue North of I‐90 to Griffin Drive including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
b. Street improvements to West Griffin Drive from North 7th Avenue to North Rouse
Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm
drainage.
c. Street improvements to Gilkerson Drive/Evergreen Drive to West Griffin Drive including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
d. Street improvements to Nikles Drive from North 7th Avenue to Gilkerson Drive including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
e. Intersection improvements at Nikles Drive and North 7th Avenue including lighting,
signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
f. Intersection improvements at West Griffin Drive and North 7th Avenue including
lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
g. Intersection improvements at Nikles Drive and Gilkerson Drive including lighting,
signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
h. Intersection improvements at Gilkerson Drive and Griffin Drive including lighting,
signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
Acknowledged. The draft SID waivers are included as an attachment with this submittal.
Sincerely,
Allied Engineering Services, Inc.
Rory Romey, PE
Civil Engineer
Madeline Good, EI
Staff Engineer
enc: ‐Signed Development Review Application
‐N1 Noticing Checklist
‐Draft SID Waiver
‐Draft Utility Easement Document and Exhibit
‐Draft Tree Reimbursement Form
‐Current Subdivision Plat
‐Storm Drainage Report
‐Trip Generation Memo
‐Sanitary Demand Memo
‐Domestic Water Demand Memo
‐Departure Narrative and Supporting Exhibits
‐Development Plans (Site Plans, Architectural and Building Plans, & Landscape Plans)
‐Vehicle Path Exhibit
P:\2021\21‐076 Stillwater Hospice\04 Permitting & Entitlements\Site Plan\Narrative and Response to Concept Review.docx