HomeMy WebLinkAbout04 Water Sewer Storm Design ReportJOB NO. B23-029
MONTANA | WASHINGTON | IDAHO | NORTH DAKOTA | PENNSYLVANIA
JULY 2023
406.586.0277
tdhengineering.com
234 East Babcock Street
Suite 3
Bozeman, MT 59715
CLIENT ENGINEER
Braxton Development
PO Box 11890
Bozeman, MT 59719
TD&H Engineering
234 East Babcock Street, Suite 3
Bozeman, MT 59715
Engineer: Alex Edwards, PE
BRAXTON OFFICE BUILDING
BOZEMAN, MONTANA
BASIS OF DESIGN REPORT
Image courtesy of Locati Architects
B23-029 BRAXTON OFFICE BUILDING Page 1 of 3
BRAXTON OFFICE BUILDING (1001 OAK BUILDING D)
DESIGN REPORT
JULY 2023
Purpose and Introduction
The purpose of this report is to explain how water, sanitary sewer, and storm drainage
improvements will be designed to meet the City of Bozeman requirements and Montana
Public Works Standard Specifications (MPWSS) to provide service to the Braxton Office
Building Development proposed at 1001 Oak Street. The report will provide information
on the detailed design of the above-mentioned infrastructure.
The project is located at 1001 Oak Street Building D. The property is described as a
portion of Lot 5 in Block 3 of the amended plat of Block 3, Tange’s Sub. (H-48-E),
located in the NE ¼ of S01, T02 S, R05 E, Gallatin County, Montana and is
approximately 0.56 acres in size. The proposed development is part of the Oak Street
Place Zoning Planned Unit Development (Application Z01030) and 1001 Oak Street
Business Park Site Plan Mod (22182). The property is currently under devlopment, is
within zoning district B-2, and is designated as regional commercial and services per the
2020 Community Plan Boundary. Site parking and associated hardscaping and
landscaping approved through MOD 22182 is currently under construction. Proposed
site improvements include the construction of a new multi-story, mixed-use building with
associated landscape, hardscape, utility services, and stormwater management
systems. No off-site infrastructure improvements are proposed to service this
development.
Design Report
Water
An existing 2” domestic service stub and a 4” fire service stub exist on the western edge
of the development from the existing 8-inch main in North 11th Avenue. New domestic
and fire water services will be extended to the new building from the existing service
stubs. The sizes of these services are shown on the plans as determined by the MEP
Engineer. Fire service will be extended to the proposed building from the existing fire
service stub. Final service sizing will be verified by the mechanical engineer. The
services will be Type K Copper (2-inch and smaller) and Class 51 ductile iron (larger
than 2-inch) and be installed per the City of Bozeman Design Standards and
Modifications to Montana Public Works Standard Specifications (MPWSS).
The estimated domestic water demands for the development are summarized in Table 1
below with supporting assumptions and calculations in accordance with C.O.B. DSSP
Section V.A.4 provided in Appendix A.
Table 1:
Estimated Water Demands
Average Day Max. Day Peak Hour
Proposed Building 2,890 gpd 6,647 gpd 6.02 gpm
TABLE 1:Estimated domestic water demands. Calculations can be found in Appendix A.
The irrigation system water source is proposed as an existing exempt well on the site
B23-029 BRAXTON OFFICE BUILDING Page 2 of 3
and will not use the public water supply.
Sewer
An existing 4-inch service stub extending from the existing 8-inch sewer main in the
asphalt parking area exists on the eastern edge of the development. It is proposed to
connect the proposed building with the existing sewer service stub, with sewer cleanouts
at maximum 100-foot intervals and changes in horizontal alignment. The new 4” sewer
service line will be SDR-26 PVC and will be installed per the City of Bozeman Design
Standards and Modifications to Montana Public Works Standard Specifications
(MPWSS).
The estimated sewer demands for the development are calculated in accordance with
C.O.B. DSSP Section V.B. and using information from the City’s 2015 Wastewater
Facilities Plan and C.O.B. Design Standards. The estimated sewer demands are
summarized in Table 2 below with assumptions and supporting calculations provided in
Appendix B.
Table 2:
Estimated Sewer Demands
Average Day (gpd)Peak Hour (gpm)
Proposed Building 1,120 -
Infiltration 84 -
Sewer Demand 1,204 3.47
TABLE 2: Estimated sanitary sewer demands, calculations can be found in Appendix B.
Storm Drainage
The existing project site consists of a vacant field that slopes generally to the north and
west. The proposed site development includes a new multi-story building, new concrete
sidewalks, hardscape patios, and new landscaping. Site parking and associated
landscaping and hardscaping approved through MOD 22182 is currently under
construction. Site stormwater will be conveyed to a proposed storm inlet which directs
stormwater to sub-surface infiltration systems. Any storm overflow will be directed via
overland flow to N 11th Ave.
The proposed site grading directs all on-site runoff to storm ditches leading to a storm
inlet. This storm inlet is directed into sub-surface infiltration chambers. To accommodate
the storm runoff from the building, a roof drain will direct building runoff directly to the
sub-surface infiltration chambers.
The sub-surface infiltration chambers are designed to fully retain/infiltrate the flow from
the first half inch of rainfall from site impervious areas. Runoff volumes greater than the
first half inch will be allowed to flow to the gutter of N 11th Avenue via the sub-surface
infiltration systems with the overflows flows being restricted to the pre-development
runoff rate for the design storm. Flow restriction will be performed by a weir in the storm
drain manhole outlet structures.
A geotechnical excavation investigation was conducted at the site on May 5th, 2023.
Groundwater was observed from depths of approximately 8 feet below existing grade in
B23-029 BRAXTON OFFICE BUILDING Page 3 of 3
test pits with depths of 8.5 to 9.3 feet. Further groundwater monitoring starting May 11th,
2023 is currently being performed for the 2023 groundwater season. Seasonally-high
groundwater was found to peak at 7.04 feet below existing grade during this observation
period. Therefore, it is anticipated that groundwater will be sufficiently deep to allow for a
full retention/infiltration strategy to be successful at this site.
APPENDIX A
Water Calculations
Braxton Office Building
1001 Oak Building D
Date: 7/13/2023
Water Demands
Domestic Water Demand - New Medical Office Building:
Equivalent Population=17 people (sewer flow / 64.4 gpcd - from 2015 Wastewater Plan)
Average Day Demand =2,890 GPD (170 gppd per COB Design Standards)
Peak Hour Demand:
Average Day Demand =2,890 GPD (All Uses)
Average Day Demand =2.01 gpm (GPD / 1,440 minutes)
Maximum Day Demand =4.62 gpm (Ave. Day x Peaking Factor = 2.3)
Peak Hour Demand =6.02 gpm (Ave. Day x Peaking Factor = 3)
APPENDIX B
Sewer Calculations
BRAXTON OFFICE BUILDING
1001 Oak Building D
Date: 7/13/2023
Sewer Flow Calculation
Average Daily Flow:
Wastewater Flow Rate =2,000.0 GAL./ACRE/DAY (2,000 gal./ac./day for Zoning B-2 per COB Design Standards)
Approx. Development Area=0.56 ACRES (estimated from site plan)
Average Daily Flow =1,120 GPD
Infiltration:
Approx. Development Size =0.56 acres (estimated from site plan)
Infiltration Flow =84 GPD (150 gpd/acre per COB Design Standards)
Peak Sewer Flow:
Average Day Demand =1,120 GPD (total domestic flow)
Equivalent Population =17 Persons (total flow / 64.4 gpcd - from 2015 Wastewater Plan)
P =0.0174 (population/1,000)
Peaking Factor =4.39
Peak Domestic Sewer Demand =4,915 GPD (avg. day demand)*(peaking factor)
+ Infiltration Flow =84 GPD (not peaked)
Total Peak Flow =4,999 GPD (peaked domestic flow + infiltration)
Peak Sewer Flow =3.47 GPM (peak flow)/(24 hrs/day)/(60 min/hr)
𝑄𝑚𝑎𝑥
𝑄𝑎𝑣𝑔
=18 + 𝑠ℎ𝑛𝑠𝑠𝑎𝑛𝑑𝑠 𝑛𝑑 𝑛𝑑𝑛𝑛𝑙𝑑1/2
4 + 𝑠ℎ𝑛𝑠𝑠𝑎𝑛𝑑𝑠 𝑛𝑑 𝑛𝑑𝑛𝑛𝑙𝑑1/2
BRAXTON OFFICE BUILDING
1001 Oak Building D
Date: 7/13/2023
4" Sewer Service Pipe Capacity
Input Values
d =0.33 ft = 4"
y =0.250 ft = 75%
Calculated Values (Equations from Fluid Mechanics by Chow)
Theta (Θ)4.19 rad 2*arccos(1-y/(d/2))
Area (A)0.07 ft2 (1/8)*(Θ-sinΘ)d2
Wetted Perimeter (P)0.70 ft 0.5Θd
Hydraulic Radius (R )0.10 ft (.25)*(1-(sinΘ)/Θ)d
Top Width (T)0.29 ft (sin 0.5Θ)d
Mannings Equation (Equation from Fundamentals of Mechanics by Munson)
n =0.013 (per COB Design Standards)
S0 =0.0200 ft/ft (2.0% Min. Slope)
Q =0.25 cfs Q = 1.49/n*A*R2/3*S00.5
Q =110.4 gpm Q gpm = (Q cfs)(7.48 gal/ft3)(60 sec/min)
V =3.51 ft/s V = Q/A
Results A 4" diameter sewer service flowing 75% full at the min. slope of 2.0%
has a carrying capacity of 110.4 gpm.
APPENDIX C
Storm Water Calculations
Groundwater Data
Braxton Office Building
Date: 7/13/2023
Basin RRV (First 0.5") Calculations
Rational Formula "C" Values Per
MTDEQ 8 "C"
Impervious Area/Pond Surface 0.9
Gravel Area 0.8
Unimproved Area 0.3
Lawn/landscape 0.1
Post-Development Conditions:
Basin #Description Total
Area (SF)
Total
Area (AC)
Impervious
Area (SF)
Gravel
Area (SF)
Unimproved
Area (SF)
Landscape
Area (SF)
Composite
Cave
1 Proposed Building: Post-Development 8,446 0.19 8,446 0 0 0 0.90
Runoff Reduction Volume (First 0.5" of Rainfall):
P =0.5 Inches (Water Quality Rainfall Depth)
Rv =0.95 (Dimensionless Runoff Coefficient, Rv=0.05+0.9(I)
I =100.0%(Percent Impervious Area Draining to Facility)
A =0.19 AC (Total Drainage Area)
RRV =0.008 AC-FT (Runoff Reduction Volume)*
334 CF
*RRV = PRvA/12 per Montana Post-Construction Storm Water BMP Design Guidance Manual Eq. 3-1
Braxton Office Building
Date: 7/13/2023
Peak Runoff
Tc*Tc*10 yr Flow
Slope Distance CCf t1 Slope k Velocity Distance t2 Total Cave CCf Area Total i Q
%ft min %fps ft min min ac min in/hr cfs
5.13 69 0.30 7.23 1.12 0.491 1.70 46 0.45
Tc*Tc*10 yr Flow
Slope Distance CCf t1 Slope k Velocity Distance t2 Total Cave CCf Area Total i Q
%ft min %fps ft min min ac min in/hr cfs
3.76 9 0.90 0.70 1.00 0.491 1.61 60 0.62
2.00 0.491 2.28 69 0.50
*Tc minimum of 5 minutes
FHWA HEC 22, Eqn 3-4
Cf = 1.0 for 10-year storm event K=0.457 Grassed Water Way (Roadside Ditch)
K=0.619 Paved Area
K=0.491 Unpaved shallow concentrated flow
IDF curve equation for 10-yr storm
Tc = time to concentration in hours
Rational Method
Cf = 1.0 for 10-yr event
0.30
Pre-
Development
Site
7.68 0.30 0.19 7.68 2.434
Overland Flow
TIME OF CONCENTRATION 10 YEAR FLOW CALC
Overland Flow Shallow Concentrated Flow
0.14
TIME OF CONCENTRATION 10 YEAR FLOW CALC
5.00 3.218 0.56
Shallow Concentrated Flow
Post-
Development
Site
1.83 0.90 0.90 0.19
31
11871
/
f
c S
D)CC.(.T SkV28.3 𝑖10 = 0.64 ⋅𝑇𝑐−.65
𝑄=𝐶𝐶𝑓⋅𝑖⋅𝐴
Braxton Office Building
Date: 7/13/2023
Outlet Structure Main Slot Width Calculations
Pre-Development
Peak Runoff (cfs)C (Constant)
Head above
Slot (ft)
0.14 3.33 0.25
Slot width=0.34 ft
4.08 in
Q = Discharge (cfs)
C = Weir Coefficient = 3.33
L = Length of Weir Opening (ft)
Reference - City of Bozeman Standards H = Head (ft)
weirQHLC2/3
Braxton Office Building
Date: 7/13/2023
25-yr Pipe Flow Calculations
25-Year Flow Calcs:Pipe Capacity Calcs (94% full):
Location Basin Size
(Acres)Cave CCf
Tc
(min)
25 yr
i
(in/hr)
Flow
Q2
(cfs)
Pipe
Diameter (d)
(ft)
Pipe Slope
(%)
Manning's
n
94% Flow
Depth (y)
(ft)
Theta (Θ)
(rad.)
Area (A)
(ft2)
Hydraulic
Radius (R)
(ft)
Qfull
(cfs)
Storm Manhole Outlet 0.19 0.90 0.99 1.83 7.29 1.40 1.00 0.50%0.013 0.94 5.29 0.77 0.29 2.72
0 Manning's Eqn: Q = 1.49/n*A*R2/3*S00.5
Rational Method
Cf = 1.1 for 25-yr event
IDF curve equation for 25-yr storm
Tc = time to concentration in hours
AiCCQf
64.
25 78.0 cTi
APPENDIX D
Approved P.U.D. Documents
CRH
Engineering and Surveying Inc.
1091Stoneridge Drive Bozeman,Montana Phone (406)587-1115 Fax (406)587-9768
www.chengineers.com E-Mail:info@chengineers.com
March 30,2016
City of Bozeman
Department of Community Development
Atn:Tom Rogers
20 E.Olive St.
Bozeman,MT 59715
RE:1001 Oak Street Business Condominium;Narrative Response to Informal Review Comments
(C.0.B.#15-518;C&H #15821)
Dear Tom,
Please see the attached Modification to Approved Plan submittal for the proposed phase 2 development of
the 1001 Oak Street Business Condominiumlocatedon Lot 5,Block 3,Amended Plat
of
Tange's
Subdivision.This letter serves as the narrative of how the commentsreceived from planning
and
engineering during the informal site plan review in November 2015 were addressed with the attached
Modification to Approved Plan submittal.Items that require a response are given in italics.
Planning Departmentcomment letter from Tom Rogers
1.Project Location and General Comments:
a.Property is zoned B-2,CommunityBusiness District.
b.The property falls under the Regional Commercial and Services land use designation according to
the Bozeman Community Plan.
c.Uses allowed by right are listed in Table 38.10.020,BMC.
d.The site is within the Oak Street Place Zoning PUD (File No.Z-01030.The primary relaxations
associated with this PUD are:
7-11%reduction in required parking.The integration ofan underground parking structure,
greater pedestrian circulation in and to the surrounding area,and a more evolved landscaping
plan were employed to grant the reduced parking.
We have chosen to uilize a 7%reduction in required parking.See Appendix A for parking
calculations.
Allowing building height to exceed maximum height limits.
underground parking structure,greater pedestrian circulation in and to the surrounding area,
and a more evolved landscaping plan were employed to grant the additional height allowance.
The integration of an
Proposed building heights no longer exceed the maximum allowable with the proposed
modified site plan.Maximum building height in B-2 zoning district for aflat roof structure is
38feet.Theproposed buildings D amd E are only 31feet.
e.Provide correct scale on all drawings.
Attached drawings each have accurate scales.
Civil/Structural Engineeringand Surveying
f.Provide lot dimensions on all plans.
Lot dimensions are provided on all plans
g.Plans shall note all existing and proposed utilities locations.
Plans show all existing (light line weigh)andproposed utilities (heavy line weight).
h.The City's GIS mapping indicates that the project falls within two payback areas:
1)Tange Water Payback District
2)Baxter Lane Sewer Payback District
If not already paid during development of Building A,B,and C,those paybacks shall be paid
with the proposed project.
See Appendix B for original paperwork regarding these two payback districts.The applicamt
should not be required to pay because the applicant is the benefactor of said payback districts.
2.Development Review Process:
a.PUD modification.The primary inquiry of informal application is a determination as to whether
or not the proposed changes (and modified circulation option)are minor or major plan change.
Pursuant to Section 38.20.040.3.d(1),BMC Minor Amendments to final plan are defined as:
Those developments that do not change the character of the development;
Response:The proposed modifications and additions including (other may have been
included and were not identified in the application narrative and were inadvertently
overlooked in careful examination):
Eliminating the snow storage on the northeast corner ofthe stream crossing and replacing
with sheltered bike storage.
There is no longer a bike shelter proposed in this location.
Eliminating both pedestrian crossing over Mandeville Creek
During DRC for informal review in fall 2015 it was discussed that one of the two
pedestrian bridges would be installed.The pedestrian bridge north of the existing
vehicular bridge is shown on the attached site plan drawing Cl.0.
Minor changes in the east patio of building E.
These changes are considered minor are won't affect the review ofthis project.
Although the drawing set shows an entrance to underground parking for building E,
based on the narrative it is our understanding that will be eliminated.
modifications of the pedestrian circulation on the north end of building E are required.
Therefore,
There is no underground parking proposed.To clarify,the drawing does not show an
underground parking entrance,rather a turnaround area to make vehicle movement
easier.A sidewalk has been added from the north building exit to connect to the public
trail.
Elimination of the vehicular roundabout between building C,D &E and replaced with a
standard drive access with additional parking.
The existing curb and some concrete area will be removed and replaced with parking
spaces
Additional eight (8)parking spaces in front of building D.
There are 10 new pull up parking spaces for building D.4 spaces (including I ADAspacewihunloadingzone)along the east slde and 6 spaces along the north end ofbuildingD
Elimination of the pedestrian path connecting the courtyard between building C &D.This connection from the courtyard to the tral along Oak Street has been added back tothesiteplan.
Adding seven (7)parking spaces in front of building C (north side).Reducebuilding height from 3 stories to 2 on both building D &E.No change in building location.
Building D two (2)fect wider than shown on original plans.Building E two (2)fect wider and 2.3 feet longer than original plans,Increase parking area to the north ofbuilding D proportionately with elimination ofundergroundparkingarcaentrance.
Alternate circulation and entrance layout (sce diagram dated November 30,2015).The allernate entrance along 11"Ave.is no longer being proposed.
BUILDING D -NORTH
l Proposed Building D Façade
the
Civil/Structural Engineering and Surveylng
Building C Façade
Suggested site design and improvements to meet or exceed existing approval:
Construct at least one of pedestrian crossing of Mandeville Creek as originally proposed
Apedestrian bridge is shownjust north of the eristing vehicular bridge.
Add pigmented and scored pedestrian crosswalk on west side of bridge.
Pigmented candscored pedestrian crosswalk is shown on the west side ofthebridge
Construct pigmented and scored pedestrian crosswalks connecting building C,D&E
maintaining original circulation pattern
Pigmented andscored pedestrian crosswalk is shown connecting buildimgs D and E
Construct pedestrian connection from Oak Street to patio between building C and D.
45 wide sidewalk connection benveen the Oak Street trail and the patio is shown on
attached drawing Cl.0.
All buildings require ADA compliance and signage on BOTH phases
ADA parking signs and curb ramps were previously installed in Phase 1.All propased
Phase 2 ADA parking spaces will be ADA compliant.
Complete any non-installed landscape.
The project received the prestigious City of Bozeman BeautificationAwvard in Cetober
2004 for Phase 1 landscaping.Additional landscape for Phase 2 will be mstalled
according to the attached landscape plan
Building design must be similarand better than existing buildings.
Building design is similar andbetter than existing buildings.
Courtyard area must meet a higher standard including larger planters,benches,ete.
See landscape plan forcourtyard design which includes 4 benches and 3trees.
Open space pathway shall be installed.
A6 widepublic pathwayis showntravelling north through the property along the ereek.
Landscape plan that exceeds minimum requirements for PUD site plans with residential
adjacency.
Seeattached landscape plan.
An increase of less than five percent in the approved number of residential dwelling unitsii
Response:No increase in residential units.
An increase of less than five percent in the approved gross leasable floor areas of retail,
service,offtice and/or industrial buildings;
Response:No increase in the approved gross leasable floor areas of retail,service,office
and/or industrial buildings residential units.
commercial floor space.
ii.
Applicant is proposing a decrease of
A change in building location or placement less than 20 percent of the building width
without compromising requirements of the UDO;
Response:No change in location of building.Building D will be modified by two feet in
width and building E will be two feet wider and 2.3 feet deeper.Proposed changes are less
than 20 percent by floor area.The reduction of the numberof floors will decrease the total
square feet of the buildings.
V.
An increase in the numberof lots less than two percent without increasing the density by
more than five percent.This is applicable only to zoning PUD plans,not subdivision PUD
plats
Response:No increase in the numberof lots.
V.
The final plan shall not contain any changes which would allow increased
deviation/relaxation of the requirements of this chapter;and/or
Response:Proposed changes do not require any additional deviations or relaxations.
Current zoning allows greater height than what the PUD allows.Reducing building square
feet will reduce parking demand.Based on final parking demand the proposed parking area
will include sufficient spaces to meet minimum standards.
V1.
vii.The final plat,if applicable,does not create any additional lots which were not reviewed as
part of the preliminary plan submittal
Response:Not applicable
Based on the aforementioned review and analysis of the proposed modifications staff has
determined that the modifications may qualify as a minor modification.
suggested site design and improvements to meet or exceed existing approval listed above the
overall intent,design,and quality of the development appears to be maintained.
Integration of the
Theadditional drive access
to
North 11h Avenue is not within the parameters of the minor plan
modification.Theadditional landscaping requirements of the Entryway Corridor,PUD,in
conjunction with the landscaping-in-lieu of parking request render the proposal infeasible and not
in character of the original design.However,augmenting the over site design may create an
outcome beyond what is required within the Entryway Corridor and existing PUD.
Therefore,the proposed modifications qualify as a Minor Plan Modification.Prior to site plan for
each phase of the development a Modification to an Approved Plan application is required.
b.Modification to an Approved Plan to modify the approved PUD.If the formal application does
not exceed the thresholds of a minor plan amendment the review body is the Development
Civil/Structural Engineering and Surveying
Review Committee and the Director of Community Development is the decision making
authority pursuant to Section 38.34,010,BMC.
c.SitePlan Review for each phase of development.Subsequent building permits are required for
each building.
3.Streets,Curb &Gutter,Sidewalks:
a.All drive accesses will be subject to review and approval by the Development Review Committee
as part of a formal application.
The drive approaches for this project are already installed on Oak and 11".No additional
approaches are proposed.
b.Section 38.41.080.g.11 requires the drive approach to be constructed in accordance with the
City's standard approach (i.e.concrete apron,sidewalk section,and drop-curb)and shown as
such on the site plan.
The drive approaches for this project are already installed on Oak and 11th.No additional
approaches are proposed.
Section 38.25.020.J,BMC outlines the provisions for concrete curbing for any proposed parking
lot.Conerete curbing shall be provided around the entire new parking lot perimeter and
adequately identified on the site plan per Section 38.41.080.g.17.
Concrete curbing is shownon the attached site plan drawing Cl.0
4.Setbacks:38.10.050 Yards,BMC
Trash enclosures are considered structures and may not be located within setback areas.a.
Trash enclosure are not proposed within setbacks.
Utility easements may require additional building and parking setbacks,if present.All easements
shall be clearly depicted on the formal application.
All easements are shown on the attached site plan drawing Cl.0.
c.All property lines are measured from one (1)foot inside the sidewalk,the public access easement
boundary,or property boundary depending on the lot configuration.
b.i.Front yard (Structures)adjacent to Oak Street:50 feet
ii.Front yard (Parking and loading)adjacent to Baxter Lane:25 feet
ii.Rear yard:10 feet
iv.Side yard (structures):5 feet
v.Side yard (parking):8 feet unless coordinate parking arrangements are in place.
*Additional setbacks may be required by the PUD design criteria.
All setbacksareshown on the attached drawing C1.0.All proposed buildings andparking lie within
required setbacks.
5.Landscaping:
a.See Chapter 38,Article 26:
application shall include a detailed landscape
plan and a calculation that ensures that the
required amountof landscape points has been
obtained.
The formal
81Fect
Min.
Be advised that additional
landscaping requirements were established in
the Oak Street Place Zoning PUD which
require a higher than typical level of
performance.
See attached landscape plan.
b.A detailed accounting of proposed
landscaping species and how they are used to
meet required performance standards shall be
provided with the preliminary plan submittal.
The legend of plant types should have no
species indicators less than 0.5 inches in
diameter.The accounting shall describe how
each performance standard is met.If non-
vegetation options are used they shall be
clearly identified on the plan and in the
description of the project.
Continuous concrete
curb around parking
island landscaping
A plant legend is shownon the attached landscape plan
C.Section 38.26.070.A and 38.26.050.E.1 requires one street tree for each 50 feet of total street
frontage outside of required site vision triangles.The site vision triangles for all accesses shall be
shown on the final site plan.These trees shall be a species that is acceptable to be planted in the
boulevard as listed in the City of Bozeman Tree Selection Guide.The landscape plan shall
address planting details for the street trees,and shall include a planting note stating
that the
plantinghole shall be at least twice the diameter of the root ball,that the root flare of the newly
planted tree is visible and above ground,and there should be a mulch ring 3'-4 in diameter
around cach newly planted boulevard tree.
Vision triangles,street trees andrequired notes are shown on the attached landscape plan.
d.Please consult the City Forester on tree selection as allowed species of street trees has recently
changed.
The City Forester has been contacted regarding appropriate tree species.
As noted in Section 38.26.050.C.2.e(3),BMC,the minimum dimension of any parking lote.
landscaping area shall be 8 feet.(see image)
Allproposed parking lot landscape islands are 8'minimum.
f.A minimum of 20 square feet of landscaping required for each off street parking space is required
within the parking area.
This requirement is met.See attached landscape plan.
g.All parking lot islands and yards shall include a minimum of 75%coverage of live vegetation at
maturity.
This requirement is met.See attached landscape plan.
h.Screening shall be provided of all parking areas from Oak Street and North 11th Avenue.
This requirement is met.Seeattached landscape plan.
Civil/Structural Engineering and Surveying
6.Parkland and Open Space:
a.Parkland is not required for an all commercial project.Should permanent residences be included
provisions for such will be necessary.
No residences are proposed with this project.
7.Parking:
a.Pursuant to the Oak Street Zoning PUD a reduction of 7-11%in required parking was granted.
The parking reduction granted with the original PUD continues to apply.
We have chosen to utilize a 796 reduction in required parking.See Appendix A for parking
calculations
b.Pursuant to Section 38.25.010.A,BMC required off street parking is calculated by the "floor
area."For the purpose of calculating the number of off-street parking spaces required,floor area
shall mean 85 percent of the gross floor area,as definedin article 42of this chapter.However,at
the election of the property owner,floor area shall mean the net floor area,as defined in article 42
of this chapter.Suchelection shall be made in writing to the communitydevelopment director,
shall be signed and acknowledged by the owner,and shall
be
filed with the community
development director prior to the issuance of a building permit for such building,The owner shall
also be responsible for certifying other information upon which parking requirements may be
based,such as seats,and the number of employees on maximum working shift.
The net floor area ofthe existing building is no longer used in calculating the required parking
Instead the gross floor areas ofeach floor times 85%are used for all existing and proposed
buildings.A formal letter to the planning directorrequesting the use ofnetarea calculation is no
longer required.Seeparking calculations in Appendix A.
With any subsequent site plan submittal,a detailed plan of all parking facilities,including
circulation aisles,access drives,bicycle racks,compact spaces,handicapped spaces and
motorcycle parking,on-street parking,number of employee and nonemployee parking spaces,
existing and proposed,and total square footage ofeach.
C.
Parking calculations are provided in Appendix A.A summary of parking types and square
footages are shownon drawing CI.0.
d.Pursuant to Section 38.25.040.A.3.a,BMC Landscape in lieu of parking.You may request the
deletion
of up to
five required spaces or ten percent of the required parking spaces,whichever is
less,if350 square feet of landscaping,trees or streetscapingis installed on the property for each
space so deleted.
This shall not decrease the amount of landscaping that would have been
requiredwith full parking,but shall be in addition to such landscaping.This option shall be
approved by the ADR staff.These improvements must be placed in the public right-of-way or
yards directly facingthe right-of-way.
Based on the submittal documentation staff cannot determine whether or not this provision may
be employed to reduce required parking.
Asnoted above under Section 2 Development Review Process,the additional parking lot entrance
to N 11th Avenue reduces the landscape area and could not be included if the landscape in lieu
provision was utilized unless an alternative plan is created meeting all applicable review criteria.
This parking reduction is no longer being requested
e.Pursuant to Section 38.25.040.A.2.c(3),BMC Transit Availability.Required parking may be
reduced by ten percent in circumstances where the development is within 800 feet of a developed
and serviced transit stop.For the purpose of this subsection a transit stop is eligible when it has
publicly available cover from weather approved by the transit provider to be equivalent to a
transit shelter,and service is provided on not less than an hourly schedule a minimum of five days
per week.
A Streamline bus stop is directly in front of building A.However,the stop currently does not
provide a shelter.Providing an approved cover shelter would allow this reduction in parking to
apply to this development.If a shelter is to be proposed a complete description of ownership,
maintenance,and insurance to be provided must be included with the application.
This parking reduction is being usedfor this project.Chandler Commumications is committed to
building and maintaining the transit shelter.The developer will be responsibleforconstructing a
9.5'x 5.5'concrete foundation for said structure.More information can befound in Appendix C.
As allowed by Section 38.25.040.A.2.c(6),BMC bicycle parking.Property owners have the
option of requesting the reduction of up to ten percent of the required parking spaces for
f
nonresidential uses if:
In addition to the minimum otherwise required by this chapter,two covered bicycle
parking spaces are provided for each automobile space not provided;and
For each ten or fraction of ten automobile parking stalls reduced a nonresidential shower,
i..
changing area,and five clothing lockers are provided on-site.
The code does not limit the numberof spaces that can be reduced.
Bike parking reductions are no longer going to be uilized for this project.As previously
discussed,the transit shelter redhuction will be used instead.Bike parking calculations are found
in Appendix A.
g.Parking spaces require a minimum of 24 feet of backing distance.See table 38.25.020.A.
24-foot driving and backing lames are provided throughout the site.See attached site plan
drawing CI.0.
h.Section 38.25.040.A.5 requires dedicated bicycle parking areas,a bike rack detail must be noted
on the formal application.The bike racks shall be a model as recommended in the Greater
Bozeman Area Transportation Plan.The number of bicycle parking spaces shall be at least ten
percent of the numberof automobile parking stalls required by Tables 24-2 and 24-4 before the
use of any special exception or modification but shall in no case be less than two.It is strongly
recommended to exceed this minimum number.
Additional bike parking is proposed with phase 2 that brings the entire site up to this standard
SeeAppendixA forvehicular amd bike parking calculations.A detail of the bike racks to be used
is shown on the civil details drawing C3.0.
Bicycle parking shall not be located within any landscaped or pedestrian circulation areas.
Proposed bike parking is not located within landscaped or pedestrian circulation areas.
Bicycle parking should be located on a hard surface and with direct pedestrian access to the
i
j.
building and per the Transportation Plan,be in close proximity to the primary building entrances.
Proposed bike parking is located near the access to the Oak Street trail and Buildings C and D
entrances.
k.Please note that parking areas shall be paved with concrete or asphaltic concrete or approved
pavers;or an alternative surfacing method such as pervious pavement may be used subject to
review and approval by the review authority.Surfacing methods which minimize stormwater
runoff and provide for functional parking and circulation are encouraged.38.25.020.F
Asphalt pavement and concrete curbing is proposed throughout the site
Civil/Structural Engineering and Surveying
8.Other comments:
a.Adequate snow storage area must be designated outside the sight triangles,but on the subject
property (unlessa snow storage easement is obtained for a location off the property and filed with
the County Clerk and Recorder's office.38.25.020.M,BMC.
Snow storage areas shown on attached drawing C1.0 are shown within the property.
b Section 38.23.080.F,"Grading and drainage,"requires that Stormwater facilities shall generally
not occupy more than one-third of a required front yard.
Stormwaterfacilities do not occupy more tham one-third of thefront yard.
Insure proper storm water easements from the site to the existing storm water facility with the
formal application.
Stormwater easements are not required because all stormwater infrastructure is located on the
subjectproperty.
Water mains must be looped if longer that 500feet unless a deviation is approved.
No water mains proposed.Water and fire line services were previously stubbed onto the property
and will be used for buildings D and E.
e.Section 38.23.080.H,"Grading and Drainage,"requires that stormwater retention/detention
facilities in landscaped areas shall be designed as landscape amenities.They shall be an organic
feature with a natural,curvilinear shape.The facilities shall have 75 percent of surface area
covered with live vegetation appropriate for the depth and design of the retention/detention
facility,and be lined with native grasses,indigenous plants,wet root tolerant plant types and
groupings of boulders to create a functional yet,natural site feature.
landscape detail of each facility shall be submitted with the final landscape plan for review and
approval.See specific code sections for all requirements.Cross sections of the ponds shall be
provided with the site plan.
Pond cross sectionsforphase 2 are shown on the landscape drawing
f.Section 38.23.170 discusses trash enclosures.Temporary storage of garbage,refuse and other
waste materials shall be provided for every B-2 use except where a property is
entirely
surrounded by screen walls or buildings unless alternative provisions are made to keep trash
containers inside the garage in which case an explanation of how trash is dealt with shall be
provided in the written narrative accompanying your final site plan.The size of the trash
receptacle shall be appropriately sized for the use and approved by the City Sanitation
Department.Accommodations for recyclables must also be considered.All receptacles shall be
located inside of an approved trash enclosure.
d.
A cross section and
A trash enclosure detail is shown on civil details drawing C3.0.Kevin Handelin ofthe sanitation
department has approved the proposed dumpster locations with the condition of a shared
dumpster agreement between the owners of Building D and C.The shared dumpster agreement
will beprepared at a later date.SeeAppendix Dfor more information.
g.Iflighting will be incorporated,it must meet the standards found under Section 38.23.150.
All proposed lighting will meet applicable standards.
h.If a lighting plan is proposed,Section 38.23.150 requires a photometric lighting plan for all on-
site lighting including wall-mounted lights on the building must be included in the site plan
submittal.A manufacturer's cut sheet of the lighting fixtures is a helpful addendumto the site
plan.The City strongly encourages the use of LED lighting.
This was discussed with Tom Rogers in March 2016.It was recommended to hold off on
preparing the photometric lighting plan at this time.Given the preliminary state of the proposed
buildings D and E at this time,the exterior building lighting is not yet known.A photometric
lighting plan that includes the exterior light fixtures on buildings D and E and the parking lot
lighting will need to be produced at a later time when more building details are known.
The City of Bozeman requires a payment for cash in lieu of water rights for further development
of property where cash in lieu has not ben paid.As the property has previously been subdivided
there may or may not be outstanding requirements for this location.The City will recognize any
previously provided water rights or cash-in-lieu for this property as applying towards future
development of this site.Contact Brian Heaston,Engineer at 406-582-2280 for further
information.
Brian Heaston was umable to provide information regarding cash in lieu of water rights at this
time.See Appendix Efor moreinformation
The City of Bozeman has adopted impact fees as part of its development regulations.The impact
fee program is contained in Chapter 3.24,Bozeman Municipal Code.Future building permit
applications will require payment of the required transportation,water,sewer and fire impact fees
according to the City of Bozeman adopted impact fee schedule in place at the time of building
permit issuance.An estimate can be supplied through our office.Contact Chris Saunders,
Planning and Policy Manger,at 406-582-2267 for further information.
Impact fees will be taken care of closer to the time of construction.
Note:The comments and advice contained in this DRC and Staff letter are intended to assist the
applicant in preparing the development application based on the limited information submitted as
part of the informal plan submittal.However,further comments and/or recomnmendations on
matters not discussed during the informal plan review may arise based on the information and
supplemental data provided with the formal application and applicable comments provided by
local and state agencies.
Engineering Department comment letter from Shawn Koht
The following comments pertain to informal review the submitted materials for the above-
referenced project:
1.Was a wetland delineation performed with the original application,and are the proposed
new structures and parking areas located outside of wetlands?If a wetlands delineation was
not performed,the applicant must complete a wetlands delineation per Article 38.30 of the
Bozeman Municipal Code (BMC)to demonstrate that new construction is not within
wetland areas without mitigation.
Extensive wetland delineation and mitigation were performed during phase1 of this
development.A wetland mitigation project was completed on the neighboring lot to the
north (Lot 4,Block 3)for areas ofwetland that were disturbed during the construction of
the first three buildings on Lot 5 in 2004.The original company,Confluence Engineering
that performed this work on
the wetlands during phase l1has conducted an update to the
original wetland delineation for the subject property (Lot 5).According to their site
assessment in March 2016,the wetland boundaryhas not changed.SeeAppendix Ffor more
information
2.It appears that the 100-year flood plain elevations were determined in the previous
application;however,the boundary of the flood plain was not indicated on the submitted
drawings.The flood plain boundary shall be identified on the site plan drawings to ensure
that new construction is not within the flood plain boundary.If not performed with the
Civil/Structural Engineering and Surveying
original application,a flood hazard evaluation is required to assess the extent of the 100-
year flood plain for the watercourse through the property per BMC 38.31.090.
The original P.U.D.application included the 100-year flood plain elevations,but did not
show the flood plain boundary.The updated drawings show said boundary based on those
previously determined 100-year flood plain elevations and the City of Bozeman LiDAR
Survey contours.
3.The applicant shall research if access easements are in place for proposed public paths
through the project.Public access easements shal be provided if none exist.
There are no existing easements for the proposed public path that runs north-south through
the project.These documents will be prepared at a later date.It is preferred to develop the
drawings and paperworkfor said easement afier the revised site plan has been approved.
The public path alignment was changed slightly to accommodate the larger patio on the east
side of building E.If this proposed change in path alignment is acceptable,then the
easement documents will be drawn up.
4.The City's GIS mapping indicates that the project falls within two payback areas:
Tange Water Payback District
b.Baxter Lane Sewer Payback District
a.
If not already paid during development of Building A,B,and C,those paybacks shall be
paid with the proposed project.
SeeAppendix Bfor original paperworkregarding these two paybackdistricts.
Theapplicant
should not be required to pay because the applicant is the benefactor of said payback
districts.
5.The Montana Department of Transportation (MDOT)is in the process of preparing a
signalization timing analysis to improve traffic conditions at the intersection of N.7h and Oak
Street.This intersection currently operates at a failing level-of-service.
improvements by MDOT and per City of Bozeman Municipal Code Section 38.24.060.B.4.a,
improvements to this intersection may or may not be required prior final plan approval of the
proposed development.
Due to the pending
6.Given the changes in impervious surface relative to the original project,the required
stormwater detention sizing shall be evaluated to determine if additional detention is
required for additional impervious surfaces.Alternatively,additional impervious surfaces
may be offset by use of permeable pavers in driveway or parking areas.
A stormwater report has been prepared for phase 2 and can befound in Appendix G.
7.Are fire and water services as well as sewer services already installed for Buildings D and
E?If not,they must be installed per City requirements.
These service were installedduring phase I and are shown on the attached drawings.
Ifyou have any questions or need any further information on this application,please give me a call
Sincerely,
Tim Staub,E.I.
BOZEMAN"
Planning
September 22,2016
Mr.Mark Chandler,P.E.
C&H Engineeringand Surveying,Inc.
1091 StoneridgeDrive
Bozeman,MT 59715
RE:1001 Oak StreetBusiness Park Plan Modification,Application 16137
Dear Mr.Chandler:
The Bozeman Department of Community Development is pleased to award
approval of your Modification application for the project referenced above.The
project approval modifies the surface parking configuration,eliminates the
subsurface parking facility,reduces the building height from three to two stories
and makes minor changes to the pedestrian circulation design.
Staff has reviewed the proposalagainst Chapter 38 of the Bozeman MunicipalCode.
Following review,Staff forwarded a recommendation to the Community
Development Director who is responsible for the final decision.
All existing conditions of approval and code provisions are still required with the
Oak Street Place Zoning Planned Unit Development,Application Z01030.Please be
aware that as the applicant you must comply with all provisions of Chapter 38 of theBozemanMunicipalCodethatareapplicabletothisproject,including but not
limited to the following:
Code ProvisionsPerSection 38.01.080 &38.34.110,the proposed project shall be
completed as approved and in this application.Any modificationstothe
submitted and approved application materials shall invalidate theproject's
legitimacy,
unless the applicant submits the proposed modifications forreviewandapprovalbytheDepartmentofCommunityDevelopmentpriorto
undertakingsaid modifications.The only exception to this law is repair.
20East Olive Street MP.O.Box 1230
Bozeman,MT 59771-1230 406-582-2260 406-582-2263 www.bozeman.net
TDD:406-582-2301 THE MOST LIVABLE PLACE
BOZEMAN
Planning
April 18,2016
Mr.Tim Staub,E.l.
C&H Engineering
and Surveying,
Inc.
1091 Stoneridge Drive
Bozeman,MT 59718
Re:1001 Oak Street Business Condominium Informal Application
No.15-518
Dear Mr.Staub,
The above referenced MOD application
was received by our office on April 5,2016.The
application was reviewed in accordance with the submittal checklists and Section 38.41 of the
Bozeman Municipal Code and is not found to meet all the submittal requirements.Therefore,the
applicationhas been deemed inadequate for continued review.
The following materials must be submitted to enable the continued review of your request:
1.Internal phase boundary bisects numerous hardscaped features that do not appear to be
possible to complete separately.Please revise and detail the proposed phase boundaries
for Building D and C.Each phase must be able to be completed separately.
2.The phase boundaries for construction of Building D and E must be revised to insure
adequate circulation and complete parking lots meeting minimum requirements,
includinglandscaping,curbs,storm water,etc.
3.The communal amenities required with the original Oak Business Condo approval,
including the pedestrian crossing Mandeville Creek and the six (6)foot Class II path on
the west side of the creek,scored cross walk on the west side of the creek and connecting
the entrances of building D and C must be installed prior to final occupancy of any phase.
Please revise the phase boundaries to clearly show proposed phasing boundaries.
If you have any questions,please don't hesitateto contact me at 582-2260.
Respectfully,
Tom Rogers,AICP
Senior Planner
Tange Family,LLC,1001 Oak Street,Suite 104,Bozeman,MT 59715
file
CC:
P.O.Box 1230Bozeman,MT 59771-1230 406-582-2260 406-582-2263 www.bozeman.net20EastOliveStreet
11TH AVENUE
NT3E1
415.97 0013E1F
nSTL 17esoax
3OviSMONS
HALTI
PATH
ASPALT
WATERCOURSE
SETBACK
MANDEVILLE CREEKATERCOURSE
SETBACK
Le 1/
Tom Rogers
From
Sent:
To:
Cc:
Kevin Handelin
Monday,February 29,2016 2:27 PM
Timothy Staub
Tom Rogers
RE:1001 Oak Business CondoSubject:
Attachments:4ArchitecturalDrawing Setpdf,Bldg C condo docs.pdf site plan pdf
Tim,
The locations of the garbage enclosures looks great.Iagree that buildings C &D can share a dumpster
enclosure.However,Ido want some type of shared use agreement in place,so that in the long term we are covered.
Please discuss with Tom Rogers on the most appropriate way to go about this.
Takecare,
Kevin
Kevin Handelin
Superintendent
Solid Waste Division
Khandelin@bozeman.net
406-582-3238
From:Timothy Staub [mailto:tstaub@chengineers.com]
Sent:Thursday,February 04,20169:43 AM
To:Kevin Handelin
Subject:FW:1001 Oak Business Condo
From:Timothy Staub [mailto:tstaub@chengineers.com
Sent:Tuesday,January 05,2016 2:40 PM
To:Khandelin@bozeman.net
Subject:1001 Oak Business Condo
Hi Kevin,
Thanks for talking this afternoon about dumpster requirements/sizing.Seeattachments.
Here is a project summary.It is on Lot 5,Block 3 of Amended Plat of Tange's Subd.It's a huge lot with 3 office buildings
on it already,built about 10 years ago.Two more offices are proposed,as well as additional asphalt parking lot.In the
"site plan"attachment Ihave highlighted all the proposed buildings and parking areas in blue just to clear things up a bit.
There is a lot going on in the site plan.Ihighlighted the two proposed dumpster locations in yellow.Iwould really like to
be able to use the dumpster that is near building D to also serve the needs of existing building C.Do you think this could
be possible?Currently building C has a dumpster that just sits next to the parking lot with no enclosure.
Proposed building D is two stories and has gross area of 18,700 sq.ft.See
Architectural Drawing Set attachment.
Proposed building E is two stories and has a gross area of 14,350sq.ft.SeeArchitectural Drawing Set attachment.
The existing building C,is two stories and has a usable square footage of 7,769 sq.ft.See Bldg C condo docs attachment.
BOZEMAN
Planning
Dlats
April 6,2016
reViz
Mr.Tim Staub,E.I.
C&H Engineeringand Surveying,Inc.
1091 Stoneridge Drive
Bozeman,MT 59715 asou
cond
d
RE 1001 Oak StreetBusiness ParkF
Dear Mr.Staub:
The Bozeman Department of Communit
approval of your Modification application fo
wased to award
Teferenced above.
Staff has reviewed the proposal against Chapter 38 of the Bozeman Municipal Code.
Following review,Staff forwarded a recommendation to the Community
Development Director who is responsible for the final decision.
The project is approved with the following conditions and code provisions:
1.All conditions of approval and code provisions in application P14063 are still
applicable.
2.Pursuant to Section 38.23.060.A,BMC,Prior to issuance ofa building permit
the applicant shall research the existence of access easements for the
proposed public paths through the project.The applicant shall submit
evidence of existing easements if they exist and indicate the easements on
the site plan.If an access easement does not currently exist,the applicant
shall execute a public access easement for the public paths on the City
standard form.The City standard form may be obtained from the City
EngineeringDepartment (Shawn Kohtz).
3.Bozeman Municipal Code (BMC)Section 38.23.030.A states:The
developer shall install complete drainage facilities in accordance with the
requirements of the state department of environmental quality and the
city,and shall conform to any applicable facilities plan and the terms of
any approved site specific stormwater control plan.The city's
requirements are contained in the design standards and specifications
policy and the city modifications to state public works standard
specifications,and by this reference these standards are incorporated
into and made a part of these regulations.Therefore,compliance with the
20East Olive Street P.O.Box1230
Bozemon,MT 59771-1230 406-582-2260 406-582-2263 www.bozeman.net
TDD:406-582-2301 THE MOST LIVABLE PLACE
BOZEMAN MT
Planning
following design requirements is required prior to granting final
occupancy:
a)The applicant must provide erosion control at the outlet of the proposed
8-inch culvert (COBDSS V.C.5).
4.The transfer of water rights or the payment of cash in lieu (CIL)of water
rights shall be provided in accordance to BMC Section 38.23.180 prior to
issuance of a building permit.
Comment [t1]:Necessary?
SiteSpecific Requirements RequiringPlan Corrections
5.The applicant must indicate the updated wetlands delineation on the site plan.It
is understood that the wetland delineation boundary has not changed from the
2002 analysis,but the site plan still references the 2002 analysis.The 2002
reference shall either be removed or the plan shall reference the updated
delineation.
Comment [t2]:If stamen is removed from
plans this condition
is not neeed.
Advisory Comments and Findings
6.The Gallatin County Conservation District,Montana Department of
Environmental Quality (DEQ),and U.S.Army Corps of Engineers should be
contacted regarding the proposed project and any required permits (i.e.,310,404,
Turbidity exemption,etc.)must be obtained by the applicant as necessary.
7.The applicant is advised to analyze the water service sizing to Building E.If the
service is a -inch service,itmay require an upgrade to a larger size.A service
line upgrade will be more expensive in the future if the site is built and the service
requires an upgrade.It is understood that the uses in the building are not known
at this time.
8.The Montana Department of Transportation (MDT)is in the process of preparing
asignalization timing analysis to improve traffic conditions at the intersection of
N.7 and Oak Street.This intersection currently operates at a failing level-of-
service.Due to the pending improvements by MDT and per BMC Section
38.24.060.B.4.a,improvements to this intersection are not required prior final
plan approval ofthe proposed development.
9.The applicant is advised that the proposed project falls within the Bozeman
Solvent Site boundary.The property is underlain by an aquifer contaminated with
perchloroethylene (PCE).No irrigation wells may be installed on this property.
You have the right to appeal this decision of the Community Development Director
pursuant to the provisions ofArticle 38.35 of the Bozeman Municipal Code.
PO.Box1230
Bozeman,MT59771-1230 406-582-226020EastOliveStreet 406-582-2263 www.bozeman.net
THE MOST LIVABLE PLACETDD:406-582-2301
BOZEMAN
Planning
Please note that this decision is also subject to appeal by other aggrieved parties as
defined by Sec.38.42.080 of the Bozeman Municipal Code.Such appeals must be
filed pursuant to the provisions of Sec.38.35.030 of the Bozeman Municipal
Code.An appeal must be filed within 10 working days following the date of this
decision.
Ifa
valid appeal is filed,no further action on the project may proceed until
a decision on the appeal is made by the City Commission,and the Community
Development Department and Building Division will not be able to approve any
building permits or to perform any inspections related to this application.
If you have any more questions,or if the Community Development Department can
be of further assistance,please do not hesitate to contact me at 406-582-2260.
Thank you for your participation in the review process.
Regards,
Tom Rogers,AICP
Senior Planner
C Tange Family,LLC.1001 Oak Street,Suite 104,Bozeman,MT 59715
file
Foroffice use only
DATE OF FINAL DECISION
DIRECTOR'S SIGNATURE
20 East Olive Street PO.Box 1230 406-582-2260 406-582-2263 www.bozeman.net
Bozeman,MT 59771-1230
TDD 406-582-2301 THE MOST LIVABLE PLACE
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Engineering and Surveying lnc.
1091 Stoneridge Drive Bozeman,Montana Phone (406)587-1115 Fax (406)587-9768
www.chengineers.com E-Mail:info@chengineers.com
March 30,2016
City of Bozeman
Department of Community Development
Attn:Tom Rogers
20E.Olive St.
Bozeman,MT 59715
RE:1001 Oak Street Business Condominium;Narrative Response to Informal Review Comments
C.O.B.#15-518;C&H #15821)
Dear Tom,
Please see the attached Modification to Approved Plan submittal for the proposed phase 2 developmentof
the 1001 Oak Street Business Condominium located on Lot 5,Block 3,Amended Plat of Tange's
Subdivision.This letter
serves as the narrative of how the comments received from planning and
engineering during the informal site plan review in November 2015 were addressed with the attached
Modification to Approved Plan submittal.Items that require a response are given in italics.
Plamning Department commentletter from Tom Rogers
1.Project Location and General Comments:
a.Property is zoned B-2,Community Business District.
b.The property falls under the Regional Commercial and Services land use designation according to
the Bozeman Community Plan.
c.Uses allowed by right are listed in Table 38.10.020,BMC.
d.The site is within the Oak Street Place Zoning PUD (File No.Z-01030.The primary relaxations
associated with this PUD are:
7-11%reduction in required parking.The integration ofan underground parking structure,
greater pedestrian circulation in and to the surrounding area,and a more evolved landscapingplanwereemployedtograntthereducedparking.
We have chosen to utilize a 7%reduction in required parking.See Appendix A for parkingcalculations.
Allowing building height to exceed maximum height limits.
underground parking structure,greater pedestrian circulation in and to the surrounding area,and a more evolved landscaping plan were employed to grant the additional height allowance.
The integration of an
Proposed building heights no longer exceed the maximum allowable with the proposedmodifiedsiteplan.Maximum building height in B-2 zoning district for aflat roof structure is38feet.The proposed buildings D and E are only 31 feet.
e.Provide correct scale on all drawings.
Attached drawings each have accurate scales
Civil/Structural Engineering and Surveying
universa
www.myuniversalop.comphone:1-866-756-4676
UNV10260MADEINMEXICO
f.Provide lot dimensions on all plans.
Lot dimensions are provided on all plans.
g.Plans shall note all existing and proposed utilities locations.
Plans show all existing (light line weighi)and proposed
uilities (heavyy line weigh)
h.The City's GIS mapping indicates that the project falls within two payback areas:
1)Tange Water Payback District
2)Baxter Lane Sewer Payback District
If not already paid during development of Building A,B,and C,those paybacks shall be paid
with the proposed project.
See Appendix Bfor original paperwork regarding these two payback districts.The applicant
should not be required to pay becausethe applicant is the benefactor of said paybackdistricts.
2.Development Review Process:
a.PUD modification.The primary inquiry of informal application is a determination as to whether
or not the proposed changes (and modified circulation option)are minor or major plan change
Pursuant to Section 38.20.040.3.d(1),BMC Minor Amendments to final plan are defined as:
Those developments that do not change the character ofthe development;
Response:The proposed modifications and additions including (other may have been
included and were not identified in the application narrative and were inadvertently
overlooked in careful examination):
Eliminating the snow storage on the northeast corner of the stream crossing and replacing
with sheltered bike storage.
There is no longer a bike shelter proposed in this location.
Eliminating both pedestrian crossing over Mandeville Creek
During DRC for informal review in fall 2015 itwas discussed that one of the two
pedestriam bridges would be installed.The pedestrian bridge north of the existing
vehicular bridge is shown on the attached site plan drawing CI.0.
Minor changes in the east patio of building E.
These chamges are considered minor are won't affect the review ofthis project.
Although the drawing set shows an entrance to underground parking for building E,
based on the narrative itis our understanding that will be eliminated.
modifications ofthe pedestrian circulation on the north end of building E are required.
Therefore,
There is no underground parking proposed.To clarify,the drawing does not show an
underground parking entrance,rather a turnaround area to make vehicle movement
easier.A sidewalk has been added from the north building exit to connect to the public
trail
Elimination of the vehicular roundabout between building C,D &E and replaced with a
standard drive access with additional parking.
The existing curb and some concrete area will be removedand replaced with parking
spaces.
Additional eight (8)parking spaces in front of building D.
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There are 10 new pull pprking ycex for bulhlinM D4 pes (inuding 1 ADAspacewithnlodingzone)along he east sole uml o pces ulong the north end of
building D
Elimination of the pedestrian path connecting the courtyard between building C&D.
This connection from he courtyrdto the traill along Oak Streat ha been udded hackto
the site plan
Adding seven (7)parking spaces in front of building C (north side)
Reduce building height from 3 stories to 2 on both building D&E
No change in building location.
Building D two (2)feet wider than shown on original plans
Building Etwo (2)feet wider and 2.3 feet longer than original plans.
Increase parking area to the north of building D proportionately with elimínation of
underground parking arca cntrance,
Alternate circulation and entrance layout (sec diagram dated November 30,2015)
The alernate entrance along 11"Ave.is no longer being proposed.
BUILDINGD-NORTH
Proposed Building D Façade
Ciwil/Structural Engneering and Surveying
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Building C Façade
Suggested site design and improvements to meet or exceed existing approval:
Construct at least one of pedestrian crossing of Mandeville Creek as originally proposed
A pedestrian bridge is shown just north of the existing vehicular bridge.
Add pigmented and scored pedestrian crosswalk on west side of bridge.
Pigmented and scored pedestrian crosswalk is shown on the west side of the bridge.
Construct pigmented and scored pedestrian crosswalks connecting building C,D &E
maintaining original circulation pattern
Pigmented andscored pedestrian crosswalk is shown connecting buildings D and E.
Construct pedestrian connection from Oak Street to patio between building C and D.
A5wide sidewalk connection between the Oak Street trail and the patio is shown on
attached drawing C1.0.
All buildings require ADA compliance and signage on BOTH phases
ADA parking signs and curb ramps were previously installed in Phase 1.All proposed
Phase 2 ADA parking spaces will be ADA compliant.
Complete any non-installed landscape.
The project received the prestigious City of Bozeman Beautification Award in October
2004 for Phase 1 landscaping.Additional landscape for Phase 2 will be installed
according to the attached landscape plan
Building design must be similar and better than existing buildings.
Building design is similar and better than existing buildings.
Courtyard area must meet a higher standard including larger planters,benches,etc.
See landscape plan for courtyard design which includes 4 benches and 3trees.
Open space pathwayshall be installed.
A6'wide public pathway is shown travelling north through the property along the creek.
Landscape plan that exceeds minimum requirements for PUD site plans with residential
adjacency.
See attached landscape plan.
An increase of less than five percent in the approved number of residential dwelling units
ii.
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Response:No inerease in residential units.
An increase of less than five percent in the approved gross leasable floor areas of retail,
ii.
service,oftice and/or industrial buildings;
Response:No increase in the approved gross leasable floor areas of retail,service,office
and/or industrial buildings residential units.
commereial tloor space.
Applicant is proposing a decrease off
A change in building location or placement less than 20 percent of the building width
iv.
without compromising requirements of the UDO;
Response:No change in location of building.Building D will be modified by two feet in
width and building E will be two feet wider and 2.3 feet deeper.Proposed changes are less
than 20 percent by floor area.The reduction of the number of floors will decrease the total
square feet of the buildings.
An increase in the number of lots less than two percent without increasing the density by
more than five percent.This is applicable only to zoning PUD plans,not subdivision PUD
plats;
Response:No increase in the numberof lots.
The final plan shall not contain any changes whichwould allow increased
deviation/relaxation of the requirements ofthis chapter,and/or
Response:Proposed changes do not require any additional deviations or relaxations.
Current zoning allows greater height than what the PUD allows.Reducing building square
feet will reduce parking demand.Based on final parking demand the proposed parking area
will include sufficient spaces to meet minimum standards.
vi.
The
final plat,if applicable,does not create any additional lots which were not reviewed as
part ofthe preliminary plan submittal
Response:Not applicable.
Vii.
Based on the aforementioned review and
analysis of the proposed modifications staff has
determined that the modifications may qualify as a minor modification.
suggested site design and improvements to meet or exceed existing approval listed above the
overall intent,design,and quality of the development appears to be maintained.
Integration of the
The additional drive access to North 11h Avenue is not within the parameters of the minor plan
modification.The additional landscaping requirements of the Entryway Corridor,PUD,in
conjunction with the landscaping-in-lieu of parking request render the proposal infeasible and not
in character of the original design.However,augmenting the over site design may create anoutcomebeyondwhatisrequiredwithintheEntrywayCorridorandexistingPUD.
Therefore,the proposed modifications qualify as a Minor Plan Modification.Prior to site plan for
each phase of the development a Modification to an Approved Plan application is required.
b.Modification toan Approved Plan to modify the approved PUD.If the formal application doesnotexceedthethresholdsofaminorplanamendmentthereviewbodyistheDevelopment
Civil/Structural Engineering and Surveying
Review Committee and the Director of Community Development is the decision making
authority pursuant to Section 38.34.010,BMC.
C.Site Plan Review for each phase of development.Subsequent building permits are required for
each building.
3.Streets,Curb &Gutter,Sidewalks:
a.All drive accesses will be subject to review and approval by the DevelopmentReview Committee
as part of a formal application.
The drive approaches for this project are already installed on Oak and 11".No additional
approaches are proposed.
Section 38.41.080.g.1l requires the drive approach to be constructed in accordance with the
b.
City's standard approach (i.e.concrete apron,sidewalk section,and drop-curb)and shown as
such on the site plan.
The drive approaches for this project are already installed on Oak and 11th.No additional
approaches are proposed.
Section 38.25.020.J,BMC outlines the provisions for concrete curbing for any proposed parking
lot.Concrete curbing shall be provided around the entire new parking lot perimeter and
adequately identified on the site plan per Section 38.41.080.g.17.
Concrete curbing is shown on the attached site plan drawing C1.0.
4.Setbacks:38.10.050 Yards,BMC
a.Trash enclosures are considered structures and may not be located within setback areas.
Trash enclosure are not proposed within setbacks.
b.Utility easements may require additional building and parking setbacks,if present.All easements
shall be clearly depicted on the formal application.
All easements are shown on the attached site plan drawing C1.0.
c.All property lines are measured from one (1)foot inside the sidewalk,the public access easement
boundary,or property boundary depending on the lot configuration.i.Front yard (Structures)adjacent to Oak Street:50 feet
ii.Front yard (Parking and loading)adjacent to Baxter Lane:25 feet
ii.Rear yard:10 feet
iv.Side yard (structures):5 feet
V.Side yard (parking):8 feet unless coordinate parking arrangements are in place.
Additional setbacks may be required by the PUD design eriteria.
All setbacks areshown on the attached drawing CI.0.All proposed buildings and parking lie within
required setbacks.
5.Landseaping:
See Chapter 38,Article 26:The formal
application shall include a detailed landscape
plan and a calculation that ensures that the
required amount of landscape points has been
obtained.
a.
Feet
Min.
Be advised that additional
landscaping requirements were established in
the Oak Street Place Zoning PUD which
require a higher than typical level of
performance.
Seeattached landscape plan.
b
landscaping species and how they are used to
meet required performance standards shall be
provided with the preliminary plan submittal.
The legend of plant types should have no
species indicators less than 0.5 inches in
diameter.The accounting shall describe how
each performance standard is met.If non-
vegetation options are used they shall be
clearly identified on the plan and in the
description of the project.
A detailed accounting of proposed
Continuous concrete
curb around parking
island landscaping
A plant legend is shown on the attached landscape plan.
Section 38.26.070.A and 38.26.050.E.1 requires one street tree for each 50 feet of total street
frontage outside of required site vision triangles.The site vision triangles forall accesses shall be
shown on the final site plan.These trees shall be a species that is acceptable to be planted inthe
boulevard as listed in the City of Bozeman Tree Selection Guide.The landscapeplan shall
address planting details for the street trees,and shall include a planting note stating that the
planting hole shalbe at
least
twice the diameter of the root ball,that the rootflare ofthenewly
planted tree is visible and above ground,and there should be a mulch ring 3 4'in diameter
around each newly planted boulevard tree.
Vision triamgles,street trees and required notes are shown on the attached landscapeplam.
Please consult the City Forester on tree selection as allowed species of street trees has recently
d.
changed.
The City Forester has been contacted regarding appropriate tree species.
As noted in Section 38.26.050.C.2.e(3),BMC,the minimum dimension of any parking lot
e.
landscaping area shall be 8 feet.(see image)
Allproposed parking lot landscape islands are 8'minimum
f.A minimum of 20 square feet of landscaping required for each off street parking spaceisrequiredwithintheparkingarea.
This requirement is met.Seeattached landscape plan.
All parking lot islands and yards shall include a minimum of 75%coverage of live vegetation atmaturity.
This requirement is met.Seeattached landscape plan.
Screening shall be provided of all parking areas from Oak Street and North 11th Avenue.This requirement is met.Seeattached landscape plan.
h.
Civil/Structural Engineering and Surveying
6.Parkland and Open Spa
Parkland is not required foran all commercialproject.Should permanentresidences be included
provisions
for such will be necessary.
No residences are proposedwith this project.
a.Pursuant to the Oak Street Zoning PUD a reduction of 7-11%in required parking was granted.
The parking reduction granted with the original PUD continues to apply.
We have chosen to utilize a 7%reduction in required parking.See Appendix A for parking
calculations.
7.Parking:
b.Pursuant to Section 38.25.010.A,BMC required off street parking is calculated by the "floor
area."For the purpose of calculatingthe number of off-street parking spaces required,floor area
shall mean 85 percent of the gross floor area,as defined inarticle42 of this chapter.However,at
the election of the property owner,floor area shall mean the net floor area,as defined in article 42
of this chapter.Such election shall be made in writing to the community developmentdirector,
shall be signed and acknowledged by the owner,and shall be filed with the community
development director prior to the issuance of a building permit for such building.The owner shall
also be responsible for certifying other information upon which parking requirements may be
based,such as seats,and the numberof employees on maximum working shift.
The netfloor area of the existing building is no longer used in calculating the required parking.
Instead the gross floor areas of each floor times 85%%are used for all existing and proposed
buildings.A formal letter to the planning director requesting the use ofnet area calculation is no
longer required.See parking calculationsin Appendix A.
With any subsequent site plan submittal,a detailed plan of all parking facilities,including
circulation aisles,access drives,bicycle racks,compact spaces,handicapped spaces and
motoreycle parking,on-street parking,number of employee and nonemployee parking spaces,
existing and proposed,and total square footage of each.
Parking calculations are provided in Appendix A.A summary of parking types and square
footages areshown on drawing C1.0.
d.Pursuant to Section 38.25.040.A.3.a,BMC Landscape in lieu of parking.You may request the
deletion of up to five required spaces or ten percent of the required parking spaces,whichever is
less,if 350 square feet of landscaping,trees or streetscaping is installed on the property for each
space so deleted.This shall not decrease the amount of landscaping that would have been
required with full parking,but shall
be in addition to such landscaping.This option shall be
approved by the ADR staff.These improvements must be placed in the public right-of-way or
yards directly facing the right-of-way.
Based on the submittal documentation staff cannot determine whether or not this provision may
be employed to reduce required parking.
As noted above under Section 2 Development Review Process,the additional parking lot entrance
to N 11th Avenue reduces the landscape area and could not be included if the landscape in lieu
provision was utilized unless an altermative plan is created meeting all applicable review criteria.
This parking reduction is no longer being requested.
e.Pursuant to Section 38.25.040.A.2.c(3),BMC Transit Availability.Required parking may bereducedbytenpercentincircumstanceswherethedevelopmentiswithin800feetofadevelopedandservicedtransitstop.For the purpose of this subsection a transit stop is eligible when it haspubliclyavailablecoverfromweatherapprovedbythetransitprovidertobeequivalenttoa
C.
transit shelter,and service is provided on not less than an hourly schedule a minimum of five days
per week.
A Streamline bus stop is directly in front of building A.However,the stop currently does not
provide a shelter.Providing an approved cover
shclter would allow this reduction in parking to
apply to this development.If a shelter is to be proposed
a complete description of ownership,
maintenance,and insurance to be provided must be included with the application.
This parking reduction is being usedforthis project.ChandlerCommunications is committed to
building amdmaintaining the transit shelter.The developer will be responsible forconstructing a
9.5x 5.5'concrete foumdation forsaidstructure.More information can befound in Appendix C
fAs allowed by Section 38.25.040.A.2.c(6),
BMC bicycle parking.Property owners have the
option of requesting the reduction of up to ten percent of the required parking spaces for
nonresidential uses if:
i.In addition to the minimum otherwise required by this chapter,two covered bicycle
parking spaces are provided for each automobile space not provided;and
For each ten or fraction of ten automobile parking stalls reduced a nonresidential shower,
changing area,and five clothing lockers are provided on-site.i.
The code does not limit the numberof spaces that can be reduced.
Bike parking reductions are no longer going to be utilized for this project.As previously
discussed,the transit shelter reduction will be used instead.Bike parking calculations arefound
in Appendix A.
g.Parking spaces require a minimum of 24 feet of backing distance.Seetable 38.25.020.A.
24-foot driving and backing lanes are provided throughout the site.See attached site plan
drawing CI.0.
h.Section 38.25.040.A.5 requires dedicated bicycle parking areas,a bike rack detail must be noted
on the formal application.The bike racks shall be a model as recommended in the Greater
Bozeman Area Transportation Plan.The number of bicycle parking spaces shall be at least ten
percent of the number of automobile parking stalls required by Tables 24-2 and 24-4 before the
use of any special exception or modification but shall in no case be less than two.It is strongly
recommendedto exceed this minimum number.
Additional bike parking is proposed with phase 2 that brings the entire site up to this standard.
SeeAppendix A for vehicular and bike parking calculations.A detail of the bike racks to be used
is shown on the civil details drawing C3.0.i.Bicycle parking shall not be located within any landscaped or pedestrian circulation areas.
Proposed bike parking is not located within landscaped or pedestrian circulation areas.
Bicycle parking should be located on a hard surface and with direct pedestrian access to the
J-
building and per the Transportation Plan,be in close proximity to the primary building entrances.
Proposed bike parking is located near the access to the Oak Street trail and Buildings C and D
entrances.
k.Please note that parking areas shall be paved with concrete or asphaltic concrete or approved
pavers;or an alternative surfacing method such as pervious pavement may be used subject to
review and approval by the review authority.Surfacing methods which minimize stormwater
runoff and provide for functional parking and circulation are encouraged.38.25.020.F.
Asphalt pavementandconcrete curbing is proposed throughout the site.
Civil/Structural Engineering and Surveying
8.Othercomments:
Adeauate snow storage area must be designated outside the sight triangles,but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed with
the County Clerk and Recorder's office.38.25.020.M,BMC.
Snow storage areas shown on attached drawing CI.0 areshown within the property
Section 38.23.080.F,"Grading and drainage,requires that Stormwaterfacilities shall generally
not occupy more than one-third of a required front yard.
Stormwater facilities
do not occupy more than one-third of thefrontyard
Insure proper storm water easements from the site to the existing storm water facility with the
formal application.
Stormwater easements are not required because all stormwater infrastructure is located on the
subject property.
d.Water mains must be looped if longer that 500 feet unless a deviation is approved.
No water mains proposed.Water andfire line services were previous y stubbed onto the property
andwill be used for buildings D and E.
Section 38.23.080.H,"Grading and Drainage,"requires that stormwater retention/detention
facilities in landscaped areas shall be designed as landscape amenities.They shall be an organic
feature with a natural,curvilinear shape.The facilities shall have 75 percent of surface area
covered with live vegetation appropriate for the depth and design of the retention/detention
facility,and be lined with native grasses,indigenous plants,wet root tolerant plant types and
groupings of boulders to create a functional yet,natural site feature.A cross section and
landscape detail of each facility shall be submitted with the final landscape plan for review and
approval.See specific code sections for all requirements.Cross sections of the ponds shall be
provided with the site plan.
Pond cross sectionsforphase 2 are shown on the landscape drawing
Section 38.23.170 discusses trash enclosures.Temporary storage of garbage,refuse and other
waste materials shall be provided for every B-2 use except where a property is entirely
surrounded by screen walls or buildings unless alternative provisions are made to keep trash
containers inside the garage in which case an explanation of how trash is dealt with shall be
provided in the written narrative accompanying your final site plan.The size
ofthe trash
receptacle shall be appropriately sized for the use and approved by the City Sanitation
Department.Accommodationsfor recyclables must also be considered.All receptacles shall be
located inside of an approved trash enclosure.
A trash enclosure detail is shown on civil details drawing C3.0.Kevin Handelin ofthe sanitation
department has approved the proposed dumpster locations with the condition ofa shared
dumpster agreement between the owners ofBuilding D and C.The shared dumpster agreement
will be prepared at a later date.See Appendix Dfor more information.
g.Iflighting will be incorporated,it must meet the standards found under Section 38.23.150.
All proposed lighting will meet applicable standards.
h.If a lighting plan is proposed,Section 38.23.150 requires a photometric lighting plan for all on-
site lighting including wall-mounted lights on the building must be included in the site plan
submittal.A manufacturer's cut sheet of
the lighting fixtures is a helpful addendum to the site
plan.The City strongly encourages the use of LED lighting
This was discussed with Tom Rogers in March 2016.i was recommended to hold off on
preparing the photometric lighting plan al this time.
Given the preliminary state ofthe proposed
buildings D and E at this time,the exterior building lighting is not yet known.A photometric
f.
lighing pNan that ncluies the exterior ighh fixtures on buildinggs D and E and the parking lot
lighting will needto beproducedat a later time when more building detaits are known.
The City of Bozeman requires a payment for cash in lieu of water rights for further development
of property where cash in lieu has not been paid.As the property haspreviously been subdivided
there may or may not be outstanding requirements for this location.The City will recognize any
previously provided water rights or cash-in-lieu for this property as applying towards future
development of this site.Contact Brian Heaston,Engineer at 406-582-2280 for further
infomation.
Brian Heaston was umable to provide information regarding cash in lieu of water rights at this
time.See Appendix E for more information.
The City of Bozeman has adopted impact fees as part of its development regulations.The impact
fee program is contained in Chapter 3.24,Bozeman Municipal Code.Future building permit
applications will require payment of the required transportation,water,sewer and fire impact fees
according to the City of Bozeman adopted impact fee schedule in place at the time of building
permit issuance.An estimate can be supplied through our office.Contact Chris Saunders,
Planning and Policy Manger,at 406-582-2267 for further information.
Impact fees will be taken care ofcloser to the time ofconstruction.
Note:The comments and advice contained in this DRC and Staff letter are intended to assist the
applicant in preparing the development application based on the limited information submitted as
part of the informal plan submittal.However,further comments and/or recommendations on
matters not discussed during the informal plan review may arise based on the information and
supplemental data provided with the formal application and applicable comments provided by
local and state agencies.
Engineering Department commentletter from Shawn Kohtz
The following comments pertain to informal review the submitted materials for the above-
referenced project:
1.Was a wetland delineation performed with the original application,and are the proposed
new structures and parking areas located outside of wetlands?If a wetlands delineation was
not performed,the applicant must complete a wetlands delineation per Article 38.30 of the
Bozeman Municipal Code (BMC)to demonstrate that new construction is not within
wetland areas without mitigation.
Extensive wetland delineation and mitigation were performed during phase 1 of this
development.A wetland mitigation project was comnpleted on the neighboring lot to the
north (Lot 4,Block 3)for areas of wetland that were disturbed during the construction ofthefirstthreebuildingsonLot5in2004.The original company,Confluence Engineering,that performed this work on the wetlands during phase I has conducted an update to the
original wetland delineation for the subject property (Lot 5).According to their siteassessmentinMarch2016,the wetland boundary has not changed.See Appendix F for moreinformation
2.It appears that the 100-year flood plain elevations were determined in the previousapplication;however,the boundary of the flood plain was not indicated on the submitteddrawings.The flood plain boundary shall be identified on the site plan drawings to ensurethatnewconstructionisnotwithinthefloodplainboundary.If not performed with the
Civil/Structural Engineering and Surveying
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original application,a flood hazard evaluation is required to assess the extent of the 100-
year flood plain for the watercourse through the property per BMC 38.31.090.
The original P.U.D.application included the 100-year flood plain elevations,but did not
show the flood plain boundary.The updated drawingsshow said boundary based on those
previously determined 100-year flood plain elevations and the City of Bozeman LiDAR
Survey contours.
3.The applicant shall research if access easements are in place for proposed public paths
through the project.Public access easements shall be provided if none exist.
There are no existing easements for the proposedpublic path that runs north-south through
the project.These documents will be preparedat a later date.It is preferred to develop the
drawings and paperworkfor said easementafter the revised site plan has been approved
The public path alignment was changed slightly to accommodate the larger patio on the east
side of building E.1f this proposed change in path alignment is acceptable,then the
easement documentswill be drawn up.
4.The City's GIS mapping indicates that the project falls within two payback areas:
Tange Water Payback District
b.Baxter Lane Sewer Payback District
a.
If not already paid during development of Building A,B,and C,those paybacks shall be
paid with the proposed project.
SeeAppendix Bfororiginal paperwork regarding these two payback districts.The applicant
should not be required to pay because the applicant is the benefactor of said payback
districts.
5.The Montana Department of Transportation (MDOT)is in the process of preparing a
signalization timing analysis to improve traffic conditions at the intersection of N.7th and Oak
Street.This intersection currently operates at a failing level-of-service.Due to the pending
improvements by MDOT and per City of Bozeman Municipal Code Section 38.24.060.B.4.a,
improvements to this intersection may or may not be required prior final plan approval of the
proposed development.
6.Given the changes in impervious surface relative to the original project,the required
stormwater detention sizing shall be evaluated to determine if additional detention is
required for additional impervious surfaces.Alternatively,additional impervious surfaces
may be offset by use of permeable pavers in driveway or parking areas.
A stormwaterreport has been preparedforphase 2 and can be found in Appendix G.
7.Are fire and water services as well as sewer services already installed for Buildings D and
E?If not,they must be installed per City requirements.
These service were installed during phase I and are shown on the attached drawings.
If you have any questions or need any further information on this application,please give me a call.
Sincerely,
Tim Staub,E.I.
BOZE
CITY OE BOZEMAN
DEPARENT OF PLANNING AND COAUNITY DEVELOPMENT
Street address:Alfred M.Stiff Professional Building20EastOliveStreet
88ATI
Phone:(406)582-2360
Fax:(406)582-2363
E-mail:planning@bozeman.net
World wide web:www.bozeman.net
Mailing address:PO.Box 1230
Bozeman,Montana 59771-1230Co.O
February 2,2001
Greg Allen
Superior NorthwestDevelopment Co.
P.O.Box 11427
Bozeman,MT 59719
Re:P.U.D.Concept Review of Oak Creek Commons
Mr.Allen
The Bozeman DesignReview Board and Development Review Committee have reviewed the
application for P.U.D.ConceptPlan Review of Oak Street Commons,and as a result offer the
following
comments for consideration in preparing the P.U.D.Preliminary Plan Review
applications.
Please note that developmentof thesubject property will be in the recently adopted North 19th
Avenue/West Oak Street Coridor MasterPlan as a sub-area Plan to the Bozeman Area Master
Plan.Most of the comments provided below identify issues and/or concerns that are significant
elements
in preparing the applications for P.U.D.Preliminary Plan Review for considerati on by
the Planning Board and City Commission.
P.U.D.PreliminaryPlan:
1.The title for this project should be identified on the applications,P.U.D.Preliminary Plan as
Oak Street Commons".
2.The P.U.D.Preliminary Plan Reviw may not be submitted until final Plat has been filed with
Recorders Office.You should make sure to review the submittal requirements for the P.U.D.
Plan Review application,as well as the new text admendments in Section 18.54.1 10 of the
Zoning Ordinanceregarding the entryway coridorguidelines.
Open Space:
1.The proposed developmentshall provide at least thirty (30%)percent oftheproject as open
space.Areas of open spaceshould be carefully delineated on the site plan and/or landscape plan
for each phase,and accurately supported by calulations for the necessary open space which
should also be noted accordingly on the site plan.This is to be exclusive of required parking lot
planning zoning subdivision review annexation historic preservation housinggrant administration neighborhood coordination
interiorlandscaping
2.The fifty (50)foot wide greenwaycorridor along Oak Street shall be specifically identified asapublicopenspaceeasement'".For purposes of clarification,it would be appropriate that the
protective covenants and developmental guidelines outline that no additional building setback
Would be required from the greenway corridor and that the fifty (50)foot wide front yard set back
for buildings and off-street parking lots would still originate at the public road right-of-way.
Trails
1.As noted on the sub-area Plan,implementation of the linear trail along MandevilleCreek is
imperative with the developmentof this property.The linear trail along MandevilleCreek shallbeconstructedasoutlinedinZoningOrdinanceChapter18.54.110.G.
2.Application should obtain the approval of proposed trail by Bozeman Recreation and Parks
AdvisoryBoard prior to submitting application.
3.Consideration of extended shared access further north of Oak Street easementto offer
possible variations of vehicular flow.
4.The North 19th Avenue/Oak Street Plan calls for an eight (8)foot wide asphalt pathwayalongthenorthsideofOakStreettotheintersectionofN.19th Avenue.However,due to the
slope/grade along the Oak Street frontage,staff would recommend a BoulevardStandard
Sidewalk(5 'boulevard w/5'sidewalk)from the intersection of 11h Avenue going east alongtheOakStreetCommonsDevelopment.And the pathwaytransition to continue from the 11h
Avenue intersection westwardtoN.19th avenue.
Greenway Corridor:
1.Particular attention should be givento reviewing the guidelines established in Section
18.54.110 of theZoning Ordinance forimplementation of the greenwaycorridors.The
Landscape Plan for each phase of the developmentshould contain a "typical"landscape plan and
landscape legend illustrating a typical fifty (50)foot long section of the corridor that will
ultimately be implementedalong the entire length of the greenwaycorridor.Note the landscape
guidelines set forth in Section 18.54.110F oftheZoning Ordinance for both the formal
streetscape and informal park-like vegetative planting required in the greenway corridors.
2.Retention ponds as landscape feature must comply to Zoning Ordinance 1818.54.110.F.6.
The retention ponds should not exceed a maximum slope of 14.
Stream Corridor:
1.Thethirty-five(35)foot wide stream setback from the mean high water mark on Mandeville
Creek should also be addressed similar to the greenwaycorridors,in that they will be identified
on the Preliminary Plat as "common open spacearea"and identified accordingly in the
developmentalguidelines.
Developmental Guidelines:
1.Section 18.54.110Dof the Zoning Ordinanceestablishes minimum developmentalguidelinesfortheprojectwhichinvolvearchitectural,landscape and pedestrian circulation guidelines.
2.A common signage master plan must be included in the developmental guidelines,which
outlines a unified plan for the development,which contributes to a high-quality,aesthetically
pleasing mixed-usedcommercialand Office development.Please do not refer to the Bozeman
Sign Ordinanceas establishing the desigrameters for a common signage plan for the
development.The DesignObjectives Plan forthe entry corridors encourages the developmentof
low-profile monument signs along Oak Street.
3.A preliminary copy of theprotective covenants and developmental guidelines should be
prepared and submitted for review by the Planning Office prior to submitting an application for
Preliminary Plat and P.U.D.Preliminary Plan Reviews.
4.Orientation of Structures located in Oak Street corridors shall be designed in a manner to
eliminate negative visual impacts resulting from the orientation of assessory activities and
functions common to the rear of structures (loading and unloading areas,ground mounted
mechanicalequipment,storage refuse areas or outside storage areas).The rear of structures,or
the activities and functions common to the rear of the structure,shall not be orientated towards
the arterial streets,pedestrian or bicycle trails or common open spacewithout proper architectural
design,screening or landscaping buffering.Orientation of off-street parking areas in entryway
corridors shall be designed in a manner that diminishes the visual impactof expansive off-street
parking areas separating buildings from the street,by including parking areas that are beside and
behind,not just in front of buildings.
Proposedbuildings C and D could create a conflict with visual impactwith entry corridor as
outlined in Zoning Ordinances section 18.54.110.H&I.
5.The developer shall submit a legal instrument setting forth a plan providing for the
permanentcare and maintenance ofopen spaces,Irecreational areas,communally owned
facilities,and parking lots.The same shall be submitted to the city attorney and shall not be
accepted by the city until approved as to legal form and effect.Refer to Zoning Ordinances
18.54.060.
LandUses:
1.Parking spaces may be estimated based on the most conservation calculations until more
concrete office/retail uses are more clearly identified.Consideration should be given to meting
required parking or additional egress/ingress with future northern adjacent properties if possible.
Once you have had an opportunity to review the above comments,the Planning Office
recommends that you schedule with staff to discuss the issues described in this letter prior to
proceeding with submitting the applications for Preliminary Plat Review and P.U.D.Preliminary
Plan Review.
DRCComments:
Refer to Addendix A for DRC comments.
DRB Comments:
During DRB review comments/advisewere broad and general in nature regarding traffic flow,
parking,building design and placement.Applicant may want to reflect upon DRB comments
prior to any proceeding further.
A copy of the DRB minutes will be forwarded to you once they are completedand approved.
General Comments:
Comments from the Development Review Committee (DRC)are attached in Appendix A and
the
minutes from the Design Review Board (DRB)meeting are attached in Appendix B for your
review and consideration.Once you have had the opportunity to review comments,a written
narrative
in response to the above items should be provided as part ofthe applications for
Preliminary Plat Review and P.U.D.Plan Review.The written narrative with regard to the stream
comidor,lineartrails,greenway corridor,open space,ete.,should be addressed in the
developmental guidelines,as well as the Environmental Assessmentand Community Impact
Statement.
With Preliminary Plan Review Application,a written narrative responding to "All Development
1"and "Commercial P.U.D.-2"criteria as outlined in Section 18.54.100.E of the city's Zoning
Ordinances.
Enclosed are the applications for Preliminary Plat Review and P.U.D.Preliminary Plan Review
for the Oak Street Commons P.U.D.Please pay particular attention to the submittal checklist and
information required in Section 18.54.110 of theZoning Ordinance.You should already have a
copy of the Zone Code Text Admendment for Chapter 18.43 and 18.54 for the North 19
Avenue/Oak Strreet Corridor MasterPlan.However,if it is necessary you may obtain another
copy from the Planning Office.
Again,once you have reviewed the above comments,the Planning Office recommends that you
schedule a meeting with staff to discuss the issues described in this letter prior to proceeding with
submitting the applications for Preliminary Plat Review and P.U.D.Preliminary Plan Review
Please keep in mind that the above comments and advise are in general within the context of this
P.U.D.Concept Plan Application.You should anticipate additional comments,recommendations
and considerations will be forth coming with the P.U.D.Preliminary Plan application.
35,00 1
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VISION 518.R604R/W (Se940'54"w]32.5 R/W
R/W Eonement to Stote of Montono for
Highway R/W (Parcel 25)Flim 133,Page 2321
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