HomeMy WebLinkAbout005 Cover Letter
190 NORTHSTAR LANE
BOZEMAN, MT 59718
406‐581‐5730
www.headwatersmt.net
Page 1 of 8
February 9, 2022
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59771
Re: Cherry Creek Mixed Use
Site Plan Submittal
350 Gallatin Park Drive
Concept Review # 21374
Dear Planner,
Please find attached a Site Plan Submittal for the Gallatin Park Mixed Use Site on Lot 12 of the J‐300C Plat of
Gallatin Park Subdivision. The proposed project consists of 24 residential units above 24 commercial units
that are spread across 7 buildings. The parking lot pavement will be completed within the first phase along
with two of the seven buildings. Complete phasing plans are shown in Tab 10 of the site plan submittal. The
total floor space for the seven buildings is 41,424 square feet, including 21,312 square feet of
manufacturing/commercial space and 20,112 square feet of residential space. The max building height is
28’10” feet. Parking calculations require a minimum of 60 parking stalls using a 50% residential parking
reduction, with 65 spaces proposed.
Our responses to the Concept Review Comments are below:
GENERAL
1. The phasing plan has been revised to include full hardscape site plan characteristics with
incorporation of full storm drainage treatment and quantity considerations in the first phase of the
project.
PLANNING
1. Applicant acknowledges engineering comments. Reponses are included in the “Engineering” section.
2. A complete site plan submittal is attached to this document.
a. Existing and proposed utility easements are shown on the civil plans.
b. A material palette keyed to the building elevations is included with the architectural plans.
c. Utility meters, electrical conduits, and mechanical equipment and accompanying screening
are shown on the plans.
d. Development phasing is not planned to extend longer than 2 years. Phasing plans, with a
construction management plan summary for each phase, are included in Tab 10.
e. Code calculations, including parking and open space, are shown on the project cover sheet.
Open space is not bisected by phase lines, and each phase is treated as a stand‐alone
project.
3. Understood. Stormwater facilities in landscaped areas will be designed as amenities. The proposed
storm pond is elevated above existing ground to maintain separation from groundwater.
4. Upper level patios have been delineated on Sheet C‐2.
5. Other Block Frontage Compliance:
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a. Building placement—A 10’ minimum front setback is required. Buildings #2 and #6 both
exceed the minimum setback.
b. Building entrances— Building 6 has an entrance facing Gallatin Park Dr., which is directly
accessible from the street. Building 2 has an access for the southeastern most unit, which is
visible and accessible from the street. Each building has pedestrian access from the street.
c. Façade transparency—A minimum of 10% of the front façade must be transparent.
d. Weather Protection – A 3’ minimum overhang is included on all building entrances.
e. Parking Location – The parking is setback over 50’ from the frontage property line. At least a
10’ landscape buffer is provided that meets the performance requirements of 38.550.
f. Landscaping – A landscape plan has been designed by Chad Rempfer in accordance with
section 38.550. All areas between the buildings and the street are landscaped and low level
landscaping exists in front of windows.
g. Sidewalk width—All sidewalks are 5’ minimum width. Sidewalks acting as tire stops for
parking are 7’ wide.
6. A request for Director Determination was made for interpretation of BMC 38.510.030. Director Anna
Bently determined that a 10’ setback from the trail is consistent with Ordinance 2070. The request
for determination and subsequent determination is included in Tab 1.
7. Non‐Motorized Circulation
a. A direct pedestrian path to Building #4 exists from Building #2. Connection between Building
#6 and #4 is not proposed due to unsafe conditions resulting from traffic flow, as discussed
w/ Engineering.
b. All sidewalks are separated from the buildings by a minimum of 3’ with the exception of area
where sidewalk accesses doors on the building front. A departure request is included for the
garage door accesses, resulting in concrete all the way to the building.
8. Residential open space has been provided as shown on the site plan. The residential open space
calculations on sheet I‐1 require 3,600 square feet of open space.
a. The provided open space is 3,963 square feet with a minimum dimension of 18 feet. The
residential open space contains two bike racks, a bike repair station, walkable lawn,
landscaping, and is centrally located on the project. The majority of both open spaces will be
open to direct sunlight. A 2’ minimum 2’ landscape buffer with plantings is provided
between the open space and the adjacent parking lot/drive lane.
b. We acknowledge that the proposed balconies do not meet residential open space
requirements.
9. The architectural and landscape drawings include details and screening for proposed mechanical
equipment. The air conditioning units will have mechanical screening as shown on the architectural
sheets. The electrical transformers were located in coordination with Northwestern Energy, in tight
areas where complete landscape/fencing screening is not possible. In these areas, an image wrap
will be used on the transformer to match the building’s appearance.
10. The minimum of 5’ of screening is provided between the adjacent street and parking lots.
11. The proposed metal siding is 22‐gauge and the metal roofing is 24‐gauge. Both sizes meet the
requirements of minimum of 24‐gauge thickness. The individual thicknesses are shown on the
elevation drawings.
12. Blank wall treatments are addressed on the architectural plans through the use of windows and
other treatments meeting BMC 38530.070.
13. Parking calculations have been included on Sheet I‐1. Calculations require a minimum of 60 parking
stalls using a 50% residential parking reduction, with 64 total spaces provided on‐site. There are 48
190 Northstar Lane, Bozeman, MT 59718 (406) 581‐5730 www.headwatersmt.net Page 3 of 8
residential parking spaces required, or 24 spaces required after applying a 50% reduction, per BMC
38.540.050.1.b.2
a. The gross area of residential and non‐residential is shown in the parking calculation for the
50% reduction claimed. As required by the claimed mixed use reduction, the non‐residential
portion of the building must exceed 25%. The non‐residential portion of the buildings is
roughly 51%.
b. Parking in front of the garage doors will be managed by placing signs on the garage doors as
shown on Sheet C‐6, which allows for residential parking outside of business hours in front
of garage doors. This will allow for staggered, shared parking. Enforcement will be the
responsibility of the businesses, which will need these parking spaces during business hours.
The Owner’s Association and/or individual businesses will have an agreement with a local
towing business which will be able to tow vehicles which are out of compliance. Since peak
residential parking is before and after work, this staggered parking system will allow both
business and residences to utilize the parking spaces in front of the building. We do not
expect significant issues with this as the residential units required 48 parking spaces and
there are 40 parking spaces provided which are not in front of garage doors, leaving the
parking lot only 8 spaces short of 100% residential parking. Additionally, these units will be
popular for tenants who both work in the commercial space, and live in the upstairs
residential space, further minimizing shared parking conflicts.
c. The curved boundary of the front lot line creates a non‐standard vision triangle that impacts
parking along the entire front lot line, creating no useable spaces. If the vision triangle is
adjusted to ensure similar “no parking” access adjacent to the approach, two on‐street
parking spaces would exist. However, the subject property is adjacent to, and across from,
community open space lots with approximately 9 – 11 available on‐street parking spaces.
The on‐street parking spaces are shown as 7’x24’ rectangles, outside of the subject
property’s vision triangle on the attached exhibit. Using the adjacent community space
parking, the total parking spaces available would be 75, compared to 60 required. With the
nearby on‐street parking spaces, the site would provide over 100% of the required
residential parking.
14. Complete landscaping plans and calculations are shown on the landscape plans.
15. An exterior lighting plan is included within the Architectural sheets. A photometric plan is also
included.
16. A Wetland investigation was completed and is included in Tab 2.
ADVISORY COMMENTS
1. The memo from Chelsey Trevino is acknowledged and has been provided to the landscape architect.
SOLID WASTE
1. A plan for the enclosed refuse container is included in the architectural drawings.
NORTHWESTERN ENERGY
1. The Engineer met with NWE staff on 12/9/21 to discuss the gas, electrical, and communications
layout. Detailed design drawings are forthcoming and will address the comments from NWE.
FIRE DEPARTMENT
1. No Parking signs were added along the west circulation road on Sheet C‐2.
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ENGINEERING
EASEMENTS
1. Future utilities are shown on the site plan. Coordination with Northwestern Energy for location of
the utilities and accompanying easement is taking place.
a. The existing 30’ sewer easement is shown on the plat along the western property
boundaries.
2. Coordination with Northwestern Energy for location of the utilities and accompanying easement is
taking place.
WATER RIGHTS
1. The applicant has emailed Griffin Nielsen with the City of Bozeman Engineering Department to
request a determination of cash‐in‐lieu of water rights (CILWR). Email correspondence is included in
Tab 1 of the site plan submittal. Griffin responded that the estimated water usage is within the
existing allotted credits for the property and therefore no cash‐in‐lieu of water rights are needed.
STORM WATER
1. The existing regional retention storm pond is proposed to be utilized. The retention pond meets the
requirement of capturing and infiltrating the first 0.5 inch of rainfall. The proposed storm separator
meets the requirements of removal of 80% of Total Suspended Solids (TSS).
2. The existing regional storm pond is proposed to be utilized for storm water retention. The pond was
designed to handle this site with a runoff coefficient of 0.70 for the complete 2.01‐acres site. Since
only 1.15 acres actually drains to that pond, even with the coefficient ended up being 0.83, the pond
has capacity for Drainage Basin B, as described in Tab 9. An additional retention pond is proposed to
capture the western portion, Drainage Basin A, of the site.
3. It is acknowledged that high groundwater exists in this area. The regional storm pond already exists
and was approved as part of the subdivision. The pond level was monitored in 2021 and the level of
groundwater did not exceed the proposed pond bottom calculated elevation. The proposed new
retention volume has a pond bottom which is above the existing ground. No evidence of
groundwater being above the ground surface that high existed in the test pit dug in that area. No
evidence of surface water existed onsite.
a. Appendix E of the Gallatin Park Subdivision Design Report as submitted to the City of
Bozeman in 1999 by TD&H is attached in Tab 9.
4. Snow storage areas are shown on the site plan.
Water & Wastewater
1. The certified peak hour sewer demand, as well as average and max day domestic water usage is
included in Tab 1.
a. The water services have been sized using the City of Bozeman Water Service Calculation
Worksheet and have been updated on sheet C‐3.
2. Peak sewer demand has been provided by phase.
a. The western sanitary sewer services were moved to connect to the existing PVC sewer main
instead of the 20” trunk main.
b. The peak‐hour sewer flows have been provided in Tab 1.
Transportation
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1. Traffic calculations have been provided in Tab 1. A response from Engineering waiving the traffic
study requirements is also included.
2. A crosswalk has been added to connect building #4 to the public right‐of‐way at Gallatin Park Dr.
Building #4 is connected to Gallatin Park Dr. via a crosswalk toward Building #2. As discussed with
Mikaela in Engineering, a crosswalk is not proposed between Building #4 and #6 for safety reasons.
The turning movements of vehicles in that area make a crosswalk unsafe.
SID Waiver
1. The applicant has provided the appropriate SID waivers in Tab 8.
ENGINEERING ADVISORY COMMENTS
1. We have included a request for concurrent construction in Tab 10 of this submittal. Infrastructure
plans for the water main and storm crossing will be submitted to Engineering following Site Plan
review.
Below we address each item of the Site Plan Checklist (SP):
1. Signed A‐1 Form: Attached
2. Project narrative : See above.
3. The noticing certificate and adjoiners list are attached in Tab 5.
4. A departure is requested for the pathway design. The departure request and associated information
is included in Tab 1.
5. Information is provided above in the Concept Review response regarding traffic count in comparison
to the subdivision traffic. Engineering has responded that with this information, the project would
not require a full traffic study.
6. Cash‐in‐lieu of water rights are within the previously purchased rights as verified by Griffin Nielsen in
Tab 1.
7. No water wells are proposed with the Gallatin Park Mixed Use project.
8. A full stormwater design report and grading plan is attached in tab 9.
9. Digital copies of the current plat are attached in Tab 8. Additional public utility easements are
necessary for the power and gas lines. Northwestern Energy was consulted and agreed to the
proposed utility and easement layouts. The proposed utility easement will be filed at the Gallatin
County Clerk and Recorder’s office prior to final site plan approval.
10. The property is not located within the NCOD.
Plan Sheets
1. Scale of plans are 1” = 30’, or as denoted on the plans.
2. No disclaimers are included on the plans.
3. The Civil Sheets includes dimensioned property lines.
4. Applicable titles are included on each sheet.
5. A legend is shown in sheets C‐2 and C‐3 for clarity.
6. A north arrow is included on the site plan sheets.
7. Building locations are shown on the civil, architectural and landscape plans
8. Ingress and Egress points are shown on the civil and/or architectural sheets.
9. No watercourses exist adjacent to the property other than the regional storm pond. The regional
storm pond is shown on the civil sheets.
10. See #9 above.
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11. Existing streets, easements, utility lines and infrastructure are shown on all civil sheets.
12. Street vision triangles are shown on all civil sheets.
13. Snow storage areas are denoted on all civil sheets.
14. Fire lanes and associated signage are depicted on all civil sheets along the west/north access road.
15. The proposed trash enclosure is shown on all civil sheets. The details for the enclosure are included
on the architectural sheets.
16. For clarity, Phase lines are shown on the Phase Exhibit in Tab 10.
Cover Sheet
1. The name of the project is included on sheet I‐1.
2. The name and mailing address of owner/developer are on sheet I‐1.
3. Name and addresses of the project team are included on sheet I‐1.
4. The address and legal description of the subject property are included on sheet I‐1.
5. A vicinity map including zoning is shown on sheet I‐1.
6. A legal description of the property is shown on sheet I‐1.
7. Table of Contents with dates is shown.
8. Zoning, community plan designation, parcel size, parking calcs, open space calcs, parkland
requirements, density breakdown, and areas are shown on sheet I‐1.
9. City limits are shown on the vicinity map on sheet I‐1
10. The ADA certification block is included on sheet I‐1.
Civil Plan / Site Plan
1. No contours, stamped by PE.
2. Existing storm pond and proposed retention pond shown.
3. The site lighting only exists on the building. No free‐standing parking lot lights or street lights exist.
4. Adjacent streets are shown to 150’ away.
5. Traffic flow is shown onsite and offsite using arrows.
6. The construction traffic is shown on Sheet I‐1 and described on sheet C‐2.
7. A construction management plan for each phase is included in Tab 10.
Utility Plan
1. Existing PUE is shown and noted. Existing and proposed electric, gas, communications, water, sewer
and storm are shown on sheet C‐3.
2. No existing utilities are proposed to be abandoned.
3. The offsite fire hydrant locations are labeled.
4. Water & Sewer pipes are denoted with size and material type.
5. The proposed water meter sizes and locations are shown.
6. Power transformers are shown on sheet C‐3.
7. No grease or sand/oil separators are proposed.
8. Gas and electric meters are shown on sheet C‐3. See architectural drawings for additional detail.
9. Mechanical Rooms are shown & dimensioned.
Grading and Drainage Plan
1. Existing contours at 0.5’ intervals, slope arrows, and spot elevations are shown sheet C‐4.
2. The existing and proposed storm ponds are shown. Pond details are also shown on sheet C‐6.
3. Curb and asphalt elevations are shown in overflow areas.
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4. The pond is shown on sheet C‐4, C‐6 and the landscape plan. The storm separator is shown on sheet
C‐4 and C‐7.
5. A cross section of the retention pond is shown on sheet C‐6. The proposed storm pond complies w/
BMC Sec 38.410.080.
6. No significant outcroppings existing.
7. The adjacent regional storm pond is the only water entity in the area. Flow directions are shown
using arrows.
8. Surface water.
a. No surface water exists on the site. The storm pond it is not jurisdictional by the
Conservation District.
b. No wetlands exist onsite per letter from Power Engineers included in tab 2.
c. No mapped floodplains exist onsite or adjacent to the site.
d. No floodplain analysis report was required for this site.
Site Plan
1. Existing infrastructure is shown and dimensioned on sheet C‐2.
2. Block frontage is shown on sheet C‐2
3. Setbacks are labeled on sheet C‐2.
4. Sidewalks and crosswalks are shown on sheet C‐2.
5. Parking facilities are shown on C‐2, along with dimensions. The irregular site vision triangles
disallows any on‐street parking.
6. No historic resources exist onsite.
7. The nearby gravel trail is shown along with connections from the site.
8. The open space is shown and dimensioned on sheet C‐2.
9. The cluster mailbox is shown on the east side of Building 5.
Building Design and Signage
1. The elevation drawings include building heights, roof pitches, weather protection, exterior lighting,
mechanical equipment and material information.
2. Transparency calculations are shown on the building elevations for buildings fronting the street or
trail.
3. Mechanical and meters are shown on the elevation drawings.
4. Floor plans are included in the architectural drawing set.
5. A color & material palette for the exterior building materials is attached.
6. A signage plan is shown within the Architectural sheets.
Landscape Plan
1. The landscape plan was prepared by Chad Rempfer with Red Barn Montana.
2. The existing and proposed contours are included on the landscape plan.
3. The plan includes a species legend.
4. The legend includes planting size and size at maturity.
5. Screening and parking landscaping area shown.
6. Boulevard landscaping is included on the landscape plan.
7. No buffer strips are included on this plan other than 2’ buffer around residential open space.
8. Landscape fencing is shown on the plan.
9. No trees exist onsite.
10. No landscape lighting, planters, sculptures or water features are proposed.
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11. Irrigated areas and the irrigation design are shown on the landscape plans.
a. A description of the high efficiency irrigation technology, including estimated water
consumption is included.
Lighting Plan and Details
1. The exterior lighting plan is included with the architectural sheets.
2. A photometric plan for the exterior lights is also included.
3. Details for exterior fixtures are shown with the exterior lighting plan.
4. The elevations depict the vertical surface illumination resulting from building lighting. The average
footcandles for exterior building lighting is shown on the photometric plan.
5. No accent lighting is proposed at this time.
Detail Sheet Requirements
1. Civil Details – A utility trench, water service, retention pond, bike rack, wheelchair ramp, curb cuts,
dry well, fence, and signage details are included on sheets C‐5 and C‐6. Storm separator details are
included on sheet C‐7.
Parkland Requirements
1. No parkland is proposed. Cash in lieu of parkland is proposed with this project.
2. Parkland calculations are shown on sheet I‐1.
3. A parkland dedication tracking table is shown on sheet I‐1.
4. No parkland credit is proposed.
5. No improvements in‐lieu of parkland is proposed.
If you have any questions or comments, please contact me at 406‐570‐3676
Sincerely,
Garrett Schultz, P.E.
Headwaters Engineering, Inc.
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