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HomeMy WebLinkAbout011 Director Determination Request and Interpretation 190 NORTHSTAR LANE BOZEMAN, MT 59718 406-581-5730 www.headwatersmt.net Page 1 of 2 December 7, 2021 Martin Matsen Community Development Director 20 East Olive Street Bozeman, MT 59771 Re: Cherry Creek Mixed Use Site Plan Submittal – Request for Director Determination 350 Gallatin Park Drive Concept Review # 21374 Dear Marty, During the concept review for the Cherry Creek Mixed Use project, it was brought to our attention that Building 2 of the attached site plan should have block frontage related to the pubic trail that exists on the northeast corner of the subject property. Comment #6 in the attached Concept Review Comments, dated December 3rd, 2021 state that this would require a 20-foot setback from the property line for building #2. This is a drastic change from the 3-foot setback required by M-1 zoning for side and rear setbacks. We are requesting that you review the information below and make a determination on what size the setback should be and where the setback should be measured from. The figure below is a snapshot taken from attached sheet C-2 which shows the area of concern. Figure 1 – Building 2 of the Cherry Creek Mixed Use Project 190 Northstar Lane, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 2 of 2 Section 38.510.030.I Trail/park frontages. Where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontage standards set forth in subsection D of this section. For non-residential developments/uses where the review authority determines that an orientation to the trail would not be appropriate based on the context of the site, the development must be subject to the standards for "other block frontages" set forth in subsection G above, with a minimum building setback of 20 feet from the applicable park/trail right-of-way, easement, or property line. It was the understanding of Danielle Garber that Ordinance 2070 reduced the required front setback to 10’ per 38.510.030.G and that the 20’ setback referenced in Section 38.510.030.I was likely a remnant of that code change. The subject property is Zoned M-1 and has a block frontage designation of “Other”. The intent of both of these designations appears to increase usable area for business. Increasing a setback adjacent to open space to 10’ or 20’ appears to contradict this goal. Can you verify that the required setback for building #2 is in-fact 10’ versus the 3’ side yard setback as established by zoning? Section 38.510.030.I also discusses where the setback is measured from. Measuring from the lot line of an open space in which a public trail was placed years after the subdivision, seems to be a land takings. The developer was gracious enough to grant a 30’ trail easement for a public trail through the subdivision. At that time, I am confident that there was no discussion that trail would end up increasing setbacks and reducing buildable area within the subdivision. Building 2 is not within the 30’ trail easement and therefore allows for full enjoyment of the granted easement. The trail in discussion was originally established as a utility road to provide access to sanitary sewer manholes along the sewer main under the roadway. This alignment was utilized as a public trail years later, and that is why this portion of the trail is roughly 13’ wide when the rest of the trail network is around 5’ wide. The public trail is immediately adjacent to other buildings as it passes within the Gallatin Park Subdivision, so allowing the site plan as proposed would not alter the trail experience within the Gallatin Park Subdivision. As you can see in Figure 1 above, the edge of road is between 13.5 feet and 16.3 feet away from the edge of proposed building #2. If the road was reduced to a 5’ trail, the setback could be up to 20’ or greater from the edge of proposed building #2. We believe that the proposed setback is sufficient, especially since the other side of the trail will have over a 40’ setback from the nearest building as a result of the trail not being centered in the open space. Building 2 will meet the transparency requirements of 38.510.030.G which will increase the curb appeal and will also meet the landscape requirements of 38.550, which will provide an increased buffer. With this information, we request that provide a determination on if the intent of this rule is met with our proposed site plan? We are available for a meeting to discuss details or additional requirements if necessary. We appreciate you taking the time to take a look at this. If you have any questions or comments, please contact me at 581-5730 Sincerely, __________________ Jeremy May, P.E. Headwaters Engineering, Inc. H:\1086\017\DOCS\SITEPLAN\DIRECTOR DETERMINATION\Cover Letter.doc //////////////////////////////////////////////////////////////////8 W EEEG G TTTT /// /// ///8 SS8 SS8 SS8 W8 W8 W8 W8 W8 W8 W8 W8 W8 WSS SS ////// /// /// ////// /// /// /// /// /// ////////////////// /// /// /// /// /// /// /// /// /// /// /// /// /// /// ////// ////// ////// /// /// /// //////////// /// /// /// /// /// 8 W 8 W 8 W 8 W 8 W8 W8 W8 W WS WS WS WS WSWS WS WS WS WS8 W8 W8 W8 W8 W///////// /// T T T T T T T T TTTTTTGGGGGGGGGG G G G G G G E E E E E E E E E E E E EEEEEE SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS8 SS 8 S S 8 S S 8 SS 8 SS8 SS8 SS8 SSSSWSWSWSWSWSGGGGGGGGGGGGGGGG8 SS8 SS8 SS8 SS8 SS8 SS8 SS8 SS8 WWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSUUU UUUUUUUUU U U U U U U U U USDSDSD4 W4 W4 W4 W 4 W 4 W 4 W W W WW SS SS SS SS SS SS SSSS SS SS SS SS W W WWSSSSSSSSSSSDSDSD SDSDSDSD11"X17": 1"= 60 ftNGRAPHIC SCALE1 inch = ft.0( IN FEET )15303030H:\1086\017\ACAD\SHEETS\C-2_SITE PLAN.dwg Plot Date: 12/6/2021 1:34 PMHEADWATERSPROJECT NUMBERDRAWING NUMBERDRAWN BY:DATE:2021VERIFY SCALETHESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY© HEADWATERS ENGINEERING, INC.REVISION DATE:190 NORTHSTAR LANE, BOZEMAN, MT 59718HEADWATERSMT.NET406-581-5730PROJECT LOCATIONMONTANABOZEMAN12/6/2111/22/21GPSSITE PLAN350 GALLATIN PARK DRIVECHERRY CREEK MIXED USE1086.017C-2GALLATIN PARK DRIVE60' R.O.W.3' REAR SETBACKEXISTING 1-1/2"COPPER WATER SERVICELOT 12BLOCK 22.01 ACRESEXISTING 6" PVCSEWER SERVICEEXISTINGHYDRANTPOWERTRANSFORMERMONTANA RAIL LINK PRIVATE OPENSPACE "B"3' SIDE SETBACK3' REAR SETBACK3' REAR SETBACK3' SIDE SETBACK20' FR O N T S E T B A C K PRIVATE OPENSPACE "C "EXISTINGCOMMERCIALBUILDINGEXISTINGCOMMERCIALBUILDINGEXISTINGCOMMERCIALBUILDINGEXISTINGCOMMERCIALBUILDINGLOT 1BLOCK 31.158 ACRESZONED M -1LOT 2BLOCK 30.436 ACRESZONED M -1LOT 6BLOCK 10.322 ACRESZONED M -1LOT 7BLOCK 10.322 ACRESZONED M -1LOT 5BLOCK 10.533 ACRESZONED M -1LOT 11BLOCK 20.627 ACRESZONED M -1LOT 10BLOCK 20.432 ACRESZONED M -1EXISTING UTILITYROAD/ TRAILEXISTING UTILITYROAD/TRAILGALLATIN PARK DRIVEEXISTING 4"WATER SERVICEEXISTING CONCRETESIDEWALKCONCEPTUAL LAYOUT NOTES1. 65 OFFSTREET PARKING SPACES SHOWN (NOT COUNTING GARAGE SPACES)2. 60 PARKING SPACES REQUIRED (WITH REDUCTION)3. 3 ACCESSIBLE PARKING SPACES PROVIDED, WITH 3 VAN ACCESSIBLE.4. 7 BUILDINGS TOTAL WITH 5 FOUR-PLEXES AND 2 DUPLEXES. EACH RESIDENTIAL UNIT SHALL BE 2 BEDROOMS.5. 3600 SF OF RESIDENTIAL OPEN SPACE REQUIRED. SHARED RESIDENTIAL OPEN SPACE PROPOSED AS SHOWN.6. M-1 ZONING7. BLOCK FRONTAGE = OTHERCONCRETECROSSWALKCONCRETECROSSWALKCOV E R E D TRA S H HYDRANTBUILDING 1BBUILDING 1ABUILDING 3BUILDING 5BUILDING 4BUILDING 6BUILDING 2EXISTING 20"AC SEWERMAIN20" AC SEWERMAINEXISTING 10"PVC SEWERMAINEXISTING 8" PVCSEWER MAINEXISTING 8" DUCTILEIRON WATER MAIN1.5" COPPER WATERSERVICE W/1" METER1.5" COPPER WATERSERVICE W/1" METER3/4" COPPER WATERSERVICE & METER3/4" COPPER WATERSERVICE & METER4" PVC SEWERSERVICE4" PVC SEWERSERVICELIVE-TAP 4" PVCSEWER SERVICE7' SIDEWALK7' SIDEWALK 7' SI D E W A L K 7' SIDEWALK7' SIDEWALK7' SIDEWALK5' SIDEWALK5' SIDEWALK5' SIDEWALKVISION TRIANGLERESIDENTIALOPEN SPACERESIDENTIALOPEN SPACEHIGH PRESSUREGAS MAINPROPOSEDSTORM PONDPHONE BOXPOWER, GAS &COMMUNICATIONJOINT UTILITYTRENCH W/10' PUE6" PVC SEWER SERVICE1.5" COPPER WATERSERVICE W/1" METER30' SEWEREASEMENT12' UTILITYEASEMENTPROPOSED 10'UTILITY EASEMENT18.0'24.0'18.0'18.0'18.0'18.0'24.0'24.0'24.0'24.0'292.7'216.1'173.7'1 1 4 . 4 '119.4' 124.0'155.8'LOT 11 TO MOVE PRIVATECOMMUNICATIONS, POWER, GASAND SIDEWALK OFF OF LOT 12LIVE TAP WATER MAINBUILDINGFOOTPRINT, TYPPHASE LINEGRAVEL TRAILCONNECTION30' UTILITYEASEMENTVAN ACCESSIBLE SPACES16.3'13.5'20'22' Page 1 of 8 December 3, 2021 – Transmitted via Email Only Jeremy May Headwaters Engineering, Inc. jmay@headwatersmt.net RE: Cherry Creek Mixed Use Concept Review, Application 21374 Project Description: This is a Conceptual Review application for advice and comments on a proposed mixed use project with 24 2-bedroom residential units, and 24 manufacturing shell spaces in 7 buildings with associated site improvements in the Gallatin Park Subdivision. Project Location: 350 Gallatin Park Drive, legally described as Gallatin Park Sub, S36, T01 S, R05 E, Block 2, Lot 12, Acres 2.01, Plat J-300-C plus Open Space We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at 406-582-2272. CC: Longshot Equity, LLC – donnie@donnieolsson.com Page 2 of 8 Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272 1. Applicant Questions: a. See Engineering comments 2. Process – A Site Plan Application is required for entitlement. Any requested departures must be submitted with the applicable review fees for each departure. Per Section 38.230.100 include the following in your submittal. a. Show all existing and proposed utility easements on the plans with the formal submittal. b. A color exterior material palette keyed to the building elevations (also see building materials below). c. Show utility meters, electrical conduits, mechanical equipment and other service utility apparatus on the building elevations. Show appropriate screening on the plans. d. If the development phasing is to extend for a period beyond two years than a master site plan is required. All phasing plans must include a construction management plan. If the applicant is planning on acquiring occupancy building by building, but not extending construction over 2-years, then a construction management and phasing plan is still required with the site plan. e. Provide all code calculations on the project cover sheet such as parking and open space by phase. Each phase must be supported as a standalone project in the event of non-completion. Open space may not be bisected by phasing lines and must be fully provided with a particular phase as needed based on the required calculations. The narrative states that the entire parking lot is to be constructed with phase 1, this should be reflected on the phasing plan sheet. 3. Grading and drainage – BMC 38.410.080.H – Stormwater retention/detention facilities in landscaped areas must be designed as landscape amenities. They must be an organic feature with a natural, curvilinear shape. The facilities must have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional, yet natural site feature. A cross section and landscape detail of each facility must be submitted with the final landscape plan for review and approval. Facilities with a slope up to and including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area. 4. Setback encroachments – BMC 8.550.050 - Delineate on the site plan the locations of upper level patios to ensure that they do not encroach into setbacks. 5. Other block frontage – BMC 38.510.030.G – Demonstrate compliance with this section in the narrative and plans according to the following standards: a. Building placement b. Building entrances – Currently not providing. At least one building entry visible and directly accessible from the street is required. Staff recommends adding this entry and sidewalk connection to Building 6. Page 3 of 8 c. Façade transparency d. Weather protection e. Parking location f. Landscaping 6. Trail/park frontages – BMC 38.510.030. Where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontage standards set forth in subsection D of this section. For non-residential developments/uses where the review authority determines that an orientation to the trail would not be appropriate based on the context of the site, the development must be subject to the standards for "other block frontages" set forth in subsection G above, with a minimum building setback of 20 feet from the applicable park/trail right-of-way, easement, or property line. A public trail is present to the northeast of this proposed site plan adjacent to building 2. Due to the uses and context of the site staff would support a frontage along the Other block frontage standards, but this would require a 20-foot setback from the side property line behind building 2 along the trail. Staff is happy to discuss options within this section of the code prior to formal submittal. 7. Non-Motorized circulation and design – BMC 38.520.040: a. For sites with multiple buildings, pedestrian paths or walkways connecting businesses and residential entries on the same development site must be provided. Routes that minimize walking distances must be utilized to the extent practical. Provide direct pedestrian paths to building 4, as well as along the west drive aisle and to the open space adjacent to that aisle. b. Pathway Design. Pathways must be separated from structures by at least three feet of landscaping except where the adjacent building façade meets the Storefront block frontage standards per section 38.510.030.B. Departures are permitted for other landscaping and/or façade design treatments to provide attractive pathways will be considered. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the intent. Staff recognizes this is difficult where walkways are adjacent to garage doors. Departures have been supported for past projects where strategically placed planters were used in place of a continuous strip of landscaping. Staff recommends reading the intent of this section prior to formal submittal of any departure proposals. 8. On-Site residential open space – BMC 38.520.060. All multi-household development, including multi-household portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways: a. Shared open space. One hundred percent of the required open space may be in the form of shared open space available to all residents and meeting the requirements of subsection B.2 below. Shared open space may be in the form of courtyards, front porches, patios, play areas, gardens or similar spaces. See B.2 in this section for details on providing shared open space. The shared spaces at the center and the Page 4 of 8 east side of the development must meet these standards and be separated from parking lots, mechanical equipment, and ground level windows via landscaping or fencing, the accepted width of the landscaping buffer is 2-feet. The intent of the residential open space requirements is to create useable space that is suitable for leisure or recreational activities for residents, not just placed in leftover or non- developable areas. 9. Service areas & mechanical equipment, landscaping - BMC 38.520.070 – Provide details on location and screening for any ground or roof mounted mechanical equipment. If proposing to utilize PTAC or Mini-Splits screening is still required. 10. Service areas, landscaping - BMC 38.520.070.C.1. - Five feet of landscaping must be provided to the sides and rear of any service area enclosure and adjacent streets, parking lots, and pathways. 11. Building materials – BMC 38.530.060 – Demonstrate compliance with the siding requirements in this section with the color exterior material palette. 12. Blank wall treatments – BMC 38.530.070 - Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Methods to treat blank walls are listed in this section. Provide a blank wall mitigation plan with formal submittal or provide additional windows where blank walls are present. 13. Parking – BMC 38.540.050.A.1.b(2) – In order to utilize the mixed-use residential parking reduction long term availability of the parking spaces upon which the use of this section is based must be ensured to the residents of the project. Please detail how parking will be managed. Limiting the stacked parking in front of roll up doors to commercial uses does not ensure availability to residential users. 14. Mandatory landscaping provisions - BMC 38.550 – No landscaping plans were provided, please see this section of the code and demonstrate compliance with mandatory landscaping provisions with formal submittal. 15. Lighting – Section 38.570.040.C - demonstrate compliance with this article with any exterior building mounted or parking area lighting. 16. Wetlands – 38.610 – Provide a wetlands delineation, survey, or report for review by the City with the formal submittal to delineate or rule out the presence of any wetlands on site. Advisory Comments 1. Please see attached memo from Chelsey Trevino. Engineering Division, Mikaela Schultz, mschultz@bozeman.net, 406-582-2388 1. Engineering comments attached. Page 5 of 8 Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3 1. Need detailed plan for refuse enclosure. 2. Reuse enclosure will need to be covered. NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com 21374 Cherry Creek Mixed Use CONR – NWE Project Engineer Dustin Collins, Dustin.Collins@contractor.northwestern.com  Will the proposed buildings need gas services along with the electric services?  Plans show 10-ft utility easements meandering through the property. The section of the utility easement going between Building 3 and Building 5 is not an ideal location due to future operation & maintenance. In addition, the over-excavation for the two building foundations will be a problem as well. For buildings 1(a) and 1(b) the utility alignment shown on the Civil plans does not allow for a good location for a transformer & pad. Placing a transformer in a narrow corridor between two buildings is not ideal and should be avoided. Extensions from junction cans to transformers or loop feed transformers to other equipment needing primary will need to be installed within a minimum 10-foot easement and the NWE project engineer will help to establish these locations.  Applicant needs to work with the NWE project engineer to determine utility stub locations at the end of the phases to assure utilities can be extended into the next phase when the next phase is constructed.  Landscaping. NWE does not allow large, deep rooted trees within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. Landscaping around and in front of electric equipment and meters has to meet NWE standards.  Applicant will need to provide building elevation plans showing the proposed meter location on the building for the NWE project engineer to review.  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. 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.  Where multiple units are proposed there will be a need to install multiple meters within the same location. With multiple meters, adequate wall space will be needed to install the number of electric and gas meters, and electric gear. For gas meters, NWE will only stack gas meters 2 high and therefore the needed wall space for gas meters will require a longer wall space. The two areas for gas and electric meters will need to occupy the same Page 6 of 8 wall space, unless otherwise approved by a NWE project engineer, with the needed separation between gas and electric meters.  When there are multiple units with multiple meters NWE requires that the meters have a permanent placard for each meter. For multiple metering each location or premise must have its address and unit numbers permanently attached by means of a placard to the meter bases and the individual apartment /unit breaker boxes before the meter is set. These identifying placards must match the unit information as displayed on the unit’s entry door.  The following applies to all 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 regulator will need to be 3’ from the closest corner of any portion of the electric meter base.  Applicant will need 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. 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 gas or electric services. 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. See meter location comment. 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 opened to access the meters.  Depending on the size of the buildings and electric loads or increasing the number of units served on a transformer to reduce the number of transformers may require the use of three phase transformers. Once the total electric loads are submitted to the NWE project engineer the number and size of the transformers will be determined. If all the units will be utilizing gas services this will reduce the electric load. Page 7 of 8  Transformer location to Building. If the building will be requiring or to reduce the number of transformers a 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 non-combustible 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.  If the utility infrastructure for all phases will not be completed as a part of the first phase then, utility conduit stubs will need to be extended to the next phase for future extension of gas and electric.  If the applicant has not done so, applicant needs to submit a service application to NWE as soon as possible to get the NWE engineer working with the engineers and architects to help correct any issues and provide direction and feedback as the process continues through design. 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. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 Site layout is acceptable Fire lane designated along West/North circulation road. Please see below for code specifics. D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING—FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Page 8 of 8 D103.6.1 Roads 20 to 26 feet in width. Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide (6096 to 7925 mm). D103.6.2 Roads more than 26 feet in width. Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide (7925 mm) and less than 32 feet wide (9754 mm). A minimum two hour fire separation will be required between commercial and residential occupancies. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Building Division; Ben Abbey, babbey@bozeman.net, 406-582-2950 2. Parks and Recreation Department, Matthew Lee, mjlee@bozeman.net, 406-582-2339 3. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 4. Stormwater Division; Adam Oliver, aoliver@bozeman.net, 406-582-2916 5. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 6. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Danielle Garber, Planner II FROM: Mikaela Schultz, Engineer I RE: Cherry Creek Mixed Use Concept Review APPLICATION NO 21374 DATE: November 5, 2021 ----------------------------------------------------------------------------------------------------------- These comments are provided in reference to the October 6, 2021 submittal. ENGINEERING COMMENTS: Applicant Questions 1. Does the water and sewer department approve of our proposed water service sizes and the proposed water service reduction from 1.5" to 1" for the meter in the building? The friction loss in the 1.5" line allows for proper flow over the proposed lengths while the proposed 1" meter will match the anticipated water usage. -See Water and Wastewater comment 1.b. 2. Does engineering foresee any capacity issues for the proposed 5,091 gpd sewer flow. Using the 3.7 gpm per lot sewerage flow referenced in the 1999 Design report by TD&H, the anticipated flow from this lot totals 5,328 gpd. – See Water and Wastewater comment 2.a. General 1. Proposed site phasing - The phasing proposed by the applicant is inadequate. The applicant must include full hardscape site plan characteristics with incorporation of full storm drainage treatment and quantity considerations in the first phase of the project. Easements 1. BMC 38.230.100 Plan Review Criteria - The applicant must review section 38.230.100. Specifically, but not exclusively, show how future utilities (i.e. water, sewer, and electrical will service the properties units) as well as any existing easements. a. The applicant must call out the existing 30’ sewer easement shown on the plat along the western property boundaries. 2. BMC 38.410.060 (B) (2) Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) over the dry utility trench prior to Site Plan approval. The City Standard Utility Easement template is attached to this transmittal. Water Rights 1. BMC 38.410.130 (A) (1) Water Rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. Storm water 1. DSSP Section II (A) (4) Water Quality - The applicant must include a drainage plan with post- construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. 2. DSSP Section II (C) Water Quantity - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates and with respect to the subdivision storm water planning. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. 3. Montana Post-Construction Storm Water BMP Design Guidance Manual (Seasonal High Groundwater) - The proposed project is located in an area that is known to have seasonally high groundwater. Engineering recommends that the applicant confirm that 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. a. It should be noted that the subdivision storm water report was completed with no consideration of ground water fluctuations and corrections for seasonal groundwater levels should be applied to the subdivision storm water volumes. 4. BMC 38.540.020 (M) - 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. Water and Wastewater 1. DSSP Section (V) (A) Main Size - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. a. BMC 38.410.070 (B) (2) – The length of service lines from the main to the structure may not exceed 150 feet in length, unless approved in writing by the city. A dead end water main extension DSSP Section V A.5 should be extended into the property to serve the site buildings. b. Service line reductions to 1” at the meter are acceptable. 2. DSSP Section (V) (B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the peak-hour sanitary sewer demand for the different phases certified by a professional engineer for the proposed project prior to Phase 1 site plan approval. This information is used to verify downstream sewer capacity as well as keep the City’s wastewater hydraulic model updated. a. The applicant has shown sewer services connecting to the 20” trunk main along the western property boundary. These services may not connect to the trunk main. All services to the development must connect to the 10” sewer main bordering the North East perimeter of the property. The 20” trunk line is scheduled to be replaced as part of CIP planning in fiscal year 2023. b. The applicant provided an estimate of 5,091 gpd sewer flow from a professional engineer. Although the quantity reported is less than the 5,328 gpd reported for the lot in the subdivision report, the subdivision report was designed under non-residential assumptions. The applicant must report the peak-hour sanitary sewer demand for the development under the employment of the metrics outlined in the DSSP and the City Wastewater Facilities Plan. Engineering does not forsee any capacity issues for the subject development. Transportation 1. BMC 38.220.080 (A) Traffic Generation - An estimate for the development’s peak-hour trips as well as the assumed peak-hour trips for this development from the subdivision’s traffic impact study must be provided. If the development will significantly exceed the original assumed trip estimate, the assumptions and conclusions presented in the traffic impact study may need to be reviewed to determine if any additional mitigation is required. The review must be performed by a professional engineer registered in the state of Montana. 2. BMC 38.520.040 (C) Non-Motorized Circulation - The applicant must provide direct, ADA compliant pedestrian access between all ground related unit entries and a public street. a. The applicant must add a crosswalk to connect building #4 to the public right of way along Gallatin Park Drive. SID Waiver 1. City of Bozeman Resolution 5076, Policy 1 – The applicant must provide and file with the County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) on City standard form for the following: a. Street improvements to Gallatin Park Drive including, lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Manley Road between Griffin Drive and Gallatin Park Drive including, lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements at Griffin Drive and Manley Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements at Gallatin Park Drive and Manly Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Please find the template of the City standard SID waiver attached to be signed and notarized by the applicant. Provide a copy of the recorded SID waiver prior to Site Plan approval. ENGINEERING ADVISORY COMMENTS: 1. BMC 38.270.030 B 1.a. Improvements – The applicant is advised that all water main and fire line improvements must be installed prior to the issuance of a building permit for any lot within a subdivision, except when concurrent construction is requested and approved at site plan review and approved pursuant to the criteria established in BMC 38.270.030 C.1.c. Requests for concurrent construction must be received with site plan submittal. ATTACHED: Utility Easement Template SID Waiver Template Water Conservation DRC Comments Chelsey Trevino – ctrevino@bozeman.net Water Conservation Technician October 26, 2021 Cherry Creek Mixed Use – Landscape and Irrigation Conceptual Plan Advisory Comments The Water Conservation Division strives to promote outdoor water-use efficiency and best practice of landscape and irrigation installations. The following best practice recommendations to the Cherry Creek Mixed Use conceptual plan are provided to guide the project towards maximizing landscape health and resiliency while minimizing outdoor water consumption. Adhering to these recommendations is not required to receive plan approval. 1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of all turf grass areas. 2. Each hydrozone should be on a separate irrigation zone based on the vegetation’s water demand. Grouping plants with similar watering needs will reduce over or under watering the vegetation. 3. Drought tolerant and water-wise landscaping can use approximately 75% less irrigation water than turf grass. The plant schedule should maximize the installation of drought tolerant landscaping and minimize the use of Kentucky bluegrass, especially within areas surrounded by pavement and/or parking spaces. It is recommended to install native seed mix and/or drought tolerant plants/shrubs in these areas. 4. Landscape plans should include topsoil depth specification of 4”- 6” (after grading) to allow for proper root depth growth and assist with plant and turf grass resiliency. 5. Specify that perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology that will directly target the roots. Drip irrigation uses approximately 75% less water when compared to overhead spray irrigation. 6. Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi-trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. To save money and water - check out the City’s sprinkler nozzle rebates for new construction! 7. When programmed properly, weather based irrigation controllers can reduce outdoor water use by 25%. Specify the installation of a weather based irrigation controller that can automatically adjust the watering schedule according to local weather events. To save money and water - check out the City’s WaterSense® weather based irrigation controller rebates for new construction! 8. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation of a rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen. When the sensor dries, it opens the connection to allow the system to resume normal operations. To save money and water - check out the City’s rain sensor rebates for new construction! 9. Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. This will also help to minimize future pavement obstruction of the sprinkler head which can occur as the ground settles over time. 10. After installation, sprinkler heads should be adjusted to throw the proper distance and direction in order to minimize water waste via run-off and achieve head-to-head coverage. Page 1 of 10 ORDINANCE NO. 2070 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA REVISING THE BOZEMAN MUNICIPAL CODE TO INCREASE THE ALLOWABLE HEIGHT IN SEVERAL ZONING DISTRICTS TO ACCOUNT FOR A CHANGE IN CONSTRUCTION INDUSTRY STANDARDS AND TO INCREASE THE HEIGHT IN R-O AND B-2 TO ALLOW FOR AN ADDITIONAL STORY, REDUCE THE NUMBER OF ROOF PITCH CATEGORES, AND CHANGE THE COMMERCIAL FRONT SETBACK DESIGNATIONS TO REFER TO 38.510 – BLOCK FRONTAGE STANDARDS BY AMENDING 38.320. – FORM AND INTENSITY STANDARDS TABLE 38.320.030.C (TABLE OF FORM AND INTENSITY STANDARDS—RESIDENTIAL DISTRICTS), TABLE 38.510.030.G. (OTHER BLOCK FRONTAGE STANDARDS), TABLE 38.320.050 (TABLE OF FORM AND INTENSITY STANDARDS—NON- RESIDENTIAL AND OTHER MIXED-USE DISTRICTS) AND 38.510.030.H. WHEREAS, the City of Bozeman (the “City”) has adopted land development and use standards to protect public health, safety and welfare and otherwise execute the purposes of Section 76-2-304, MCA; and WHEREAS, City is committed to reviewing and improving the Unified Development Code; and WHEREAS, the City has developed a platform to submit revisions to the Unified Development Code to improve overall functionality and ease of use; and WHEREAS, it has been identified that current allowable heights do not reflect the current industry standard room heights; and Ordinance 2070, Form and Intensity Standards Update Page 2 of 10 WHEREAS, it has been identified that the R-O district is an underutilized district with many vacant properties throughout Bozeman; and WHEREAS, it has been identified that the amount of roof pitch categories should be simplified; and WHEREAS, it has been identified that there is conflicting language regarding front setback requirements; and WHEREAS, the Bozeman Community Plan 2020 supports additional opportunities for infill and an increase in allowed density of development, and WHEREAS, it is in the interests of the City and public welfare to revise the Bozeman Municipal Code to reflect industry design standards and increase the ease of use of the UDC. NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA: Ordinance 2070, Form and Intensity Standards Update Page 3 of 10 Section 1 That Table 38.320.030.C – Density, building height, and setbacks, of the Bozeman Municipal Code be amended as follows: Use Type/Standard Zoning District R-S R-1 R-2 R-3 R-4 R-5 R-O RMH Density, floor area and lot coverage Density, minimum (dwellings per net acre) (38.320.020.B) 2 5 5 5 8 8 1 6 5 Lot coverage, maximum 2 (38.320.020.C.1) 25% 40% 3 40% 3 40% 3 50% 3 - — 40% 3 Floor area ratio, maximum 4 (38.320.020.C.3) 0.45:1 0.5:1 0.75:1 1:1 1.5:1 — 1.5:1 — Maximum building height (feet) (38.320.020.E) Roof pitch in feet R-S R-1 R-2 R-3 R-4 R-5 R-O RMH Less than 3:12 24 28 24 28 24 30 32 36 34 40 44 5 505 34 50 24 28 3:12 or greater but less than 6:12 30 42 28 40 28 40 38 46 38 50 48 5 605 38 60 28 40 6:12 or greater but less than 9:12 34 32 32 40 42 52 5 42 32 Equal to or greater than 9:12 38 36 36 42 44 54 5 44 36 Minimum setbacks (feet)(38.320.020.F) Front setback 15 6 15 15 15 15 15 7 15 15 Setback to an individual garage oriented to the street 20 8 20 8 20 8 20 8 20 8 20 8 20 8 20 8 Rear setback 20 6 20 20 20 20 20 20 20 Ordinance 2070, Form and Intensity Standards Update Page 4 of 10 Side setback 5 6 5 9 5 9 5 9 5 9 5 9 5 9 5 9 Section 2 That Table 38.320.050 - Table of Form and Intensity Standards— Non-Residential and Other Mixed-Use Districts of the Bozeman Municipal Code be amended as follows with all other portions remaining unchanged: Standard Zones Commercial Zoning Districts UMU Industrial Zoning Districts PLI NEHM U B-1 B-2 B-2M B-3 BP M-1 M-2 Lot and floor area standards Minimum lot area (square feet) (38.320.020.A) 5,000 — - - — 43,56 0 7,500 — — 5,000 1 Minimum lot width (feet) (38.320.020.A) 50 100 — — — 150 75 100 — 50 Maximum lot coverage (38.320.020.C) 100% 100% 100% 100% 100% 4 60% 100% 100% - 40%— 100% 5 Minimum floor area ratio (38.320.020.C) — — — — 0.50 — — — — — Building height standards (feet) (38.320.020.E) Minimum building height — — — — 22 6 — — — — — Ordinance 2070, Form and Intensity Standards Update Page 5 of 10 Maximum building height Variable 8 55/70 9 55 10 6010 45 50 45 50 — 45 50 Minimum floor to ceiling height 13 13 13 13 13 — — — — — Roof pitch < 3:12 34 40 38 7 507 38 7 427 Roof pitch 3:12 or > 38 45 44 7 607 44 7 487 Minimum setback (feet) (38.320.020.F) Front Setback Front setback provisions are set forth in the block frontage standards in division 38.510. 25 11,17 20 11 20 11 0 12 20 11 Front Setback Front setback provisions are set forth in the block frontage standards in division 38.510. Setback to an individual garage oriented to the street — 20 20 20 — — — — — 20 Rear Setback 10 10 10 13 0 15 0 20 17 3 3 0 12 3 Side Setback 5 14 5 14 5 14 0 15 0 15 17, 14 3 14 3 14 0 12 3 Side or Rear Setback Adjacent to Alley 5 5 5 5 5 5 5 5 5 Parking & loading areas (feet) Note 15 Note 15 Front Setback Note 11 Note 11 Note 11 Note 11 Note 11 Note 11 Note 11 Note 11 Rear Setback 10 16 10 16 5 16 0 17 - — — Side Setback 8 16 8 16 5 16 0 17 - - - Garages and special parking standards Ordinance 2070, Form and Intensity Standards Update Page 6 of 10 Residential Garages — Note 18 Note 18 Note 18 — — — — — Note 18 Special Parking Standards Note 19, 20 Note 19, 20 Note 19, 20 Note 20 Note 19, 20 Note 20 Note 19,20 Note 19,20 Note 20 Notes: 7. B-2 height Height exceptions: a. Maximum height may be increased by up to a maximum of 50 percent when the zoning district is implementing a regional commercial and services growth policy land use designation. b. Maximum height otherwise cumulatively allowed by this section may be increased by 30 percent through the approval of a conditional use permit, but only when the additional height is a specifically identified purpose of the review. Section 3 That Table 38.510.030.G Other block frontage standards be amended as follows with all other portions remaining unchanged: Element Standard ( refers to departure opportunities, see subsection 38.510.030 below) Ground floor land use Land use See Tables 38.310.030-.040 for permitted use details. Building placement Where allowed in the applicable zoning district, buildings may be placed up to the sidewalk edge provided block frontage standards herein are met (except where otherwise noted herein). 10' minimum front setback for other buildings., except where greater setbacks are specified in the district per division 38.320. See section 38.510.030.J for special design provisions associated with ground level residential uses adjacent to a sidewalk. Building entrances Building entrances facing the street are encouraged. At least one building entry visible and directly accessible from the street is required. Where buildings are set back from the street, pedestrian connections are required from the sidewalk. Façade transparency For storefronts, at least 60% of ground floor between 30" and 10' above the sidewalk is required. Other buildings designed with non-residential uses on the ground floor within 10' of sidewalk, at least 30% of the ground floor between 4'-8' above the Ordinance 2070, Form and Intensity Standards Update Page 7 of 10 Element Standard ( refers to departure opportunities, see subsection 38.510.030 below) sidewalk. Other buildings, at least 10% of the entire façade (all vertical surfaces generally facing the street). Window area that is glazed over or covered in any manner that obscures visibility into the storefront space must not count as transparent window area. Weather protection At least 3' deep over primary business and residential entries. Parking location Also see division 38.540 of this division for related parking requirements There are no parking lot location restrictions, except that a 10' buffer of landscaping between the street and off street parking areas meeting the performance standards of division 38.550 of this division is required. Landscaping Also see division 38.550 of this division for related landscaping standards The area between the street and building must be landscaped and/or private porch or patio space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Sidewalk width Where storefront buildings are proposed, sidewalks must meet storefront block frontage standards above. Otherwise, 6' minimum sidewalks are required adjacent to arterial streets and public parks and 5' minimum width in other areas, except the review authority may require wider sidewalks in special areas where called for in adopted plans or where significant pedestrian traffic is anticipated. 3. Departure criteria. Departures to the above standards that feature the symbol will be considered by the review authority (per section 38.250.060) provided the alternative proposal meets the intent of the standards, plus the following criteria: a. Minimum setback. Provide design treatments that create an effective transition between the public and private realm. This could include a stoop design to other similar treatments that utilize a low fence, retaining wall, and/or hedge along the sidewalk. b. Façade transparency. The design treatment of a façade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area. H. Block frontages in the industrial zones are subject to the standards for "Other" streets as set forth in subsection G above except: Ordinance 2070, Form and Intensity Standards Update Page 8 of 10 1. Minimum front setback provisions of division 38.320 supersede the building location provisions set forth in subsection G.2 of this section. 2. Planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at least 10 20 feet in depth and are encouraged to meet the landscaping standards of division 38.550. Departure: Reductions in the landscaping frontage may be considered for low volume and low visibility streets entirely within the industrial zone. Land uses with a higher density of employees warrant standard landscaping and pedestrian access provisions. Section 4 Repealer. All provisions of the ordinances of the City of Bozeman in conflict with the provisions of this ordinance are, and the same are hereby, repealed and all other provisions of the ordinances of the City of Bozeman not in conflict with the provisions of this ordinance shall remain in full force and effect. Section 5 Savings Provision. This ordinance does not affect the rights and duties that matured, penalties that were incurred or proceedings that were begun before the effective date of this ordinance. All other provisions of the Bozeman Municipal Code not amended by this ordinance shall remain in full force and effect. Section 6 Severability. That should any sentence, paragraph, subdivision, clause, phrase or section of this ordinance be adjudged or held to be unconstitutional, illegal, or invalid, the same shall not affect the validity of this ordinance as a whole, or any part or provision thereof, other than the part so decided to be invalid, illegal or unconstitutional, and shall not affect the validity of the Bozeman Municipal Code as a whole. Ordinance 2070, Form and Intensity Standards Update Page 9 of 10 Section 7 Codification. This Ordinance shall be codified as indicated in Sections 1-3. Section 8 Effective Date. This ordinance shall be in full force and effect thirty (30) days after final adoption. Ordinance 2070, Form and Intensity Standards Update Page 10 of 10 PROVISIONALLY ADOPTED by the City Commission of the City of Bozeman, Montana, on first reading at a regular session held on the ___ day of ________, 20__. ____________________________________ CYNTHIA L. ANDRUS Mayor ATTEST: ____________________________________ MIKE MAAS City Clerk FINALLY PASSED, ADOPTED, AND APPROVED by the City Commission of the City of Bozeman, Montana on second reading at a regular session thereof held on the ___ of ____________________, 20__. The effective date of this ordinance is ______________, 20__. _________________________________ CYNTHIA L. ANDRUS Mayor ATTEST: _______________________________ MIKE MAAS City Clerk APPROVED AS TO FORM: _________________________________ GREG SULLIVAN City Attorney 2/9/22, 9:16 AM Headwaters Engineering Inc Mail - Cherry Creek Mixed Use Concept Review Code Interpretation #21374 https://mail.google.com/mail/u/0/?ik=1bad760de6&view=pt&search=all&permthid=thread-f%3A1724302617689849638%7Cmsg-f%3A1724302617689…1/5 Jeremy May <jmay@headwatersmt.net> Cherry Creek Mixed Use Concept Review Code Interpretation #21374 1 message Ross Knapper <rknapper@bozeman.net>Wed, Feb 9, 2022 at 9:11 AM To: Jeremy May <jmay@headwatersmt.net> Cc: Anna Bentley <abentley@bozeman.net>, Danielle Garber <DGarber@bozeman.net>, Lynn Hyde <lhyde@bozeman.net>, Brian Krueger <BKrueger@bozeman.net> Dear Jeremy, Community Development has reviewed your director’s determination request for interpretation of BMC 38.510.030. The department supports your request for a 10-foot setback from the trail to be consistent with Ordinance 2070. Please include a copy of this email with your site plan application materials for project 22016. I am here to support you through the development review process. Please reach out with any questions or if I can be of assistance. Cheers, Ross Knapper | Development Review Coordinator, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 406.582.2968 | (C) 406.451.6803 |  rknapper@bozeman.net | www.bozeman.net The City has enhanced our project intake process and will now be receiving all project submittals - New and Revisions, through ProjectDox. As a result of this transition in process, response times to inquiries may be delayed. We understand the impacts any delay may create for your site development and we will make every effort to provide you with the highest level of customer service in a timely manner. We encourage you to review our Development Center webpage and become familiar with the new intake process. Your patience during this transition is greatly appreciated. From: Anna Bentley <abentley@BOZEMAN.NET> Sent: Tuesday, February 8, 2022 7:10 PM To: Danielle Garber <DGarber@BOZEMAN.NET> Cc: Ross Knapper <rknapper@BOZEMAN.NET>; Lynn Hyde <lhyde@BOZEMAN.NET>; Brian Krueger <BKrueger@BOZEMAN.NET> Subject: RE: Cherry Creek Mixed Use Concept Review Code Interpretation #21374