Loading...
HomeMy WebLinkAbout002_THOP_SITE PLAN - Narrative Comment Response THRIFTWAY SUPER STOP CITY OF BOZEMAN – SITE PLAN SUBMITTAL NARRATIVE #20453 January 10, 2022 City of Bozeman Attn: Planning Department 3295 Baxter Lane Bozeman MT 59715 Thriftway Super Stop is proposing an upscale convenience store and gas station at the corner of Baxter and Davis. The design intent is to be similar is style and layout as the other Thriftway Super Stops throughout southwest Montana while connecting to the vernacular of Bozeman aesthetics. Thriftway Super Stop will provide residential neighborhoods with convenient access to everyday necessities and goods, in a safe and friendly environment. The project goal is to create a prominent convenient store on the corner of the lot that is inviting to the community and pedestrian friendly. The fuel pumps set back from the road to allow the visual focus to remain on the street front. An additional amenity to the neighborhood will be the carwash station with dog wash facility. Considering the surrounding residential activity and the multiple parks in this area, the proposed amenities will provide a valuable resource not yet present in the area. East third of the lot will remain undeveloped at this time. In the future as road expansion is completed a mixed-use building will be designed along the east side. The site will be paved for vehicular traffic to and from the fuel pumps and pedestrian access around the convenient store and a pathway to the dog wash facility. All parking will be included on site. All storm water shall be stored on site via underground retention tanks. The proposed project has a footprint of 8,304 sf for the ground level. The partial upper level consists of offices and storage space at 1,506 sf. The timeframe for the project is planned to begin construction Spring 2022. The site is zoned B-2 and is currently an open field. The existing house that was on the site was removed. An existing small shed on the north-east corner of the site will be removed during development. The adjacent properties to the north and east are residential and outside of the city limits. The properties to the south across Baxter are residential R-3, and to the west across Davis are commercial B-2. We are submitting this site plan review concurrently with the Special Use Permit application. The project is also requesting concurrent construction of on and off site utility upgrades / improvements at the same time as the building construction. Responses to CONCEPT REVIEW COMMENTS as follows… Section 3 – REQUIRED CODE CORRECTIONS All citations are to the Bozeman Municipal Code (BMC). Planning Division, Nakeisha Lyon, nlyon@bozeman.net 582-2963 1. BMC 38.220.080. Site plan submittal requirements. a. The application must meet the SP form requirements. Response: Understood b. Provide adjacent zoning and land use information to a distance of 100 feet outside the site plan boundary. Response: Adjacent zoning and land use is provided on coversheet Vicinity Map c. Dependent on the desired entitlement period (up to 5 years) for the proposed project and future phases, a MSP would be required. This may be applied for currently with a SP for Phase 1, with subsequent site plans for the additional development on the site and future pad site. Response: A SP application is being submitted for the convenience store / gas station at this time, with a pad site for the car wash building SP to be submitted later. The eastern side of the site is to remain undeveloped currently. 2. BMC 38.230.120. Special use permit a. For the proposed use of an automobile fuel sales or repair, a special use permit (SUP) is required per Sec. 38.310.040 within the B-2 zoning district. Please see Sec. 38.230.120 and the special use permit form requirements for more information. Response: SUP has been included with this submittal b. A SUP must be approved prior to the approval of any related SP or MSP for the proposed development. Response: The Special Use Permit has been included in this submittal. 3. BMC 38.320. Form and intensity standards. a. Please ensure consistency between proposed plans and submittal documents (i.e. the Development Application (A1) and narrative denote a proposed square footage for the building different than the proposed square footage denoted on the cover sheet, A1 denotes two buildings are proposed; however, the site plan and elevations only show one building, etc). Response: The convenience store / gas station is the only building proposed at this time. The square footage has been verified at 9,852. (level 1: 8,331. Level 2: 1,521). b. Please provide the proposed building height on the cover sheet accordingly during the formal submittal. Response: Building Height is included on the cover sheet, 37’-3” c. Please provide the lot coverage calculations during the formal submittal. Response: Lot coverage calculations are included on the cover sheet. d. Please indicate the minimum floor to ceiling height of 13 feet accordingly during the formal submittal. Response: The minimum floor to ceiling height of 13 feet is indicated on the exterior elevations, the 2nd floor elevation is identified at 14’-0” above the 1st floor. e. Please ensure all plans have appropriate scaling and dimensions during the formal submittal. Response: appropriate scaling and dimensions are in place. f. Please denote the front, side and rear setbacks for all proposed structures and parking areas during the formal submittal. Response: setbacks are identified on the civil site plan g. Please provide the roof pitch of all proposed buildings in accordance with Sec. 38.320.050 during the formal submittal. Response: roof pitch has been identified on exterior elevations and roof plan. h. Please ensure compliance with the zone edge transition to the south of the property (if applicable) in accordance with Sec. 38.320.060. Response: No zone edge transitions are required / identified in Sec 38.320.060 for B2 and R4 i. Please ensure floor plans, perspectives, dimensions, and further information for the proposed car wash tunnel, manual car wash, dog wash, and car vacuum areas during the formal submittal. Response: A pad site is to be provided for this area at this time. A formal site plan application will be submitted for the building at a later date. 4. BMC 38.360.030. Accessory buildings. a. Ensure adequate backup maneuverability for all accessory structures in conformance with the applicable provisions denoted in Sec. 38.360.030.I. Response: Adequate backup maneuverability has been provided on site. 5. BMC 38.360.080. Automobile repair and/or fuel sales. a. Please ensure compliance with the provisions in this section which includes specific rear and side setbacks for fueling stations and demonstration of architectural elements and design of fueling area. Response: compliance has been provided. 6. BMC 38.360.110. Convenience uses and drive-through/drive-in restaurants. a. Please ensure compliance with the provisions on this section of the BMC. Response: no drive-through / drive-in restaurant is proposed. 7. BMC 38.400.090. Access. a. Please clarify the existing access point/curb cut to the southeast side of the subject property off Baxter Lane as indicated on the topographic map. (i.e. does it still exist, will it remain, etc). Response: the existing access point/curb cut to the south east side of the property is to remain at this time. 8. BMC 38.410.100. Watercourse setback. a. The Community Development Map depicts a stream running along the western side of the property. Please provide further information on this watercourse from the Water Conservation District to establish if the provisions of Sec. 38.410.100 are applicable. Response: there is not a stream / water course along the western side of the property. 9. BMC 38.510.030. Block frontage standards. a. Please demonstrate articulations for the primary façade off Baxter Lane and Davis Lane. Response: refer to exterior elevations SP201 & SP202 for primary facades. b. Please clarify the façade transparency calculations and provide window samples during the formal submittal. Response: refer to exterior elevations SP201 & SP202 for transparency calcs. c. Please provide the dimensions of any weather protection mechanisms on the primary structure during the formal submittal. Response: refer to exterior elevations for dimensions of covers d. Please ensure parking areas are limited to no more than 50% of the street frontage on Baxter Lane and Davis Lane. Response: parking areas are screened with landscaping as required. e. Please ensure a 10’ minimum buffer of landscaping between the street and off street parking areas meeting the performance standards denoted in Division 38.550. Response: parking areas are screened with landscaping as required. i. A departure is available for this provision if the proposed alternative shows an acceptable tradeoff in terms of the amount and quality of storefront area that is integrated with the development and the applicable parking location departure. Plus, the alternative must include design features to successfully mitigate the visual impact of additional parking areas along designated landscaped streets. Response: no departures are requested. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Response: no departures are requested. iii. Please amend the plans accordingly or apply for a departure from this standard during the formal submittal. Response: no departures are requested. f. The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. Therefore, the proposed 12’ wide access drive for loading between the building and public right of way off Davis Lane and Baxter Lane with bollards and stamped concrete is not open space and is not allowed. Please remove the proposed drive aisle around the building as per our code, this is viewed as a component of the parking lot. For setbacks adjacent to buildings with windows, please 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. Response: no loading / drive access is proposed for this project. a landscaped area along with patio space that is pedestrian oriented has been designed for this project. there are no blank walls. g. 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. Please demonstrate conformance with this standard during the formal submittal. Response: all pedestrian circulation is identified as required. 10. BMC 38.520.040. Non-motorized circulation and design a. Please ensure pedestrian connections to all building entrances and along the public right of way of the subject property. Response: all pedestrian circulation is identified as required. b. Ensure all internal pathways have a minimum 5’ wide unobstructed surface. Where a pathway is adjacent to perpendicular or angled parking, an extra 2’ of walkway width must be provided to mitigate for parked vehicles overhanging the walkway. Pathways must be separated from structures by at least 3’ of landscaping. Please see Sec. 38.540 for any additional provisions regarding internal pathways and parking areas. Response: all pedestrian circulation is identified as required. Concrete filled bollards are indicated at parking spaces next to building. i. Departures may be permitted for other landscaping and/or façade design treatments to provide attractive pathways will be considered. Please see Sec. 38.520.40.D for examples related to pathway design. Response: no departures are requested. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Response: no departures are requested. iii. Please amend the plans accordingly or apply for a departure from this standard during the formal submittal. Response: no departures are requested. c. Please ensure conformance with BMC 38.520.040.3. and 38.520.040.4 during the formal submittal. Response: conformance has been provided. 11. BMC 38.520.050. Vehicular circulation and parking. a. Please ensure compliance with D.3 of this section of the BMC during the formal submittal. Response: No drive-through facility is provided. 12. BMC 38.520.060. On-site residential and commercial open space. a. Please provide open space calculations and demonstrate how you meet the requirements of this section of the BMC during the formal submittal. Response: open space calculation are provided, see landscaping plan. 13. BMC 38.520.070. Location and design of service areas and mechanical equipment. a. Ensure all mechanical equipment, including condensers and wall mounted electrical panels, are in compliance with Sec. 38.520.070.B.3. and 38.520.070.D.1. during the formal submittal. Response: all mech equipment is screened b. Please provide screening mechanisms and materials accordingly during the formal submittal. Response: see the exterior elevations and floor plans for screening mechanisms. 14. BMC 38.530.030. Building character. a. Please ensure compliance with Sec. 38.530.030.A.3. during the formal submittal. Response: compliance is provided. 15. BMC 38.530.040. Building massing and articulation. a. Please demonstrate compliance with Sec. 38.530.040.B. and 38.530.040.F. during the formal submittal. Response: compliance is provided. i. Departures will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest. Response: no departures are requested ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Response: no departures are requested iii. Please amend the plans accordingly or apply for a departure from this standard during the formal submittal. Response: no departures are requested 16. BMC 38.530.050. Building details. a. Per Sec. 38.530.050, this site is a high visibility street corner site in which the building or structure must be located within 20 feet of the street corner and include design features that accentuate the street corner. Community Development Staff recommends creating a primary entrance at the corner of Davis Lane and Baxter Lane with a corner designed plaza, outdoor seating, open space, bicycle racks, and other pedestrian oriented features to activate the street corner and provide a public space for high levels of human activity. Corner design features could include a cropped building corner with an entry feature, decorative use of building materials at the corner, distinctive façade articulation, a sculptural architectural element, or other elements that meet the intent of the standards. See Figure 38.530.050.D which illustrates acceptable examples. Response: an outdoor seating / open space has been designed to engage the corner pedestrian circulation b. Please demonstrate conformance with Sec. 38.530.050.E. during the formal submittal. Response: conformance has been demonstrated, see exterior elevations. c. Please ensure all primary building entries are in conformance with Sec. 38.350.050.E. and Sec. 38.350.050.F during the formal submittal. Response: conformance has been demonstrated, see exterior elevations & plans. 17. BMC 38.530.060. Building materials. a. Please provide building material details in conformance with this section of the BMC during the formal submittal. Response: conformance has been demonstrated, see exterior elevations. i. Departures to building materials standards will be considered if they are determined to meet the intent of this section of the BMC. Response: no departures are requested. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Response: no departures are requested iii. Please amend the plans accordingly or apply for a departure from this standard during Response: no departures are requested 18. BMC 38.530.070. Blank wall treatments. a. Please address blanks walls (i.g. the northern elevation) in conformance with this section of the BMC during the formal submittal. Response: no blank walls are provided. 19. BMC 38.540. Parking. a. Please indicate how much parking is proposed to ensure conformance with Sec. 38.540.050.A.2.b. during the formal submittal. Response: parking calculations are provided. b. Please demonstrate and provide details regarding the following sections of the BMC during the formal submittal: i. Sec. 38.540.020.C. Circulation between bays. ii. Sec. 38.540.020.F. Surfacing. iii. Sec. 38.540.020.G. Striping. iv. Sec. 38.540.020.H. Lighting. v. Sec. 38.540.020.J. Parking lot curbing. vi. Sec. 38.540.020.L. Pedestrian facilities in parking lots. vii. Sec. 38.540.020.M. Snow removal storage areas. viii. Sec. 38.540.020.N. Parking and stacking for drive-in/drive-through facilities. Response: see civil drawings for detailing of parking c. Please demonstrate bicycle parking and details in accordance with this section of the BMC during the formal submittal. Response: bicycle parking has been provided on landscape drawings. 20. BMC 38.550. Landscaping. a. Please provide a detailed landscaping plan in accordance with this section of the BMC and Sec. 38.220.100. i. Please ensure all surface parking lots on the building site has landscaping in accordance with Sec. 38.550.050.C. This includes screening/buffering for residential adjacency. Response: see landscaping drawings for confomrance ii. Please ensure internal parking lot landscaping provided is proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot. Response: see landscaping drawings for conformance iii. Street frontage landscaping is required along all street rights of way within the proposed development site (Sec. 38.550.050.E). Response: see landscaping drawings for conformance iv. All landscape plans must include, for each setback with a residential adjacency, at least one canopy or non-canopy tree for each 50 lineal feet of the adjacent area (Sec. 38.550.050.J.) Response: see landscaping drawings for conformance 21. BMC 38.570. Lighting. Please provide a detailed lighting plan in accordance with this section of the BMC if applicable. Response: see electrical drawings for conformance Engineering Division, Cody Flammond, cflammond@bozeman.net, 406-582-2287 1. See Attached Memo dated March 1, 2021. Response: Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2353 1. Please show appropriate size fire riser room on plans. a. Access to riser room shall be from exterior not through Beer Cave and have sidewalk to public way. Response: see floor plan for size and location of fire riser room. 2. Fire Department Connection shall be located on North side of building. Response: FDC Shall be located on north side as required. NorthWestern Energy; Daniel Wussow, Daniel.wussow@northwestern.com, 406-582-4602 1. Has an application to Northwestern Energy (NWE) been submitted? Response: not at this time. 2. There is an existing home on the property. With the demolition of the existing structures the applicant needs to, weeks in advance of the scheduled demolition, contact NorthWestern Energy for a disconnect of the electric services. (Please disregard if the demolition has already occurred and this has already occurred.) Response: there is not an existing home on the property. 3. There is a three-phase overhead power line on the west side of Davis to provide either single phase or three phase power. Response: noted. 4. According to NWE utility map, there is not an existing gas service to the existing lot. There is a gas main on the south side of Baxter Lane and a gas main at the southwest corner of the Baxter Lane, Davis Lane intersection. NorthWestern Energy should be able to extended gas to the lot to provide gas services. Response: noted. 5. Transformer location to a structure. If the buildings will be requiring 3 phase power a transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. For oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes and meets current NEC or NFPA requirements for non-combustiblematerial. For transformers 750kVA & larger a 3-foot 6-inch clearance is required and 10-feet of clearance is required on the front side of the pad, where the transformer doors are located. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required between the building or any combustible surface and the transformer. All distances are referenced to the edge of the pad. For planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. Due to COVID-19 there has been an impact on receiving larger three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for such services. It is important to submit an application to NWE and provide the calculated loads as soon as possible to avoid any delays. The NWE projectengineer will help to determine the appropriate location for the transformer. Response: noted. 6. Meters in General. NorthWestern Energy reserves the right to specify the location of NWE meters. All meters are to be located outdoors on the corner of the building closest to the transformer serving your property. 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- inchesfor installations requiring cabinets. Location of the meter(s) shall allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. Response: noted. 7. 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. Response: Utilities are screened, see west elevation drawing and plans. a. Screening Walls. i. 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. ii. 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. iii. Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the service. iv. 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. v. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. Response: noted. 8. Gas meters. The following applies to the location of gas meters 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. Submitting an application to NWE will get the NWE project engineer involved and can help with this process. The plans show the location of gas meter close to a mechanical unit. As stated above, a 10-foot separation is required to mechanical units. Response: noted. 9. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. To establish the needed utility easement locations the NWE project engineer and/or Northwestern Energy’s real estate representative will help to establish these locations as well as the needed documentation. Negotiations and costs between other landowners for easements is entirely the applicant’s responsibility. Response: noted. 10. For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. Response: noted. 11. 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. Response: noted. 12. NWE will need to review building elevation plans for the proposed buildings for the meter locations as well as final grading plans for all utility installation locations. Response: noted. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Need detailed plan for refuse enclosure. Response: detail plan has been provided. 2. Refuse enclosure will need to be covered. Response: enclosure is covered. Water Conservation Division, Chelsey Trevino, ctrevino@bozeman.net, 406.582.2266 1. See Attached Memo dated February 16, 2021. Response: Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 1. Please denote on the landscaping plan which existing trees will be removed and/or retained during the formal submittal. Response: see landscape plan Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. Along Davis Lane, a 10-foot-wide pathway is required. Please demonstrate the feasibility for a trail expansion up to 14'. Response: a 10-foot wide pathway is provided. 14’ wide expansion is not feasible. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 2. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 3. Stormwater Division; Kayla Mehrens, kmehrens@bozeman.net, 406-582-2270 4. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 – ENGINEERING COMMENTS – Easements 1. BMC 38.410.060 (B) (2) Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) along the developments property frontage prior to Master Site Plan approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Response: noted. Payback 1. The subject property is located within the Meadow Creek Subdivision Sewer and 19th and Baxter Intersection Payback Districts. The applicant is required to pay a proportionate share and must contact Katherine Maines at kmaines@bozeman.net for a determination of the amount. Response: noted. Stormwater 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. Response: refer to design report. 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. Response: refer to design report. 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. 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. Response: refer to design report. 4. BMC 38.540.020 M Snow Storage - 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. Response: refer to civil drawings. 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 (CIL) of water rights prior to site plan approval. Response: the applicant has contacted Griffin Nielsen regarding CIL, but at this time have not heard back. Water and Wastewater 1. 38.410.070. and DSSP.V.A and B – 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. Response: 2. The proposed sewer extension for the future pad site is shown with a water line type. Please provide consistent labeling and line types on future plan submittals. Response: refer to civil drawings. 3. The applicant may consider extending water service to the car wash from the building to reduce the number of meters. Response: refer to civil drawings. Transportation 1. BMC 38.400.060 Street Improvement Standard – Davis Lane is classified as a “minor arterial” 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. a. The applicant must complete the curb and gutter installation along Davis Lane following the future curb and gutter alignment of Davis Lane. Response: refer to civil drawings. 2. BMC 38.220.080 (A) 2.g Traffic Generation - The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required. Response: refer to traffic study in documents folder. 3. BMC 38.400.090 (D) (2) Access - The Davis Lane access is located less than 660 feet from the intersection of Baxter Lane and Davis Lane. Response: the property size and configuration does not allow for the access to be farther away from the intersection. 4. BMC 38.400.090 (D) (2) Access - The Baxter Lane accesses are located less than 315 feet from each other and Windward Avenue. Response: the property size and configuration does not allow for the access to be farther away from the intersections. – CONDITIONAL APPROVAL – 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 Baxter Lane between 19th Avenue and Harper Puckett Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Davis Lane between Oak Street and East Valley Center Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements at 19th Avenue and Baxter Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements at Baxter Lane and Davis Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Baxter Lane and 27th Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Baxter Lane and Ferguson Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements to Davis Lane and Oak Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements to Davis Lane and Cattail Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. i. Intersection improvements to Davis Lane and Catamount Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. j. Intersection improvements to Davis Lane and East Valley Center Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to Master Site Plan approval. Response: noted, copy of Filed waiver shall be submitted – LANDSCAPE AND IRRIGATION CONCEPTUAL PLAN ADVISORY COMMENTS – 1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of each hydrozone (ft2) - designated by grouping plants with similar water needs. 2. The plant schedule should minimize the use of Kentucky bluegrass within areas surrounded by pavement and/or parking spaces and install native seed mix and/or drought tolerant plants/shrubs in these areas. 3. Specifications 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. 4. Indication that perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology. 5. Specifications on 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. 6. Specify the installation of a weather based irrigation controller and rain/freeze sensor that can automatically adjust the watering schedule according to local weather events. Response: noted, all landscaping and irrigation design meets the above mentioned requirements.