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HomeMy WebLinkAbout0-0 2695 Tschache Ave SPR Narrative2695 Tschache Lane Solomon Cordwell Buenz | The Voyager Company | Bozeman, MT SPR SUBMITTAL 5 th May, 2023 S02, T02 S, R05 E, ACRES 14.428, TRACT 1 REMAINDER NW4NE4 COS 1256 LESS MS 404 © 2022 SOLOMON CORDWELL BUENZ SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 2 © 2023 SOLOMON CORDWELL BUENZ TABLE OF CONTENTS PROJECT INDEX SUBMISSION DATE 00 COVER & TABLE OF CONTENTS 08-31-2022 01 QUESTIONS TO TOWN & RESPONSES & DEPARTURES 08-31-2022 02 CONR COMMENTS & RESPONSES, APPLICATION #22106 08-31-2022 03 CONR PLANNING COMMUNICATIONS 08-31-2022 04 SITE PLAN CHECKLIST 08-31-2022 05 SITE CONTEXT MAP 08-31-2022 06 PROJECT DESCRIPTION 08-31-2022 06.1 PROJECT GOALS 08-31-2022 06.2 DESIGN INTENT 08-31-2022 06.3 CONTEXT 08-31-2022 06.4 EXISTING BUILT ENVIRONMENT 08-31-2022 06.5 PROJECT TIMELINE 08-31-2022 06.6 SITE DESIGN IMPROVEMENTS 08-31-2022 06.7 CARPORTS 08-31-2022 06.8 UTILITIES 08-31-2022 06.9 STREETSCAPE APPROACH 08-31-2022 06.10 LANDSCAPE 08-31-2022 06.11 OPEN SPACE 08-31-2022 06.12 PARK LAND REQUIREMENTS 08-31-2022 06.13 PARKING REQUIREMENTS 08-31-2022 06.14 MATERIAL CONTEXT 08-31-2022 07 PROJECT MATRIX 08-31-2022 08 PROJECT IMAGING 08-31-2022 09 N1 - NOTICING CHECKLIST, PROPERTY ADJOINERS LIST 08-31-2022 10 CCON - CONCURRENT CONSTRUCTION FOR EXISTING INFRASTRUCTURE OR ON-SITE 08-31-2022 11 WATER RIGHT PREDETERMINATION REQUEST EMAIL 08-31-2022 12 TRAFFIC IMPACT STUDY 08-31-2022 13 WETLAND AND WATERWAY DELINEATION REPORT 08-31-2022 14 CONCURRENT CONSTRUCTION REQUEST SITE PLAN APP.08-31-2022 15 SEWER MAIN EXTENSION REPORT 08-31-2022 16 STORM WATER DRAINAGE REPORT 08-31-2022 17 WATER MAIN EXTENSION REPORT 08-31-2022 18 EASEMENTS 08-31-2022 19 CONDITIONAL IRREVOCABLE OFFER OF DEDICATION 08-31-2022 20 CASH IN LIEU WATER RIGHTS SITE PLAN APP.08-31-2022 21 MISCELLANEOUS EXISTING DEEDS, EASEMENTS, ETC.08-31-2022 22 GEO-TECHNICAL REPORT (FOR REFERENCE)08-31-2022 SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 3 © 2023 SOLOMON CORDWELL BUENZ 27th and Tschache Pre-Application Meeting Attendees: Brian Krueger, Ben Abbey, Matthew Lee, Claire Morrison, Cody Flammond Project Location: 27th & Tschache, 341 Units row houses and apartments. Legal Description: TRACT 1 OF CERTIFICATE OF SURVEY NO. 1256A, LOCATED IN THE NORTHEAST ONE-QUARTER OF SECTION 2, TOWNSHIP TWO SOUTH, RANGE FIVE EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA Planning notes: Building heights  Primary roof form must meet roof pitch and is a maximum height. Subsequent subdivision following site plan approval  Subdivision of parcel would require that all stormwater facilities be located on commonly owned lots managed by a property owner’s association.  Stormwater facilities cannot be located on private lots. Project Completion  Project would need to be fully constructed or have an approved phasing plan for occupancy, if phased construction is proposed. Site Plan requirements  A wetland delineation is required for site plan application. Parking reductions  10% parking reduction allowance for qualifying public transit.  Car share is allowed Street Frontage  Site plan application will require submittal of a block frontage map for project.  The mixed block frontage does not allow parking in front of the building (side or rear parking allowed).  Project will also have interior block frontages, as well, based on proposed design. Lot area calculation  Applicant is advised to confirm lot area calculations and to include lot area calculation in the site plan application. Open space requirements  A are different open space requirements for row houses and apartment buildings. QUESTIONS TO TOWN & RESPONSES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 4 © 2023 SOLOMON CORDWELL BUENZ Page 2 of 3 Engineering notes: Street Standards  Gravel extension to Baxter Lane is not allowed. Section would need to be built to engineering standard and connect to Baxter Lane.  The 25th Avenue access on the north side of Tschache Lane needs to line up with the 25th Avenue access on the south side of Tschache Lane.  Baxter Lane is classified as a minor arterial road. A full access requires 660 feet spacing and a partial access requires 315 feet spacing. Additional discussion is needed to determine if a full or partial access can be allowed.  The city’s preference is for Turbulence Lane to align with the Bozeman West Apartments development directly to the east of this parcel. Stormwater  Applicant is advised that this area is known for high groundwater, which may impact stormwater design and management. Water/Sewer Connections  Water system should be looped and avoid dead end water mains. Building notes: Rowhouse Standards  If being built to IRC townhouse standard, each unit will need to be served by a separate service. Services are not allowed to penetrate a fire wall.  If being built to IBC standards, five or more units or three or more stories requires fire sprinkling.  Applicant is advised to consult applicable building accessibility requirements.  Applicant is advised that the City of Bozeman will be adopting the 2021 ICC Codes once they have been adopted by the state, likely around May 1, 2022. Parks Comments  Pocket Park allowed as open space, but must be maintained by property owner.  ~2-3 acres of parkland required based on proposed design. Parkland requirement can be met either as land dedication, cash-in-lieu of parkland dedication, improvements-in-lieu of parkland dedication, or a combination.  Improvements-in-lieu to Rose Park would be supported by Parks. QUESTIONS TO TOWN & ANSWERS SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 5 © 2023 SOLOMON CORDWELL BUENZ Page 3 of 3  Applicant is encouraged to coordinate with neighboring developments to enhance pedestrian connections in surrounding neighborhood. Other Comments  Applicant is encouraged to contact Nick Pericich (npericich@bozeman.net), City of Bozeman Water/Sewer, to coordinate location of water and sewer connections.  Applicant is encouraged to contact Thomas Stewart (thomas.stewart@northwestern.com), Northwest Energy, to coordinate location of utility easements and connections.  Applicant is aware there is an Improvements Agreement filed on this property for completion of required street lighting along N. 27th Ave.  Applicant may at their own risk, request a waiver from the requirement to submit a concept review or informal review application prior to site plan application. o Please contact Ross Knapper (rknapper@bozeman.net) to request a concept review waiver form. o Applicant may submit a concept review or informal review application if additional comments are desired. Please contact Ross Knapper if you have any questions on concept or informal review. QUESTIONS TO TOWN & ANSWERS SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 6 © 2023 SOLOMON CORDWELL BUENZ BOZEMANMT Community Development DEVELOPMENT REVIEW APPLICATION Remember to obtain owner signature on this form prior to uploading with the rest of your submittal PROJECT INFORMATION Project Name:2695 Tshache Lane SPR Project Type(s):Site Plan SP Street Address: Legal Description: Description of Project: Current Zoning:R-4 Residential High Density District Existing Use:Undeveloped Proposed Use:Residential Gross Lot Area:659000 Number of Buildings:21 Type and Number of Dwellings:343 Building Size (SF):384774 Non-Residential Building Size (SF):11500 Building Height (ft): Affordable Housing (Y/N):No Departure/Deviation Request (Y/N):No Zoning Verification Expedited (Y/N):No PROPERTY OWNER Company Name:Bozeman Property Owner LLC Name:Matt Booma Full Address:1999 Circle Drive, Cleveland, OH 44106 Email:mbooma@thevoyagercompany.com Phone:(312) 725-3805 APPLICANT Company Name:Solomon Cordwell Buenz Name:chris urner Full Address:1326 Fifth Avenue Suite 300, Seattle, Washington 98101 Email:chris.urner@scb.com Phone:(208) 809-2272 %&'()(*&$$Not Yet Determined444 Extension of 25th Ave, Trade Winds and Turbulence Lands to divide 1 large block into 4 smaller blocks. Building of 18 residential buildings and 3 amenity/support buildings. Construction of a trail on the east side and outdoor space throughout the site. S02, T02 S, R05 E, ACRES 14.428, TRACT 1 REMAINDER NW4NE4 COS 1256 LESS MS 404 New res. @ Tschache to Baxter Lanes, 27th Ave. to wetlands. ±15-acre site, ±384,774 gsf. 343 units: 3 46 3 Yes Up to 50' 4-story Flats, Rowhomes, Single Units, Clubhouse, DEVELOPMENT REVIEW APPLICATION SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 7 © 2023 SOLOMON CORDWELL BUENZ REPRESENTATIVE Company Name:Solomon Cordwell Buenz Name:chris urner Full Address:1326 Fifth Avenue Suite 300, Seattle, Washington 98101 Email:chris.urner@scb.com Phone:(208) 809-2272 CERTIFICATIONS AND SIGNATURES Applicant signature is captured electronically at time of application submittal. This application PDF must also be signed by the property owner(s) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. The applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative's access to the subject site during the course of the review process (Section 38.200.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certification of Completion and Compliance - I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan - I acknowledge that construction not in compliance with the approved final plan may result in delays of pccupancy or costs to correct noncompliance. Property Owner Signature: Printed Name:Matt Booma CONTACT US Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street fax 406-582-2263 Bozemn, MT 59715 planning@bozeman.net www.bozeman.net/planning DEVELOPMENT REVIEW APPLICATION SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 8 © 2022 SOLOMON CORDWELL BUENZ memo Page 1 TO: City of Bozeman FROM: Toby McClue, PE; Wyatt Hatch, PE; Chris Urner, RA; Solara Saad DATE: May 5, 2023 JOB NO.: 10093.001 RE: 2695 Tschache Lane Departure Requests CC: Matt Booma, File Urgent For Review Please Comment Please Reply For Your Use This memorandum summarizes the project narrative and requests for departure for the proposed  development located on Tract 1 of Certificate of Survey (COS) 1256A located in the Northeast one‐ quarter of Section 2, Township 2 South, Range 5 East in Gallatin County, Montana.       Project Narrative:   The applicant is pleased to present a new residential development located at the southwest corner of  Tschache Lane and North 27th Avenue. Spread across approximately 14‐acres of undeveloped land in  Bozeman, MT, this residential development is comprised of four blocks encompassing Tschache Lane,  Turbulence Lane, Trade Wind Lane, North 27th Avenue and North 25th Avenue. The total building area for  the project consists of approximately 384,774 gross square feet with (3) 4‐story residential flats, (46)  row homes, (3) single‐family residential homes, (1) clubhouse, (1) gear garage, and (1) pool utility  building.    The proposed development is located in zoning district R‐4 with occupancy classifications of R‐2 and S‐2  and will utilize Type‐5A construction. The project will extend North 25th Avenue from Tschache Lane to  Baxter Lane and will also extend Turbulence Lane from North 27th Avenue to the Bozeman West  Apartment development. Onsite parking will be spread across all four “blocks” and new streets,  resulting in a projected 573 parking spaces. Each “block” will have two ingress/egress accesses with  internal trash and recycling available. Project phasing is not proposed for this development but is  planned to be built as a single project working from one end to the other.    The goal of the project is to provide a variety of housing types creating high‐quality buildings with  traditional materials which convey a sense of warmth, community and belonging. Layout of the site  places rowhomes along the subject property’s perimeter to reduce the project scale and interface the  development with the surrounding community. Amenities includes private balconies, on‐site parking,  interior and exterior bicycle parking, fitness facility, co‐working space, lounge, full kitchen inside  clubhouse, package delivery, pool, hot tubs, fire pits, BBQ, private gathering spaces, green space and  new trails for added pedestrian connectivity.       Water   CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 9 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 2 The subject property is surrounded by existing water main infrastructure to the north, south and west.  An existing 12‐inch ductile iron water main is located within Baxter Lane, an existing 8‐inch ductile iron  water main is located within Trade Wind Lane, an existing 10‐inch ductile iron water main is located  within North 27th Avenue and an existing 8‐inch ductile iron water main is located within Tschache Lane.  Water main extensions will be required to route through the subject property to provide service to the  proposed development. Existing water main stubs will be utilized as connection points for new water  infrastructure creating a looped system. 8‐inch ductile iron water mains are proposed to route through  North 25th Avenue and Turbulence Lane. Services to buildings are proposed through connections from  existing and proposed water main infrastructure. Each building will have its own service connection for  domestic and fire (as applicable) with the exception of the row homes, which will utilize one service  connection each of the structures.     Sewer   Existing sewer main infrastructure is located to the north and southwest of the subject property. An 8‐ inch PVC sewer main is located at the intersection of North 27th Avenue and Tschache Lane, a 10‐inch  PVC sewer main is located near the proposed intersection of Trade Wind Lane and North 25th Avenue  and a 24‐inch asbestos concrete sewer main is located within Baxter Lane. Sewer main extensions will  be required to route wastewater through the subject property providing service to the proposed  development. Existing sewer main stubs will be utilized where possible as connection points to the  existing sewer main infrastructure. 8‐inch PVC sewer mains are proposed to route through North 25th  Avenue, Turbulence Lane and internally within the two western blocks. Each building will have its own  service connection for sanitary service. A sand oil separator will be utilized to accommodate car wash  facilities within the proposed gear garage prior to connection to the sewer main.    Solid Waste and Dry Utilities and Services   Solid waste will be coordinated with City of Bozeman and other applicable service providers. Trash  enclosures will be located throughout the project. Gas, electrical and telecommunication services are  planned for each building. 10’ public utility easements are designated along North 25th Avenue and  Turbulence lane. Locations of transformers will be coordinated with owning utility companies.    Site Grading & Storm Drainage   Existing topography of the site is gradual from south to north at approximately 2%. Proposed grading of  the site will maintain the existing drainage pattern and will be designed to meet City of Bozeman road  standards and ADA accessibility. The subject parcel was initially planned for dense residential  development with routing of storm water to the northeast corner of the site where an existing  detention pond is located. The proposed development increases the density of development and will  increase runoff from what was initially planned requiring expanded detention storage. The project will  be designed to detain runoff from the site by expanding the existing detention pond. Storm water catch  basins and underground piping will route storm water to storage locations. A main storm water line will  be utilized to convey storm water from south to north located along the east side of North 25th Avenue.  Storm water will be released from the detention pond at the pre‐development runoff rate and storm  water design will be in accordance with the City of Bozeman Design Standards.    Traffic Flow/Pedestrian Circulation   The proposed development will install roadway connections throughout the subject property. Proposed  roadways will align with or create new intersections with existing roadway infrastructure at Baxter Lane,  CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 10 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 3 Trade Wind Lane, Turbulence Lane, North 27th Avenue and North 25th Avenue. All intersections will line  up with existing connection points. Turbulence Lane will include a slight bend to maximize lot space and  improve vehicular and pedestrian safety by slowing vehicles down through the development. North 25th  Avenue will also include two slight jogs to allow proper alignment onto Baxter Lane and Tschache Lane.  Roadways will be designed in accordance with City of Bozeman local street standards for a 60’ right‐of‐ way including boulevard and sidewalk. In addition, a trail is proposed along the eastern edge of the  property adjacent to the existing wetlands to provide pedestrian access between Baxter Lane and  Tschache Lane.     Requested Departure Narratives:   BMC 38.41.060.C  Public utility easements must be at least 30 feet in width for either one or two utility mains. Sewer main  located in the southwest “block” (FL‐3) of the proposed development is located within the drive aisle  between proposed buildings and/or car ports. The southwest easement will provide 24 feet of width with  only one utility main located within. There will be no more proposed mains in this location as water main  and storm main are located within the main roads of North 25th and Turbulence Lane. The proposed sewer  main will only serve the proposed development based on surrounding existing infrastructure and flow  conveyance. This request was provided to City Engineering and confirmation of the request was provided  (see attached email).     Traffic Departures  Roadway extensions are required for the proposed 2695 Tschache Lane Development Project. Design and  alignment of these roadways considered City of Bozeman Design Standards. Proposed North 25th Avenue  and Turbulence Lane are considered local streets.     BMC 38.400.090‐1 Distance from Intersections  Design of the proposed development considered placement of accesses off the proposed local roads  based on BMC Table 38.400.090‐1. All requirements are met with exception of the existing driveway  access to the Baxter Apartments off Trade Wind Lane. The distance of the existing driveway to North 25th  Avenue is 36.3 feet, which is less than the required 40‐feet. This minimum requirement is unable to be  met due to the existing alignment of the property line (right‐of‐way) and the existing roadway approach  located on the northside of Baxter Lane. The proposed roadway is based on design of a local road per City  of Bozeman including 5‐ft wide sidewalk, 6.5‐ft wide boulevard and 35‐foot‐wide roadway with parallel  parking.     Traffic Volumes  Based on data from the Traffic Impact Study (TIS) completed in 2022 by E5 Engineering, PLLC estimated  traffic volume at the intersection of North 25th Avenue and Trade Wind Lane is minimal. The table below  summarizes the estimate traffic volumes for this intersection from the proposed development and 2027  projections.   CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 11 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 4    Turning Movements  The existing driveway access off Trade Wind Lane allow right and left turn movements out of the Baxter  Apartments onto Trade Wind Lane. Access into the Baxter Apartments off Trade Wind Lane heading west  allow a right turn and straight movement. Access into the Baxter Apartments off Trade Wind Lane heading  east allow a left turn and straight movement.     The proposed roadway intersection of Trade Wind Lane and North 25th Avenue allows for right and left  turn movements off of Trade Wind Lane onto North 25th Avenue. Access onto Trade Wind Lane from North  25th Avenue heading north allow a left turn and straight movement. Access onto Trade Wind Lane from  North 25th Avenue heading south allow a right turn and straight movement.     Traffic Controls  The subject property is currently undeveloped land with no existing roadways. The existing driveway off  Trade Wind Lane utilizes a stop sign to control traffic exiting the Baxter Apartments. Upon completion of  development and construction of North 25th Avenue, the intersection of North 25th Avenue and Trade  Wind Lane will be controlled with a stop sign controlling traffic movement onto North 25th Avenue.     Site Design  The proposed alignment of North 25th Avenue was designed based on existing property boundaries (right‐ of‐way) and existing access approach located on the north side of Baxter Lane. The 40‐foot minimum  requirement is unable to be met based on previously approved location of existing driveway access into  the Baxter Apartments.     Sight Distances  Sight distances for the existing driveway and proposed intersection of North 25th Avenue and Trade Wind  Lane are designed to optimize sight distances. Vision Triangles were designed in accordance with BMC  Section 38.400.100. No obstructions greater than 3 feet in height are proposed in the design at this  location including monument signs and trees.     Location and Alignment from other Access Points  The location of the proposed North 25th Avenue is described above. The proposed intersection of North  25th Avenue and Trade Wind Lane do not alter the existing alignment of Trade Wind Lane and provide a  perpendicular intersection between the two roadways.     City of Bozeman Design Standards Section IV.D  Traffic Movement AM PM  Trade Wind Lane ‐ Left Turn (N)10 7 Trade Wind Lane ‐ Right Turn (S)0 1 North 25th Avenue (N) ‐ Left Turn (W) 2 1 North 25th Avenue (N) ‐ Straight (N) 14 11 North 25th Avenue (S) ‐ Right Turn (W) 4 8 North 25th Avenue (S) ‐ Straight (S) 10 13 North 25th Avenue & Trade Wind Lane CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 12 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 5 Roadway design for the proposed development considered City of Bozeman local road standards and City  of Bozeman Roadway Design Standards. Tangent length requirements were unable to be met at certain  locations within Turbulence Lane and North 25th Avenue. Tangent lengths were reduced to maximize  developable area while keeping vehicular and pedestrian safety as a priority. It was the developer’s intent  to provide traffic calming movements within the roadways within Turbulence Lane to increase safety at  the main intersection of the development (Turbulence Lane and North 25th Avenue). The slight bend  within North 25th Avenue was required to adjust roadway alignment to tie‐in directly across from the  existing access located on the north side of Baxter Lane.   The tangent length along Turbulence Lane from North 27th Avenue is 63.2 feet, the tangent length  between the reverse curve is 25.5 feet with large radii. The reverse curve tangent length along North 25th  Avenue between Turbulence and Trade Wind Lanes is 44.2 feet.   Traffic Volumes  Based on data from the Traffic Impact Study (TIS) completed in 2022 by E5 Engineering, PLLC estimated  traffic volume on North 25th Avenue and Turbulence Lane are anticipated to be minimal. The tables below  summarize the anticipated traffic volumes from the proposed development and 2027 projections.       Turning Movements  Each intersection described in the above tables allow for right turn, left turn and straight traffic  movements. The proposed roadways are two‐way roads with 10‐ft wide drive lanes with speeds limited  to local roadway speed designations. There is one access to the north off Turbulence Lane and three  accesses to the south off Turbulence Lane. There is one access to the east of North 25th Avenue between  the intersection of North 25th Avenue with Turbulence and Trade Wind Lanes.   Traffic Controls  The subject property is currently undeveloped land with no existing roadways. Traffic controls for North  25th Avenue and Turbulence Lane include local road speed designation and stop signs. A stop sign will be  located to control traffic from Turbulence Lane onto North 27th Avenue. A stop sign will be located to  control traffic from Trade Wind Lane onto North 25th Avenue. The intersection of North 25th Avenue and  Traffic Intersection AM PM North 25th Avenue & Turbulence Lane (N) 8 16 North 25th Avenue & Turbulence Lane (S) 16 16 North 25th Avenue & Trade Wind Lane (N) 16 12 North 25th Avenue & Trade Wind Lane (S) 14 21 North 25th Avenue Traffic  Traffic Intersection AM PM North 27th Avenue & Turbulence Lane (E) 0 0 North 27th Avenue & Turbulence Lane (W) 23 12 North 25th Avenue & Turbulence Lane (E) 19 11 North 25th Avenue & Turbulence Lane (W) 2 2 Turbulence Lane Traffic CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 13 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 6 Turbulence Lane will be a four‐way stop controlled with stop signs. Each driveway approach described  above will control access onto the roadways with a stop sign.   Site Design  The roadway design for Turbulence Lane and North 25th Avenue are based on the proposed site  development, zoning setbacks, block frontage classification, local road standards and existing access  locations onto North 27th Avenue, Turbulence Lane, Trade Wind Lane, Tschache Lane, Baxter Lane and the  Bozeman West Apartments development located directly to the east. The proposed intersection of North  25th Avenue and Turbulence Lane will be the busiest intersection of the development and the use of slight  curvature in the Turbulence Lane roadway alignment will help to slow vehicles prior to the intersection  and increase vehicular and pedestrian safety. The slight bend in North 25th Avenue will help to slow traffic  prior to the North 25th Avenue and Trade Wind Lane intersection to also increase vehicular and pedestrian  safety, while maintaining alignment with the existing access located on the north side of Baxter Lane.   Sight Distances  Sight distances at all proposed roadway and driveway accesses are designed to optimize sight distance.  Vision Triangles were designed in accordance with BMC Section 38.400.100. No obstructions greater than  3 feet in height are proposed in the design at this location including monument signs and trees. The design  of the roadway alignments with bends are slight to avoid sight distance issues while navigating each  roadway due to on‐street parallel parking stalls. Line of sight is provided prior to each roadway  intersection a minimum of distance of 150 feet.   Location and Alignment from other Access Points  The proposed roadways are aligned based on existing access points onto the subject property and are  aligned with existing roadways surrounding the proposed development. Accesses onto the proposed  roadways are designed in accordance with BMC 38.400.090 for local roads.   BMC 38.510.020.F.7 – Parking  The applicant is requesting departure from the code for the proposed parking located on the north side  of Flats 2 to allow parking in this area. The proposed parking lot is located 15 feet from the property  line/right‐of‐way line in this location. There is then a 1‐foot landscape buffer to a 5‐foot sidewalk and a  6.5‐foot boulevard to the road. The 15‐foot green space will be heavily landscaped with shrubs to screen  the parking lot from public view from the roadways.  BMC 38.51.030.J – Special Residential Block Frontage Standards  Based on the proposed development site characteristics there are locations along the Flats buildings that  do not meet the 10‐foot separation requirement of landscape from the building to sidewalk. In these  locations, there are a minimum 3‐foot landscape buffers, which allow for design of transitional methods  to request departure from code. Design includes the combination of 30 inch to 42‐inch hedge plantings  (shrubs) combined with a mixture of perennials where appropriate to provide screening and separation  of patio spaces from interior sidewalks.   BMC 38.520.040.D.3 – Pathway Separation  CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 14 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 7 Based on the proposed development site characteristics, a 3‐foot buffer is unable to be provided along  the north side of the Clubhouse (AM‐1) and Clubhouse Mechanical Building. The applicant feels that this  location is not residential, and the small area is aesthetically pleasing through use of architectural design  transitions and materials and requests a departure from code from the 33 foot landscape buffer. The  applicant feels that the design of the architectural design transitions and materials provides decorative  treatments and is aesthetically appealing meeting the intent of the code.   CONR Review Comment Responses:   Design team responses are in blue italics following city comment provided during the concept review.       Recommendation   Informal comments only that must be addressed accordingly during the formal submittal. All references  below to the Bozeman Municipal Code, BMC.       1. General Comment.   a. The Site lies within the N. 27th Avenue traffic signal payback area.     2. BMC Table 38.320.030.A – Minimum Lot Area a. This 14.428 acre property is zoned R‐4, High‐density Residential and lies within an Urban  Neighborhood Future Land Use Map (FLUM) designation of the Bozeman Community Plan.   The R‐4 District is an implementing zone of the Urban Neighborhood FLUM.  The 46 rowhouse  dwelling units, 3 single household dwellings and 294 apartment dwelling units are principal  permitted uses in the R4 zone.  Table 38.320.030.A of the Bozeman Municipal Code (BMC)  requires a minimum lot area of 3,000 gross square feet (gsf) per rowhouse dwelling unit for a  total of 138,000 gsf; 4,000 gsf per single‐household dwelling for a total of 12,000 gsf; and  5,000 gsf for the first apartment dwelling unit and 1,200 gsf for each subsequent apartment  dwelling unit for a total of 356,600 gsf of lot area for a grand total of 506,600 gsf or 11.6 acres  of land for the proposed 343 dwelling units.  The Site is 14.4 acres which meets this standard.      Standard is acknowledged as being met.    b. However, the R‐4 zone has a maximum lot area (in net acres) of 2.5 acres per 38.320.030.A  and it has a minimum density of 8 dwelling units per net acre per Table 38.320.030.C.  Section  38.700.130 defines net residential density for this purpose.  If the maximum lot size is  exceeded, there is an opportunity to request a Departure from this limitation per Table  38.320.030.A Note Number 5 which states: “Departures from the maximum lot size  requirements may be allowed where the planned development fits into the context of the  neighborhood and proposed pedestrian and vehicular circulation measures meet community  objectives.”  Community objectives for the R‐4 zone can be found in 38.300.100.E,  38.700.040.C, Compatible development, and page 52 of the Bozeman Community Plan which  describes the Urban Neighborhood land use designation.  With the site plan application,  please submit a letter or memo outlining any Departures you seek from BMC standards and,  for each, cite the Departure criteria and how your request and/or mitigation positively  CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 15 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 8 addresses that criteria.  You may address the letter or memo to Ms. Anna Bentley, Interim  Director, Community Development Department.       Per Table 38.320.030.A, Note Number 5, and the Community Objectives, this project at 2695 Tschache Lane fits into the surrounding neighborhoods in scale, density and use. The surrounding neighborhood consists of Baxter Springs and Bozeman West Apartments to the east that have multiple units in several buildings. Baxter Apartments to the northeast, that also have multiple units in several buildings. The west side consists of Stoneridge Apartments and densely packed single family / duplex homes. And the south has Tempest Court Apartments and Tschache Apartments that also have multiple units in several building. The proposed project works to break down the scale of the development by using moderately scaled Rowhomes in groups of 2 and 4 at the perimeter of the south and west facing streets at 27th Ave and Tschache Lane. Additionally, the east and north use landscaping, public trails and setbacks to lessen the impact on the surrounding context.  A letter to Ms. Anna Bentley, Interim Director, Community Development Department is part of this submission.    3. BMC 38.360.030.G and J – Accessory Structures a. The clubhouse, gear cleaning shed and outdoor recreation facilities are permitted accessory  structures to the residential use and must meet the Block Frontage standards of 38.510 and the  accessory structure standards of 38.360.030.G and   J.     The Clubhouse, Gear Garage, and outdoor recreation facilities meet the Block Frontage standards through their fenestration, street access, public spaces, and landscaping. The intersection of 25th Ave. and Turbulence Land is to be an active corner and there are multiple ways into the functions listed from the street edges.   4. BMC 38.410.020 – Neighborhood Center a. This section requires residential developments that are 10 net acres in size or greater to  provide a neighborhood center of no less than one acre in size and must be no more than 600  feet from the geographic center point of the development.  Please describe how the clubhouse  and indoor and outdoor recreation areas, gathering spaces and the cleaning shed satisfy this  requirement.  Please provide details as to the dimensions and size of each facility.      A neighborhood center in the form of an amenity Clubhouse is provided 76 feet to the northeast of the intersection of Turbulence Lane and North 25th Avenue. The Clubhouse includes a leasing office, co-working space, game room, lounging, mail delivery space, full kitchen, bathrooms, fitness center, gathering area, pool, hot tubs, fire pits and an outdoor lawn area. A Gear Garage is also provided 284 feet to the northeast of the intersection providing space for gear maintenance, car wash, gathering space and indoor area for tenants to prepare for an outing including mountain biking, fishing, skying, and rafting. The Clubhouse and Gear Garage provide 11,100 sf of indoor space, with approximately 27,050 sf of public and 41,048 sf of private outdoor area. CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 16 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 9    5. BMC 38.420.020 – Parkland a. Please describe how you will satisfy the park area requirements for this residential  development.  Please provide a parkland calculation box on the cover sheet along with the  parking and usable open space calculation boxes.     The Parkland is provided as cash-in-lieu option for improvements to Rose Park located just south of the proposed development. Parkland is calculated to be 3.81 acres. 6. BMC 38.220.080 – Site Plan Submittal Requirements a. Please provide the required data, drawings and materials with the site plan application with  dimensions for all blocks, buildings, setbacks, sidewalks and the like on the site plan and  landscape plan sheets.      All required data within BMC will be included in the overall drawings for the proposed project (i.e. Proposed Site Plan, Grading & Drainage Plan, Site Utility Plan, Landscape Plan, etc.).    7. BMC 38.220.130 – Submittal Materials for Regulated Activities in Wetlands a. We will need to see all such application materials and a properly (scientifically) prepared  wetlands delineation report.       The wetland delineation report completed by Power Engineers dated October 21, 2021 is included with the Site Plan Submittal.    8. BMC 38.400.110 – Transportation Pathways a. Trails in required watercourse setbacks.  Please also meet these standards.      The proposed trails meet the requirements of trails within watercourse setbacks per BMC 38.410.100. The trail is located within zone 2 of the 50 foot water course setback and a 25 foot easement will be provided. Per the Cities request, one spur of the trail at the north end will head into the setback perpendicular to provide connection to the existing trail located on the adjacent east property.    9. BMC 38.510 – Block Frontage a. The Baxter and N. 27th Avenue frontages of the Site are designated Landscape Block Frontages  and any new street within the Site will have that same Block Frontage (BF) designation per  38.510.020.B.  The ground‐floor dwelling units must address the Special Residential Block  Frontage standards of 38.510.030.J.  Note that the apartment buildings and row house buildings  that front on a street must have entrances that “face” the street with a pedestrian connection  to the public sidewalk.  The walkway to the street sidewalk along the (minor arterial) Baxter lane  frontage must be a minimum of 6 feet side and for the other street frontages they must be a  minimum of 5 feet wide.   CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 17 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 10    See attached email response from Bozeman Senior Planner, Susana Montana, dated June 27th, 2022, that acknowledges the design of 1 main street entry of the apartment buildings that front both 25th Ave. and Turbulence Lane is acceptable.  All Row Homes have an entrance that face the street with sidewalk connections. The apartment buildings will have access to the streets per the memo mentioned above.  All street facing sidewalks within the site will follow the requirements above.    10. BMC 38.540 – Parking a. Please provide a narrative and a calculation box for the parking required and provided and for  any excess, exceptions or reductions requested.  Please also show the required parking lot  screening and landscaping pursuant to 38.38.550.050.C. on the landscape plan sheets.  Please  provide BMC‐compliant bicycle parking, parking lot lighting (38.570.050.A) and screening of  loading zones, if any (38.550.050.D).      Parking calculation box provided on the Proposed Site Plan. All parking lot screening and landscaping provided on the landscape sheets. Parking lot lighting locations shown on the Site Utility Plan.    11. BMC 38.220.080, 38.220.100, 38.550.010 – Landscaping submittal requirements a. Landscaping, submittal requirements and design.  Note the parking lot landscaping  requirements of 38.550.050.C, street frontage landscaping of subsection E and boulevard  landscaping of 38.550.070. Of particular concern are the use of drought‐tolerant plant  species and water conserving irrigation systems.  Evapo‐transpirational (not a real word)  fountains or rain gardens should be avoided.  How would you cover the swimming pool 9  months of the year?       All landscape plantings will fall withing code requirements of 75% drought tolerance, and high efficiency nozzles and drip will be used.  The pool will be covered with a manual Meyco Pool Cover. 12. BMC 38.520.060.B – Open Space a. Distinct from parkland, please provide a narrative as to how this requirement would be  satisfies, provide a calculation box as to the required amount and how it would be satisfied (e.g.  common versus private).  Note that qualifying open space on a site cannot be located next to a  blank wall, such as between buildings.      Open space is provided as both public and private space as per calculation on the site plan and in this document.   13. BMC 38.520.030 – Site Design/Relationship to Adjacent Properties a. How does the extension of Turbulence Lane relate to the abutting “Bozeman West  Apartments” development to the east?       The extension of Turbulence Lane will tie into the dead-end road headed west out of the Bozeman West Apartments. Coordination with this project has been CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 18 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 11 completed to ensure elevations and infrastructure tie-in. The road section (i.e. sidewalk, boulevard, parking lane, drive lane, etc.) match.    b. Site design, including relationship to adjacent properties, circulation connectivity, pathway  design—“walkability”.       The project site is designed for interconnectivity with the surrounding neighborhoods and developments. Six-foot wide sidewalks and boulevards are provided along the extended streets for North 25th Avenue and Turbulence Lane. These sidewalks connect into the existing sidewalks at North 27th Avenue, Baxter Lane, Tschache Lane and the Bozeman West Apartments. There are also internal sidewalks provided to allow tenants to connect to any of these public sidewalks. A new trail system along the eastern edge of the development will also provide pedestrians access from Tschache Lane to Baxter Lane along the existing watercourse/wetland. As mentioned, roads will be extended to provide circulation and connectivity for the development. Each “block” created by the road extensions will have two ingress/egress accesses.    14. BMC 38.520.040 – Non-Motorized Circulation and Design a. Please see Figure 38.520.040.C.1 and provide a similar pedestrian circulation network exhibit  with the site plan, including the pedestrian connections from dwelling unit entrances to the  street public sidewalks.  Please also see subsection D. Pathway Design.      A pedestrian circulation network exhibit is included with the site plan application, but not as a part of the construction drawing package. Also see above response for more information on pedestrian access/circulation provided.    15. BMC 38.400 – Street Design a. distance from intersections (38.400.090‐1), street vision triangle (38.400.100), pathways  (38.400.110 and 38.520.040).       Street Vision triangles and pathways are shown on the proposed site plan. Distances from intersections are all met except near the intersection of North 25th  Avenue and Trade Wind Lane. A departure from the code is requested and described in  the above departure narrative per BMC 38.400.090‐1.       16. BMC 38.520.050 – Vehicular Circulation and Design a. Please design the circulation network to meet these standards.      The proposed development design for vehicular circulation and access are designed in accordance with BMC 38.520.050 and are illustrated on the proposed site plan and the construction drawings submitted with the Site Plan Submittal.    CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 19 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 12 17. BMC 38.520.070 – Screening of Mechanical Facilities a. All service equipment such as trash enclosures, AC units (mini‐splits), meter panels, loading  zones and roof‐mounted equipment must be screened from view from public areas.  Trash  enclosures must have covers where they are visible from a second‐story building.       All service equipment will be screened for the proposed development. Screening through use of landscape materials will be illustrated on the landscape plans.  All trash enclosures will be screens on three sides with walls and vegetation as well as a gate on the fourth side. Their tops will have a trellis covering to prevent viewing of contents but allow for rain drainage.   18. BMC 38.530 – Building Design a. Visual interest—windows, entries, weather protection, vertical piers/columns, change in  roofline, change in building materials and/or siding styles, vary colors, textures, vertical building  modulation, other vertical elements, breaking up massing at no more than 30‐feet intervals.   Subsection E:   Maximum façade width (150 ft); Subsection F: Roofline modulation; Building  details, 38‐530.050; Subsection B, windows; E. Articulated building entries; Building materials  38.530.060; Blank wall treatments 38.530.070.   Please provide elevations, building section drawings, material sheets and other exhibits to  demonstrate how each building addresses these standards.  Note that for the building  transparency requirement, we will need a physical sample of the glass to be used which we will  bring with us on our final inspection of the building(s).    All structures of the development comply with the Building Design standards and have development along their elevations, transparency, material changes, and roof modulation. There is also the addition of landscaping to add visual interest and scale. The materials are traditional in nature with clean detailing. The attached elevations, site sections, and material sheets give more information regarding the strategy for design. 19. BMC 38.570 – Lighting a. Please provide a photometric exhibit and fixture cut sheets with the site plan submittal for  site lighting such as the parking lot lighting, the building exterior lighting, and pedestrian  circulation route lighting.  Note that the City has a City Commission‐approved standard type of  street light fixture which is administered by our Public Works Department.    Photometric plan is included in this submission. All City standards are acknowledged as being meet.    Sheet C3‐1 Comments (Not provided in word document).    a. Is this parallel water main segment necessary? It would seem that you would tie into the east  west line on Trade Wind and continue that south but not north of Trade Wind. The east‐west  line is drawn incorrectly at an angle, it’s wrong in our GIS mapping as well. You can look at the  correct location on the plans for Baxter Apartments. This existing water main may conflict  with your proposed storm drain.       CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 20 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 13  Parallel water main segment within North 25th Avenue is removed. No need for parallel mains. Proposed main will tie-in to the east-west line within Trade Wind Lane. East-west line is revised per record drawings.    b. This is an 8” stub, not a 24” stub.       This has been corrected to be called out as 8” stub.    c. It’s unclear exactly how far this sewer main is from the buildings, but it may need to move  further from the buildings.       The sewer main is located 10 feet from building edge to provide adequate room for construction, while also providing room for spoils pile from excavation.    d. You’re missing a manhole, you can’t bend a sewer main without a manhole.       Manholes are located at all bends in sewer main alignment in the Site Plan submittal.    e. Please show water/sewer service line connections to these buildings (Single Unit 1, Single Unit  2, and Single Unit 3).        Single unit water services are a combined domestic and fire service and therefore fire service plan and profiles are provided on sheets C5-17 through 18. Single unit sewer services plan and profiles are provided on sheets C7- 16 through 18.    f. There does not appear to be a utility easement in which to install electric line/transformer to  serve these buildings. NWE requires all lines to be installed adjacent to road R.O.W. (or  parking lot in this case). Our lines cannot be installed under buildings.       10 foot wide utility easements are provide along the extended road right-of- ways for dry utilities. These easements will provide the backbones of infrastructure for buried power, communications and natural gas. Services will be provided to each building from utilities located within the easements. No lines are proposed to run underneath any of the proposed buildings.      Sheet C9‐1 Comments (Not provided in word document).    a. A minimum 50‐foot setback must be provided along both sides of all other watercourses.       A 50-foot watercourse setback is provided based on the wetland delineation line provided from Power Engineers who performed the Wetland Delineation investigation.   b. All watercourse setbacks must be measured from the ordinary high water mark as defined in  section 38.700.140. When no ordinary high water mark is discernible, setbacks must be  measured from the top of the stream bank.       A 50-foot watercourse setback is provided based on the wetland delineation line provided from Power Engineers who performed the Wetland Delineation investigation. CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 21 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 14   c. The setback must include connected wetlands. The buffer width must be extended by a minimum  50 feet beyond the perimeter of the connected wetlands.       The setback is from the wetland delineation line described above.   d. All other watercourse setbacks must be satisfied prior to site plan approval.        There are no other watercourses or wetlands within the subject property other than the wetland located along the eastern edge of the proposed development.   e. Please follow the spacing standards for drive accesses in Table 38.400.090‐1 (BMC 38.400.090.D.).  If this requirements cannot be met, a deviation may be requested per BMC 38.200.010.0.       All spacing standards for drive accesses are met except for the existing drive access for Baxter Apartments from North 25th Avenue. A departure from this criteria is requested and described in more detail in the Departure Narrative above.   20. Sheet C9‐2 Comments (Not provided in word document).    a. Pool Requirements – Discharging of chlorinated swimming pool water into the storm system  is prohibited, including via adjacent area drains. Indicate the water source, treatment methods,  and characteristics for the proposed pool water, describe how often the pool will be filled, and  how it will be drained. Provide maximum flow rate calculations. Please contact Nick Pericich the  City’s Water/Sewer Superintendent (NPericich@BOZEMAN.NET), (406)‐582‐3216 for any  additional requirements.       Chlorinated swimming pool water will not be discharged into the storm system. Pool will be drained and conveyed into the sanitary sewer system. Area drains adjacent to pool on patio deck area will drain to the storm drain system. Chlorine treatment…(Pool consultant to add info on chlorine treatment and levels)…are minimal and will not affect storm water quality.  Water Source: Clean potable water will be introduced into the pool via a fill line provided with a backflow preventer.  Treatment Methods: The pool and spa will be cleaned with a high rate sand filter system chemically treated with calcium hypochlorite (12% bleach); which will be the active sanitizer and pH treatment will be administered with muriatic acid. The pool and the spa will have the chemicals added with peristaltic metering pumps controlled and monitored with an NSF approved chemical controller to ensure the chemical levels and ORP are within the required ranges for swimming levels. There will be additional chemicals like algicides and water clarifiers that will also need to be periodically used as needed to maintain the water.  Characteristics of the pool water: The pool and spa will be controlled at the following chemical levels.  WATER CHEMISTRY: o Free Available Chlorine, 1.0 - 3.0 ppm o Potential Hydrogen (pH), 7.4 - 7.6 ppm o Total Alkalinity, 80 - 100 ppm o TDS, 1,500 ppm max. o Calcium Hardness, 250 ppm max. o Cyanuric Acid, 20 ppm o ORP / HHR, 700 - 780 mV o Temperatures, 84° (Pool) 102° (SPA)  Fill & Drained: The pool and spa will need to be periodically drained when the chemicals can no longer overcome the TDS and ORP. The pool will typically be CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 22 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 15 drained once every 3-5 years and the spa's typically once a year. The draining will be done through the bottom drain ports with a bypass on the pump discharging at 15gpm to the sewer system. The 15 gpm bypass provided is a lower flow so as to not overwhelm the downstream sewer system. Prior to draining the pool and spas will be treated with dechlorination chemicals.  Pool Draining Flow Rates - 21,000 Gal/15 Gpm = 24 Hour Drain Time  Spa #1 Draining Flow Rates - 1,680 Gal/15 Gpm = 1.8 Hour Drain Time  Spa #2 Draining Flow Rates - 1,680 Gal/15 Gpm = 1.8 Hour Drain Time  Flow Rates: The pool will be turned over in 6 hrs per the HLTH code requirements which will be 60gpm. The spas will be turned over in 1/2 hour which will be a similar 60 gpm flow rate. The sand filter backwash will be discharged into the sanitary sewer through a hub drain with an air gap at the following flow rates. The expectation for backwash during the peak use during the spring and summer will be once every 7 days and once every 14 days during the winter. The backwash can vary upon usage but the provided cycles are typical for similar installations. The backwashing will happen one filter at a time, during the morning and off peak hours, and will be staged.  Pool Filter Backwash - 60 Gpm X 3 Min. Backwash Cycle = 180 GPM  SPA #1 Filter Backwash - 60 GPM X 3 Min. Backwash Cycle = 180 GPM  SPA #2 Filter Backwash - 60 GPM X 3 Min. Backwash Cycle = 180 GPM    21. Sheet C9‐3 Comments (Not provided in word document).    a. Need detailed plan for refuse enclosures.       Details for refuse (trash) enclosures are included.   b. Refuse enclosures will need to be covered.       Refuse (trash) enclosures will be covered and details are included.   22. Sheet EX‐1 Comments (Not provided in word document).    a. Per DSSP II.C.4, more information should be submitted with the site plan, including basin  slopes. These appear to be very steep.       A drainage exhibit and storm water drainage report are included with the Site Plan Submittal application. The drainage exhibit includes more detailed information along with basin slopes. The drainage report includes hydrologic and design calculations for the proposed storm water management system and design.   b. At site plan, the existing curb chase on the north of Tschache Lane should be shown along  with additional spot elevation to address drainage in the south east portion of the site.  DSSP II.B.        The existing curb chase is located and addressed within the storm drainage design and described in the storm drainage report.   23. Sheet L‐1‐00 Comments (Not provided in word document).    a. DSSP Section V (D.5) – No permanent structures shall be placed within a utility easement  unless an encroachment permit has been obtained. Trees or other significant landscaping  features shall not be placed within ten (10) feet of any utility main or service lines.       No significant landscape features will be placed in utility easements  b. Need minimum of 50 foot straight approach to front of refuse enclosure.        50 foot straight approaches are provided for each refuse (trash) enclosure and are shown with hatch in the proposed site plan and drawings. CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 23 © 2022 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Departure Requests  Page 16   c. No parking allowed within the 50 foot approach.       Parking is not provided within the 50 foot approach for the refuse (trash) enclosures.   d. Trees are not allowed over in water and sewer main easements. There are several  locations where this is going to be an issue.       Trees will not be located within water and sewer main easements.    e. 38.420.110 – Remove N/S connection here; instead, have proposed trail tie into existing  offsite N/S trail if allowed by adjacent property owner. This existing trail would also be a  good candidate for IILP if allowed by the property owner.        N/S trail connection is removed and will tie in E/W to the existing trail located on the adjacent east property. A letter providing approval for connection and construction of this connection is provided by the adjacent landowner and is included.   CONR COMMENTS & RESPONSES & DEPARTURES SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 24 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 1 Chris Urner From:Susana Montana <smontana@BOZEMAN.NET>Sent:Monday, June 27, 2022 7:23 AMTo:Chris UrnerSubject:RE: 2695 Tschache Lane CONR ClarificationsAttachments:ATT00001.txt; ATT00002.htm Follow Up Flag:Follow upFlag Status:Completed Categories:Tschache - Bozeman Yes, per BMC 38.510.020.F, buildings with multiple street frontages must have direct and visible access to the primary street only and, in this case, it would be the N. 25th Avenue frontage for those buildings. Buildings B and C must have a more architecturally-prominent entrance to that street. Thanks and have a great day. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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. City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development- review-procedures From: Chris Urner <chris.urner@scb.com> Sent: Friday, June 24, 2022 5:11 PM To: Susana Montana <smontana@BOZEMAN.NET> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Thank you for the quick response Susana. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 25 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 2 Are we correct in understanding that we only need to provide a main entry on one street (in this case 25th Ave.) for all three buildings? The Buildings being A, B, and C. But that we need to increase their presence and scale for Buildings B and C? Did we miss anything? Thank you again, ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook From: Susana Montana <smontana@BOZEMAN.NET> Sent: Friday, June 24, 2022 10:33 AM To: Chris Urner <chris.urner@scb.com> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications Thank you, Chris and Solara, for that discussion and those images. The Planning Team (with Management) met this morning to discuss your apartment building designs. The Building A plaza properly addresses the Landscape Block Frontage standard requiring that the building entrance on the principal street, N. 25th Avenue, “announce” that it is the principal entrance from the primary street. The connection to the interior residential space and lobby from the N. 24th Avenue facade appears well defined and does not appear to be a “back door” to the building. However, the Building B and C entrances from N. 24th Avenue lacks that architectural prominence and the entrances appear to have a small foyer and a second door to enter which gives the appearance that the second door is locked. Can the public enter the main lobby of those buildings from the street entrance? Please see our notes on the attached document. I hope those notes provide the guidance you seek. Since this is a conceptual review, I do not need to submit the attachment into the Project Dox folder. With a formal application, these kinds of comments must be submitted through Project Dox Project No. 22106. Thank you and have a great day. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 26 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 3 City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development-review-procedures From: Chris Urner <chris.urner@scb.com> Sent: Thursday, June 23, 2022 8:48 PM To: Susana Montana <smontana@BOZEMAN.NET> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Susana, We appreciate your suggestions. Sorry for the delayed response, we needed to pull together the requested documentation. Hopefully this is what you will need to discuss. Regarding the interpretation that Building ‘A’ has no Frontage on 25th Ave. Is it the cities position that the building does not adequately face the street to require Landscaped frontage? If this is the case, we maintain that the plaza and placement of the main door does indicate entry on 25th Ave. Landscaping and sidewalks will clearly indicate entry. This is an important point as it is our request to use this as the main building entry facing a Block Frontage and not require one on Turbulence Lane. Reasons for this are outlined below and also apply to building ‘B’. According to what we see in the code it is our understand that we do meet the Block Frontage standards either directly or through the Departure Criteria. We have laid out our interpretation here and in the attached plans and renderings. (Blue text is directly from the Bozeman Zoning Code and is meant to provide a quick reference) 1. Sec. 38.510.020 F.2 – “When a building(s) is located such that it faces and is adjacent to multiple street block frontages: a. The orientation of the front of the building must be sited and placed on the property in the following order of precedence:” (1) Gateway (38.510.030.E). “Description/intent. The gateway block frontage designation serves strategic areas fronted by highways or other high visibility arterials” a. Does not seem to apply to this site (2) Storefront (38.510.030.B). Storefront Block Frontage Standards a. Does not apply as the entirety of the buildings are residential use (3) Landscape (38.510.030.C). Landscaped Block Frontage Standards a. We believe this to be the first applicable section and that the buildings are designed to meet the Landscape Block Frontage 1. Building Placement – “10' minimum front setback.” a. This project has a minimum of 15’ landscaped setback (see plans) SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 27 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 4 2. Building Entrances – “Building entrances must be visible and directly accessible from the street. For uses that front on multiple mixed designated block frontages, an entry along both streets is encouraged, but not required.” Departure Criteria: “provided the alternative proposal meets the intent of the standards, plus the following criteria: a. Building entrances. Block frontages with steep slopes and/or those facing busy arterial streets and very limited pedestrian traffic may warrant some flexibility to this standard (particularly in residential districts)” a. We believe the design with only one entry meets the intent of the standards and the departure criteria as it is clearly designed on the façade, and the setbacks are exceeded. b. We also believe the departure criteria of steep slope, and limited pedestrian traffic in a residential district also applies. At various locations the slope will be steep between the sidewalks and the building faces. (Grading has yet to be indicated in the renderings) c. Moving the entry closer to the intersection of 25th Ave and Turbulence Lane has proven to be problematic due to the elevation points at the corners of the buildings, sidewalks, and streets. (We are working on documenting the slopes on a plan and can provide on Friday, 6/24 if wanted) 3. Weather Protection – “Provide weather protection at least 3' deep over primary business and residential entries.” a. This will be provided (see renderings) 4. Landscaping – “The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented 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.” a. All required landscaping will be provided 5. Sidewalk Width – “6' minimum sidewalks are required adjacent to arterial streets and public parks and 5' minimum width in other areas,…” a. Sidewalks are 6’ wide (4) Other (38.510.030.G). a. It appears that these standards are met through the Landscape section 2. Sec. 38.510.020 F.4 – “All buildings on a corner at the intersection of two streets must be placed adjacent to and present a front and primary façade to both street block frontages.” a. These buildings have no back or side facades as there is residential program on each elevation and through the build designs and finishes, each side is addressed equally. On the street side, the buildings exceed the required landscaping requirements and utilize private outdoor spaces, materials, and modulation to activate their presence on the streets. 3. Sec. 38.510.020 5.f – Community Design Framework Maps and Standards. – Entrances – “For buildings on lots or sites that have multiple street block frontages the publicly accessible entrance must be provided on the block frontage according to the order of precedence in subsection 2 above.” a. We believe we are meeting these standards through the points above. 4. Section 38.250.60 – Departures a. We would like to request a departure for the Block Frontage requirement of one building entry on each applicable street and have provided supporting documentation (see plans and renderings). Additional information can be supplied if requested. As always, we are open to a conversation to help work through the matters at hand in a collaborative environment. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 28 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 5 Thank you for your time and consideration. ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook From: Susana Montana <smontana@BOZEMAN.NET> Sent: Wednesday, June 22, 2022 7:22 AM To: Chris Urner <chris.urner@scb.com> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications Greetings Chris. Why don’t you send me some drawings/images of the alternative Landscape Block Frontage treatments that you are proposing and I will bring them to our Planner Team meeting with Management and we can give you a written (probably by email) “Administrative Interpretation” on how your proposal might meet the UDC standards or if you need to request a Departure per 38.510.030..3 and 38.250.060. That way we can avoid this back and forth. Building elevations showing details of the entrances would supplement the attached image you sent me yesterday. The entrances seem small as viewed from the site plan. Our Planning Team meets Friday mornings and that afternoon we can give you our feedback as an Administrative Interpretation of the Landscape Block Frontage standard and how it applies to your development. If you do not wish to move forward with that Administrative Interpretation feedback you can request a Departure or apply for an appeal to the Administrative “Interpretation” to the City Commission per 38.250.040. Will that work for you? I can bring your proposal up at this Friday’s Planner meeting. Thanks. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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. City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development- review-procedures SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 29 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 6 From: Chris Urner <chris.urner@scb.com> Sent: Tuesday, June 21, 2022 4:47 PM To: Susana Montana <smontana@BOZEMAN.NET> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Susana, Thank you for the quick turnaround. Do you have any time tomorrow between 1:00 and 3:00 MST to discuss? Thank you, ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook From: Susana Montana <smontana@BOZEMAN.NET> Sent: Tuesday, June 21, 2022 2:51 PM To: Chris Urner <chris.urner@scb.com> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications Building A has frontage on Turbulence Lane and no visible entrance or direct access from the street and, therefore, does not meet the Landscape Block Frontage Building entrance requirement of Table 38.510.030.C Building A does not face N. 25th Avenue. Building B faces both Turbulence Lane and N. 25th Avenue and, per 38.510.020.F.4, “a;; buildings on a corner at the intersection of two streets must be placed adjacent to and present a front and primary façade to both street block frontages”; that is, Building B needs a visible and direct entrance to both streets. Building C fronts on N. 25th Avenue and must have a visible and direct entrance from that street. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 30 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 7 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. City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development- review-procedures From: Chris Urner <chris.urner@scb.com> Sent: Tuesday, June 21, 2022 3:06 PM To: Susana Montana <smontana@BOZEMAN.NET> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Susana, I have attached a full site plan that shows highlighted entry locations along the street edge. Please let me know if I need to post it to the portal instead. If you have any questions, just let us know and we can answer them for you. Thanks again for your time and help, ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 31 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 8 From: Susana Montana <smontana@BOZEMAN.NET> Sent: Tuesday, June 21, 2022 10:22 AM To: Chris Urner <chris.urner@scb.com> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications Greetings Chris and Solara. Please send a set of drawings like the attached drawings that show a building entrance(s) for each building that is/are directly accessible from the street that fronts the building per UDC 38.510.030.C for Landscape Block Frontages. Then I can verify that we are in agreement. Thanks. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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. City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development- review-procedures From: Chris Urner <chris.urner@scb.com> Sent: Monday, June 20, 2022 5:06 PM To: Susana Montana <smontana@BOZEMAN.NET> Cc: Solara Saad <solara.saad@scb.com>; Ross Knapper <rknapper@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Susana, I hope you had a good weekend and holiday. Would you please confirm our conversation last week regarding the Block Street frontage as applied to the three apartment buildings and that we need to follow the code sections in your review that include Sec. 38.510.020.B, 38.510.030.C, 38.510.030.C, and 38.510.030.J. We are planning to meet the requirements by maintaining the code minimum of 10’ landscaped frontage (we will have 15’ min) and a common building entry. The goal is to not turn the buildings backs on the street and to provide for a safe environment and privacy of the individual units. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 32 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 9 Thank you, ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook From: Susana Montana <smontana@BOZEMAN.NET> Sent: Friday, June 17, 2022 2:54 PM To: Chris Urner <chris.urner@scb.com> Subject: RE: 2695 Tschache Lane CONR Clarifications OK, I just put my comments on that other project into Project Dox so I am done with that one for now. Give me a TEAMS invitation now. From: Chris Urner <chris.urner@scb.com> Sent: Friday, June 17, 2022 3:50 PM To: Susana Montana <smontana@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. I understand, no problem. We would really like to have a conversation; we think it will help to answer questions more quickly. Do you have a few moments as any point this afternoon? ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com LinkedIn Instagram Facebook From: Susana Montana <smontana@BOZEMAN.NET> Sent: Friday, June 17, 2022 2:22 PM To: Chris Urner <chris.urner@scb.com> Subject: RE: 2695 Tschache Lane CONR Clarifications SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 33 © 2022 SOLOMON CORDWELL BUENZ CONR COMMENTS & RESPONSES & DEPARTURES 10 Oh my gosh, Chris, my Teams software did not alert me to remind me and I kept on writing my evaluation of another project that came in. So sorry. I am almost done with that project. What are your questions about the block frontage requirements and I will try to answer them via email. Susana Montana Senior Planner | Development Review, Community Development www.bozeman.net she, her, hers ProjectDox is Here! 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: Chris Urner <chris.urner@scb.com> Sent: Friday, June 17, 2022 2:12 PM To: Susana Montana <smontana@BOZEMAN.NET> Subject: RE: 2695 Tschache Lane CONR Clarifications CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Susana, Wondering if you will be joining the meeting? Thank you, ~ Chris CHRIS URNER Senior Designer Solomon Cordwell Buenz T: 206.809.2272 chris.urner@scb.com www.scb.com City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406-582-2285 | E: smontana@bozeman.net W: www.bozeman.net/planning https://bzncloud.bozeman.net New project submittal instructions can be found here: https://www.bozeman.net/government/planning/covid-19-development- review-procedures LinkedIn Instagram Facebook -----Original Appointment----- From: Susana Montana <smontana@BOZEMAN.NET> Sent: Friday, June 17, 2022 11:27 AM To: Chris Urner Subject: Accepted: 2695 Tschache Lane CONR Clarifications When: Friday, June 17, 2022 1:00 PM-1:30 PM (UTC-08:00) Pacific Time (US & Canada). Where: Microsoft Teams Meeting SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 34 © 2022 SOLOMON CORDWELL BUENZ APPLICANT RESPONSE 1 All materials must be a PDF. Application package follows specified standards. 2 The digital copies must be separation into two categories: Documents and Plans. All drawings must be formated for a 24"x36" sheet file or 11"x17" sheet file. Application package follows specified standards. 3 Naming protocol. Each individual document or drawing sheet must have a proper name and date. All files should start with a numaric value followed by the document name. Not to exceed 35 characters. Application package follows specified standards. 1 Complete and signed development review application Form A1 A1 is included in application package. 2 Project narrative describing the project type, proposed use scope, size (dwellings building sizes(s) building height(s), number of buildings, number of total parking spaces) intent. The narrative must include a response to the City's conceptual review comments. If requesting a waiver from conceptual review, a letter from the director must be included. Refer to the Project Narrative 3 Noticing Checklist Form N1 and materials.Completed, signed, will be provided 4 For departures, a departure narrative must be provided stating which Section(s) of the Bozeman Municipal Code are proposed for departure, the scope and extent of the proposed departure(s) and a response to the required departure criteria. A summary and response to the criteria must be provided for each departure. a. Project applicants must successfully demonstrate to the review authority how the proposed departure meets the purpose(s) of the standard and other applicable departure criteria that apply to the specific standard. b. Either through a separate exhibit of departure request within the narrative or through a site plan or building elevation, clearly show any proposed departure related to the request. Ensure that the separate sheet number is referenced in the departure narrative. Refer to the Project Narrative 5 Traffic study. Street, traffic, and access information required in Section 38.220.060.A.12, BMC or a waiver, in writing, from the Engineering Division that the requirement is waived prior to application submittal. Traffis Imapct Study will be provided 6 Water rights information. If cash-in-lieu is proposed a cash-in-lieu of water rights calculation and payment amount certified by the City's Engineering Division see water rights calculations 7 If water wells are proposed, a letter is required from the Montana Department of Natural Resources and Conservation confirming their intent to issue a permit or exemption. Email approval from DNRC will be provided 8 Stormwater Design Report Refer to Civil Engineering Report 9 Digital copy(ies) of the most current plat and existing easements if recorded separately from the plat. Refer to Civil Engineering Report 10 If Concurrent Construction is requested. Concurrent Construction must be requested at time of Site Plan application per Section 38.270.030, BMC. For Site Plans requireing public infrastucture extensions or upgrades on site or directly adjacent to site use CCON checklist. For Site Plans requireing off-site public infrastucture improvements use CCOFF Checklist. Refer to Civil Engineering Report 11 If the property is located within the Neighborhood Conservation Overlay District (NCOD), include Commercial Certificate of Appropriateness (CCOA) or Demolition (DEM) applications with required materials. a. You may only apply for deviations in conjunction with a development proposal. Standards and criteria for deviations are contained in Section 38.340, BMC. ai. Either through a site plan or separate exhibit, clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. Ensure that the separate sheet number is referenced if it is within the plan sheet. aii. Either through the building elevation or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. N/A 1 Use a conventional scale such as 1:20 or 1/4:1 Application complies with requirements. 2 Plans/drawings must not contain disclaimers such as "Not to Scale" or "Preliminary" and "Not for Construction". Application complies with requirements. 3 Boundary line of property with dimensions annotated on plans/drawings. Ensure lot line is shown in a heavy, solid line. Application complies with requirements. 4 Title Box Requirements: drawing name, sheet name, date. If new sheets are updated or revised, a new date must be applied to the sheet. Application complies with requirements. 5 Legend.Application complies with requirements. 6 Compass rose or an arrow indicating which direction is north.Application complies with requirements. 7 Building Location.Application complies with requirements. 8 Ingress and egress points.Application complies with requirements. Site Plan Checklist 2695 Tschache Lane Prepared 08/19/2022 DIGITAL SUBMITTALS & NAMING PROTOCOL APPLICATION SET PLAN SHEETS GENERAL PLAN REQUIREMENTS FOR EACH PLAN SHEET LISTED BELOW CHECKLIST ITEMS SITE PLAN CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 35 © 2022 SOLOMON CORDWELL BUENZ 9 Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain. Application complies with requirements. 10 The approximate location of significant drainage features.Application complies with requirements. 11 The location and size of existing and proposed streets and alleys, utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot. Application complies with requirements. 12 Location and extent of street vision triangles extended to the center of the right-of-way including adjacent street intersections and all alley and driveway access points. Application complies with requirements. 13 Location and extent of snow storage areas.Application complies with requirements. 14 Fire lanes and signage Application complies with requirements. 15 Location of trash enclosures.Application complies with requirements. 16 Phasing lines as applicable.Application complies with requirements. 1 Name of project/development.Refer to drawing A0.00 Cover 2 Name and mailing address of developer and owner.Refer to drawing A0.00 Cover 3 Name and mailing address of applicant team (i.e. engineer, architect, planner, landscape architect, etc.). Refer to drawing A0.00 Cover 4 Location of project/development by street address and legal description.Refer to drawing A0.00 Cover 5 Location/vicinity map, including the area within one-half mile of the site and zoning labeled.Refer to drawing A0.00 Cover 6 Legal Description with metes and bounds format; include the lot, block and subdivision name. Refer to drawing A0.00 Cover 7 Table of contents. If revisions are required, the title sheet and table of contents must be updated to reflect all revised sheets with new dates. Refer to drawing A0.00 Cover 8 Parcel and site coverage information: a. Zoning district, community plan designation b. Parcel size(s) in gross acres and square feet c. Parking table, how much is required and how much is provided d. Open space calculations (if applicable) e. Parkland requirements (if applicable). See parkland requirements below. f. Density and floor area ratio breakdown. If residential, must be presented as net residential density. g. Location, percentage of parcel and total site, and square footage for the following: i. Existing and proposed buildings and structures ii. Driveway circulation and parking areas iii. Semipublic land areas such as recreational, open space, and landscape areas iv. Public street right-of-way Refer to drawing A0.00 Cover & A0.01 Project Information 9 Location of City limit boundaries, and boundaries of Gallatin County's Bozeman Area Zoning Jurisdiction, within or near the development. Refer to drawing A0.00 Cover 10 ADA certification block that states acknowledgement of State and Local Accessibility requirements. Can be placed under General Notes on the cover sheet. Refer to drawing A0.00 Cover The general civil plan and utility plan can be combined as long as the plans are not overly congested. The grading and drainage plan must be its own separate plan sheet. 1 Overall plan with no contours. Sheet must be stamped and signed by a licensed Montana Professional Engineer Refer to drawing C10.1 Civil Site Plan 2 Surface retention/detention pond perimeters labeled.Refer to drawing C3.1 Civil Site Plan 3 Street and site lighting.Refer to drawing C13-2 Civil Site Plan 4 Adjacent streets to a distance of 150 feet, except for sites adjacent to major arterial street where the distances shall be 200 feet. Include full width of the street with curb, gutter, sidewalk, drive approaches, intersections and street lighting on both sides of the street. Refer to drawing C2.1 Civil Site Plan 5 Traffic flow on and off site.Refer to drawing C10.1 Civil Site Plan and TIS 6 Construction route map showing construction entrance location and how materials and heavy equipment will travel to and from the site. Refer to drawing C0-2 Construction Site Management Plan 7 Construction management plan including exterior construction period material staging, spoils, location and construction trash enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is proposed a timeline for removal must be provided. Construction Site Management Plan to be completed by Construction Manager. C2-3 for location on jobsite. 1 Utility and utility right-of-way and easements, existing and proposed with plat book and document numbers. Include: a. Electric b. Natural gas c. Telephone, cable, optic fiber, and similar utilities d. Water mains and services, including fire services e. Sanitary sewer f. Storm sewer Existing Easements: C2-1 Proposed Easements: See Easements Exhibits 2 Existing utilities and connections to be abandoned and/or removed (water and sewer).Refer to drawing C2-2 Existing Conditions Plan 3 Fire hydrant locations.Refer to drawing C4-1 for (2) proposed hydrants 4 Size, location and material type of existing and proposed sewer, water and storm drain pipe.Refer to drawing C2-1, C3-1 COVER SHEET REQUIREMENTS GENERAL CIVIL PLAN UTILITY PLAN SITE PLAN CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 36 © 2022 SOLOMON CORDWELL BUENZ 5 Proposed water meter location and size.Refer to Drawings P0.00, P0.31, P2.00 6 Above ground utilities including poles, cabinets, boxes, manholes, pull boxes, etc.Refer to drawing C3-1, C13-2 Civil Site Plan 7 Show and label required grease and/or sand/oil interceptors.Refer to drawing C5-2 Civil Site Plan 8 Show and label the location(s) of proposed gas and electric meters per standards.Refer to drawing C3-1 Civil Site Plan 9 Dimensional mechanical rooms to verify water service lay lengths meets minimum requirements. Refer to drawing P-2.00 1 Topographic contours at a minimum interval of 2 feet, or as determined by the Director. Include sufficient spot elevations and slope arrows. Refer to drawing C11-1 through C11-6 Drainage and Grading Plan 2 On-site retention/detention location, include size, volume and relevant elevations.Refer to drawing C11-7, C1-6 Drainage and Grading Plan 3 Invert elevations for all stormwater conveyance infrastructure including pipes, control structure, overflows, curb chase, etc. Refer to drawing C8-1 through C8-3, C11-1 through C11-6 Drainage and Grading Plan 4 Water quality improvement facilities.Storm water treatment includes use of vegetative swale, sump sections within inlets for sediment deposition, and storm water detention settling pond. See Storm Water Design Report.5 Surface stormwater facilities must demonstrate compliance with Section 38.410.080 BMC including cross sections for each facility. Refer to drawing C1-6 Drainage Details 6 Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features. N/A 7 Designate drainage and waterway related items, including all drainage ways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system. Include the name of the drainage way (where appropriate), the downstream conditions, and any downstream restrictions. Refer to drawing C11-1 through C11-6 Drainage and Grading Plan 8 Surface water, including: a. Ponds, streams and irrigation ditches (include classifications based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). b. Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans). Include dimensions of watercourse setbacks including Zones 1 and 2. c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis. d. The flood hazard area(s) as identified with a floodplain analysis report in compliance with Article 6 BMC, if required. N/A 1 The location, identification and dimensions of existing and proposed data, on-site and to a distance of 100 feet (200 feet for Planned Unit Developments) outside the site boundary, exclusive of public rights-of- way. Refer to drawing C10-1 through C10.6 Civil Site Plan 2 Block frontage classification per Section 38.510 BMC Refer to drawing A0.01 Project Information 3 Setbacks, building footprint and any proposed encroachments. Any setback or property line encroachments must be clearly shown and noted with encroachments type (i.e. awning, weather protection cantilever, lighting, eave, etc.). Refer to drawing A1.01 Site Plan 4 Sidewalks, walkways, driveways, crosswalks, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict. Refer to drawing A1.01 Site Plan and C10-1 through C10.6 Civil Site Plan, Details C1-7 5 Parking facilities: a. Circulation aisles and dimensions b. Parking spaces and dimensions (ADA, compact, motorcycle, etc.) c. Number of parking spaces, existing and proposed, and total square footage of each d. On-street parking spaces and dimensions e. Bicycle parking, existing and proposed, and its location Refer to drawing C10-1 through C10-6 Civil Site Plan, Parking Statistic COVER 6 If applicable, identify historic, cultural and archaeological resources. Describe and map any designated historic structures or districts, and archaeological or cultural sites. N/A 7 Identify any major public facilities, including schools, parks, shared use pathways, trails, etc. located adjacent to the site. N/A 8 Location of open space with dimensions. Ensure to show open space amenities as referenced in 38.530.060. Refer to drawing A0.01 Project Information and A2.01-A2.06 Floor Plans 9 Location of cluster mailboxes (in coordination with the Untited States Postal Service). 1 Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches. Show open stairways, exterior lighting, weather protection, awnings, parapet walls, mechanical equipment and other projections from exterior building walls. Building elevations must include proposed exterior building materials, windows and doors including a color and material palette for all proposed features keyed to the building elevations. Refer to drawings A0.02-MS, A3.01-CH, A3.02-CH, A3.01- FL, A3.02-FL, A3.01-RH, A3.02-RH, A3.01-SU BUILDING DESIGN AND SIGNAGE GRADING AND DRAINAGE PLAN SITE PLAN SITE PLAN CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 37 © 2022 SOLOMON CORDWELL BUENZ 2 Provide transparency calculations for any elevation that faces a street and is a block frontage. Provide minimum and maximum height of transparency from grade. Provide area of transparency and percentage in relation to the total façade. Refer to drawings A0.02-MS, A3.01-CH, A3.02-CH, A3.01- FL, A3.02-FL, A3.01-RH, A3.02-RH, A3.01-SU 3 Provide elevations, cross sections and details of all ground mounted and rooftop mechanical screening. Include meter banks for utilities on elevations. Refer to drawing A3.03-CH 4 Floor plans that include all floors and roof plan. Annotate/designate uses for all rooms and areas. A seating/serving area layout is required for all restaurants. Refer to drawings A2.00-CH, A2.01-CH, A2.02-CH, A2.00- FL, A2.01-FL, A2.02-FL, A2.01-RH, A2.02-RH, A2.00-SU 5 Color and Material Palette a. Color and material palettes are required for all new buildings and structures. A color and material palette must include all the proposed exterior building materials for all structures and site details. b. The exterior building materials must include all siding, trim, roofing, windows, stairways, doors, balconies, railings, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements. c. Each material must be keyed to the building elevations. d. Color perspectives that depict the building accurately and with the proposed building materials are encouraged to be submitted with each application. The color perspectives does not satisfy the color and materials palette requirement. e. There may be instances where a physical material sample must be provided for larger more complex projects. This will be assessed at formal acceptance of the application. Refer to drawings A4.00-CH, A4.00-FL, A4.00-RH, A4.00- SU e. Refer to physical glass sample to be submitted with application for storefront glass6 Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note - The review of signs in conjunction with this application is only review for sign area compliance with Section 38.560 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any and all signs, additional design guidelines apply for signs within zoning overlay districts. Refer to drawing A0.01-MS 1 Plan preparer must be: a state registered landscape architect; an individual with a degree in landscape design and two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany, plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state. Application complies with requirements. 2 Existing and proposed grade that complies with maximum allowable slope and grade.Refer to drawing L1.00, L3.00 - L3.08 3 Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common, botanical, and cultivar names), locations, quantities, container or caliper sizes at installation, heights, spread and spacing and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot over 2.5 inches in caliper must be specifically indicated. Refer to drawing L0.01 - L0.03 4 Size of planting at the time of installation and at maturity.Refer to drawing L0.01 - L0.03 5 Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off-street parking and loading spaces. Refer to drawing L0.00, L3.00 - L3.07 6 Street frontage landscaping, including boulevard details and tree grate details as applicable based upon block frontage. Refer to drawing L0.00, L3.07 7 Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance with watercourse setback planting plan requirements per Section 38.410.100 BMC unless previously provided during subdivision review. Refer to drawing L0.00, L3.07 8 Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). Refer to drawing L0.00 - L0.03, L3.00 - L3.07 9 An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. A public tree protection and/or removal plan must be approved by the Forestry Division Manager. A Public Tree Reimbursement Form may be required. Please contact the City Forestry Division for the form and more information. N/A 10 Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. Refer to drawing L0.00 - L0.3.07 11 Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. a. Include a description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, the source of irrigation water, estimated amount of water consumption broken down by vegetation type in square feet (e.g. turf, shrubs, trees) and total estimated water consumption. Refer to drawings L6.00 - L6.01 1 Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. Refer to drawing C13-2 LIGHTING PLAN, ES0.31 2 A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. Refer to drawing INTERSECTION PHOTOMETRICS C13-3 through C13-4, ES0.32 LANDSCAPE PLAN LIGHTING PLAN AND DETAILS SITE PLAN CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 38 © 2022 SOLOMON CORDWELL BUENZ 3 Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. The detail must demonstrate compliance with full cut-off requirements in Section 38.570 BMC and be located on the lighting plan sheets. Refer to light fixture cutsheets, ELECTRICAL CUTSHEETS ES1.01 through ES1.03 4 If building lighting is proposed, elevations or similar information must show the illumination on any vertical surface or angular roof surface. Ensure that average footcandles is also depicted. N/A 5 If accent lighting is proposed, provide a depiction of location, direction and intensity of any accent lighting, along with where and to what extent the surface will be illuminated. N/A The detail sheet requirements can be a separate unified sheet or part of the sheets listed above that it relates to, as long as it does not overly congest the sheet. The requirements below are only if it is applicable to the project. Application complies with requirements. 1 Civil Details: a. Utility Trench b. Corporation stop c. Detention/retention infrastructure including drainage swale cross section, pond(s) cross section with structure(s), dry well cross section, and underground storage plan and sections. d. Manholes Refer to drawings C1-2 UTILITY TRENCH C1-3, 02660-6 CORP STOP C1-6 SWALE / POND C1-4 and C1-5 MANHOLES 2 Bicycle rack type and detail Refer to drawing 3 Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including signage and construction details and the applicant's certification of ADA compliance. Refer to drawing 4 Fences, walls, railings and handrails, including typical details.Refer to drawing C1-7 CURB 5 Permanent trash enclosure and refuse collection areas, including typical details and elevations. Refer to drawing C1-7 ASPHALT, C1-7 SIDEWALK 6 Curb, asphalt section, sidewalk and drive approach construction details.Refer to drawing C1-7 APPROACH 7 Trail section.Refer to drawing C1-7 TRAIL 1 If parkland is proposed, a park plan shall be submitted consistent with Section 38.220.060.A.16 BMC. a. Park plan must include all property boundary dimensions and frontage calculations per Section 38.420.060.A BMC. Justification for any reduction in frontage must be addressed in the Park Plan narrative. b. If there is any "unacceptable" land being proposed for inclusion within the larger park area per Section 38.420.020.E BMC, it must be displayed on the park plan drawings and justification provided in the Park Plan narrative. c. Any request for parkland waiver per Section 38.420.100 BMC must be provided in the Park Plan narrative. Refer to Cash-in-Lieu Parkland Dedication table on drawing A0.00 Cover 2 Provide net density for the project based on the definition in Section 38.700.130 BMC and show calculations including value of all areas reduced. For Master Site Plans, provide an estimate of net density. Provide calculations within the Park Plan narrative and final results on the Park Plan cover sheets. Refer to Cash-in-Lieu Parkland Dedication table on drawing A0.00 Cover 3 A parkland dedication tracking table per Section 38.420.020.A BMC must be included on the site plan cover sheet. If you have questions on how to fill out this table, contact the Parks Division. Refer to Cash-in-Lieu Parkland Dedication table on drawing A0.00 Cover 4 Provide source and amount of parkland credit to be used if previously provided. If credit is from a subdivision, confirm the amount provided and detailed phase information. N/A 5 If the park proposal includes improvements-in-lieu of parkland, provide a table with cost estimates and indicate in which phase of the development the improvements-in-lieu will be installed, if applicable. N/A A1 Included in application package N1 Included in application package WR (if wetlands are on site)Included in application package DETAIL SHEET REQUIREMENTS PARKLAND REQUIREMENTS REQUIRED FORMS SITE PLAN CHECKLIST © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 14 TURBULENCE LANE TRADE WIND LANE 27 TH AVE.25 TH AVE.TSCHACHE LANE BAXTER LANE N VICINITY MAP 218' 287'60'660'106'284'325'334'106'231'60'407'60'407'60'ROSE PARKROSE PARK Future Development (Bozeman West Apartments) Landscape Frontage To be completed as one Master Site Plan approval. Drainage parcel included in this development R-4 R-4R-3 R-3 USPS R-5 R-3 15.13 ACRES LOCUS MAP BAXTER LANE TRADE WIND LANE TURBULENCE LANE TSCHACHE LANE 25TH AVE.27TH AVE.R-4 BP B-2 SITE SITE DOWNTOWN BAXTER LANE 27TH AVE.I90 SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 40 © 2023 SOLOMON CORDWELL BUENZ PROJECT NARRATIVE The applicant is pleased to present a new residential development located at the northeast corner of Tschache Lane and 27th Ave. Spread across an approximately 15-acre greenfield site in Bozeman, MT, this residential project is comprised of four blocks encompassing Tschache, Turbulence and Trade Winds Lanes and 27th and 25th Ave. equaling 15.13 acres. It is ±382,967 gross square feet (gsf) in total building area, which includes 343 total units. (3) 4-story Residential Flats, 294 Total Units (46) Row Homes with garage parking (3) Single Units with garage parking (1) Amenity Clubhouse and Gear Garage with Pool and Trailway connecting to the wetlands The Flats are oriented in the north-south direction to take advantage of the views to Bridger, Rowhomes, are located along the perimeter, Single Units are adjacent to the wetlands, and the Clubhouse is the center. Turbulence and 25th roadways will continue through the site as improvements. This divides the development into 4 blocks. On site parking is spread out through the blocks. In total, there is 557 spaces. Each block has two points of access for both vehicles and services. Trash and recycling will happen internal to each block. We're also planning on providing 26 extra spaces that can be used towards snow storage with the balance of storage in designated zones. • Project Address: 2695 Tschache Lane, Bozeman, MT 59718• Zoning District: R-4• Site Area: 14.428 Acres (628,135 SF)• Occupancy Classifications: R-2, S-2• Residential (R-2): 343 units | 1 to 4 floors, up to 50’ in height• Lobby (R-2): Residential entries at ground floor• Amenity (R-2): 2 separate, centrally located buildings• Parking (S-2): 2 stall garages under Rowhomes | 2 stall garage next to Single Units• Minimum Density Requirements: 8 dwellings per net acre• Lot Coverage Maximum: 493,851 SF• Building Coverage at Ground Level: 125,191 SF (25.3%)• Floor Area Ratio Maximum Requirements: 1.5 FAR• Minimum Lot Area Requirements per dwelling: - (46) Rowhomes:3,000 SF = 138,000 SF - (3) Single-household: 4,000 SF = 12,000 SF - (1) Apartments (first): 3,000 SF = 3,000 SF - (293) Apartments (remaining): 1,200 SF = 351,600 SF - TOTAL: 504,600 SF • Applicable Building Codes:• International Building Code (IBC) w/ amendments 2021 • National Electrical Code 2017• International Mechanical Code 2021 • Uniform Plumbing Code 2018• International Fire Code w/ amendments 2021• International Fuel Gas Code w/ amendments 2021• International Energy Conservation Code w/ amendments 2021 • Safety Code for Elevators and Escalators 2019• International Swimming Pool & Spa Code w/ amendments 2018• ICC A117.1 Accessibility Code 2017• Bozeman Municipal pal Code 2021 PROJECT DESCRIPTIONPROJECT DESCRIPTION SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 41 © 2023 SOLOMON CORDWELL BUENZ The design intent is to create a high-quality building with traditional materials which convey a sense of warmth, and community. By ringing the Rowhomes on the site perimeter of the west and south, the project scale is reduced as it interfaces with the surrounding community. The site is also designed to highlight the views with the long sides of the 4-story buildings, single units, amenity, and open space all facing east and Baxter Mountain. Amenities include private balconies, on-site parking, interior and exterior bicycle parking spaces. In a centrally located 11,100 sf Clubhouse, there will be leasing, a fitness facility, co-working space, lounge, full kitchen, and mail/package delivery. Adjacent to the Clubhouse will be exterior space featuring a pool, a hot tub, grills, fire pits, private gathering space, a green space for residents to enjoy and a trailway. There will also be a “Gear Garage” where residents can wash their vehicle and maintain sporting equipment. DESIGN INTENTDESIGN INTENT The goal of the project is to provide a variety of housing types as a new community in Bozeman, while taking advantage of its unique surroundings of vistas, mountains, parkland and wetlands. Architecturally, the project is designed as a clean Mountain Modern aesthetic. Meaning, simple lines and simple modern detailing. Building forms are contextual and refined to highlight their shape and the surrounding mountain scape. The primary materials consist of wood and wood textures, accented by concrete, glass, metal and site stone. The Rowhomes will have front landscaped front porches that present a pedestrian scale to the street and community. As one ventures into the site the scale increases with 4 story buildings, while maintaining a pedestrian scale. PROJECT GOALSPROJECT GOALS 2235 Tschache Lane is a multi-building residential development located south of Baxter Lane, east of N27th Avenue, and north of Tschache Lane. Rose Park is located directly south of the project site and a watercourse setback bounds the eastern edge of the site. The project will include (3) apartment buildings, (11) multiple fourplex and (1) duplex rowhome units, (3) single-unit rental homes, and a community clubhouse and gear garage. Important themes of the site design are community, connection to nature, and a strong sense of place. The development is organized around the central community clubhouse and gear garage located on the northwest corner of Turbulence Lane and N.25th Ave which bisect the site. All the residential buildings are organized to have easy access to this amenity and are oriented to maximize views of the Bridger mountains. A path in Zone 2 of the watercourse setback is the cornerstone of the pedestrian circulation. This path connects the neighborhoods to the north, the community clubhouse, and Rose Park to the south and invites residents and neighbors to move into and throughout the development. CONTEXTCONTEXT PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 42 © 2023 SOLOMON CORDWELL BUENZ EXISTING BUILT ENVIRONMENTEXISTING BUILT ENVIRONMENT PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 43 © 2023 SOLOMON CORDWELL BUENZ The subject property consists of approximately 15.13 acres of undeveloped land. New roadways internal to the site will expand connection between Baxter Lane, Trade Wind Lane, Turbulence Lane and Tschache Lane via construction of 25th from Baxter Lane to Tschache Lane and extension of Turbulence Lane from North 27th Avenue to proposed development. Boulevard and sidewalks will run along each proposed roadway and a trail system will be located to the east along the existing wetlands. Parallel parking stalls will be provided along each roadway where possible and internal parking spaces are provided within each block. Parking spaces will be designed for standard stalls to accommodate larger vehicles throughout. Buildings are located to maximize street frontage while maintaining a 15-foot vegetated setback. There will be (7) carports in this project. (3) at Flats-3, (2) at Flats-1 and (2) at Flats-2, covering a total of 108 parking spaces. The carports will be painted steel tube structure with metal decking and a TPO roof. They will be finished in metal trimmed. Lighting will be from the underside. They will be drained to gutters, downspouts and feed into the underground drainage system. PROJECT TIMELINE PROJECT TIMELINE SITE DESIGN IMPROVEMENTSSITE DESIGN IMPROVEMENTS CARPORTSCARPORTSSUBMIT SITE PLAN REVIEW TO THE CITYAUG 19 2022 DEC 2024 Project Project CompletionCompletion DEC 09 2022SPR APPROVALSUBMISSIONJUNE 2023 Start ofStart of ConstructionConstructionSEPOCTNOV PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 44 © 2023 SOLOMON CORDWELL BUENZ WATER The subject property is surrounded by existing water main infrastructure to the north, south and west. An existing 12-inch ductile iron water main is located within Baxter Lane, an existing 8-inch ductile iron water main is located within Trade Wind Lane, an existing 10-inch ductile iron water main is located within North 27th Avenue and an existing 8-inch ductile iron water main is located within Tschache Lane. Water main extensions will be required to route through the subject property to provide service to the proposed development. Existing water main stubs will be utilized as connection points for new water infrastructure creating a looped system. 8-inch ductile iron water mains are proposed to route through North 25th Avenue and Turbulence Lane. Services to buildings are proposed through connections from existing and proposed water main infrastructure. Each building will have its own service connection for domestic and fire (as applicable) with the exception of the row homes, which will utilize one service connection each of the structures. SEWER Existing sewer main infrastructure is located to the north and southwest of the subject property. An 8-inch PVC sewer main is located at the intersection of North 27th Avenue and Tschache Lane, a 10-inch PVC sewer main is located near the proposed intersection of Trade Wind Lane and North 25th Avenue and a 24-inch asbestos concrete sewer main is located within Baxter Lane. Sewer main extensions will be required to route wastewater through the subject property providing service to the proposed development. Existing sewer main stubs will be utilized where possible as connection points to the existing sewer main infrastructure. 8-inch PVC sewer mains are proposed to route through North 25th Avenue, Turbulence Lane and internally within the two western blocks. Each building will have its own service connection for sanitary service. A sand oil separator will be utilized to accommodate car wash facilities within the proposed gear garage prior to connection to the sewer main. SOLID WASTE & DRY UTILITIES & SERVICES Solid waste will be coordinated with City of Bozeman and other applicable service providers. Trash enclosures will be located throughout the project. Gas, electrical and telecommunication services are planned for each building. 10’ public utility easements are designated along North 25th Avenue and Turbulence lane. Locations of transformers will be coordinated with owning utility companies. SITE GRADING & STORM DRAINAGE Existing topography of the site is gradual from south to north at approximately 2%. Proposed grading of the site will maintain the existing drainage pattern and will be designed to meet City of Bozeman road standards and ADA accessibility. The subject parcel was initially planned for dense residential development with routing of storm water to the northeast corner of the site where an existing detention pond is located. The proposed development increases the density of development and will increase runoff from what was initially planned requiring expanded detention storage. The project will be designed to detain runoff from the site by expanding the existing detention pond. Storm water catch basins and underground piping will route storm water to storage locations. A main storm water line will be utilized to convey storm water from south to north located along the east side of North 25th Avenue. Storm water will be released from the detention pond at the pre-development runoff rate and storm water design will be in accordance with the City of Bozeman Design Standards. TRAFFIC FLOW/PEDESTRIAN CIRCULATION The proposed development will install roadway connections throughout the subject property. Proposed roadways will align with or create new intersections with existing roadway infrastructure at Baxter Lane, Trade Wind Lane, Turbulence Lane, North 27th Avenue and North 25th Avenue. All intersections will line up with existing connection points. Turbulence Lane will include a slight bend to maximize lot space and improve vehicular and pedestrian safety by slowing vehicles down through the development. North 25th Avenue will also include two slight jogs to allow proper alignment onto Baxter Lane and Tschache Lane. Roadways will be designed in accordance with City of Bozeman local street standards for a 60’ right-of-way including boulevard and sidewalk. In addition, a trail is proposed along the eastern edge of the property adjacent to the existing wetlands to provide pedestrian access between Baxter Lane and Tschache Lane. UTILITIESUTILITIES PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 45 © 2023 SOLOMON CORDWELL BUENZ 2235 Tschache Lane is zoned R-4 and is bound by N 27th Avenue to the west, Tschache Lane to the south, and Baxter Lane and Trade Wind Lane to the north. New sections of N25th Avenue and Turbulence Lane will bisect the site. Landscaping, furnishings, and site amenities along these streetscapes will be unified to define the character of the development. The existing streets (N.27th, Trade Wind Lane, Baxter Lane, and Tschache Lane) are designated as landscaped street frontage. The new streets will be designated as mixed block frontage but will follow the landscaped option of that designation. Ground floor residential units are proposed on all the streets and will follow the special residential block frontage standards in UDC 38.510.030.J. All buildings will have minimum 10-foot landscaped setback between the sidewalk and the face of the residences that will include landscaping and may also include semi-private patios screened with vegetation or a fence. All landscape setbacks with residential adjacency will include a tree for every 50’ linear feet of adjacent frontage. Within the setback area adjacent to buildings with windows, low level landscaping will be provided that maintains views between the building and the street. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC Sec38.550.050 including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Stormwater retention/detention facilities will be landscaped to meet Section 38.410.080.H of the Bozeman UDC. The watercourse setback will be landscaped per Sec.38.410.100.A2.f and will include a trail in Zone 2 that meets the requirements of Sec.38.410.100. A2.e(2). The parking lots will be screened and landscaped to at least the minimum requirements of Sec 38.550.050.C PROJECT NARRATIVE STREETSCAPE APPROACHSTREETSCAPE APPROACH LANDSCAPINGLANDSCAPING SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 46 © 2023 SOLOMON CORDWELL BUENZ Required residential open space areas will be provided through a variety of approaches including shared open space, ground level private outdoor space, private balconies, and common indoor recreation areas at the clubhouse and gear garage. Each of these spaces will comply with listed design standards. The shared common areas will be in centralized areas that are visible from units within the development and located away from service areas and ground level residential windows. Within these spaces, amenities may include pools, a fitness area, playgrounds, meeting space, a workshop, landscaping, paving, seating space, lighting, and lawn area. OPEN SPACEOPEN SPACE CALCULATED OPEN SPACE (OS) REQUIRED PROJECT UNITS GROUND LEVEL PRIVATE PATIOS / 2 PRIVATE BALCONIES / 2 ROWHOME ROOF DECKS / 2 COMMON INDOOR RECREATION AREA / 2 OUTDOOR SHARED OPEN SPACE TOTAL OS PROVIDED 1 BED 177 UNITS / 17,700 SF 42 UNITS = 732 SF 135 UNITS = 490 SF TOTAL 343 UNITS / 42,600 SF REQUIRED 1,788 SF PROVIDED 2,619 SF PROVIDED 8,556 SF PROVIDED 5,748 SF PROVIDED 28,295 SF PROVIDED 47,006 SF 2+BED 166 UNITS / 24,900 SF 30 UNITS = 1,056 SF 90 UNITS = 2,129 SF 46 UNITS = 8,556 SF Per Section 38.420.030 The Parkland is provided as cash-in-lieu option for improvements to Rose Park located just south of the proposed development. Parkland is calculated to be 3.81 acres. Required parking is 532 spaces based on unit count and Clubhouse square footage. Required parking with transit reduction of 10% (within 800’ radius of covered bus stop) is 479 spaces. Provided parking with Transit reduction is 536 standard spaces, 21 accessible spaces for a total of 557 spaces. There are 58 bicycle spaces required and 112 provided. 66 are interior to the Flats buildings and 46 are integrated around the site. PARK LAND REQUIREMENTSPARK LAND REQUIREMENTS PARKING REQUIREMENTSPARKING REQUIREMENTS EXISTING COVERED BUS STOP 800’ RADIUS FROM BUS STOP SITE BAXTER LANE TSCHACHE LANE27TH AVE.PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 47 © 2023 SOLOMON CORDWELL BUENZ 6(5p5 6(5 pc pGp5p5 !(® 6(5 ! !! ! ! ! !!!! ! ! ! !!! !! ! ! ! !! ! ! !! !!! !!! ! ! ! !!! !! ! ! !!b Fair Grounds Story MansionPark CentennialPark BeallPark Target Walmart Deaconess Hospital Bozeman High School Gallatin High School Gallatin Valley Mall Bozeman Senior Center Montana State University 9 8 7 6 5 4 32 1 44 43 42 41 40 393837 36 35 34 333231 302928 27 26 25 24 2322 21 20 19 18 17 16 15 14 13 12 11 10 Gallatin Regional Park Glen Lake Rotary Park Kirk Park Story Mill Park Lindley Park Bozeman Pond Park Bogert Park Bozeman Public Library !"#90Oak St Durston Rd N 19th AveW College St Manley RdS Church AveBoylan Rd Haggerty Ln Bohart Ln Equestrian Ln Redwood DrCherry Park Rose Park Burke Park Bozeman Sports Park Softball Park Baxter Meadows Valley Unit Park Langohr Park Christie Fields Cattail Creek Valley West Park Sundance Asheim Fields Gallagator Park Cooper Park Westlake Park Josephine Park West Winds Park Four Points Soccer Fields Oak Meadows Park Oak Springs Park S Willson AveN 7th AveMain St W Grant St ||¡||¡||¡N Rouse AveW Mendenhall St E Babcock St Tschache Ln N 15th AveW College St S 11th Ave||¡||¡||¡MSU SUB||¡ ||¡||¡||¡N 27th AveCatron St Baxter Ln N 27th AveW Garfield St||¡||¡||¡||¡||¡ ||¡||¡||¡S 6th AveW Curtiss St S Tracy AveS Bozeman AveN Black AveN 3rd AveW Beall St W Peach St W Tamarack St S 7th AveE Oak StSacco DrDead MansGulch CtCattail S tN 11th AveN 5th AveBronkenPark NORTH Time Point Transfer Point 1 MSU SUB 2 6th & Garfield 3 Garfield & Willson 4 Willson & College 5 Willson & Curtis 6 Babcock & Tracy 7 Mendenhall & Bozeman (BYEP) 8 Mendenhall & Black (Dtn Transfer) 9 Mendenhall & 3rd 10 Mendenhall & 7th 11 7th & Beall (Fork & Spoon) 12 7th & Peach (Verizon) 13 7th @ M View Plaza 14 Walmart (Lawn & Garden door) 15 Oak @ Days Inn 16 15th & Oak 17 Bridger Peaks Shopping Center 18 Tschache & 19th 19 19th & Baxter (Town Pump) 20 Cattail @ City Brew (driveway) 21 27th & Cattail 22 27th & Catron (Sec Soc Office) 23 Catron @ Target (driveway) 24 Gallatin Center (Staples lot) 25 Cattail (across from City Brew) 26 Baxter & 19th 27 27th & Baxter 28 Tschache & 27th 29 Tschache & 19th (IHOP) 30 Stop currently being skipped 31 Oak & 15th (at pullout) 32 Oak @ Aspen Meadows 33 Walmart (Lawn & Garden door) 34 7th & Tamarack (U-Haul) 35 7th & Peach 36 7th & Beall 37 5th & Main 38 Babcock & 3rd (Emerson) 39 Babcock & Tracy 40 Mendenhall & Bozeman (BYEP) 41 Mendenhall & Black (Dtn Transfer) 42 Willson & Curtis 43 Willson & College 44 Grant & Willson Blueline Bus Stops: Blueline PROJECT NARRATIVE SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 48 © 2023 SOLOMON CORDWELL BUENZ MATERIAL CONTEXTMATERIAL CONTEXT The project’s materiality is meant to compliment its neighbors and that which is typical for Bozeman. The primary materials consist of wood and wood textures in the form of lap, shingles, and vertical siding, accented by concrete, glass, metal, stand/seam metal siding and roofing, architectural shingles, and stone gabions. The material and forms are meant to be timeless and sophisticated. Project colors will include a natural light wood that emphases entry, exterior connection and unity throughout the site and a darker pallet of browns and grays meant to evoke a sense of place that is rooted to its environment. METAL STAND/SEAM SIDING SHINGLE SIDING CONCRETE WOOD (PINE LIKE)WEATHERED WOOD (GRAY LIKE) GLAZINGSTAND/SEAM ROOFINGARCHITECTURAL SHINGLES RECLAIMED CORRAL BOARD RECLAIMED RUSTED CORRUGATED ROOFING PROJECT NARRATIVE © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 49 PROJECT MATRIX FIRST FLOOR DISTRIBUTIONFIRST FLOOR DISTRIBUTION FLATS RESIDENTIAL GSF (3) FLATS RESIDENTIAL NSF (3) ROWHOME STYLE GSF/NSF (46) SINGLE UNITS (3) AMENITY (1) PARKING GSF (49) BIKE PARKING GSF (3) FIRST FLOOR GSF ENCLOSED 68,190 SF 56,391 SF 13,248 SF 4,930 SF 13,770 SF 25,053 SF (1,152) SF 125,191 SF SECOND FLOOR SECOND FLOOR DISTRIBUTIONDISTRIBUTION FLATS RESIDENTIAL GSF (3) FLATS RESIDENTIAL NSF (3) BALCONY (28) (3) ROWHOME STYLE GSF/NSF (46) BALCONY (46) SECOND - THIRD FLOOR GSF ENCLOSED 67,830 SF 60,600 SF 931 SF 38,180 SF 1,177 SF 106,010 SF THIRD FLOOR THIRD FLOOR DISTRIBUTIONDISTRIBUTION FLATS RESIDENTIAL GSF (3) FLATS RESIDENTIAL NSF (3) BALCONY (28) (3) ROWHOME STYLE GSF/NSF (46) BALCONY (46)SECOND - THIRD FLOOR GSF ENCLOSED 67,830 SF 60,600 SF 712 SF 19,458 SF 17,112 SF87,288 SF FOURTH FLOOR DISTRIBUTIONFOURTH FLOOR DISTRIBUTION FLATS RESIDENTIAL GSF (3) FLATS RESIDENTIAL NSF (3) BALCONY (14) (3)FOURTH FLOOR GSF ENCLOSED 67,830 SF 60,600 SF 712 SF67,830 SF GROSS TOTALGROSS TOTAL RESIDENTIAL GSF AMENITY PARKING GSF BIKE PARKING GSF GSF ENCLOSED BALCONY SF 347,496 SF 13,770 SF 25,053 SF (1,152) SF 382,967 SF 19,932 SF UNIT DISTRIBUTIONUNIT DISTRIBUTION UNIT TYPE LEVEL 1 STUDIO 1 BED 1 BED + DEN 2 BED 2 BED + DEN 3 BED (INDEPENDENT) 4 BED (INDEPENDENT) ROWHOME (INDEPENDENT) LEVEL 2-3 STUDIO 1 BED 1 BED + DEN 2 BED 2 BED + DEN LEVEL 4 STUDIO 1 BED 1 BED + DEN 2 BED 2 BED + DEN UNIT SIZE 588 SF 656 SF 750 SF 980 SF 1,060 SF 1,570 SF 1,790 SF 1,537 SF 588 SF 656 SF 750 SF 980 SF 1,060 SF 588 SF 656 SF 750 SF 980 SF 1,060 SF % 20.4% 19.4% 19.4% 20.4% 20.4% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% COUNT 15 12 12 15 15 2 1 46 30 30 30 30 30 15 15 15 15 15 OPEN SPACE DISTRIBUTIONOPEN SPACE DISTRIBUTION STUDIO/1 BED 2 BED +OPEN SPACE REQUIRED QUANTITY UNIT 177 166 SHARED OUTDOOR SHARED INDOOR (MAX 50%) PRIVATE OUTDOOR (MAX 50%) - FLATS / APARTMENTS - (46) ROWHOMES - (3) SINGLE UNITS OPEN SPACE PROVIDED 17,700 SF 24,900 SF42,600 SF FACTOR 100 SF 150 SF 28,295 SF 11,496/2 = 5,748 SF 3,945 SF 8,556 SF 462 SF 12,963 SF 47,006 SF (Level 1 Clubhouse) (Lobby, Co-working, Fitness, Bike Storage) Private Balconies >6’ - 7,890 SF / 2 - 17,112 SF / 2 (Roof Decks at Rowhomes) - 924 SF /2 BICYCLE PARKING CALCULATIONSBICYCLE PARKING CALCULATIONS RESIDENTIAL BICYCLE SPACES PROVIDED66 (INTERIOR) 46 (EXTERIOR) 112 TOTAL REQUIRED 58 PARKING CALCULATIONS PARKING CALCULATIONS PARKING REQUIRED PARKING PROVIDED QUANTITY UNIT 532 STANDARD 397 REQ. SPACES 479 COMPACT 36 PARALLEL 103 VALET 0 FACTOR 1:1 TRANSIT REDUCTION (10%) TOTAL 557 ACCESSIBLE 21 (BASED ON REVISED REQUIREMENTS) *AMENITIES REQUIRED PARKING 13,770*0.002 = 27.54 ~28 REQ. SPACES © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 50 IMAGE LOOKING NORTH ON 25TH AVE. AND TOWARD CLUBHOUSE IMAGE LOOKING WEST OVER THE CLUBHOUSE AND TOWARD THE SINGLE UNITS, FLATS AND ROWHOMES IMAGE LOOKING AT FLATS FROM 25TH AND TURBULENCE LANE IMAGE LOOKING AT FLATS PARKING ENTRY IMAGE LOOKING AT FLATS STREET ENTRY PROJECT IMAGING © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 51 IMAGE LOOKING AT GEAR GARAGE FROM 25TH AVE. IMAGE LOOKING WEST AT THE CLUBHOUSE AND GEAR GARAGE PROJECT IMAGING © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 52 IMAGE LOOKING AT ROWHOMES FROM 27TH AVE.IMAGE LOOKING AT ROWHOMES FROM 27TH AVE. AND TURBULENCE LANE IMAGE LOOKING SINGLE UNIT FROM TRAIL ON EAST SIDE OF SITE IMAGE LOOKING SINGLE UNIT FROM PARKING PROJECT IMAGING SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 53 © 2023 SOLOMON CORDWELL BUENZ N1 NOTICING CHECKLIST NOTICING PROCEDURE Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. The applicant is responsible for posting the project site and mailing a notice per the requirements of the Bozeman Municipal Code (BMC). Public noticing for comment periods or hearings and associated application information, timing, type, and location is required by law per Section 38.220.400, BMC. See form N2 Noticing Instructions and Declaration Form on how to notice your project, send mailings, and post on the project site. NOTICING CHECKLIST (NON-CERTIFIED MAILINGS) The following is required materials for applications that do not require certified mail - Site Plan, Master Site Plan, Conditional Use Permit, Special Use Permit, Variance, Deviation, First Minor Subdivision, Planned Unit Development, Appeals, Zone Map Amendment, Growth Policy Amendment, Annexation. 1. Completed and signed property adjoiners certificate form N1. 2. Legible list of full names and addresses of all property owners within 200 feet of the project site, attached to this checklist. Noticing Checklist Page 1 of 1 Revision Date: November 2021 NOTICING CHECKLIST (CERTIFIED MAILINGS) The following is required materials for applications that do require certified mail - Major and Subsequent Minor Subdivisions. 1. Completed and signed property adjoiners certificate form N1. 2. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this checklist. Clearly label list ADJOINER NOT CONTIGUOUS. 3. Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list ADJOINER CONTIGUOUS. PROPERTY OWNER RECORDS Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse at 311 West Main Street Bozeman, Montana. CERTIFICATION AND SIGNATURES I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners), within 200 feet of the property located at ____________________________________________________, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. _______________________________________ __________________ Signature Date CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street Bozeman, MT 59715 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net/planning Matt Booma Tract 1 of COS 1256A NOTICING CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 54 © 2023 SOLOMON CORDWELL BUENZ ADJOINER CONTIGOUS LIST NAME PROPERTY ADDRESS BOZEMAN WEST APARTMENTS LP 2235 TSCHACHE LN BOZEMAN, MT 59715 BSC CONDO & STRUCTURE D CONDO MASTER FOR LAND2220 BAXTER LANE BOZEMAN, MT 59715 BAXTER APARTMENT ACQUISITION LLC 2263 TRADE WIND LANE BOZEMAN, MT 59715 ADJOINER NON-CONTIGOUS LIST CENTRE PARK FLATS CONDO MASTER 2420 TSCHACHE LN BOZEMAN, MT 59715 CITY OF BOZEMAN OAK ST BOZEMAN, MT 59715 PROWELL II LLC 1660 N 27TH AVE BOZEMAN, MT 59715 ROOTED INVESTMENTS INC N 27TH AVE BOZEMAN, MT 59715 TEMPEST COURT INVESTMENTS I LLC 1652 TEMPEST CT BOZEMAN, MT 59715 WEST WINDS SUB PARK AREA TSCAHACHE LN BOZEMAN, MT 59715 STONERIDGE APARTMENTS LP 2715 TSCHACHE LN BOZEMAN MT 59715 OMEARA AFTON N 1808 LEEWARD CT BOZEMAN, MT 59715 DRYFLY PROPERTIES LLC 1820 LEEWARD CT BOZEMAN, MT 59715 SOUTH EIGHTH HOUSE LLC 1826 LEEWARD CT BOZEMAN, MT 59715 SOUTH EIGHTH HOUSE LLC 1838 LEEWARD CT BOZEMAN, MT 59715 RODRIGUEZ FELIX E & DANIELLE M 1852 LEEWARD CT BOZEMAN, MT 59715 DRYFLY PROPERTIES LLC 1870 LEEWARD CT BOZEMAN, MT 59715 KING AMBER 1884 LEEWARD CT BOZEMAN, MT 59715 LEHMANN WAYNE R & WANETTE I TRUSTEES 1892 LEEWARD CT BOZEMAN, MT 59715 JANSEN REVOCABLE LIVING TRUST 1906 LEEWARD CT BOZEMAN, MT 59715 JANSEN REVOCABLE LIVING TRUST 1918 LEEWARD CT BOZEMAN, MT 59715 CLIFFORD JARRED DON MICHAEL &1934 LEEWARD CT BOZEMAN, MT 59715 GALLATIN CENTER LIMITED PARTNERSHIP N 19TH AVE BOZEMAN, MT 59715 27th and Tschache Development Tract 1 of COS 156A NOTICING CHECKLIST SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 55 © 2023 SOLOMON CORDWELL BUENZ CONCURRENT CONSTRUCTION FOR EXISTING INFRASTRUCTURE OR ON-SITE CONCURRENT CONSTRUCTION PROCEDURE (BMC 38.270.030.C) Whenever any building lots or building sites are created inside the city limits, public infrastructure such as: municipal water distribution systems, municipal sanitary sewer collection systems, streets, and stormwater collection, treatment, and detention or retention systems must be provided to the lot or site. If a development is proposed on a site with existing infrastructure and requires public infrastructure extensions or upgrades on site or directly adjacent to the site an applicant may request to construct the public infrastructure and the building at the same time. This is called concurrent construction. Concurrent construction requires additional review and approval prior to building permit issuance and must be requested at the time of the initial planning entitlement such as a site plan or master site plan application. For off-site infrastructure and subdivision projects follow form CCOFF requirements and process. CONCURRENT CONSTRUCTION REQUIREMENTS CCON Water mains, sewer mains, stormwater system, and streets must meet all of the following requirements: 1. Any required on-site or directly adjacent extensions of water mains, sewer mains, stormwater system, or streets to be dedicated to the public: • Must be located entirely within publicly held easements or rights-of-way • Must serve only a single lot • Are the subject of an irrevocable offer of dedication to the city upon completion of the project • The development is under the control of a single developer who must retain control of the entire project until final completion • All work is under the supervision of a single general contractor • No subdivision of land is involved 2. The DRC must determine when the standards of this subsection BMC 38.270.030.C.1 are met • The fire department must consider whether adequate fire protection services are available from existing hydrants, and water supply exists to meet needs during construction 3. Approval of the final engineering design, including location and grade, for the infrastructure project must be obtained from the engineering department, and the Montana Department of Environmental Quality when applicable, prior to issuance of any building permit for the development 4. A certificate of occupancy must not be issued until all on-site and off-site water, sewer, stormwater, and street improvements necessary to serve the site are installed and accepted or approved as applicable by the city. Concurrent Construction Existing or On-Site Page 1 of 2 Revision Date: November 2021 APPLICATION SET 1. Infrastructure Review (City and DEQ) 2. Written approval from Fire Marshall 3. Irrevocable Offer of Dedication (IOOD) 4. Concurrent Construction Plan Application set must be submitted following Development Review Committee initial approval of concurrent construction: CONCURRENT CONSTRUCTION FOR EXISTING INFRASTRUCTURE OR ON-SITE SEE SEPARATE PDF FOR REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 56 © 2023 SOLOMON CORDWELL BUENZ FORMAL ACKNOWLEDGMENT By requesting Concurrent Construction (CCON), the applicant is responsible for understanding and adhering to the Bozeman Municipal Code (BMC Sec. 38.270.030.C) throughout the project development. The applicant understands and accepts the risk in application approval delays if the Concurrent Construction application does not satisfy all requirements of the BMC. The applicant acknowledges that by submitting Concurrent Construction he/she agrees: • Improvements will be designed, constructed, and installed according to the standards and criteria as adopted by the city • Building permits will not be issued until all improvements are approved by the review authority Concurrent Construction Existing or On-Site Page 2 of 2 Revision Date: November 2021 This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. Applicant Signature: Date: Applicant Printed Name: Date: Owner Signature: Date: Owner Printed Name: Date: SIGNATURES CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street PO Box 1230 Bozeman, MT 59715 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net/planning CONCURRENT CONSTRUCTION EXISTING INFRASTRUCTURE OR ON-SITE IMPROVEMENTS CHECKLIST REQUIRED FORMS CCON, SP Check each box once each document is reviewed and approved. Concurrent construction cannot be approved until all documents have been completed and approved. For Official Use Only Infrastructure Review Fire Irrevocable Offer of Dedication Concurrent Construction Request Signature: Print Name: Approval Denial Date: Concurrent Construction Plan 9/8/22 08/31/2022 Chris Urner Matt Booma Chris Urner Digitally signed by Chris UrnerDN: C=US, E=chris.urner@scb.com, O=Solomon Cordwell Buenz, CN=Chris UrnerDate: 2022.09.08 11:11:22-07'00' Please provide explanation below CONCURRENT CONSTRUCTION FOR EXISTING INFRASTRUCTURE OR ON-SITE SEE SEPARATE PDF FOR REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 57 © 2023 SOLOMON CORDWELL BUENZ SEE SEPARATE PDF’s FOR REPORT CONCURRENT CONSTRUCTION REQUEST SITE PLAN APP. CONCURRENT CONSTRUCTION REQUEST SITE PLAN APPLICATION 2695 Tschache Lane Development Site Plan Review Application August 31, 2022 The applicant’s intention is to apply for issuance of a building permit prior to completion of the public infrastructure as identified under Section 38.270.030 (Completion of Improvements) of the City of Bozeman Unified Development code. This request applies to the development of 2695 Tschache Lane Site Plan. This request is to allow building construction on the subject property concurrently to construction of the proposed water mains, sewer mains, storm mains and streets within the property. As such, the applicant requests the issuance of building permit(s) prior to on-site improvements being completed for the site. The improvements within the subject property will include the installation of water, sewer and storm main infrastructure. In addition local roads will also be installed as well as street intersection lights. Prior to commencement of construction for on site improvements, the applicant shall obtain all necessary approvals and permits from the City of Bozeman and the Montana Department of Environmental Quality. It is anticipated that the utility infrastructure improvements will be completed well before the construction of any buildings is complete, however the applicant understands that all necessary improvements must be completed and accepted by the City prior to Certificate of Occupancy being issued for the development of any building. Responses to the specific criteria from Section 38.270.030 for concurrent construction for site development are noted below: 1. Provision of municipal central water distribution, municipal sanitary sewer collection systems, and streets means that the criteria in either subsection a or subsections b and c are met as follows: Response: The concurrent construction being requested follows the criteria in subsections b and c. Responses to the subsections are noted below: C.1.b. The water mains, sewer mains, and streets to be extended to provide service to the development are: located within a publicly dedicated right-of-way or easement; constructed to city standards, are physically adjacent to the site proposed for construction, are installed and accepted by the city, and are adequate in capacity to provide necessary service to the proposed development; and comply with the requirements of this subsection C.1.b and subsection C.1.c of this section; SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 58 © 2023 SOLOMON CORDWELL BUENZ 1 Wyatt E. Hatch From:Strasheim, Kerri <kstrasheim@mt.gov>Sent:Thursday, August 4, 2022 2:43 PMTo:Wyatt E. HatchCc:Chris Fuchs; Griffin NielsenSubject:RE: 2695 Tschache Lane Development Water Right Predetermination Request ***This message originated from an External Source.*** Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Wyatt – Thank you for the opportunity to review your project. The 14.43-acre lot was created in 2007, so the lot is allowed a full exemption. This area is outside of the controlled groundwater area, so exemptions are allowed. Tract 1 of COS 1256 is the subject property that is being further developed. The project proposal includes City of Bozeman water for all indoor uses, and exempt groundwater for lawn and garden irrigation. The City of Bozeman is responsible for ensuring that this use fits within existing water rights. The proposed 3.31 AF (acre-feet) of lawn and garden irrigation does not exceed 10 AF, so no water right permitting is required. Each well is limited to 35 gallons per minute (GPM). Standard Language: In Clark Fork Coalition, et. al. v. DNRC, et. al., 2016 MT 229, 384 Mont. 503, 380 P.3d 771, the Montana Supreme Court concluded that the definition of “combined appropriation” in Admin. R. Mont. 36.12.101(13) was invalid. The Court reinstated the Department’s 1987 Rule defining “combined appropriation” as: “An appropriation of water from the same source aquifer by means of two or more groundwater developments, the purpose of which, in the department’s judgment, could have been accomplished by a single appropriation. Groundwater developments need not be physically connected nor have a common distribution system to be considered a “combined appropriation.” They can be separate developed springs or wells to separate parts of a project or development. Such wells and springs need not be developed simultaneously. They can be developed gradually or in increments. The amount of water appropriated from the entire project or development from these groundwater developments in the same source aquifer is the “combined appropriation.” Under this Rule, the Department interprets subdivisions that are pending before the Department of Environmental Quality for approval on October 17, 2014 or filed after that date to be a single project that can be accomplished by a single appropriation. Consequently, all wells in such a subdivision will be considered a “combined appropriation” for the purposes of Mont. Code Ann. 85-2-306. The only exception to this interpretation is that a subdivision which has received preliminary plat approval prior to October 17, 2014 will not be considered a project under the “combined appropriation” 1987 Rule; individual lots will still be evaluated under the 1987 Rule at the time of an application to the Department. 2015 Mont. Laws § 1, Ch. 221. This communication does not serve as a pre-approval for a water right. Have a good day, Kerri ___________________ Kerri Strasheim Regional Manager – Gallatin, Madison, and Park Counties MT DNRC Water Resources 2273 Boot Hill Court, Suite 110 Bozeman, MT 59715 WATER RIGHT PREDETERMINATION REQUEST EMAIL SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 59 © 2023 SOLOMON CORDWELL BUENZ 2 Ph: 406-556-4504 From: Wyatt E. Hatch <whatch@m-m.net> Sent: Tuesday, July 5, 2022 5:05 PM To: Strasheim, Kerri <kstrasheim@mt.gov> Cc: Chris Fuchs <cfuchs@m-m.net> Subject: [EXTERNAL] 2695 Tschache Lane Development Water Right Predetermination Request The following attachments have been stripped by your E-mail admin. cos 1256.pdf Total number of attachments is 5 Encrypted or password protected files are not permitted in e-mail as they can not be scanned for virus/malware/or other malicious links. For more information please contact your agency IT staff. ___________________________________________________________________ Kerri, Please find the attached request for review for a Water Rights predetermination for a project located near the intersection of North 27th Avenue and Tschache Lane in Bozeman, MT. The well is proposed for irrigation purposes. I had Chris reach out a week or two ago about this (he is cc’d). The attached is a form I’ve recently used in Missoula County and Flathead County. The Certificate of Survey could not be attached as it is “protected” so I’ve attached it separately to this email. If there is a review fee, please let me know and if we can pay via credit card. Hope you had a good holiday weekend. Thanks, [m-m.net] Wyatt E. Hatch, PE Land Development Engineer, Morrison-Maierle +14065424835 direct | +14067813981 mobile 1055 Mount Ave, Missoula, MT 59801 WATER RIGHT PREDETERMINATION REQUEST EMAIL SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 60 © 2023 SOLOMON CORDWELL BUENZ TRAFFIC IMPACT STUDY NORTH 27TH & TSCHACHE DEVELOPMENT TRAFFIC IMPACT STUDY Prepared For Morrison-Maierle JULY 2022 Bozeman, Gallatin County, Montana SEE SEPARATE PDF FOR REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 61 © 2023 SOLOMON CORDWELL BUENZ WETLAND AND WATERWAY DELINEATION REPORT SEE SEPARATE PDF FOR REPORT October 21, 2021 MORRISON-MAIERLE, INC. Voyager Residential Development Wetland and Waterway Delineation Report PROJECT NUMBER:174032 PROJECT CONTACT:Brian SandefurEMAIL: brian.sandefur@powereng.comPHONE: 406-600-2286 SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 62 © 2023 SOLOMON CORDWELL BUENZ 2695 Tschache Lane Project City of Bozeman Sewer Main Extension DEQ Circular-2 Engineering Report Prepared By: 1055 Mount Avenue Missoula, MT 59801 MMI #: 10093.001 August, 2022 SEE SEPARATE PDF’s FOR REPORT SEWER MAIN EXTENSION REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 63 © 2023 SOLOMON CORDWELL BUENZPage 1 of 6 2695 Tschache Lane City of Bozeman Storm Water Drainage DEQ Circular-8 Engineering Report Prepared By: 1055 Mount Avenue Missoula, MT 59801 MMI #: 10093.001 August, 2022 SEE SEPARATE PDF FOR REPORT STORM WATER DRAINAGE REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 64 © 2023 SOLOMON CORDWELL BUENZ 2695 Tschache Lane City of Bozeman Water Main Extension DEQ Circular-1 Engineering Report Prepared By: 1055 Mount Avenue Missoula, MT 59801 MMI #: 10093.001 August, 2022 SEE SEPARATE PDF FOR REPORT WATER MAIN EXTENSION REPORT SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 65 © 2023 SOLOMON CORDWELL BUENZ SEE SEPARATE PDF’s FOR REPORT EASEMENTS EASEMENTS 1 EASEMENTS EXHIBIT-A 2 EASEMENTS EXHIBIT-B 3 EASEMENTS EXHIBIT-C 4 EASEMENTS EXHIBIT-D 5 EASEMENTS EXHIBIT-E 6 EASEMENTS EXHIBIT-F 7 EASEMENTS EXHIBIT-G 8 EASEMENTS EXHIBIT-H 9 EASEMENTS EXHIBIT-I 10 EASEMENTS EXHIBIT-J 11 EASEMENTS EXHIBIT-K SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 66 © 2023 SOLOMON CORDWELL BUENZ SEE SEPARATE PDF’s FOR REPORT CONDITIONAL IRREVOCABLE OFFER OF DEDICATION City of Bozeman Conditional Irrevocable Offer of Dedication This Irrevocable Offer to Dedicate and Declaration of Restrictions (hereinafter "Offer") is made this _____day of ______________ 2022, by Bozeman Property Owner LLC, 1999 Circle Drive, Cleveland, Ohio 44106 (hereinafter referred to as "Grantor"). WHEREAS, Grantor is the legal owner in simple fee interest of certain real properties located in the County of Gallatin, State of Montana, and described as Remainder of Tract 1 COS 1256 less Minor Subdivision 404, on file and of record in the office of the Clerk and Recorder of said County (hereinafter referred to as the "Property") and WHEREAS, Grantor applied to the City of Bozeman (the "Municipality") for approval to undertake development as defined in Chapter 38.7, BMC within the City of Bozeman (hereinafter the "Permit"); and WHEREAS, approval of Application INSERT PLANNING FILE # was granted on INSERT APPROVAL DATE, by the Municipality in accordance with the provisions of Title 38, BMC, hereby incorporated by reference; and WHEREAS, Grantor wishes to meet the requirements of Title 38, BMC, to provide public access and/or allow simultaneous construction of infrastructure and improvements which will later be granted to the Municipality, with the buildings, remaining improvements and land appurtenant thereto to remain in private ownership, as authorized in Section 38.270.030.C; and WHEREAS, the water and sewer improvements and street infrastructure appurtenant to and to be installed or constructed on or under the above described lands, and infrastructure and/or interests therein are to be dedicated to the Municipality, free and clear of all encumbrances, pursuant to said final approval of the Permit; and, WHEREAS, it is intended that this Offer is irrevocable and shall, upon written acceptance by the Municipality and final approval of the Permit referenced herein, grant all rights of use or access for maintenance and repair of the said improvements and infrastructure offered; NOW THEREFORE, in consideration of the granting of, and conditioned upon, the final approval for application no. INSERT PLANNING FILE #, the Grantor hereby offers to dedicate to the SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 67 © 2023 SOLOMON CORDWELL BUENZ SEE SEPARATE PDF’s FOR REPORT CASH IN LIEU WATER RIGHTS SITE PLAN APP. CASH IN LIEU WATER RIGHTS SITE PLAN APPLICATION 2695 Tschache Lane Development Site Plan Review Application August 31, 2022 The applicant’s intention is to utilize cash in-lieu water rights for the increase in annual municipal water demand attributable to the development over the anticipated amount per Section 38.410.130.D of the City of Bozeman Unified Development code. This request applies to the development of 2695 Tschache Lane Site Plan. Responses to specific criteria from Section 38.410.130 for cash in lieu water rights for site development are noted below. 1. Installation of high efficiency indoor water using fixtures, appliances, and products that are more water efficient that city-adopted plumbing codes or state or federal minimum standards. Response: • The developer plans to use high efficiency fixtures, appliances and products. Attached are the proposed unit fixtures currently proposed. 2. Installation of unirrigated, or minimally irrigated, drought resistant or drought tolerant landscaping that exceeds the minimum requirements of division 38.550 of this chapter. Response: • Drought resistant landscaping is utilized and is approximately 77% of the total proposed landscape plantings. 3. Installation of high efficiency or water conserving irrigation componentry that exceeds the minimum requirements of division 38.550 of this chapter. Response: • The developer plans to utilize high efficiency/water conserving irrigation componentry. Please reference Landscape sheet L6.00 for more information in regards to this componentry and irrigation plan. 4. Installation of non-potable water supply systems for landscaping irrigation purposes. Response: • The developer plans to install a ground water well for landscape irrigation purposes. The proposed well with estimated water usage calculations has been submitted to the Department of Natural Resources and Conservation (DNRC) for review as an exempt well. Attached is email verification that the proposed well is exempt and allowed. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 68 © 2023 SOLOMON CORDWELL BUENZ SEE SEPARATE PDF’s FOR REPORT MISCELLANEOUS EXISTING DEEDS, EASEMENTS, ETC. SPRA SUBMITTAL 2695 TSCHACHE LANE MAY 5TH, 2023 | 69 © 2023 SOLOMON CORDWELL BUENZ WETLAND DELINEATION REPORT SEE SEPARATE PDF FOR REPORT REPORT COVER PAGE Geotechnical Engineering Report __________________________________________________________________________ Apartments and Built-to-Rent Structures Bozeman, Montana July 29, 2022 Terracon Project No. 26215064 Prepared for: The Voyager Company Cleveland, Ohio Prepared by: Terracon Consultants, Inc. Billings, Montana © 2022 SOLOMON CORDWELL BUENZ END © 2022 SOLOMON CORDWELL BUENZ 2235 TSCHACHE LANE | 05–05–2023 | 011 FLATS 'B' NO R T H 2 5 T H A V E N U E TRADE WI N D L A N E FLATS 'C' TRAIL COVERED PARKING COVERED PARKING COVERED PARKING PRIMARY SIGNAGE PRIMARY SIGNAGE PATH SIGNAGE PATH SIGNAGE PATH SIGNAGE SECONDARY SIGNAGE SECONDARY SIGNAGE CLUBHOUSE OPEN SPACE SINGLE UNITS FLATS 'A' GEAR GARAGE ROWHOMES TSCH A C H E L A N E TURBU L E N C E L A N E N O R T H 2 7 T H A V E N U E BAXTER L A N E PROJECT AXONOMETRIC © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 72 CARPORTS | TEAM DESIGNED VS. PRE-ENGINEERED BUTTERFLY ROOF - BETTER FOR DRAINAGE AND VISIBILITY - WAITING TO HEAR BACK FROM PRE-FAB ABOUT THIS OPTION GABLED OR FLAT ROOF (PRE-FAB) - A COMPANY SUCH AS; Carport Structures Corp., Premier Carports, OR Absolute Steel © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 73 MATERIALS | REFERENCE (Block 106, Bozeman) Clear Stained Cedar Stand and Seam Mtl. Roofing Dark Stained Cedar Reminiscent of Shou Sugi Ban © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 74 1 1 1 1 2 2 3 3 4 4 2 3 4 Standing Seam Metal AEP SPAN (Dark Bronze) Treated Pine KEBONY Treated Pine - Dark KEBONY (Stained) Fiber Cement HARDIE (Paint Finish) APARTMENT | MATERIALS (BASE) © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 75 1 1 1 2 2 3 3 4 4 2 3 4 5V Crimp Metal Panels ABC Metal Roofing (Dark Bronze) Treated Pine KEBONY Treated Pine - Dark KEBONY (Stained) Fiber Cement HARDIE (Paint Finish) APARTMENT | MATERIALS (OPTION 1) 1 © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 76 1b 1a 1b 1a 2 2 3 3 4 4 2 3 4 2 1/2" Corrugated ABC Metal Roofing (Dark Bronze) Treated Pine KEBONY Treated Pine - Dark KEBONY (Stained) Fiber Cement HARDIE (Paint Finish) APARTMENT | MATERIALS (OPTION 2) Cambridge Asphalt Shingles IKO (Driftwood) 1a 1b © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 77 AEP SPAN Select Seam Width: 12” - 22 1/2" Length: 5' - 45' Both for roof & wall application Cambridge Asphalt Shingles IKO Width: 12” - 22 1/2" Length: 5' - 45' Both for roof & wall application JAMES HARDIE Reveal Panel Dimension: 4' Length: 8’ Painted surface JAMES HARDIE Reveal Panel Dimension: 4' Length: 8’ Painted surface JAMES HARDIE Reveal Panel Dimension: 4' Length: 8’ Painted surface KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness $14 - $20/SF $14 - $20/SF $14 - $20/SF $TBD $TBD $7 - $10/SF $7 - $10/SF $7 - $10/SF APARTMENT | MATERIALS 1 1a 2 2 2 3 3 3 4 4 4 Hewn finish (Kebony + Staining) Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness Hewn finish (Kebony + Staining) Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness Hewn finish (Kebony + Staining) Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness $16 - $20/SF $16 - $20/SF $16 - $20/SF $TBD $TBD 1 1b 5V Crimp Metal Panels ABC Metal Roofing 2 1/2" Corrugated ABC Metal Roofing © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 78 1 2 2 3 ROW HOMES | MATERIALS (BASE) 1a 1b 1a 1b 2 3 2 3 Shingle Siding WOODTONE (Rustic Series Shake - Coastal Gray) Shingle Siding WOODTONE (Rustic Series Shake - Black Canyon) Treated Pine KEBONY Fiber Cement HARDIE (Paint Finish) 4 4 Cambridge Asphalt Shingles IKO (Driftwood) 4 © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 79 1 2 2 3 ROW HOMES | MATERIALS (OPTION 1) 1a 2 3 Fiber Cement HARDIE (Paint Finish) 4 4 1b 1a 1b 2 3 Shingle Siding WOODTONE (Rustic Series Shake - Coastal Gray) Shingle Siding WOODTONE (Rustic Series Shake - Black Canyon) Fiber Cement HARDIE (Paint Finish) 4 Cambridge Asphalt Shingles IKO (Driftwood) © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 80 WOODTONE Rustic Series Shake Width: 16" Length: 48" Straight/Staggered edge KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness $14 - $20/SF $4/SF 1 2 3 *Color to match rendering JAMES HARDIE Reveal Panel Dimension: 4' Length: 8’ Painted surface $7 - $10/SF APARTMENT | MATERIALS 4 $TBD IKO Cambridge Asphalt Shingles © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 81 1 1 1 2 2 3 3 2 3 4 Treated Pine - Gray KEBONY (Stained) Treated Pine KEBONY Storefront OLD CASTLE Select Seam AEP SPAN (Dark Bronze) SINGLE HOMES | MATERIALS (BASE) 4 4 © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 82 1 2 3 SINGLE HOMES | MATERIALS (OPTION 1) 1 1 2 3 2 3 4 Treated Pine - Gray KEBONY (Stained) Storefront OLD CASTLE Cambridge Asphalt Shingles IKO (Driftwood) 4 4 Straight Siding WOODTONE (Rustic Series Straight - Sand Castle) © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 83 KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness KEBONY Clear Cladding Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness $14 - $20/SF $14 - $20/SF 1 2 OLD CASTLE 3 4 4 $TBD $TBD $TBD SINGLE HOMES | MATERIALS AEP SPAN Select Seam Width: 12” - 22 1/2" Length: 5' - 45' Both for roof & wall application IKO Cambridge Asphalt Shingles © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 84 1 2 3 3 1 2 3 2 1 1 1 1 2 2 3 Standing Seam Metal AEP SPAN (Dark Bronze) Treated Pine KEBONY Board-Formed Concrete CLUBHOUSE | MATERIALS (BASE) © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 85 1 1 1 1 1 2 3 2 CLUBHOUSE | MATERIALS (OPTION 1 & 2) 2 31 2 2 3 3 5V Crimp Metal Panels ABC Metal Roofing (Dark Bronze) ~OR~ 2 1/2" Corrugated ABC Metal Roofing (Dark Bronze) Board-Formed Concrete 1 1 Straight Siding WOODTONE (Rustic Series Straight - Sand Castle) © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 86 KEBONY Clear Cladding & Fins Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to differ- ent sizes and thickness $14 - $20/SF CLUBHOUSE | MATERIALS 2 3 AEP SPAN Select Seam Width: 12” - 22 1/2" Length: 5' - 45' Both for roof & wall application $TBD $TBD $TBD 1 1 1 5V Crimp Metal Panels ABC Metal Roofing 2 1/2" Corrugated ABC Metal Roofing BOARD FORMED CONCRETE ± $100/SF © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 87 CLUBHOUSE | POOL HOUSE SCREEN AEP SPAN Select Seam (Dark Bronze) Width: 12” - 22 1/2" Length: 5' - 45' Both for roof & wall application KEBONY Clear Cladding & Fins Dimension: 2”x 8” max; Length:10’, 12’, 14’, 16’ Can be glued or milled to different sizes and thickness $14 - $20/SF $TBD 1 2 © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 88 TRASH ENCLOSURE PRE-1.0 8 PRE-1.0 5 PRE-1.0 6 PRE-1.0 7 PRE-1.0 8 PRE-1.0 5 PRE-1.0 6 PRE-1.07 TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" ROOF -TRASH10' -0" LEVEL 01 -TRASH0" 4 PRE-1.0 TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0"7' - 7"11' - 0 5/32"13' - 5 1/2"ROOF -TRASH10' -0" TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" 4 PRE-1.0 ROOF -TRASH10' -0"TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" ROOF -TRASH10' -0"4/11/2022 6:34:11 PMPRE-1.0 SCALE:1 AXON -TRASH 1 SCALE:1/8" = 1'-0"2LEVEL 01 - TRASH SCALE:1/8" = 1'-0"3ROOF - TRASH SCALE:1/8" = 1'-0"4TRASH ENCLOSURE SECTION 1 SCALE:1/8" = 1'-0"5TRASH ENCLOSURE - ELEVATION 1 SCALE: 1/8" = 1'-0" 6TRASH ENCLOSURE - ELEVATION 2 SCALE:1/8" = 1'-0"7 TRASH ENCLOSURE - ELEVATION 3 SCALE: 1/8" = 1'-0" 8 TRASH ENCLOSURE - ELEVATION 4 SCALE:9 AXON -TRASH 2 PRE-1.0 8 PRE-1.0 5 PRE-1.0 6 PRE-1.0 7 PRE-1.0 8 PRE-1.0 5 PRE-1.0 6 PRE-1.0 7 TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" ROOF -TRASH10' -0" LEVEL 01 -TRASH0" 4 PRE-1.0 TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0"7' - 7"11' - 0 5/32"13' - 5 1/2"ROOF -TRASH10' -0" TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" 4 PRE-1.0 ROOF -TRASH10' -0"TOP OF WALL -TRASH7' -4" LEVEL 01 -TRASH0" ROOF -TRASH10' -0"4/11/2022 6:34:11 PMPRE-1.0 SCALE:1AXON -TRASH 1 SCALE:1/8" = 1'-0"2LEVEL 01 - TRASH SCALE:1/8" = 1'-0"3ROOF - TRASH SCALE:1/8" = 1'-0"4TRASH ENCLOSURE SECTION 1 SCALE:1/8" = 1'-0"5TRASH ENCLOSURE - ELEVATION 1 SCALE: 1/8" = 1'-0" 6TRASH ENCLOSURE - ELEVATION 2 SCALE:1/8" = 1'-0"7TRASH ENCLOSURE - ELEVATION 3 SCALE: 1/8" = 1'-0" 8 TRASH ENCLOSURE - ELEVATION 4 SCALE:9 AXON -TRASH 2 PRE-FAB PERGOLA SOLID GROUT CMU GATE SYSTEM IN HINGED METAL FRAME MATERIALS • BASE - THICKENED SLAB • WALLS - CMU BLOCK, SOLID GROUT, CMU CAP • PRE-FAB PERGOLA TOUGH GATE City Scapes Metal solid slat gate Painted surface TOUGH GATE City Scapes Metal solid slat gate Painted surface ELEMENT PERGOLA Trex Aluminum Painted surface COLOR TO MATCH FC-1 WALL COLOR OF FLATS © 2022 SOLOMON CORDWELL BUENZ 2695 TSCHACHE LANE | MAY 5TH, 2023 | 15 SUB-PHASING DIAGRAM